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Oct 20, 2015 11:20 AMPublication: The Southampton Press

Hampton Bays Property Values Would Increase If Hamlet Becomes Village, Study Finds

Oct 20, 2015 4:45 PM

A new study completed by members of the Hampton Bays Village Exploratory Committee, the group leading the hamlet’s latest attempt to incorporate, concludes that property values would increase if the village is eventually created.

Led by Bruce King, vice president of the Village Exploratory Committee, the study examined the property values in a dozen different villages in Suffolk County, and then compared those figures with the changing values of homes sitting just outside those municipalities. The examination also pulled information provided by real estate agents familiar with those areas, according to Mr. King.

“In every one of the villages I called, they said the value of the house inside the incorporated village was higher than the house across the street,” he said.

For example, a “middle class” house in Sag Harbor Village—which is described in the new study as an average-size home that is in need of some minor repairs—is currently valued at around $1.5 million. That same house, according to the study, would be worth $750,000 if it sat just outside the incorporated village.

Similar results were found, Mr. King said, when he looked at other local villages. In Southampton Village, a similar house—a three-bedroom, two-bathroom house with a garage—now costs between $1 million and $1.25 million, the study says, as long as it sits within the municipality’s borders. A similar-size home, located in the hamlet of North Sea, is currently valued at $575,000, according to the same study.

“I was looking to see if the size of a home will increase in value if it’s inside a village,” Mr. King said. “Does it make a difference over a period of time? We found that it is better to live inside the village.”

The self-commissioned study, however, did not take into account the lot size of houses that were examined, nor did it conclude how those property values influenced the corresponding property taxes.

Previously, Village Exploratory Committee President Bruce Doscher had estimated that if Hampton Bays does incorporate, a homeowner whose property is currently assessed at $450,000 would most likely have to absorb an estimated $240 increase in annual village taxes to help fund the various departments of the new municipality.

The results of the study were presented to the public for the first time at an informational meeting held last Wednesday, October 14, at the Hampton Bays Middle School. The gathering, sponsored by the exploratory committee, attracted approximately 100 people, according to Mr. Doscher.

“It went very well,” Mr. Doscher said of the meeting that was held so Hampton Bays residents could ask questions about the latest incorporation effort. “People who took the mic to speak, they were speaking in favor for it. It was, like, wow!”

Both Mr. Doscher and Mr. King said their study, which Mr. King described as “casual,” in that it took less than a day to cowplete, suggests that property values will increase in Hampton Bays if residents eventually vote to incorporate as a village. They noted that a similar trend has been recorded across Suffolk County, explaining that they also took a look at property values in the villages of Babylon, Greenport, Bellport, Patchogue, Quogue, Sayville, Westhampton Beach, East Hampton, North Hampton and Sagaponack.

Mr. King said he wasn’t surprised that villages have higher property values than the hamlets that surround them, pointing to the increased services that are made available to residents.

“It’s desired by people,” Mr. King said, referring to homes that sit within incorporated villages. “People want to buy them for a higher price. Sometimes you’ll want a house, and you can afford the house, and there will be two other people who want the house, and the price goes up. It happens within villages all the time.

“It’s a more controlled community, and the community has a distinct personality,” he later added.

Enzo Morabito, a licensed real estate broker at Douglas Elliman, which has teams in Westhampton Beach, Bridgehampton and East Hampton, agrees with the study’s results, noting that villages typically have higher property values. “Normally it goes up,” Mr. Morabito said. “We saw that in Sagaponack. You see it in North Haven. You see it just about everywhere.

“You also see an increase in costs,” he continued. “If you can’t afford it, you shouldn’t do it. Taxes are very high in Hampton Bays. I think it would be a great idea to be a village if the cost justifies it.”

The effort to incorporate Hampton Bays has been prodded and explored by various groups multiple times over the decades, all of which proved unsuccessful. But those behind the latest effort, who sponsored last week’s meeting, say they are determined to push forward with the initiative and, eventually, petition town officials to schedule a public referendum on the measure.

The committee became recognized as a New York State nonprofit in 2014 and over the summer created an estimated $2.94 million proposed budget for the proposed 14-square-mile village that would mirror the boundaries of the Hampton Bays School District.

The next step in the process is for committee members to mail out a census, as required by the state, to see how many people would fall within the boundaries of the village. The census will be sent to approximately 6,500 addresses, according to Mr. Doscher.

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One must be cautious so as to no confuse correlation with causation. There might be a correlation between villages and increased property values but unless you can point to the cause, I'm not sure it's related to the increased taxes.
By KevinLuss (356), SH on Oct 20, 15 1:04 PM
1 member liked this comment
So the committee that is pushing for the Village did the study.. Isn't there a conflict of interest there ? I would like to see a study done by a third party that would give a little credibility to the information.

