In an example of size doesn’t matter, three of the smallest villages on the South Fork continue to produce some of the biggest sales. Take, for instance, the Village of Sagaponack, where 164 Town Line Road has recently been purchased by the Abrams GST Trust for $11.5 million.

Described as a “modern beach house,” the 6,800-square-foot manse on 0.7 acre has six bedrooms and 6.5 baths. We’re also told that “from the ocean-view roof deck down to the finished lower level, just a few hundred feet to the beach, exudes a simplistic sophistication.” A double-height entry has white-washed oak floors that fan out past the powder room to the expansive great room with a wall of doors opening to the outside. A more intimate living room is warmed by its own fireplace. The custom-designed kitchen with breakfast area, large center island and professional appliances are enhanced by a butler’s pantry leading to the formal dining room. Upstairs the master bedroom suite offers luxurious bath, a pair of walk-in closets and a private balcony. Three additional bedrooms with baths en-suite, including one with its own balcony, complete the second floor. The finished lower level is complete with gym, sauna, 7,500-bottle wine cellar, recreational room, a pair of bedrooms serviced by a spa-like bathroom, laundry center, and a room specifically designed for a future home theater. An elevator connects all three floors of living space. Outside stone patios and an expansive, verdant lawn frame the heated pool with spa.

While we’re in the neighborhood, also recently sold in Sagaponack (to a limited liability company) was 625 Hedges Lane, for $5.5 million. The 3,000-square-foot residence on 1.6 acres has five bedrooms and 3.5 baths. An updated kitchen opens to a great room with a fireplace, which, sundrenched by day, at night can be the focal point of entertaining. Five bedrooms spread out over three levels including the master suite reigning over its own second floor and a staff suite in the finished lower level. Stone patios frame the new heated pool with waterfall with nearby spa which all overlook a landscape plan by Charlie Marder that is highlighted at night by extensive grounds lighting.

Over in the Village of North Haven, 18 Bay View Court has changed hands, acquired by an LLC for $10.04 million. The 6,100-square-foot house on a generous 2.6 acres has six bedrooms and 5.5 baths. “Sitting high on the bluff with forever bay views is the setting for this beautiful traditional home,” we’re informed. We can also “entertain effortlessly” (assuming there is such a thing) with a large gourmet kitchen, formal dining room, and media room. The large master suite has a private water-view balcony and fireplace. The property is in a gated community with mooring rights for a boat and a private beach, dock, and tennis.

Next door in Sag Harbor, 245 Main Street has been sold to another LLC for $5.5 million. The 2,555-square-foot dwelling is squeezed onto 0.34 acre. Once the home of Shamgar H. Slate, a whaling captain, this early Federal residence offers a renovation project—if the Village Zoning Board of Appeals agrees—in almost original condition with moldings, random-width pumpkin-pine flooring, and even some gas lighting fixtures intact. The first floor consists of a foyer with original staircase, two parlors, formal dining room, sun porch, library, rustic kitchen, half-bath, and three interior staircases. The second floor offers three bedrooms and two baths. There’s also an attic and a full basement with stone foundation.

And while we’re here, just a quick mention of two other transactions. Marc Rozick and Noble Black have purchased 17 Suffolk Street for $4.5 million, and over in the Redwood section of Sag Harbor, 8 Dartmouth Road has been purchased by an LLC for $4.4 million.