Hamptons Rental Information
The Hamptons – two words that are forever associated with images of endless sandy beaches, sightings of the rich and famous, and of course, a robust real estate market for Hamptons summer rentals. From Westhampton Beach to Montauk, every summer thousands of visitors from near and far search for the perfect home for rent, whether a palatial estate on or near the ocean, a cottage by the bay or an historic home in one of the many quaint villages throughout the East End. Whether looking for a rental home for the entire summer, a month, week or even year-round, there are a rich variety of homes available in every price range and style.
Below are some tips on finding the perfect Hamptons summer rental.
Choose a Location
The Hamptons is actually quite a large area, so consider where you would like to be. If traveling time is a concern, Westhampton, Quogue and Southampton are closer to New York City. Sagaponack, Bridgehampton, Sag Harbor and East Hampton are more centrally located, while Amagansett and Montauk are furthest east.
Ocean or Bay? Country of Village?
To stay as close to the ocean as possible, search for rentals in the areas south of Route 27, or as the locals say, “south of the highway.” Areas north of Route 27 are closer to beautiful bays and woodlands, but the ocean is never a far drive from anywhere in the Hamptons. Some renters prefer the convenience of staying within one of the quaint, historic villages, with easier access to transportation to and from Manhattan.
Find Your Price Range for Hamptons Summer Rentals
Remember that south of the highway, being closer to the ocean, often means higher prices. Homes on the water or with amenities such as tennis courts, indoor pools or home theaters may also command higher rates. Many homes are available for a variety of time periods, so the length of the rental period as well as the particular month also determine the costs.
Understanding the Rental Time Periods
Typically, July and August are the months that command the highest rental prices in the Hamptons, while May and June or September can offer more flexible rates.
The Summer Season is from Memorial Day Weekend to Labor Day Weekend. Generally, leases begin on the Friday of Memorial Day Weekend.
Monthly rentals are also available for many homes, with common time periods being June, July and August, July and August. July through August and August rentals may or not include Labor Day weekend, so be sure to clarify the exact time frame with the real estate agent.
Partial months or weekly rentals are less common, but are increasing in recent years and can be a good way for novice renters to dip their toes in the Hamptons rental scene. Off-season rentals, in the fall or winter are also gaining in popularity as the more visitors appreciate the beauty of the Hamptons throughout the entire year.
Contact a Real Estate Agent
There are thousands of rental homes available each year, and seasoned real estate professionals understand the market and are often already familiar with many, if not most, of the homes you will see. The real estate agent can not only assist you finding homes that meet your criteria, but will assist in navigating the entire process, from negotiating rental terms, preparing the lease and answering any questions you may have about the home as well as the area.
Sign the Lease
If you find a house that you love and that meets your needs, negotiate an agreement, give a deposit and sign the lease. Prime summer rentals move fast and you may lose out to a tenant who doesn’t hesitate or makes a higher offer.
All tenants are required to sign a lease, which it usually a very standard lease prepared by the real estate agent handling the transaction. Tenants often pay for the full amount of the rental in advance prior to moving in.
Provide a Security Deposit. The normal security deposit is 10% however some home owners may require a higher deposit.
Expect to pay for all utilities and services at the property, including but not limited to housecleaning services, trash removal, fuel, cable and internet service, electricity, telephone, lawn and landscaping maintenance, and pool cleaning.
Beach permits are available to renters. Unless the landlord provides a beach permit, you must contact the Town Hall of either East Hampton or Southampton.
Lastly, pack a bathing suit, settle in and enjoy the summer and everything the Hamptons has to offer.