When you talk about life west of the canal, one name keeps coming up: Rod Cummings. With buyers increasingly looking west of Southampton for value, access, and a more laid-back vibe, historic and quaint enclaves like Quogue Village, the Hamlet of Quiogue, and the vibrant Westhampton Beach Village are experiencing considerable attention.
Rod Cummings, a trusted advisor in the Westhampton Beach area, has seen this evolution firsthand. His in-depth understanding of Quogue’s unique allure—combined with a personal history of renovating and owning homes across the East End—makes him the perfect guide.
Known for his intelligence, discretion, and deep-rooted market knowledge, Rod brings a sharp, seasoned perspective to every deal. His clients describe him as insightful, intuitive, and unshakably loyal, which explains the steady stream of referrals and repeat business that continue to fuel his success.
Curious about what makes Quogue so appealing for today’s buyers—what has changed and what remains timeless—I reached out to Rod to learn more. In our conversation, we unpacked the unique rhythm of life in Quogue, discussed his approach to high-touch client service, the “antidote” for fast-paced living, and explored why this historic Village may be one of the smartest places to buy right now.
You’ve seen firsthand how much interest there is in Quogue and Westhampton Beach Area in general. What do you think is driving this renewed wave of buyers?
There are a few factors in play that drive interest in the general area for both first-time Hamptons buyers and those who have owned elsewhere and are now interested in trading into the area. Most significantly, we have seen an increase in purchasers who want to have more immediate proximity to NYC. The pandemic has made an indelible cultural shift affecting the way in which people live and work. Fewer professionals and executives have to be in the office five full days a week, and many can take meetings and conduct business remotely. The average drive, train, or Jitney into midtown is only 90 minutes, which allows for a real commuter lifestyle, and the area has become a bedroom community of NYC. In addition to the practicalities of traveling back and forth, the area remains humble, old-fashioned, laid back, and it’s really an antidote to the tech-influenced, fast-paced life people lead in the city. The villages remain relatively quiet, yet there are terrific services, local shops, specialty stores, and eateries with a small-town feel that people seem to love. The Village of Westhampton Beach, in particular, has recently undergone a significant infrastructure upgrade, which has brought many more restaurants and shops to Main Street, with more and more businesses opening each season. Still avoiding the chain stores that have become commonplace out east. As far as real estate purchase opportunities go, and across price points, there are many ways to live close to the ocean beaches and on or near the various bays, inlets, and waterways. I continually have buyers coming from Southampton and East Hampton who are experiencing the area for the first time and who are impressed and intrigued by both the real estate opportunities and the lifestyle. In some areas, there’s a value proposition compared to like-property farther out east; however, we are quickly catching up given the demand and the scarcity of supply.
Quogue has a rich history and a unique sense of place. How do you see that influencing the kinds of buyers who are drawn here today?
As I mentioned, I think that the fast-paced urban life and technological revolution that have infiltrated all aspects of modern living are driving a very real human need for a peaceful and calm life at home. Living among the natural world in a setting that was established generations ago is attracting people who want to unplug from the automated and artificial world as much as possible.
What kinds of properties or locations in Quogue are particularly in demand right now, and what’s your advice for buyers hoping to find value here?
We have equal demand for both historic legacy properties and new construction. There are many estates in the villages that were established in the late 1800s and early 1900s and have a romantic and historic appeal to those interested in restoration and preservation. There are also some generous lots in the villages and on the ocean and bayfronts that are prime for new cutting-edge builds. Savvy buyers will partner with an experienced team, including a Realtor who can guide them into a value proposition and collect a team of builders, architects, and land-use experts to analyze and realize futures on various properties.
Looking ahead, what do you see for the future of Quogue and the greater Westhampton Beach area?
We are already seeing new interest, including incoming buyers, builders, developers, retailers, and other service providers staking their claim in the area. As inventory shrinks and demand increases, the cost of land will go up accordingly. The motivating factors of people coming to the area for value have shifted to more of a lifestyle motivation.
Congrats on the sale at 27 Old Point Road! I wanted to talk about another waterfront building opportunity you have at 56 Exchange Place in Westhampton Beach Village. What is so special about this location?
Here is an example of a terrific value proposition. This is a half-acre site sitting, quite literally, on gorgeous Quantuck Bay. With immediate water access, the site features staggering open vistas of water and sky from all angles. The ocean beach and the Village Main Street are just a couple of blocks away. Here, the buyer can create a custom 5,000 sq. ft. home comparable to the other new build on the banks of the bay surrounding and facing the property from Westhampton Beach, Quiogue and Quogue. Most of the waterfront properties here have been purchased, renovated, or built up by end users in the last few years. When we have turnover, we will have comps in the double digits, which makes this property an intelligent and savvy investment for sure.
You’ve owned, renovated, and reimagined several properties on the East End. How does that hands-on experience shape the advice you give your clients?
Advising clients on a choice opportunity is one thing, and sharing personal experience is another. I can advise on not only what to plan for creatively but also what to expect practically. Given my contacts and experience, I can call in all necessary consultants to collaborate on ideas, concepts, and limitations, including builders, architects, landscapers, land-use experts, local attorneys, etc. The ability to organize a team of experts for buyers to get a 360-degree view of a proposition is vital to my service-oriented business.
Your clients often talk about your intelligence and intuition. What’s your process when sizing up a deal or identifying a hidden opportunity?
I take a look at the entirety of a project and/or the gestalt meaning, studying the land, and the specific location in relation to many aspects. For example, I follow the sun pattern so as to direct attention to where the light will be (or not be) throughout the day. Often, I point out a positive or negative aspect of a property that buyers overlook or don’t think to consider, and I’m continually getting responses such as “oh wow, good point, we wouldn’t have thought of that.”
You offer a concierge-style service that goes beyond the basics. What does that look like in practice, and why do you think it matters?
My clients know that I’m very service-oriented and that I have all the top service providers on speed dial. It’s vital to be able to answer client questions and requests immediately and expertly. For my seller clients, I’m able to transform the vibe of the house with just some simple and subtle changes to appeal to buyers. I have a barn of props and items to enhance the staging when needed. I roll up my sleeves and get things done quickly. I rely on my provider partners to assist with my clients when I call on them. People know that I mean business and that I demand top-notch client support. I can immediately gather pretty much anything and anyone I need to assist me in servicing a client. To name a few, I have builders, painters, attorneys, surveyors, caterers, housekeepers, landscapers, plumbers, and electricians at the ready to support my business.
From your perspective, how is the 2025 market evolving, and what trends are you paying close attention to?
I continue to have cash buyers looking for turn-key opportunities, so I encourage my sellers and partner with them to prepare and provide for the ultimate purchase opportunity. I encourage sellers with beautifully decorated homes to offer properties fully furnished with contents included. That’s definitely an edge for buyers who have little bandwidth to make changes after paying a premium. It creates an incentive for buyers to take a look, fall in love with what’s there, and be able to buy it and enjoy it as is, with little to have to think about and plan for. It’s offering a complete package.
To learn more about Rod Cummings, click here.
