The Opportunity: The Rare 11963 Compound This is not just a home — it is a strategic Sag Harbor asset set on an oversized 20,056 sq. ft. lot (0.460 acres) backed by protected preserve land for exceptional privacy. The property currently features a 910 sq. ft. main residence and a 690 sq. ft. detached two-story garage with studio above — a legal two-structure compound with extraordinary future upside. A True Zoning Advantage — A Proven Game Changer. Official documentation confirms the property is approved to be treated under R-15 residential zoning rather than CR200 — a rare distinction that removes the primary development limitations common to nearby parcels. This clarification dramatically expands buildability, flexibility, and long-term value, unlocking development potential that is exceptionally difficult to find in this location. Current Footprint Only 1,600 sq. ft. is currently utilized — just 8 percent lot coverage - 12 Percent Opportunity. Two legal structures. Infinite possibilities. The Main House A classic, move-in-ready 3-bedroom, 2-bath Saltbox — ideal for immediate enjoyment or high-demand rental income. The Studio A detached two-story garage with a private studio above — perfect for a home office, guest retreat, creative space, or income-producing rental to offset ownership costs. The Upside — Where the Real Value Lives With only 8 Percent of the lot currently developed, this property offers an unusually large runway for expansion. Envision: • A resort-scale in-ground pool • Designer outdoor kitchen and entertaining pavilion • Expanded luxury residence footprint • Future ancillary structures (subject to approvals)