The Southampton $25 Million Parking Lot

February 1, 2026 In Local Government & Planning 5 Mins Read

A $25 Million Parking Lot?

Real Talk, Real People. Let’s talk about the $25 million parking lot. Yes. Parking lot. Southampton Town just voted unanimously to spend $25.8 million to buy a single estate at 1950 Meadow Lane, bulldoze an 8,000-square-foot mansion, remove the pool, and turn one of the most expensive pieces of land in the country into Southampton public beach access and parking.

Cover Image: Photo courtesey Tim Davis, The Corcoran Group, https://timdavishamptons.com/

If your first reaction was disbelief, you are not alone, because teachers are commuting an hour or more each way, and nurses are living with roommates well into adulthood. Young families are leaving the East End altogether, and organizations like the Town of Southampton Housing Authority (TSHA) are working overtime to stretch limited housing resources to meet very real needs. So the question everyone is asking makes sense: How does Southampton public beach access help the people who actually live here actually live here?

The Biggest Misunderstanding

The most common reaction sounds like this. Why don’t they use that $25 million to build housing? Here is the frustrating truth. They legally cannot. The Meadow Lane purchase is being funded by the Community Preservation Fund (CPF). This fund is paid for by a 2 percent real estate transfer tax and was created by New York State law for one specific purpose. Preservation.

CPF money is designed to stop development, not create it. It protects drinking water, open space, wetlands, farmland, and shoreline access. It cannot be used to build apartments, condos, or affordable housing. So when Southampton buys this Meadow Lane property, it is not choosing a parking lot instead of housing. It is using CPF exactly as the law requires, to secure land and protect Southampton public beach access for future generations

Why This Property Was Chosen

This was not a random piece of land. Meadow Lane, often called Billionaire’s Row, is one of the most exclusive stretches of oceanfront property in the country. For decades, it has effectively been off-limits to the general public, lined with private estates, security gates, and manicured hedges separating residents from the Atlantic Ocean.

The Town has made it clear that this purchase was about more than land. It was about access. This acquisition creates the only Town-managed Southampton public ocean access point within Southampton Village. That matters. Not symbolically, but practically.

Ocean access on the East End is limited, increasingly privatized, and under constant pressure. When access disappears, it rarely comes back. The Town viewed this as a once-in-a-generation opportunity to secure permanent Southampton public beach access on a shoreline that has steadily slipped behind gates and driveways. The parking lot is not the goal: Access is.

The Town’s position is simple. The ocean should not belong only to those who can afford a mansion on Meadow Lane. Southampton public beach access should belong to everyone who lives here, works here, and pays taxes here.

Preservation Does Not House People

Here is where the conversation shifts. Preservation does not put a roof over anyone’s head. While CPF keeps land undeveloped, the housing crisis continues to squeeze the people who make the Hamptons function year-round. This is where the Community Housing Fund (CHF) comes in.

Approved by voters in 2022, CHF is funded by a separate 0.5 percent transfer tax and is dedicated exclusively to housing. Affordable housing. Workforce housing. Senior housing.

It does not have CPF-level money yet. But it is finally moving from policy to action.

What Is Actually Happening With Housing

In late 2025, Southampton passed new Housing Overlay District laws that allow qualifying affordable housing projects to bypass years of zoning delays.

Affordable condos at The Enclave in Westhampton are now accepting applications. Households earning under roughly $174,000 for one to two people may qualify to buy.

The Town is also offering Plus One grants of up to $125,000 to homeowners who build accessory apartments and rent them at fair prices to local workers. This is not a cure-all. But it is a movement.

Why This Matters to TSHA

This is where policy becomes personal. TSHA serves seniors on fixed incomes, working families, people with disabilities, and residents who have lived here their entire lives. When housing options disappear, TSHA feels it immediately. Waitlists grow. Transitions stall. Families remain stuck because there is nowhere affordable to move next. CHF matters to TSHA because every new affordable unit, every ADU, and every housing option outside the authority helps relieve pressure inside it. CPF does not solve housing. But CHF strengthens the ecosystem TSHA relies on to serve the community.

This Is Not Parking Versus People

This is not about a parking lot versus housing. It is about whether Southampton can preserve land, preserve Southampton public beach access, and preserve community at the same time. Sometimes the messaging fails. Sometimes the timing feels off. But disengagement is the real risk.

Your Town. Your Voice.

The most important meeting this month is Tuesday, February 24 at 6:00 PM, the Southampton Town Board evening session.

This is when working residents are meant to be heard. You can attend in person, participate virtually, or submit written comments for the official record. You do not need to be a policy expert. You just need to be honest. This is your town. These are your funds. These are your neighbors. Real talk. Real people.

