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"It's just Hamptons Business!" Commercial real estate leasing and sales with the Hamptons' #1 producing commercial real estate team.

I cover the market from Westhampton to Southampton. OVERVIEW - Sean is eager to grow your business on the East End using his comprehensive Hamptons market expertise, professional network, & global marketing reach. SPECIALIZATIONS - As a resourceful and innovation-oriented business professional, Sean has positioned himself to advise on most any industry seen on Long Island including; agriculture, construction, maritime, sustainability, professional services, manufacturing, advanced technology, and hospitality. EXCEEDING EXPECTATIONS - While obtaining his M.B.A., Sean consistently won academic excellence awards and worked in the fields of real estate, marketing, construction, energy, innovation, and telecommunications. Sean has completed extensive studies used by top Long Island industry professionals on the topics of economic development, downtown revitalization, and market rate housing. PASSION - Sean realized his passion for real estate from his first jobs in estate gardening, construction, and volunteering for organic farms on the South Fork. Extensive business education and industry placements also impressed upon Sean the ambition of growing local commerce. PERSONALLY - Sean is an avid bike rider and frequents farmer’s markets to support local entrepreneurs. There are few places that offer such a unique mix of natural assets, architectural magnificence and access to amenities as the Hamptons. It’s hard to find someone who cares as much about Eastern Long Island as Sean does. Leasing, Investment Properties, Resort Businesses, Land, Luxury Development, and Real Estate Advisory.

10/29/2026

The Lobster Roll “LUNCH” Preserves Decades of Roadside Dining Heritage in Amagansett and Southampton

Positioned along Montauk Highway, The Lobster Roll stands as one of the East End’s most recognizable culinary landmarks with dual outposts in Amagansett and Southampton. Operating since 1965, the original retro seafood shanty on the Napeague stretch, instantly identifiable by its classic blue “LUNCH” rooftop sign, has served as an essential pitstop for generations of beachgoers, seasonal road-trippers, and coastal locals.

The kitchen stays true to classic seaside clam shack traditions, turning out warm buttered and chilled mayonnaise-style lobster rolls, crispy fried clam strips, steamers, sea scallops, and hearty seafood chowders. Beyond its signature shellfish offerings, the expansive menu features classic burgers, fresh salads, homemade fruit pies, and ice cream treats, alongside full gluten-friendly menu selections across both East End locations.

To reward its dedicated patrons and make off-site hosting seamless, the restaurant operates an exclusive loyalty program offering member perks alongside comprehensive event services. Guests can coordinate custom catered spreads or select from curated party menus, bringing their signature coastal fare directly to private gatherings, beach parties, and community celebrations throughout the region.

Featuring comfortable indoor dining, retro booths, outdoor seating, and a relaxed, breezy setting, the landmark dining spot captures the authentic nostalgia of vintage South Fork coastal culture. By expanding its reach to Southampton while preserving its original mid-century roadside charm, “LUNCH” continues to bridge local heritage with the timeless tradition of the East End summer drive.

The Lobster Roll / “LUNCH”:
www.lobsterroll.com

10/28/2026

Shock Marks Four Decades of Retail Innovation and Hospitality in Westhampton Beach

Reaching a rare four-decade milestone along the South Fork retail corridor, Shock continues to serve as an anchor of commercial vitality in downtown Westhampton Beach. Founded in 1986 by fashion designer and merchant Elyse Richman, the Main Street enterprise has grown from an initial apparel boutique into a multi-faceted village destination. Occupying dual spaces at 99 Main Street connected by a walkway known as the “Happiest Alley in the Hamptons,” the dual-concept operation pairs an eclectic retail storefront with a dedicated ice cream parlor.

The retail footprint offers an curated inventory ranging from contemporary women’s fashion and children’s apparel to specialty plush items, novelties, and toys, reflecting design influences gathered from international trade markets. Adjacent to the boutique, the ice cream shop presents a comprehensive menu featuring over 70 ice cream flavors, soft serve wrapped in cotton candy, artisan milkshakes, waffle cones, and Greek frozen yogurt. The interior design incorporates quirky village artifacts and pop-culture collectibles, including historic pieces like the original Casa Basso phone booth and a Club Marakesh disco ball.

Beyond its retail presence, the establishment maintains a strong connection to local civic life through ongoing support of regional clothing drives, food pantries, and volunteer service. By adapting its inventory across generations and offering continuous year-round engagement, Shock remains a central fixture of Westhampton Beach’s downtown business district.

Dan’s Papers:
https://www.danspapers.com/2026/09/shock-value-westhampton-beach-turns-40/

10/28/2026

Round Swamp Farm Elevates Agricultural Heritage into Gourmet Retail Across the South Fork

Rooted in centuries of East End agricultural history, Round Swamp Farm has evolved from its origin as an early local farmstead into one of the region’s most celebrated specialty food destinations. Operating out of East Hampton, Bridgehampton, and Montauk, the family-run enterprise seamlessly blends multi-generational farming traditions with an upscale market experience designed for everyday convenience and gourmet entertaining.

