3a/3b Pandion Rd, Shelter Island, NY 11964

Two-parcel waterfront land offering with approximately 875 feet of water frontage along Coecles Harbor. The property totals about six acres and is east-facing, set at the end of a quiet cul-de-sac in the Pandion Subdivision. Architectural plans are fully approved by both the Suffolk County Department of Health Services and the Department of Environmental Conservation, supporting the development of a residence and associated guest space. The seller also states eligibility to build a private dock up to 100 feet, in addition to access to a shared community dock.

Owners have use of a shared community dock with six slips, each accommodating boats up to 30 feet. The listing also notes the property has planning board approval and conceptual renderings for multiple configurations, including a main residence and guest house, with the option to create separate living arrangements across the two parcels. The setting is surrounded by protected wetlands and preserved land, with views spanning Coecles Harbor and beyond.

For buyers seeking a waterfront compound with boating access, this site combines pre-cleared approvals with dock flexibility through the community slip arrangement and private dock eligibility. With two parcels, it can support a primary home with guest retreat or other resident configurations while preserving the waterfront and harbor-oriented lifestyle described in the offering.