Westhampton Pines

Independent Assessment

Westhampton Pines is confirmed as a genuine, well-established 55+ townhome community with consistent multi-source agreement on its 189-home count, three-model lineup, and 8,100-square-foot clubhouse with dual pools. Importantly, although Pulte Homes (which owns the Del Webb brand nationally) began construction at Westhampton Pines in 2005, the community does not appear to have been marketed or branded as a "Del Webb" community at any point -- it was subsequently taken over by Timber Ridge Homes and is known simply as Westhampton Pines in its own HOA materials and in Town of Southampton records. A meaningful discrepancy in the community's completion date also appears across sources: a Town of Southampton affordable-housing document describes the project as completed in 2006, the community's own HOA-adjacent sources describe construction spanning 2005-2012, and some real estate aggregator sites describe a 2021 completion date. This discrepancy is reported rather than resolved to a single figure; buyers should confirm the actual completion history directly with the Westhampton Pines HOA or Town of Southampton planning records.

Who May Find This Community Appealing

Buyers who want a 55+ townhome close to the Hamptons' beaches, dining, and culture, with larger-than-typical unit sizes (up to roughly 2,400 square feet) and first-floor master suites, are a strong fit for Westhampton Pines. Its no-more-than-two-homes-attached configuration (making every unit effectively an end-unit) and dual indoor/outdoor pool clubhouse also suit buyers who want more privacy and year-round swimming than a typical attached-home community.

Homes, Builders & Development History

Pulte Homes began construction of Westhampton Pines in 2005; the project was subsequently taken over by Timber Ridge Homes. The community's 189 attached townhomes come in three models -- Amagansett, Bridgehampton, and Southampton -- ranging from approximately 1,905 to 2,400 square feet, with granite countertops, first-floor master suites, and attached two-car garages. Notably, no more than two homes are attached in any building, making every unit effectively an end-unit. Town of Southampton records describe the development as including 19 affordable homes under inclusionary zoning and list a 2006 completion, while other sources describe construction continuing through 2012 or later; no single completion date is asserted. The community is sold on a resale-only basis today.

Current Pricing & Market Positioning

Recent listings at Westhampton Pines reported prices roughly between $920,000 and $1,399,000 (with one source citing an average around $1,169,000), reflecting the community's proximity to the Hamptons and larger-than-typical unit sizes. This positions Westhampton Pines as the highest-priced community in this Suffolk County Core batch. Buyers should request current closed comparables specific to the model (Amagansett, Bridgehampton, or Southampton) under consideration from a local agent familiar with Westhampton.

New Construction vs. Resale Considerations

Westhampton Pines began construction in 2005, and sources disagree on its exact completion date (2006 per a Town of Southampton record, 2005-2012 per other sources, or as late as 2021 per some aggregators); the discrepancy is reported as is. The community is described as sold on a resale-only basis today, so buyers should budget for a full independent inspection and should request the association's current financials, reserve study, and governing-document package before purchasing, and independently confirm the actual build year of the specific unit under consideration.

Taxes, Insurance & Special Assessments

Homes at Westhampton Pines are subject to Town of Southampton and Suffolk County property tax at the current municipal and county rate, which can be notably higher near the Hamptons than in central or western Suffolk County. Buyers should confirm current tax figures directly with the Suffolk County Tax Assessor's office and request the association's current financials and reserve study before purchasing.

Community Layout & Lifestyle

Westhampton Pines offers a spacious, near-Hamptons 55+ lifestyle centered on its large clubhouse's dual indoor and outdoor pools, tennis, and bocce, with larger-than-typical townhome floor plans and first-floor master suites. Its low-density, mostly-end-unit building configuration suits buyers who want more privacy within an attached-home format.

Shopping, Healthcare & Airport Access

Westhampton Pines is located at 102 Old Country Road in the Westhampton hamlet of the Town of Southampton, Suffolk County, near the gateway to the Hamptons. The community is roughly 25 miles from Long Island MacArthur Airport and from Interstate 495 (the Long Island Expressway), placing it within reach of eastern Long Island's beaches and shopping while remaining a considerable drive from western Suffolk and Nassau counties.

Age Qualification & Material Ownership Restrictions

Westhampton Pines is marketed as a premier 55+ active adult community, consistent with the federal Housing for Older Persons Act (HOPA) framework requiring at least one resident 55 or older in at least 80% of occupied units. The community's own recorded governing-document age-restriction language or verification procedures were not independently reviewed; buyers should confirm the exact current standard directly with the HOA before purchasing.

Tradeoffs & Limitations

Westhampton Pines carries premium pricing (recent listings roughly $920,000-$1,399,000), reflecting its proximity to the Hamptons, so buyers on a tighter budget may want to consider more affordable communities elsewhere in Suffolk County. Sources disagree on the community's exact completion date (ranging from 2006 to 2021 depending on the source), so buyers should independently confirm the construction and any renovation history of a specific unit rather than relying on a single quoted completion year. Despite an apparent developer connection to the Del Webb brand's parent company, Westhampton Pines does not appear to be an actual Del Webb-branded community; buyers should not assume Del Webb's national warranty, design, or HOA-management standards apply here.

Comparison With Nearby Communities

Within this Suffolk County Core batch, Westhampton Pines is the only community on the East End near the Hamptons alongside Del Webb Westhampton Pines' fellow North Fork/East End candidate, Stoneleigh Woods at Riverhead -- the two are roughly 20 miles apart along Route 25/Route 27 but otherwise unrelated, with Westhampton Pines commanding substantially higher pricing given its closer Hamptons proximity. Westhampton Pines was not built or marketed under a national active-adult brand, despite an initial developer connection to Pulte Homes, parent of Del Webb.

Current Listings

A connected local agent can provide current available resale inventory, recent closed comparables by model, and current HOA pricing at Westhampton Pines.

Is Westhampton Pines a Del Webb community?

No. Although Pulte Homes (the parent company of the Del Webb brand) began construction here in 2005 before the project was taken over by Timber Ridge Homes, Westhampton Pines does not appear to have been marketed or branded as a Del Webb community at any point.

When was Westhampton Pines built?

Construction began in 2005. Sources disagree on the completion date: a Town of Southampton document cites 2006, the community's own HOA-adjacent sources describe construction through 2012, and some real estate aggregators cite 2021. The discrepancy is reported rather than resolved to a single date; confirm directly with the HOA.

Is Westhampton Pines legally age-restricted?

It is marketed as a premier 55+ community consistent with the federal HOPA framework. The HOA's recorded governing-document language was not independently reviewed; confirm directly with the association.

Does Westhampton Pines have an indoor pool?

Yes, the 8,100-square-foot clubhouse includes both an indoor and an outdoor pool, along with tennis and bocce.