Awesome updates finished in 2024 and 2025 include: Starlink, new beds, interior paint, some new furnishings and floor, new pool table, bigger tv's, new comforters, new Polywood deck furnishings and improved outdoor spaces.Located in Corolla/ 9 Bedrooms/ 7 Full Bathrooms/ 1 Half BathroomWelcome to your dream vacation rental. Walk through the grandiose front entry of this Semi-Oceanfront home, just steps from the sand, and marvel at the grand ocean vistas. This professionally landscaped home is designer decorated with lush tropical decor and linens and includes all your favorite amenities. Offering a unique floor plan to maximize quality family time and private time. Within walking distance to shopping and eateries in TimBuck II.Ground Level: Exterior amenities include over 2000 square feet of decking including a crows nest on the roof level with constructed in seating and picnic table. All deck levels have wood Adirondack chairs and tables; gates secure the two top levels. The expanded pool and hot tub area features comfortable sling lounge chairs, an outdoor shower, outdoor loo, a fenced in grass area, outdoor speakers, a gazebo with round picnic table, charcoal grille, picnic table and a regulation size sand volleyball court. Inside you'll find a Recroom with pool table, ice maker, flat-screen TV, full-size refrigerator and the laundry area with front loading washer and dryer. 3 Queen Bedrooms, each with flat-screen TV, Bedroom with 2 Singles plus a flat-screen TV and 2 full hall bathrooms. Between the ground and mid level you'll find a sitting/game area with flat-screen TV and deck access to private pool. Mid Level: Foyer, 2 Queen Master Bedrooms both with flat-screen TV, private bathrooms and deck access. Master Bedroom with 2 constructed-in Duo Bunk beds and flat screen TV, Bedroom with 2 Singles plus flat-screen TV and a full hall bathroom. Between the mid and tope levels you'll find a sitting area with TV. .Top Level: Great room with gas fireplace, flat-screen TV/DVD and a wine refrigerator. Kitchen with granite countertops, 2 dishwashers, microwave, electric flat top stove, enormous refrigerator with ice maker an and counter seating for 4. Extensive bespoke tile dining room table seating 8 and an elevated Ship's Watch with additional dining for 8. Half bath and a convenient loft office with internet access, desk and a TV. Finally, a King Master Bedroom Suite with flat-screen TV, deck access and a huge private bathroom with double tile shower, double vanity, and separate toilet area. The upper deck has a gas grille with a cast aluminum dining table seating 8-10 outside the kitchen sliders.Extras: Huge Private Pool (Heated for $500, 14x32), Private Pool, Hot Tub (8), 13 TVs, exterior speakers by pool, high-speed wireless internet access, fax/scanner/printer, Sony PlayStation 2, pool table, crows nest, basketball goal, gas fireplace (available November 1 - April 30), gas grille, charcoal grille, 2 fridges, 2 dishwashers, wine captain, double porch swing, ceiling fans, ice maker, 2 high chairs, pack-n-play, book library, outside half bath, wood Adirondack chairs, sizable fenced in grass back yard, picnic tables, outside dining set, beach chairs, umbrellas, rafts and pool toys, city water, parking for 9 cars and linens and towels supplied. No Smoking. No Family Animals. Seasonal Flex Stay available from October 1 - May 15. Distance to beach access: 400'. House Address: 808 Lighthouse Drive. Beds: King, 5 Queens, 4 Singles, 2 DuoBunks. Key Type: Keyless entry. CHECK IN LOCATION: 1023 Ocean Trail, Corolla Office. 2025, PRIVATE POOL is open from 4/26/25 -10/10/25Pool can be heated for an additional weekly fee (plus tax). Pool temperatures vary in degree of warmth and temperature cannot be guaranteed. Pool heaters typically heat the pool 10 degrees above ambient air temperature. Refunds will not be issued due to inclement weather or pool temperature.Linens and towels included at no additional cost. This home will provide sheets for all beds and the beds will be made with the exception of sleep couches, top bunk beds and trundle beds in which case the sheets are supplied. This home also provides 1 bath towel and 1 wash cloth per person the home sleeps, 2 hand towels per full bathroom, 1 hand towel per half bathroom and a bath mat for each shower or tub.Kilmarlic Golf Club Member This program offers guests a variety of activities that include discounted golf access, wild horse tours, golf lessons, clinics and more! The K Club will also have a full time concierge to assist in planning your activities. You can also receive special prices for the newest attraction on the Outer Banks, the H2OBX Waterpark and Kitty Hawk Kites activities including hang gliding, paragliding, kayak tours, kite boarding, jet-ski units and more! CLICK HERE for details, rates and reservations! (252) 491-2841.Booking: After booking, you will receive an e-mail with instructions to electronically sign your lease agreement and make your online payment within 3 days, to avoid cancellation. During the booking process you will be asked to enter a credit card number, nothing will be charged to this card. We offer optional travel insurance as well as other optional costs that you can opt in or out of on your lease agreement. Your final payment will be due 30 days prior to arrival. *Reservations booked within 45 days of arrival will have 3 days to sign the lease agreement and submit payment in full.Brindley Beach Vacations & Sales makes every reasonable effort to maintain reliable information about the vacation rental properties we manage. All information, description and rates are subject to daily updates and changes. We are not responsible for changes in furnishings, inventory or décor changes implemented by the individual homeowner. Photos, virtual tours and floor plans are meant to be illustrative in nature. All vacation rental information is deemed reliable but not guaranteed. Beds:
You will Love the Outstanding location, wrap-around porch & comfortable furnishings at Afterdune Delight. The Beach is an easy, convenient walking distance away Only 185 Ft. to beach access at Historic Street. The whole family will enjoy the Private 12x22 Swimming Pool & bring the furry family too since the owners allow 2 Mature Dogs w/Fees. Ground Level: Parking for 4 Cars, Storage Area, Washer/Dryer, Half Bath, Steps to Main Level Covered Entry, & Access to Private Swimming Pool - Open Seasonally, w/Pool Deck & Furniture. Main Level: Living/Dining/Kitchen Area, TV, DVD, 4 Bedrooms (1 Private Suite w/King & TV, Full Bath, 2 w/Queens & TV, 1 w/Duo Bunk & TV), Full Hall Bath, & Access to Wrap Around Covered Deck w/Deck Furniture. Features include: C/AC & Heat, Dishwasher, Microwave, Phone, TVs, DVD, Wireless Internet, Ceiling Fans, Water Volleyball Set, Cornhole Boards, Direct Beach Access, & Security Camera Front Deck Facing Driveway. Two Mature Dogs Allowed w/Fees. No Smoking Allowed.
Overview Tucked away on a private street in southern Ocean Sands, you'll find oceanfront seclusion. This Outer Banks vacation cottage has a timeless charm. The decor is crisp white and coastal inspired. You can enjoy the Atlantic from one of many light-filled, ocean-facing rooms or while lounging on the generous wrap-around decks equipped with rockers and outdoor furniture. Enjoy a private pool and a separate covered deck with a hot tub, both just steps from the ocean! A convenient location in Section B of Ocean Sands means that Tiempo Sera is just south of a grocery store and shopping center, Currituck Club Golf Course, and more. Ground Floor Carport with entrywayLaundry Private pool Beach walkway The ground level design includes an entryway to the home, laundry room, two covered outdoor showers, and a shimmering private pool. A staircase accesses the beach walkway leading to a covered gazebo with a hot tub and on to a spectacular dune-top deck. Outdoor meals are made easy with a poolside dining area shaded from the sun by way of an umbrella and with a spare refrigerator located just inside the entryway. Read more about Ground Floor First Floor Den with sleepsofaKing with private bath Queen with private bath Bedroom with queen bed and two twin bunks Shared full bath Retreat to the cozy first level den with a sleepsofa and large flat screen TV. There is a variety of sleeping accommodations on this floor, including a queen bedroom with a private bath with a combination shower/bathtub, a bedroom with a queen bed and two twin bunks ideal for families, and a king bedroom with a private bath with a shower. All bedrooms feature flat screen TVs and access to the wrap-around deck with a hammock swing. The beach walkway extends from this level to the dune-top deck. Read more about First Floor Second Floor Great room Dining area Kitchen King with private bath The great room on the second level features a sectional sofa with coastal accents, a seasonal fireplace, and endless ocean views from every vantage. Vaulted ceilings, numerous windows, and sliding glass doors fill the area with sunlight. A large flat screen TV, DVD library, games, books, and a stereo will keep everyone entertained throughout the duration of the stay. Make sure to take a moment to gaze through the ocean-facing telescope. The kitchen features stainless steel appliances and bar seating adjacent to the dining area. Coffee lovers will appreciate the availability of both a drip coffee maker and a Keurig. A desk is also available for those who combine work and play. A king suite is located on this level and features a flat screen TV and a large private bath with shower. Access the wrap-around deck from any room and relax in one of the lounge chairs while enjoying uninterrupted water views. Read more about Second Floor Pool: Saltwater pool heated by heat pump. Ambient air temperature of 60 degrees or higher is needed to heat the pool, meaning that if the temperature drops below 60 degrees the pump will not continue to heat. Max. pool temperature is 80 degrees. Path to Beach: Due to shifting ocean currents and wind, sand accumulation can cover the beach walkway.EV Charger: A payment of approximately $0.45/kWh is required to use the onsite charger. Payment is made via a QR-code available on the charger at the house.Community Note: Trailers, boats, and mobile homes/RVs are not allowed to be parked in the driveways of any Ocean Sands properties; parking is only permitted in the driveways of homes; golf carts and motorized carts/scooters/buggies are also prohibited in Ocean Sands.