The market counters across all three outposts are packed daily with scratch-made dishes prepared directly in the farm kitchen. Patrons flock to the stores for an extensive roster of house-crafted items, including artisanal dips, seasonal soups, prepared seafood entrees, roasted meats, and ready-to-heat family dinners. The bakery section showcases traditional rustic pies, freshly baked muffins, cookies, and specialty breads, all crafted to complement the selection of farm-fresh, locally harvested produce and gourmet pantry essentials.

By maintaining rigorous standards of freshness and honoring its deep agricultural roots, the market provides an essential culinary service for both resident families and seasonal visitors across the South Fork. Round Swamp Farm continues to set the benchmark for East End farm-to-table retail, serving as a vital bridge between Long Island’s farming legacy and contemporary coastal living.

Round Swamp Farm:
www.roundswampfarm.com

10/27/2026

The Stephen Talkhouse Grounds Decades of Live Performance and Village Culture in Amagansett

Occupying a historic 19th-century structure on Amagansett’s Main Street, The Stephen Talkhouse remains an iconic music venue and social anchor on the South Fork. Established in 1970, the landmark establishment has earned global renown for presenting world-famous touring musicians alongside emergent local talent within an exceptionally intimate, unpretentious setting.

The interior layout features a classic main barroom and stage area, an adjacent back bar space, and an outdoor patio area. Patrons experience live performances up close, creating an immediate connection between audience and artist that is rare for acts of international stature. Beyond its night-to-night concert schedule, the bar functions as a year-round neighborhood watering hole where residents, artists, and seasonal visitors gather.

The venue’s eclectic calendar spans virtually every genre, featuring everything from rock, blues, and reggae to stand-up comedy and community open-mic nights. Over the years, its storied stage has hosted legendary headliners, Grammy winners, and surprise guest appearances, making every evening an unpredictable piece of South Fork performance history.

By preserving its original architectural shell and unvarnished tavern aesthetic, the location maintains an authentic link to East End cultural heritage. The Stephen Talkhouse continues to serve as an indispensable cornerstone of Amagansett’s commercial village life, bridging decades of live music history with the contemporary South Fork community.

The Stephen Talkhouse:
www.stephentalkhouse.com

10/27/2026

Montauk Bus Expands Regional Logistics Footprint with Yaphank Industrial Acquisition

Established transportation provider Montauk Bus is scaling up its central Long Island operations following a strategic industrial real estate acquisition in Yaphank. Operating through its affiliate entity, Sills Road 124 LLC, the enterprise secured a 10,000-square-foot facility situated on 6.3 acres at 124 Sills Road for $7.895 million. The purchase directly adjoins an existing 4.8-acre site at 126 Sills Road held by company affiliate MBS Fleet LLC, effectively consolidating a major operational parcel along the strategic corridor.

The property was previously owned and utilized by East End Group, which acquired the site in 2019.

Since its founding in 1972, Montauk Bus has maintained a prominent role in regional transit infrastructure, managing passenger fleets for public school districts across Long Island alongside private event charter services. By expanding its physical depot capacity and fleet management space in Yaphank, the company positions itself to support growing municipal and private transit demands across eastern Long Island.

Long Island Business News:
https://libn.com/2026/09/24/montauk-bus-expands-yaphank-property-acquisition/

10/26/2026

Modern Snack Bar Marks 75 Years of Home-Style Comfort on the North Fork

A quintessential fixture along Route 25 in Aquebogue, Modern Snack Bar continues a proud three-quarters-of-a-century tradition of regional hospitality. Originating as a modest roadside window counter in 1950 before passing to the Wittmeier family in 1956, the venue has expanded from a few outdoor stools into a full-service, multi-room dining staple. Today, brothers John and Otto Wittmeier lead operations, maintaining the classic mid-century charm that generations of East End residents and seasonal commuters rely on as a familiar navigational beacon.

Behind its iconic vintage neon sign, the kitchen specializes in traditional American comfort food and Long Island regional classics. Signature entrees highlight local seafood like soft shell crabs, pan-fried bay scallops, and fresh Atlantic flounder alongside hearty traditional plates including roast Long Island duck, slow-cooked turkey, meatloaf, and homemade split pea soup. In addition to the classic menu, a carefully curated cocktail program features premium-spirit drinks and house-grown mint mojitos, bridging classic dining room traditions with contemporary beverage offerings.

Operating seasonally into early December, the establishment provides a warm, nostalgic atmosphere where long-tenured regulars and first-time travelers gather around the bar and dining tables. By safeguarding its foundational family values and authentic vintage character, Modern Snack Bar remains an enduring landmark of North Fork commercial heritage.

The Suffolk Times:
https://suffolktimes.timesreview.com/2025/05/modern-snack-bar-opens-75th-year-as-a-north-fork-landmark/ #

10/26/2026

Stony Brook Medicine Expands East End Clinical Operations with Multidisciplinary Medical Hub

Stony Brook Medicine is broadening its clinical footprint on the East End with the upcoming debut of a new multidisciplinary healthcare facility scheduled to open later this fall. The purpose-built practice brings together Meeting House Lane Medical family medicine alongside Stony Brook Medicine cardiology and vascular specialists, consolidating primary and specialized medical care under a single roof.