I for one attended the informational meeting regarding the HB village and was not convinced in the slightest that this would benefit the HB taxpayer. And the majority of people that spoke on the microphone were not for it and we're very skeptical of the idea especially considering ...more
By tranquility1985 (25), Westhampton on Oct 20, 15 3:10 PM
I'm glad to hear your comment that most people weren't convinced that Hampton Bays would benefit from forming a village. How does one benefit by adding another layer of government and the cost of doing so? Thanks for attending the meeting and saying it like it is. Please remember Hampton Bays residents, vote NO!
By littleitaly (4), Hampton Bays on Oct 29, 15 7:23 PM
After what happened a few years ago with the welfare hotel , We can not afford to vote anything but YES !
By 27dan (2758), Shinnecock Hills on Oct 30, 15 12:09 PM
Village will = higher taxes
Nothing else will be changed in Hampton bays. The law is the law and the code is the code. It's too late for Hampton bays.
By Resident tax (178), Hampton bays ny on Oct 20, 15 6:58 PM
The best example is the Village of Mastic Beach which was plagued with the same problems as HB.
5 yrs. after incorporation, property values within the village ar 30% higher than the adjoining unincorporated areas.
Local vigorous code enforcement have driven out the slum-lords and illegal rentals--the root of most of the problems in HB.
Village incorporation is a no-brainer.
By aging hipster (195), Southampton on Oct 21, 15 7:32 AM
1 member liked this comment
I'm not only a Mastic Beach Village resident, but also work in property evaluation...You couldn't be more wrong. We are still plagued by all of the points mentioned in the above post and more: Slum-lords and illegal rentals, dilapidated homes, illegal structures on properties, pedafiles, etc. The only difference is we have a 1984 style code book and code enforcement driving around 7 days a week busting the shoes of hard working families. Also, property values have remained static and there are ...more
By dhehyo (11), Southampton on Oct 23, 15 6:32 AM
What kind of statment is that you make Resident tax ? ? ?

Its never to late! Hampton Bays has been comong up fast. Sorry you dont like the facts, if you dont like it go out with the tide!
By 27dan (2758), Shinnecock Hills on Oct 30, 15 12:11 PM
So Mr King made a few phone calls?? This is not a "study". I hope the residents of HB are not this gullible. Please explain how you plan on funding a viliage- with code enforcement , a court system, police, parks and highway services for $3 million a year??
By PoliticallyIncorrect (45), earth on Oct 22, 15 11:44 AM
2 members liked this comment
Let's use all of the great energy currently exploring this incorporation to focus instead on changing what isn't working in the government of Southampton Town. Another level of government at the expense of the taxpayer, who already pays an extremely large portion of their property taxes to support three schools in a district that could be sharing administrative expenses with neighboring districts, is not the answer. The answer is to actually go to the polls and vote. Speak up and get involved in ...more
By sirpoochala (78), Hampton Bays on Oct 22, 15 12:45 PM
2 members liked this comment
We need this and everyone I speak to is on board. Don't let a few old misers try and dissuade you, We need to be in control of our own destiny
Oct 26, 15 7:43 PM appended by 27dan
I did not mean to like Dhehyos comment , It does not have to be that way, take East Hampton Village for example the code enforcement is much much more reasonable then the loony ARB board that holds the town hostage to there crazy restrictions. HB has the best water front in the Hampton's and with a little thought could be worth a fortune to the smart investors.
By 27dan (2758), Shinnecock Hills on Oct 26, 15 7:43 PM
Hampton Bays will never be considered part of the Hamptons.
By southampton6 (13), Southampton on Oct 28, 15 8:05 PM
Property taxes are high and the and the schools are below the Long Island average of 51.6 percent on Regents tests.
By southampton6 (13), Southampton on Oct 28, 15 8:14 PM
Your posts are so transparant... you like HB the way you perceive It (secretly amazing and all to yourself))

You don't want it to get discovered (Too Late) because you fear you tax bill will go up.
By joe hampton (3383), southampton on Oct 29, 15 9:42 AM
I wouldn't live in Hampton Bays if a house were given to me!
By southampton6 (13), Southampton on Nov 29, 15 11:16 PM
Please Vote "No" to incorporation of Hampton Bays. Another layer of government and higher taxes is the last thing we need! The only people who will benefit from this will be the politicians and lawyers. Please be sure to vote NO!
By littleitaly (4), Hampton Bays on Oct 29, 15 7:17 PM
I could not disagree more . we will all benefit greatly in quality of life and home values. please be sure to vote yes!

By Erin 27 E (1227), hampton bays on Oct 30, 15 11:01 AM
Why are there so many un-paved roads in HB ? Some backyards look like junk yards with tons of old cars and boats
By Fernie11946 (11), Hampton Bays on Jun 26, 17 11:30 PM
The Hampton Classic, Horse Show, Bridgehampton