In Community News

CR-39: The New Traffic Pattern in Southampton

November 25, 2025 In Community News 5 Mins Read

A Ride Along to Understand the New CR-39 traffic pattern Southampton

If you live or work in Southampton, you do not need a traffic report to tell you what is happening on CR-39 traffic pattern Southampton. You already feel it in your soul. Nurses, landscapers, teachers, restaurant staff, business owners, shoppers on a bagel run, and weekend warriors heading to the beach — we are all in one giant rolling therapy session every morning and afternoon.

So when something changes on CR-39 Southampton, even slightly, people have feelings. Big feelings.

And as a very wise woman once said, “Slow down and live.”
It is advice that applies to the roads and honestly to life itself.

To help sort out what is happening with the CR-39 traffic pattern Southampton, I hopped in the car with Charlie McArdle, Superintendent of Highways for the Town of Southampton and Co-Chair of the Traffic Mitigation Committee. This is not a press conference. This is literally me holding a camera, stuck in traffic with everyone else, asking the questions you have been shouting at your windshield. Let’s ride.

What Changed?

Approaching Sandy Hollow Road, the most noticeable update is that CR-39 temporarily narrows to one lane westbound, before expanding again near McGee Street. If your first reaction is “Wait… didn’t we fight for TWO lanes?” welcome to the club.

Charlie explains it simply:

“We reduced two lanes down to one for a little over a half mile so the traffic exiting Sandy Hollow can keep moving. Before this change, both intersections worked against each other and the whole stretch crawled.”

Instead of two traffic lights competing for attention, they are finally cooperating. It is progress, even if it feels weird.

The Town has synchronized signals so the main flow clears multiple cycles at a time. Drivers going north and south still get their turn; just a slightly longer wait, so the highway keeps pushing forward.

The idea is to keep you on the highway instead of detouring through neighborhoods. Yes, Charlie called out the cemetery cut-through. Yes, he looked directly at me when he said it. I remain silent on legal advice.

So Why Now?

This is version 2.0 of a pilot program tested in the spring. That earlier version made the trip from CR-39 to the Lobster Inn just seven minutes. People loved the speed. The manpower demands, not so much.

This version is the same concept with less staffing and fewer blinking lights.

“If drivers merge early and stop being aggressive, this should be smooth,” Charlie says with confidence.

Key phrase: merge early.
Not merge at the cone like you’re auditioning for Fast & Furious: Hamptons Drift.

Safety Got an Upgrade

Before now, police had nowhere safe to pull anyone over. Speeders and “creative lane interpreters” had a field day. Enforcement created danger.

Now, officers have a shoulder — and that means safer accountability for everyone on the road.

Not glamorous. Definitely necessary.

Is Traffic Really Year-Round?

Charlie says yes. Strongly.

“There is no off-season anymore. The workforce keeps these roads full all year.”

Contractors, tradespeople, deliveries, house maintenance – The Trade Parade has become a permanent institution.

I agree with him partially. The Trade Parade has always been brutal. But summer absolutely adds its own special brand of chaos. We agreed to disagree respectfully, which is refreshing these days.

The Housing Conversation

I made the point that if workers could live closer to their jobs, we would see fewer vehicles clogging CR-39. That is just common sense.

Charlie countered that affordable housing lotteries sometimes bring new residents into town rather than supporting those who already live and work here.

I countered back with examples of recent Housing Authority lotteries where local residents did win. Housing is complex. But one thing remains true:

Traffic is a housing issue too.
Communities cannot function when the workforce is forced to commute long distances just to afford rent.

Is This Permanent?

Right now, this plan is a modified pilot:

• Monday through Friday
• Afternoon commute (approximately 3:30 pm to 7 pm)
• Being closely monitored
• Open to adjustments
• Feedback encouraged

Concerns can be submitted to the Traffic Mitigation Committee, which includes members of Town leadership, Suffolk County DOT, police, fire, and EMS officials.

email: Task Force: mailto: traffic@southamptontownny.gov

If something is not working for you, speak up. They are listening.

What Drivers Should Know

• Do not wait until the last ten feet to merge
• Do not block driveways or side-street exits
• Stay off the cemetery paths (you know who you are)
• Give yourself a little extra time while everyone learns the new flow

If you see a red light ahead but clear road in front of you, that is good. That means the synchronized system is doing its job.

Final Word

Road improvements do not happen by magic. Planning takes time. Adjustments take patience. Community input takes honesty. And sometimes, the solution feels uncomfortable before it feels better.