OCEANFRONT Hatteras – As the sun starts to make its ascent over the horizon each morning, it illuminates everything that makes BEACH HAVEN the quintessential vacation getaway. With three levels of decking that run the length of this broad eight-bedroom/seven-full and two-half-bath home, the vistas alone are just some of the jewels to fill a treasure trove of memories. Just steps from the beach, the ground level 13-foot by 29-foot pool is bathed in morning and mid-afternoon sun. Behind it, a six-person hot tub is under cover and shaded, ideal for a calming soak in any weather. Inside, strike up some friendly competitive action in the game room where a seven-foot pool table, foosball table, and big-screen TV with surround sound offer an entertaining respite. No need to travel far for snacks and beverages: there’s a convenient kitchenette here, too. A king bedroom with full ensuite bath and a half-bath complete this level. Take the elevator and discover four more bedrooms on the second level. Two king bedrooms each have a full ensuite bath, the latter including a Jacuzzi tub. Another king bedroom and one with a queen-over-king pyramid bunk share a full hallway bath. Sliders open onto a deck outfitted with Adirondack chairs, ideal for stargazing before drifting off to sleep or settling in with a good book. For a home that can accommodate 20 people, there needs to be a special space for everybody to come together. The third level accomplishes that with a superb open layout complemented by soaring cathedral ceilings. A massive kitchen features granite countertops, stainless steel appliances, two dishwashers, double wall ovens, a commercial ice maker, and an eat-at counter that seats six. After growing roots with unhurried meals at the eight-seat dining room table, move the action to the living room to stream your favorite shows on the Intelligent TV. Can’t agree on what to watch? A separate den offers another option. Better still, venture out to the deck and appreciate the ever-changing nature show the sea and sky provide. This level also includes a half-bath and a king master bedroom with an ensuite bath featuring a Jacuzzi tub. A spiral staircase leads up to a fourth-level loft where two more king master bedrooms with ensuite baths featuring Jacuzzi tubs complete the accommodations. Book BEACH HAVEN with dreams of the ideal family hideaway. You will leave with them fulfilled. New for 2024: Beach Haven Hatteras will be dog friendly in 2024. New for 2023: Home will be a Saturday check-in. New hot tub. Resurfaced pool deck. New sliding glass doors and windows. All TVs upgraded to Intelligent TVs. New furnishings in five bedrooms. New quilts in all bedrooms. All queen bedrooms converted to kings. Pyramid bunk bedroom will stay a pyramid bunk, but will be upgraded to a queen bed over a king. New lighting throughout. New refrigerator. Updated artwork throughout. Refreshed kitchen items. Upgraded internet speed (may vary based on number of users/devices).The following items are available at all Surf or Sound Realty properties, even though they are not listed individually: Central Air/Heat, Washer/Dryer, Fridge, Dishwasher, Microwave, TV, Standard Coffee Maker, Toaster, Blender, and Outdoor Grille.
