LOT 3a B Pandion Rd, Shelter Island, NY, 11964
About This Home
In a market where exceptional land opportunities are scarce, this rare property on Shelter Island presents the chance to create your ultimate Hamptons waterfront compound. With 875 feet of water frontage, this six-acre, two-parcel offering along Coecles Harbor comes with architectural plans fully approved by both the Suffolk County Department of Health Services and the Department of Environmental Conservation, clearing the way for your vision to become reality. Owners enjoy access to a shared community dock with six slips—each accommodating boats up to 30 feet. Enhancing the property's appeal even further, the lot also includes eligibility to build a private dock up to 100 feet in length, providing unmatched flexibility and convenience for boating enthusiasts.Facing east and set at the end of a quiet cul-de-sac within the coveted Pandion Subdivision, the property is a true blank canvas, complete with full planning board approval and the potential for a private dock. Conceptual renderings reveal the possibilities: a modern main residence of approximately 6,000 square feet, complemented by a 3,000-square-foot guest house—just one of many configurations available. With two separate parcels, you can build a main home and guest retreat or create two sister residences, each with spectacular water views.The Pandion Subdivision elevates the experience further with exclusive amenities, including a deep water dock, tennis courts, boat storage, and a newly constructed waterfront boathouse perfect for entertaining or unwinding after a day on the water. The setting is extraordinary—surrounded by protected wetlands, preserved land, and panoramic vistas of Coecles Harbor, Mashomack Preserve, Ram Island, and Gardiners Bay beyond.Boating enthusiasts will appreciate the multiple docking options and included harbor mooring, providing effortless access to Sag Harbor, the North Fork, and beyond. Located just five minutes from the Shelter Island South Ferry and only a mile from the center of town, this property combines total seclusion with ultimate convenience.Wake up to endless sunrises, soak in the tranquil views, and build the compound of your dreams. Contact us today for more information about this rare and exciting offering.
Getting Around
Car-Dependent
Very Limited Transit
Somewhat BikeableSchools
Construction
Condition
- Property condition: New Construction
- New construction: Yes
Type & Style
- Home type: SingleFamily
- Property subType: Single Family Residence
Interior
Basement
- Has basement: Yes
- Basement: Yes
Bedrooms & Bathrooms
- Bedrooms: 5
- Bathrooms: 5
- Full bathrooms: 5
Cooling
- Cooling features: Central Air
Interior Area
- Total structure area: 6,000
- Total interior livable area: 6,000 sqft
Property
Features
- Stories: 2
- Private pool: Yes
- Pool features: Heated
- Exterior features: Tennis Court(s)
- Has spa: Yes
- Spa features: Heated
- Has view: Yes
- View description: Water
- Has water view: Yes
- Water view: Water
- On waterfront: Yes
- Waterfront features: Waterfront
- Frontage type: Waterfront
Lot
- Lot size: 6 Acres
Parking
- Parking features: None
Climate Risk is Financial Risk
Every home has a financial story beyond the listing price. Below, you’ll see the climate risks that could affect this property — and in Bills & Affordability, how those risks may influence repairs, insurance, utilities, and long-term value.
Biggest Threats for This Home
- Coastal Flooding
- Hurricane
- Inland Flooding
- Winter Weather
- Tsunami
How This Home’s Risks Compare
FEMA Declared Disasters in Suffolk County and New York
Understanding the Costs
Financial advisors generally recommend spending no more than 30% of your gross household income on housing costs. In practice, many households stretch to 35% or beyond — especially in high-cost markets.
Estimated Costs Today
| Monthly | Annual | |
|---|---|---|
| Mortgage | $35,390 | $424,680 |
| Home Insurance * | $1,801 | $21,612 |
| Property Taxes | $9,448 | $113,376 |
| Electricity | $991 | $11,898 |
| Total | $47,630 | $571,560 |
Income You'd Need if You Spent...
New York FAIR Plan Programs
How Costs Could Change Over Time
Climate risk is quickly impacting all of the major home ownership costs. Adjust the growth rates and percentage of income spent on housing below to see how your housing costs could change over the next 10 years — and what income you'd need to keep up.
Comparing Against the Market
Price Per Sq Ft
vs Other Active Listings
Avg $/sqft
vs Homes Sold Last Month
Median $/sqft
Current Market Trends
Median Price Per Square Foot
The median price per square foot of homes sold in this area each month. Compare this to this listing's price per square foot to gauge whether the home is priced in line with recent sales.
Historicals for This Listing
Zestimate History ($/sqft)
No zestimate history available
Price History
| Date | Event | Price |
|---|---|---|
| 2025-07-03 | Listed for sale | $6,999,000 |
| 2024-12-02 | Listing removed | $6,999,000 |
| 2023-10-02 | Price change | $6,999,000 |
| 2023-02-04 | Listed for sale | $7,750,000 |
| 2023-01-24 | Listing removed | -- |
| 2022-07-06 | Listed for sale | $7,750,000 |
| 2021-12-01 | Listing removed | -- |
| 2021-09-25 | Price change | $8,750,000 |
| 2021-05-25 | Listed for sale | $8,500,000 |
New Construction
View on Zillow