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    North Fork Vineyard Estate Opportunity Title is generated by Realmo AI

    46975 Main Road, Southold, NY 11971

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    Claim this Listing
    For Sale
    $4,300,000

    LAND - Southold, NY

    Property size:
    3,600 SF
    Lot size:
    45.77 Acres
    Price / SF:
    $1,194/SF
    Added:
    May 4, 2026
    Days on Market:
    19
    Last Refresh:
    May 22 at 1:06 pm

    Property Features for 46975 Main Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Size
    3,600 SF
    Lot size
    45.77 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    15399

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Andrea Parks
    Andrea Parks

    Listing agent Andrea Parks License #10401346988

    Listing office Douglas Elliman Real Estate 28200 Main Rd, Huntington Station, NY

    Listing date May 4, 2026

    MLS# 992332 Listing URL

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 43.7 acres of preserved vineyard acreage with 25 acres of mature vines.
    • Separate 1.84‑acre parcel with development rights intact.
    • Established agricultural operation with Dwarf Tall Spindle apples, peach and nectarine trees, berries, and cultivated vegetables.
    • 3,600‑square‑foot Morton building with refrigeration and included equipment.
    • Architectural plans included for a tasting room.
    • Located in the North Fork's wine and agricultural corridor.

    Overview

    This exceptional 45.77-acre farm, set within the North Fork's agricultural landscape, offers a private world defined by refinement, scale, and possibility. The offering includes two parcels: a 43.7-acre parcel where development rights have been sold to safeguard the integrity of the land, and a separate 1.84-acre parcel with development rights intact, allowing for the creation of a bespoke estate residence. Twenty-five acres of mature vines, including Merlot, Cabernet Franc, Chardonnay, Sauvignon Blanc, and Pinot Blanc, stretch across the landscape. Three acres of Dwarf Tall Spindle apples flourish alongside more than 200 peach and nectarine trees, complemented by berries and cultivated vegetables. A 3,600-square-foot Morton building with refrigeration anchors the farm's operations, housing equipment that is included in the offering. The infrastructure supports continued vineyard production, expanded agricultural pursuits, or a refined farm-to-table vision. The cleared and level 1.84-acre residential parcel invites the creation of a bespoke estate residence, perhaps with pool and terraces overlooking the vines. Positioned within the North Fork's wine and agricultural corridor, it is moments from acclaimed dining, marinas, beaches, and charming villages.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Nail Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Southold
    County
    Suffolk
    State
    New York
    Longitude
    -72.441549
    Latitude
    41.05128

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    FAQs

    What type of property is this?
    Vineyard - Rare 45.77-acre North Fork vineyard with development potential.
    Where is this vineyard located?
    The property is located at 46975 Main Road Southold, NY.
    What is the asking price?
    The asking price for this property is $4,300,000.
    What are key features of this property?
    This property features: 43.7 acres of preserved vineyard acreage with **25 acres of mature vines**.; Separate 1.84‑acre parcel with development rights intact.; Established agricultural operation with Dwarf Tall Spindle apples, peach and nectarine trees, berries, and cultivated vegetables.
    (631) 276-2927
    We can help!
    Listing Contact
    Andrea Parks
    Andrea Parks
    Real Estate License ID: 10401346988
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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