Cozy Cottage is Beach Living at its Best. Beautifully appointed with all the charm of a Traditional Carolina Beach House plus Modern Conveniences. Your family can relax in the shaded sitting area or take a short direct walk to the Beach.Ground Level: Parking for 2 Cars, Steps to Covered Entry, Covered Sitting Area, Hot Tub, Hammock Swing, Child Swings, Enclosed Outside Shower, and Charcoal Grill. Mid Level: Living Area, TV, DVD, Electric Fireplace; Kitchen, Stainless Steel Appliances, Breakfast Bar w/Seating for Three (3); Dining Area w/Seating for Six (6); Bedroom w/Queen, Flat Screen TV; and Sun Deck w/Table and Chairs. Top Level: 2 Bedrooms (1 w/Queen, TV; 1 w/Duo Bunk, TV), Full Hall Bath w/Tub/Shower, and Sun Deck w/Chairs. Features include: C/AC-Heat, Washer/Dryer, Dishwasher, Microwave, 4 TVs, DVD, VCR, Wireless Internet, Ceiling Fans, Baby Equipment (Portable Crib/Play Pen, Baby Gate, Crib), Puzzles, Books, DVD and VHS Movies, and Deck Furniture. Two Mature Dogs Allowed w/Fees. No Smoking Allowed.
Overview Just three lots from the Atlantic with quick and easy access to the beach, this Outer Banks home in ocean blue tones is the perfect place to spend your vacation. Situated on a high dune, magnificent ocean and sound views are at your every turn. Beautiful sunrises over the ocean and sunsets over the sound...what more could you ask for? The good life just got better at Everybody Duck. Ground Floor King with private bath Queen bedroom Bedroom with two twins Shared full bath Den/sitting area The ground floor bedrooms are cheerfully furnished and decorated with bright colors. Everyone will feel well accommodated in the king with private bath and flatscreen TV, queen bedroom and bedroom with two twins. The den offers a flat screen TV and opens directly to the pool deck, where you will find yourself spending countless hours splashing in the azure waters or lounging poolside in one of many reclining chairs. A tiki bar, two charcoal grills, hot tub and volleyball area are also available for your enjoyment. Be sure to spend at least one meal dining outdoors at the convenient picnic table. Read more about Ground Floor First Floor Two kings with private baths Queen bedroom Bedroom with two doubles Shared full bath Den/sitting area Sleeping arrangements on the first floor include two kings with private baths and flatscreen TVs, a queen bedroom and a bedroom with two doubles. A second den with flatscreen TV opens onto the screened-in porch, the ideal place to enjoy the ocean breeze while staying out of the sun. Read more about First Floor Second Floor Great room Dining area Kitchen King with private bath A light and airy great room features a large, wraparound couch, vaulted ceilings, flat screen TV and spacious dining area. The kitchen provides a bright space for meal preparation and has two dishwashers and a Keurig for your convenience. With its own access to the oceanside deck, the top level king bedroom with a flatscreen TV and private bath offers a relaxing respite. The brilliant Atlantic will capture your attention from the sundeck. Read more about Second Floor Community note: The Town of Duck has beach equipment policies to help keep visits to the shore enjoyable and safe. Updates for 2023: New screened-in porch, new hot tub, new PVC deck railings and new safety gates on all levels, all new outdoor furniture, new mattresses, all bathrooms were remodeled, larger TV in the great room (65"), all TVs are Roku or Smart TVs.
