Water Mill Retreat | Heated Pool & Movie Room

Water Mill, Hamptons, NY

5 bedrooms, 3 baths, 10 guests

from $1,499/night

About this home

Hidden down a quiet country road in Water Mill, this five-bedroom retreat is a little slice of Hamptons heaven. Lush, sprawling gardens, towering old trees, an impossibly inviting swimming pool, and the kind of privacy that makes the outside world feel very far away.

The Space

The outdoors is where the magic happens - Bare feet on the grass. Coffee in the morning sun. An afternoon spent floating in the pool with nowhere else to be. Long, lazy lunches under the trees that somehow turn into dinner. The barbecue gets fired up, the conversation flows, and nobody’s looking at the time. The expansive grounds are the soul of this property. Beautifully green, wonderfully secluded, with sweeping lawns, elegant teak furniture, and a character-filled old barn that lends the whole place an unmistakable Hamptons charm. It’s a garden made for living in, not just looking at.

Inside, things get interesting - The house is relaxed, light-filled, and full of character. Five comfortable bedrooms, three bathrooms, inviting living spaces, and a country-style kitchen make it easy to settle in, spread out, and feel completely at home.

But there’s a little something unexpected. A dedicated media retreat houses two distinct spaces: an intimate listening lounge with a state-of-the-art sound system for people who really love their music, and a separate viewing room with a projector and sound system for proper movie nights. Put on an album. Rediscover an old film. Disappear for a few hours. It’s your own little world.

Guest Access

Guests enjoy exclusive access to the entire property, including the seasonal heated pool, outdoor fireplace, BBQ area, oversized barn, and private grounds surrounded by mature trees.

Check-in is from 4:00 PM and check-out is by 11:00 AM.

The Neighborhood

Nestled in the prestigious enclave of Water Mill, this private retreat offers the perfect blend of tranquility and convenience. Surrounded by lush woodland, yet just minutes from renowned beaches, vineyards, farm stands, acclaimed dining, and the boutiques and galleries of Southampton Village, it's an ideal base for experiencing the best of the Hamptons.

Other Things to Note

HOUSE RULES & STAY TERMS

(SUPPLEMENTAL TERMS & CONDITIONS)

This property is subject to applicable laws, regulations, and building or community rules. By booking and occupying the property, the guest agrees to comply with these House Rules & Stay Terms, which form part of the binding agreement governing the reservation and are incorporated by reference into the applicable booking agreement.

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1. OCCUPANCY & RESPONSIBILITY

The primary guest must be at least 25 years of age and is responsible for the conduct and compliance of all occupants and visitors. Maximum occupancy limits must be observed at all times in accordance with applicable law and the reservation details.

The number of overnight occupants must match the number approved at the time of booking. Any misrepresentation regarding occupancy may result in additional fees, immediate termination of the stay, or both.

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2. USE OF PROPERTY

The property is provided for temporary residential use only. The property may not be used for events, parties, gatherings, commercial activity, or any unlawful purpose unless expressly authorized in writing. Guests agree to treat the property with reasonable care and respect, including furnishings, fixtures, amenities, and the surrounding neighborhood.

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3. NO PARTIES, NO SMOKING, NO DRUGS

• No parties, events, or gatherings of any kind

• No smoking anywhere on the property

• No illegal drugs or illegal activity

• Quiet hours are strictly enforced

• Loud noise, amplified music, large portable speakers, or sound equipment are prohibited

Violation of these rules may result in immediate termination without refund.

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4. PET POLICY

Pets are not permitted on the property unless explicitly authorized in writing prior to arrival. Unauthorized pets may result in additional fees or termination of the stay.

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5. CLEANING & CONDITION

The property is provided in “AS IS” condition. A standard cleaning fee applies. Guests are expected to maintain the property in a clean and sanitary condition during the stay and to leave the property in reasonable condition upon departure. Excessive mess, stains, trash, smoking residue, or damage beyond normal wear and tear may result in additional charges.

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6. MAINTENANCE, AMENITIES & SERVICE INTERRUPTIONS

Reasonable efforts will be made to maintain all amenities, including internet, television, pool, or other features, if applicable. Temporary interruptions, service outages, or equipment malfunctions beyond the operator’s control do not entitle the guest to refunds.

Any maintenance issues or damage must be reported promptly through the designated communication channel.

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7. POOL RULES & SAFETY (IF APPLICABLE)

Pool use is entirely at the guest’s own risk.

• Absolutely NO diving or rough play

• No lifeguard on duty at any time

• Children under 18 must be supervised at all times

• No glass, candles, pets, shoes, or electrical devices in or near the pool

• Pool access is limited to designated seasonal dates

• Pool deck and surrounding surfaces may be slippery when wet

Guests are responsible for all pool related damage, including liner damage, caused by any occupant or visitor. Any misuse may result in full replacement costs and additional fees.

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8. RISK OF LOSS

All personal property brought onto the premises is at the sole risk of the guest. The owner, operator, and booking platform are not responsible for theft, loss, or damage to personal belongings.

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9. INDEMNIFICATION & RELEASE

Guest agrees to indemnify, defend, and hold harmless the property owner, operator, agents, employees, contractors, and booking platform from any claims, damages, losses, liabilities, costs, or legal fees arising from the guest’s stay, conduct, or use of the property, except where caused by gross negligence or willful misconduct.

Guest hereby waives and releases any claims for injury, illness, death, or loss arising from use of the property or its amenities, which are used entirely at the guest’s own risk.

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10. TERMINATION & NO REFUND

Violation of these House Rules, applicable laws, platform policies, or the booking agreement may result in immediate termination of the reservation without refund, to the fullest extent permitted by law and platform policy.

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11. ACCEPTANCE

By electronically accepting the reservation, the guest confirms that all information provided is accurate, has read and understands these House Rules & Stay Terms, agrees to the cancellation policy, and authorizes applicable charges in accordance with the booking agreement.

Getting Around

A car is recommended to fully enjoy Water Mill and the surrounding Hamptons. The property offers convenient on-site parking and is ideally located just minutes from some of the area's most sought-after destinations, including the Parrish Art Museum, Duck Walk Vineyard, The Watermill Center, and the shops and restaurants of Southampton Village. Renowned beaches, farm stands, wineries, and local attractions are all within a short drive. For guests arriving by rail, Southampton Station is nearby, while East Hampton Airport is approximately 15 minutes away.