The integrated facility is designed to streamline outpatient care by providing residents with direct access to comprehensive diagnostic and treatment services without requiring travel outside the local area. By bringing family practice providers into immediate collaboration with heart and vascular specialists, the care team can coordinate preventive care, routine management, and complex cardiovascular treatments within one centralized setting.

Health system leaders and community stakeholders marked the milestone with a ceremonial ribbon-cutting gathering on Tuesday, October 6. The strategic expansion reflects an ongoing initiative by Stony Brook Medicine to strengthen regional healthcare infrastructure, ensuring South and North Fork communities maintain reliable access to high-caliber medical expertise close to home.

Stony Brook Medicine
www.stonybrookmedicine.edu

10/23/2026

The American Hotel Anchors Whaling Heritage and Fine Dining in Sag Harbor

Constructed in 1846 during the height of Sag Harbor’s historic whaling era, The American Hotel stands as an iconic architectural fixture along Main Street. Built from classic red brick, the multi-story structure reflects the village’s maritime past while maintaining continuous operation as a refined boutique lodging and culinary destination.

The establishment is globally recognized for its formal dining program, which pairs classic French-American cuisine with an extraordinary w**e program. The hotel houses a massive, cellar featuring tens of thousands of bottles from top international regions, earning perennial acclaim as one of the most comprehensive w**e collections in the United States. Guests can enjoy full-service breakfast, lunch, and dinner in the main dining rooms, the glass-covered atrium, or on the front porch overlooking the village corridor.

Preserving period antiques, Victorian furnishings, and an authentic 19th-century atmosphere, the property offers a timeless look into East End history. By combining architectural preservation with world-class hospitality, The American Hotel remains a central pillar of Sag Harbor’s cultural and commercial identity.

The American Hotel:
www.theamericanhotel.com

10/23/2026

Navigating Commercial Real Estate Lease Conditions for SBA Acquisition Loans

Securing SBA government-backed financing for small business acquisitions requires thorough early-stage review of commercial real estate leases. While financial stability and buyer qualifications drive preliminary underwriting, property lease terms often dictates whether a 10-year 7(a) acquisition loan reaches closing. Lenders scrutinize lease documentation to ensure cash flow continuity and establish legal avenues for collateral recovery over the entire duration of the financing period.

For standard decade-long acquisition financing, federal guidelines expect borrowers to demonstrate ten years of verifiable site control through active lease terms combined with tenant-controlled renewal options. Insufficient remaining terms introduce operational relocation risks, potential rent increases, and unexpected capital expenditures that can negatively impact calculated debt service coverage ratios. When a property owner declines to extend lease options, lenders must either verify that operating locations are non-critical or seek complex policy exceptions that frequently delay funding timelines.

Lender approval also requires formal documentation regarding landlord waivers, assignment rights, and estoppel statements. Landlord waivers grant lenders legal access to retrieve business equipment or inventory collateral following default, subordinating owner liens and establishing notification timelines. Additionally, lease assignments or transfer consents often necessitate multi-week negotiations with property owners, who may request higher security deposits or rent adjustments. Addressing these real estate requirements before finalizing purchase agreements protects transaction schedules, buyer equity injections, and overall acquisition viability.

BizBuySell:
https://www.bizbuysell.com/learning-center/article/sba-loan-lease-requirements/

10/22/2026

Triangle Pub Preserves Decades of Tavern Hospitality at Eastport’s Gateway

Greeting travelers along the western approach to the South Fork, Triangle Pub stands as an enduring social landmark in the hamlet of Eastport. Originally established in the late 1930s, the historic venue has welcomed generations of area residents, daily commuters, and seasonal visitors passing through the traditional entryway of the East End.

The kitchen specializes in classic American tavern comfort food alongside coastal favorites that reflect the area’s maritime heritage. Diners can choose from fresh ground burgers, marinated steak tidbits, hot heroes, and grilled Reubens, as well as seafood staples like fried flounder, clam baskets, and broiled salmon.

Inside, the physical space preserves its authentic regional character with warm wooden accents, vintage local memorabilia, and a central bar area that encourages casual conversation. Whether accommodating weekday lunch crowds, evening sports viewing, or relaxed weekend gatherings, the space maintains an unpretentious, down-to-earth atmosphere.

Beyond its dining room, Triangle Pub holds a distinct role in sustaining Eastport’s small-town commercial vitality. By providing continuous, year-round service across nearly nine decades, the neighborhood staple bridges the historical legacy of the South Fork corridor with the rhythm of modern community life.

Triangle Pub:
www.trianglepubeastport.com

Address

145 Main Street
Westhampton Beach, NY
11978

Opening Hours

Monday	8am - 9pm
Tuesday	8am - 9pm
Wednesday	8am - 9pm
Thursday	8am - 9pm
Friday	8am - 9pm
Saturday	8am - 9pm
Sunday	8am - 9pm

Website

https://www.compass.com/agents/2939403/, https://hamptonscommercialre.com/

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