SOUNDFRONT Avon, Kinnakeet Shores — Is it possible to find an getaway of serenity, moments of sheer exhilaration, and surroundings that inspire connection all in one vacation experience? CAYMAN SUNSET is all the proof you need that a 6,500 sq. ft. 10-bedroom/eight-full and one-half-bath home can, indeed, pull off this coveted trifecta. Add the lure of a tropical setting and suddenly your search has discovered perfection. Bring multiple generations of your family together, including your two welcomed dogs, into this cavernous home, where everybody can indulge in their own passions — from kiteboarding to poolside calming. Unload your car with the knowledge that an all-level elevator will ease the check-in process and provide accessible-friendly access. While guests have complimentary use of Kinnakeet Shores pool and tennis facilities, what you’ll adore most is how short the walk to the sound side beach is, making it super convenient to divide your swimming and sunbathing time between the natural sound waters and the private heated pool. Here, there a plenty of loungers to settle in for a poolside nap, an outdoor shower, and a tropical poolside bar to savor an appropriately tropical drink. Take a break from the sun in the screened-in porch, eight-person hot tub, or use the slider from the first-level deck to head inside to the game room. Complete with a pool table, shuffleboard table, four-chair game table, and 56-inch TV, as well as a wet bar with microwave and full-size refrigerator, this space will be one where everybody will want to gather. For those committed to their daily exercise routines, there is also an exercise room on this level featuring both cardio and strength training equipment. Unwind in the sauna conveniently located down the hall. All 10 of the home’s bedrooms are spread out among four levels and include TVs and sliders to the multiple decks. On the first level, a master pyramid bunk room with a private bath. Four more bedrooms occupy the second level including a queen master, a master with two double beds, and two king bedrooms that share a bathroom. The third level features two more king masters and a king bedroom that shares a bathroom with a bunk room featuring two sets of pyramid bunk beds. On this level, you can also escape into the home theater and sink into one of the 17 plush recliners to get lost in some movie magic thanks to a vast DVD library. The final bedroom, a king master with a private ensuite bath featuring a jetted tub, stand-up shower, and double sink is found on the fourth and top level. This top level represents not just the pinnacle of CAYMAN SUNSET, but the heights the right home can take your family’s connection with each other. Camaraderie soars right along with the cathedral ceilings and spirits brighten in concert with the handsome vistas revealed from wall-to-wall windows. A humongous kitchen with a five-seat breakfast bar will delight any prepare with two dishwashers, two sinks, a double oven, a microwave, a side-by-side refrigerator, and a stand-alone ice maker. Savor memorable meals at the 16-seat dining table and nights of laughter, conversation, and Intelligent TV viewing from the opulent furnishings facing the fireplace. The prospects of a nightly poker game at the six-seat card table may just take the focus away from the TV unless the blazing sunsets and subsequent star show from the adjacent deck don’t win out first. Sometimes life calls for getting lost in coastal breezes and setting suns. If that time is now, book CAYMAN SUNSET today. New for 2025: Recently refreshed pool area, poolside bar, and game room.New for 2024: New 8-person hot tub. New HVAC units.The following items are available at all Surf or Sound Realty properties, even though they are not listed individually: Central Air/Heat, Washer/Dryer, Fridge, Dishwasher, Microwave, TV, Standard Coffee Maker, Toaster, Blender, and Outdoor Grille.
Located in Corolla/ 5 Bedrooms/ 4 Full Bathrooms/ 1 Half BathroomYour family will appreciate this vacation spot offering a huge fenced back grassy lawn with private pool. Unwind in the sizable screened porch in the evenings that offers plenty of seating for everybody! There's something for all at the Jolly Octopus and its just 740 feet from the beach access!Ground Level: Queen Bedroom that shares a bathroom with the Recroom with Queen Sleep Couch and TV/DVD, laundry with washer and dryer, access to the sizable screened porch with plenty of outdoor seating and dining, huge fenced back grassy lawn, and the private pool.Mid Level: Queen Master Bedroom with TV and a Bedroom with 3 Singles that shares a hall bathroom with a Bedroom with 2 Singles. All bedrooms have access to one of the many decks.Top Level: King Master Bedroom with TV and deck access, great room with TV/DVD, dining room seating 8, kitchen with counter seating for 6, half bathroom and a sun room with TV.Extras: Private Pool (12 x 32) enormous fenced yard, 6 intelligent TVs (streaming with spectrum app for local channels), 3 DVDs, high-speed internet, large screened porch, wood fireplace, charcoal grille, deck furnishings, DVDs, books, community water and linens and towels included. No Smoking or Vaping. Dogs Welcome (1-2 dogs MAX, 60lbs each). Full week units only. Distance to beach access: 740'. House Address: 1042 Whalehead Drive. Beds: King, 2 Queen, 5 Singles, Queen SS. Key Type: Keyless Entry. CHECK IN LOCATION: 1023 Ocean Trail, Corolla Office.2025, PRIVATE POOL is open from 5/11/25 -10/11/25Linens and towels supplied at no additional cost. This home will provide sheets for all beds and the beds will be made with the exception of sleep couches, top bunk beds and trundle beds in which case the sheets are supplied. This home also provides 1 bath towel and 1 wash