What follows is draft copy and positioning points developed for the Shore Road project with Mr. Stephen Haymes.
The Point
A Classic Nantucket Waterfront Compound in Westhampton, New York
Listed at $20,000,000 - Sold for $13,000,000 - Profit $3,666,000
The opportunity to own a Hampton Waterfront Compound destined to be a Landmark for Centuries to come awaits the most discerning buyer.
Originally designed by the owners for their own use, this brand-new 11,500 Sq. Ft. state-of-the-art Nantucket-Style house and 1,650 Sq. Ft. guest cottage is being offered for sale.
Sited on a prominent waterfront point of two acres affording unparalleled views of Moriches Bay, the Ocean inlet and beyond.
Walk to the village, bike to the Ocean beaches or chip to the 11th hole.
First Floor
Enter this mansion through a covered portico into a grand 2-story foyer leading to an expansive first floor layout, with coffered ceilings, fine detail, wainscoting, crown moldings and custom hardwood wide-plank Heritage flooring, with 8 bedrooms and 10.5 baths.
The living room, library and formal dining room, each with 9-foot pocket doors combine to create a 60 feet wall of floor-to-ceiling French doors opening to an expansive brick and bluestone patio overlooking Moriches bay, the ocean inlet and Dune Road.
The epicurean central-island Sub-Zero/Wolf kitchen is finished in Blue Bahia marble and stainless with a tin ceiling and is equipped with two of everything.
Take lunch in the sunroom or the porch or breakfast in the morning room with its fireplace and cupola ceiling.
Serve Parties for Hundreds with ease and aplomb.
There is a huge butler’s pantry with additional dishwasher, sink, icemaker and SubZero refrigerator/freezer. In addition there is a combination pantry and wine cellar.
The first floor laundry has two washers and two dryers while there is a third set on the second floor.
A guest suite and staff quarters are located on the first floor in addition to the powder room and Pool Cabana with its own wet bar, icemaker and full bath.
Second Floor
There are 3 wings and a gallery on the second floor, accessible by staircase or elevator.
All quarters and the main gallery feature unobstructed Southerly Bay, Inlet and Ocean views, with each suite offering a unique panoramic view.
A vast sunlit Grand Master Suite; with private terrace and a marble fireplace, his and her marble bathrooms, his and her dressing rooms and a study; beckons you to the West Wing.
There are 3 additional Guest Suites in the East Wing designed to provide the ultimate in comfort, replete with full marble bathrooms, private terraces and huge windows over looking the bays an inlets.
The separate Northeast Wing Guest Suites house 2 large bedrooms or 1 bedroom and a media room, playroom, wet bar with refrigeration and 2 full baths.
Additional
Features
The four and a half car garage can be expanded to 8 with the addition of lifts.
Touch screen controlled Crestron Smart System lighting, alarm, climate control, entertainment and multimedia systems are built-in throughout.
This home includes high-tech hurricane-proof windows and doors, steel-reinforced construction, wireless Internet, security system, backup generator, state-of-the-art filtration systems and energy efficient HVAC systems.
Seasonal Points
Sunrise to sunset, swim and play in an oversize heated 50 x 20 Gunite pool with secluded lounging area.
Barbeque on a custom built-in charcoal and/or gas stainless grill or stroll the rolling lawns with its specimen plantings.
380-feet of bulk heading and boardwalk with a deepwater boat dock provide the utmost access for the mariner-minded.
A separate fully-air conditioned guest cottage with 2 spacious bedrooms, 2.5 bathrooms, kitchen, laundry, living room, terrace and sundeck completes this magnificent Westhampton Waterfront Compound.
From a selling aspect, the better you know the property the clearer you can represent it to a potential homeowner. The best sales cues are those that faithfully represent the property. Honesty is the best policy; money and time can change everything else. Given that land is a finite quantity and a zero-sum game, a higher proportion of the assessed valuation of a home/property is based on the value of the land. The value of improvements on land may comprise a minor portion of the market-value assessment, but in the Hampton markets, construction and improvements on properties can run into tens of millions of dollars.
When it comes to construction it is all about the details. Look at design. Look intrinsically and extrinsically. What is the primary style of architecture? Secondary? What is next door? Across the street? Across the water? Down the road?
Tips and Traps in Real Estate Photography
What about the layout? How does it flow? What does it feel like when you enter it? Where are the sources of light? What is the most impressive feature of the house? Write a sales piece for the entire house around that one dominant feature.
Kitchens and bathrooms are key essentials to a home. Storage space is another big item on the laundry list. They are critical in the upscale affluent Hampton homes. Women are invariably key decision makers and these rooms are typically their domain.
Therefore, appliances, countertops, cabinetry, moldings, details, flooring, etc. are critical elements of design that are important details to absorb about each house, that you must also be able to easily explain and point out. Additional amenities such as wine cellars and coolers, wet bars and pantries are also important to encapsulate for upscale properties. Laundry, maids rooms, guest quarters, master suites, guest suites, great rooms, dining rooms, dens, living rooms, powder rooms, hallways, pantries, walk ins, etc. all need to be assessed and noted in your portfolio. Brands are also key as consumers have absorbed years of advertising and many have experience with certain brands. Take note of the brand array and features of the appliances and accessories. Read up on these features and put them into your notes. From all of this you can develop advertising concepts, copy and positioning, in addition to showing points.
While buyers of a property selling for Twenty Million are not typically concerned with the operational aspects of a home, it is useful to catalog this information so it can be used in a meaningful way.