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House hunting can be tricky. Even with a healthy budget and worthy options, sometimes the perfect home doesn’t exist — until you build it, of course. At the exclusive 25-acre Pandion compound on Shelter Island, discerning buyers have the opportunity to make their dream home a reality.

Overlooking Coecles Harbor, Ram Island and Mashomack Preserve, the waterfront community boasts five buildable lots in addition to three-and-half-acres of common space with Homeowners Association amenities, including a six-slip dock, boathouse, tennis court and boat storage barn.

“Coecles Harbor is unparalleled in its beauty,” said listing agent Cee Scott Brown of the Corcoran Group. “The property is spectacular and the size of the lots are amazing.”

There are six boat slips available for Pandion homeowners. (Credit: Corcoran Group)

Pandion isn’t just a place of beauty — it’s a remarkable piece of Shelter Island history. Its roots date back more than a century. It was owned by the Passionists Fathers, a Catholic religious order, which operated St. Gabriel’s, a summer retreat for youths, until 2008.

Developer and conservationist Richard Hogan purchased the property in 2015 and dubbed the compound Pandion, which means Osprey. Though there was room for 21 houses, Hogan said he chose to limit the number of buildable lots to five. A former Peconic Land Trust board member, Hogan said conservation was always an integral component of the development.

A map of the lots at Pandion. (Credit: Corcoran Group)

“I have a deep background in land preservation and I was attracted to this project from that prospective,” Hogan said.  “There were lots of ideas on how this property could get a new life and I thought the right option was to limit it to a maximum of five primary homes. It is a beautiful spot and it will remain so because it’s well situated around protected lands and waters.”

Two of the five lots are already spoken for, leaving three on the market, ranging in pricing from $2,495,000 to $8,750,000. Buyers will be able to work with the contractor and architect of their choice, though there are guidelines and suggestions for styling to ensure harmony among the homes.

“The theme is to create a place which is community orientated,” Hogan said. “We picture families living here.”

Here’s a look at the potential of each lot:

1 Pandion Road


This 3.362-acre waterfront parcel in the Pandion residential community on Coecles Harbor would allow up to a 10,000-square-foot house with pool and garage, subject to town permitting. There is also the potential for a private dock. “The lot has beautiful evergreen trees,” Brown said. “It is completely flat so it’s a really nice lot to build on.”

See listing here

3 Pandion Road


The most expensive of the three remaining parcels is a double sized lot totaling six acres overlooking the water. The larger lot allows for 18,000-square-feet of buildable space, which can be comprised of one primary home or split between one primary home and one guest home. There is also room for a pool, garage and private tennis. “This lot is a really unique opportunity because there’s space for two separate homes,” Brown said. “We showed it to one family with daughters who were very interested. They would build their family compound.”

See listing here

4 Pandion Road


As you enter Pandion on the southern border sits this gracious 3.8-acre parcel, which would allow up to an 11,000-square-foot house, pool and garage, subject to town permitting. “This lot has beautiful views,” Brown said. “It is a rare opportunity to acquire such a special piece of property at a price much lower than the others available.”

See listing here

See more photos of the property below:

Views from the community boathouse. (Credit: Corcoran Group)
The property owners-only tennis courts. (Credit: Corcoran Group)