cloth per person the home sleeps, 2 hand towels per full bathroom, 1 hand towel per half bathroom and a bath mat for each shower or tub.NO Grills allowed on decks or within' 15' of the home. This home does not offer beach chairs. This property has an exterior camera facing the driveway.Booking: After booking, you will receive an e-mail with instructions to electronically sign your lease agreement and make your online payment within 3 days, to avoid cancellation. During the booking process you will be asked to enter a credit card number, nothing will be charged to this card. We offer optional travel insurance as well as other optional costs that you can opt in or out of on your lease agreement. Your final payment will be due 30 days prior to arrival. *Reservations booked within 45 days of arrival will have 3 days to sign the lease agreement and submit payment in full.Brindley Beach Vacations & Sales makes every reasonable effort to maintain reliable information about the vacation rental properties we manage. All information, description and prices are subject to daily updates and changes. We are not responsible for changes in furnishings, inventory or décor changes implemented by the individual homeowner. Photos, virtual tours and floor plans are meant to be illustrative in nature. All vacation rental information is deemed reliable but not guaranteed.Beds:
Culpepper & Associates is a family owned and operated appraisal business that has been serving clients all along the Outer Banks since 1996. With a focus on providing their clients the utmost professional experience, the small but dedicated team can handle all varieties of appraisal requests, from the purchase of a new Outer Banks home, to the sale and / or current market analysis of an existing property. Culpepper & Associates is based in the central town of Kill Devil Hills, but their appraisers can cover a wide range of areas, which includes the northern communities of Duck, Corolla, and Carova, the inland areas of Currituck County, and all seven villages of Hatteras Island. Their long list of services include mortgage loan collateral valuations, replacement costs for insurance purposes, property valuations for potential sales, Retrospective (or pre-storm) Appraisals, resolving equitable distribution disputes, and even estate planning. As a result, regardless of whether a client is in need of estimating the value of their current property, or needs an appraisal to complete the purchase of their dream home on the OBX, the team at Culpepper & Associates can deliver with timely results, accurate valuations, and years of area expertise that carry over into existing real estate market conditions and beyond.
Gray Realty & Appraisal Services is a full service and local residential appraisal firm that provides a wide range of services to meet and exceed clients’ needs. From commercial builders and mortgage lenders to attorneys and property owners, every type of client can be accommodated via this appraisal company. Best of all, because Gray Realty & Appraisal Services is based on the Outer Banks, the team has the knowledge of current market values and conditions to ensure all valuations are accurate and trustworthy. Gray Realty & Appraisal Services provides a wide range of services which includes property valuations for mortgages and home sales, insurance replacement costs, estate planning, FHA loans, and equitable distribution, just to name a few of the services the company provides. In addition, the company has a far-reaching range of property types that they can provide accurate valuations for, which includes single family homes, multi-family properties and / or condominium complexes, land and lots, townhouses, and even boat slips. Because of this wide range of expertise, as well as the detailed services that can accommodate any transaction, both buyers and sellers can rest assured that they are in good hands when acquiring a current property valuation for virtually any and all Outer Banks real estate ambitions.
Roanoke Island Appraisal Services is a centrally located appraiser that can help buyers and sellers throughout the Outer Banks fulfill their financial needs when it comes to property valuations. Able to accommodate a wide variety of different requests, this appraisal service that’s located just off the beaten path in Manteo on Roanoke Island has been used by a number of Realtors as well as local clients to complete services needed for a real estate transaction. Buyers can utilize Roanoke Island Appraisal Services to determine the value of a proposed property before making an offer or while securing a mortgage, while sellers can use the services to determine the current value of their property before putting it on the market. In addition, Roanoke Island Appraisal Services can assist with property valuations for estate records, can help with valuations to determine fair distribution, or can help gauge the cost of insurance replacement. Regardless of what a buyer or seller’s needs entail on the Outer Banks, Roanoke Island Appraisal Services is a solid option for obtaining accurate valuations to move forward on a real estate or business transaction with confidence. Locally situated, this appraisal company can assist clients throughout the OBX fulfill their real estate goals.
Outer Banks Real Estate
After a few days of sunny beach afternoons, fantastic local attractions, and all the amenities that attract people to the Outer Banks, many visitors find themselves daydreaming about a more permanent vacation. Whether your ultimate goal is to own an investment property, a retirement or vacation home, or simply a year-round home on the beach, the Outer Banks is filled with incredible opportunities and a variety of properties for sale.