The traffic will never fully disappear. This is the Hamptons. But if these changes keep more cars on the highway, reduce dangerous merges, and ease pressure on our side streets, then we are moving in the right direction.

And once again, in the words of a wise woman:

Slow down and live.

Let’s all try that –on the road and off it.

Have you tried the new CR-39 pattern yet? Drop your thoughts on my social media . I will be sharing community feedback directly with Charlie and the Traffic Mitigation Committee.

Real Talk. Real Roads. Real People.
Only here on Hamptons Mouthpiece.

In affordable housing

Who Will Do the Laundry? Fixing the Hamptons Housing Crisis

November 14, 2025 In affordable housing 4 Mins Read

Real Talk on Housing the Hamptons

The Hamptons is beautiful, but beneath the sunsets and sailboats, the East End is struggling with a housing crisis that affects everyone. This isn’t about traffic or celebrity real estate. It’s about where the people who keep this community alive can afford to live. Teachers, doctors, nurses, hospitality staff, and tradespeople are driving two hours each way just to make the Hamptons work. That is not sustainable, and it is not fair.

The Real Talk: You Can’t Build a Community Without People

If you live or work anywhere from Westhampton to Montauk, you can see the imbalance and a real housing crisis. Homes worth millions sit empty most of the year while workers struggle to find a one-bedroom apartment they can afford. A healthy community needs all kinds of people, not just those who can afford luxury real estate. The Hamptons runs on real people with real jobs, and we need real solutions to keep them here.

How Did We Get Here?

Rents across the East End have soared, with $3,000 to $6,000 a month now considered normal. The average worker earns $50,000 to $70,000 a year, which makes those rents impossible. Add in bridge closures, construction, and traffic, and workers spend more time commuting than being home with their families. We can and must do better.

The Good News: We Can Fix This Together

Here’s how we start making housing work for everyone on the East End.

Build smarter, not just bigger. Support mixed-income developments and creative reuse projects. Convert unused buildings, vacant motels, or municipal spaces into year-round workforce housing. This keeps local character and creates attainable homes faster.
Empower local housing authorities like TSHA. The Town of Southampton Housing Authority is showing that real progress is possible with projects like Watermill Crossing and Sandy Hollow Cove. Let’s expand those models across every East End town with public-private partnerships.
Incentivize landlords to accept housing vouchers. Create tax incentives and grants for property owners who rent to potential tenants using HUD or Section 8 vouchers. This opens doors for working families and helps stabilize neighborhoods with reliable, long-term residents.
Encourage homeowners to build accessory dwellings. Offer financial assistance, reduced permit fees, or tax rebates to homeowners who create small rental units on their property for essential workers such as teachers, doctors, nurses, hospitality, retail, and trade employees. These accessory dwellings help fill the desperate housing gap while giving homeowners a steady income stream.
Incentivize year-round rentals. Offer property tax credits or local grants for landlords who rent year-round instead of seasonally. This builds stability for tenants and ensures that local businesses can count on a consistent workforce.
Improve transportation and access. Reliable, year-round public transit and carpool programs can reduce commute times, cut costs, and improve quality of life for workers traveling from outside towns.
Change the narrative. Affordable housing does not lower property values. It raises community values by keeping neighborhoods diverse, strong, and thriving.

It’s Time to Stop Pretending and Start Partnering

Everyone says they support affordable housing until it is time to approve a project near them. Real talk: that has to change. The East End needs collaboration between towns, nonprofits, builders, and residents to turn words into action. When we all work together, we can create housing that reflects our values and supports the people who make this community work.

Imagine This

Imagine a Hamptons where teachers live near their schools, nurses have apartments close to the hospitals where they work, and restaurant staff can afford a place nearby instead of sleeping in their cars. Imagine seniors being able to downsize locally and young professionals buying their first home without leaving the area. That is not a dream. It is entirely possible if we start treating housing as a community priority, not a luxury commodity.

So, Who Will Do the Laundry?

We all will, together. Because this is not about charity. It is about community. When people can live where they work, they invest, they participate, and they stay. That is how you keep a community alive. The Hamptons does not have to lose its heart to wealth. It just needs to remember its people.

Real Talk. Real People. Real Solutions. The East End can do this if we choose to.

Ways to Take Action

Support local workforce housing projects from TSHA, CDC of Long Island, and other organizations.
Attend zoning and planning meetings and make your voice heard.
Encourage your town board to fund incentives for landlords who accept vouchers and homeowners who build accessory dwellings.
Volunteer or donate to Sag Harbor Food Pantry or Sag Harbor Helpers.

If you love the Hamptons, fight for the people who make it home. Real talk, real people