Many frequent vacationers eventually turn into investors or year-round residents, and as a result, there are countless resources available for newcomers to the Outer Banks real estate market. With so many options, and so many varying factors when it comes to purchasing beach property - from flood insurance to rental income - the local market might be a little tricky to navigate at first glance. Thankfully there are plenty of experienced local REALTORs who have been in the 'Banks business for decades, and are experts at helping newcomers or first time buyers get their feet wet in the local market.
Your best bet before embarking on a new home or property purchase is to contact a local REALTOR in your area of interest, whether it's the northern Outer Banks communities, the central towns of Nags Head, Kill Devil Hills and Kitty Hawk, the picturesque soundside towns of Manteo and Wanchese, or the southern regions of Hatteras and Ocracoke Islands. Every area of the Outer Banks has real estate companies and experienced agents on hand to assist new buyers and answer questions.
That said, many folks who are new to the Outer Banks real estate market generally have a few standard questions in mind as they begin their search for their permanent dream home. With this in mind, feel free to review the list of frequently asked questions about the local Outer Banks real estate market, and remember that the majority of the year-round population and second homeowners on the OBX are folks who always loved the area, and decided to take a chance and pursue their dream of a long-term, forever home.
Realtors and the MLS
An online search, (like the one below), is the best starting point for embarking on a property purchase on the Outer Banks. The local MLS (Multiple Listing Service) allows REALTORS to enter extensive property details, multiple photos, and even virtual tours, allowing prospective buyers a wealth of information about specific properties in their OBX area of choice, without making a special trip to the islands.
Once you're narrowed down your search, it's time to contact a local REALTOR. A local real estate agent can help you obtain more details about your favorite properties, such as tax information or surveys, and can even help you find additional properties that meet your requirements. In fact, some local agents even offer automated emails that notify you the second a new listing hits the market that matches your criteria. For in-person visits, a REALTOR can also take you on guided tours to your favorite properties, while providing you with plenty of area information. Schedule an appointment with a real estate agent on your next vacation, or get started now with an easy and thorough online search.
Types of Properties Available
In a word, Everything. The beautiful thing about the Outer Banks real estate market as opposed to other beach resort destinations is that buyers have a wide selection of properties to choose from, from single bedroom soundside condos to 20 bedroom oceanfront castles.
There are literally thousands of real estate listings for sale on the Outer Banks, ranging from the Inner Banks towns and the Dare County mainland to the desolate beaches of Carova and Ocracoke. When you're first starting to look at properties for sale, it's imperative to narrow your search so you don't have to root through hundreds if not thousands of properties for sale.
Factors to keep in mind include property types (condos, single family homes, mobile homes, or timeshares), location (both town or area and proximity to a local sound or the ocean), and size. You'll also want a mental list of other amenities you'd love to have in your dream property, such as private pools, community facilities, game rooms, views, or any other special feature that's specific to your criteria.
Varying budgets and price ranges will also find plenty of options, with home prices starting at around $100,000 and escalating to $1 million or more, depending on the property.
Having trouble narrowing it down? A local real estate agent can help you take those broad strokes and turn it into a more manageable list of properties that fit your specific requirements. Don't be afraid to contact a local agent and ask for help - most all REALTORS on the Outer Banks are happy to provide free consultations.
Rental Home Investments
The majority of properties on the Outer Banks, particularly along the oceanfront and in tourism-oriented communities, are second homes or "investment properties" owned by individual owners, families, or groups of investors designated as LLCs.
Some owners who live in the area may choose to rent out their home themselves, but basically, an owner that wishes to rent their home or condo on a weekly basis will list their property with a local property management company in annual or two-year increments.
The property management company takes care of all the routine work that comes with renting a vacation home, including advertising, guest check-in and check-out procedures, routine and on call maintenance, weekly housekeeping, and much more. This allows the owner to rent their home to weekly tenants, but enjoy stress-free management and maintenance. In return, the vacation rental company typically receives a minor percentage of the home's annual income. North Carolina Real Estate Law does not allow all property management companies to set a standard commission, and instead, the percentage must be decided upon in a contract between the company and the owner.
In addition, the owner covers the cost of basic utilities or community / subdivision fees, although some costs, such as pool heat or cleaning fees for a pet friendly home, can be passed to the vacation rental guest.
Many owners find that listing their property with a local management company is well worth the commission, as the company can advertise, monitor, and easily care for the home in the owner's absence, ensuring that all an owner has to do is make sure they reserve their own "vacation weeks" well in advance.
Choosing your Town
Every community on the Outer and Inner Banks has the potential to be a phenomenal locale for a vacation rental home, however, the majority of rental homes are located directly on the barrier islands.
Look for popular communities or subdivisions within the northern, central, or southern Outer Banks regions, or simply head towards the water. The oceanfront and soundfront vacation rentals are among the most popular on the Outer Banks, simply for their incredible views and access. Properties that are one or two lots away from the water, and feature easy public access or gorgeous views, are also popular locales for vacationers, and even small hidden homes in the local maritime forests can attract nature lovers and tourists who love a little privacy.
You'll also want to keep an eye out for guest-friendly amenities, including a private pool, hot tub, game room, or even a theater room. Special amenities and perks go a long way with guests, and an investor looking to maximize their income should bear this fact in mind.
In a pinch, it's smart to start looking at the areas of the Outer Banks you love the best. After all, once you purchase a vacation rental property, it will be your lifetime vacation rental home as well.
Rental Home Income and Mortgages
There are many great reasons to purchase an Outer Banks vacation rental home, and the longstanding popularity of our resort community makes property purchases a solid investment. Each year the Outer Banks is noted as a top family friendly vacation destination with an emphasis on our award winning beaches and unique seasonal activities and festivals.
When considering an investment purchase, it's important to work with a local real estate broker who is familiar with the Outer Banks vacation rental industry. A seasoned agent can provide you with the information you need to determine if purchasing on the Outer Banks is a good addition to your investment portfolio.
Items you can request in advance of your purchase include:
- "Actual" Rental Income - In most ca you can review current and historic data on the actual rental income produced by the home you intend to purchase.
- "Projected" Rental Income - For new construction houses or properties not previously rented, a property management company can provide a projection by analyzing income from similar homes in comparable areas.
- Property Management Fee - Request the annual management fee that a property management company will charge to oversee the rental of this home.
- Utility Expenses - This information is not always readily available, but some owners are able to share this data with prospective buyers.
- Home Maintenance - An experienced broker can provide you information to budget for annual home maintenance costs.
- Pool and Spa Maintenance - When applicable, you can readily obtain annual expenses for maintaining pools and spas.
- Taxes - Annual tax rates are available for each property listed for sale.
- Insurance Costs - Local insurance companies can provide the amount buyers will need to budget for annual insurance expenditures.
Gathering this valuable information up front allows buyers to develop a much clearer picture of the costs to own on the Outer Banks and to determine the Return on Investment (ROI) percentage. In some cases, buyers will be pleasantly surprised to discover healthy 10-12% ROI and a few opportunities that exceed these amounts.
Beyond the investment aspect, purchasing an Outer Banks vacation rental home allows you to spend valuable time with your family at the beach!; With advance notice, owners can block weeks for family use, gift the use of the home to friends and extended family or donate a week for charitable functions.
Permanent Residences
Prospective residents will find plenty of properties for sale designed with year-round residents in mind. These properties many not feature the extensive game rooms, theater rooms or multiple bedrooms that a vacation rental home can have, but they do have lovely lawns and gardens, comfortable living spaces, and plenty of friendly neighbors.
Potential full-time residents have their pick of condos, single family homes, or even mobile homes which can be found from Ocracoke to the Inner Banks communities on the mainland. Local lenders are just as adept at assisting first-time homebuyers as they are investors, and can offer competitive interest rates for potential residents.
In addition, depending on the area, virtually every budget can be accommodated, and folks will find the selection of year-round homes competitively priced, especially in relation to other vacation destination and resort markets.
In other words, future residents will find plenty of opportunities available in their favorite areas, making the daydream of Outer Banks relocation well within reach.
Town Options for Permanent Residences
Like vacation rental or investment properties, year-round homes can be found in virtually every area and town of the Outer Banks, although there are some communities that are more residential in nature than others.
The Inner Banks areas of the Currituck mainland, Elizabeth City, and the Dare County mainland are an attractive possibility for year-round prospective buyers. For one thing, these areas are relatively quiet and free of tourism throughout the year, but still offer exceptional sound or canalfront access for water lovers. Also, with a location of 45 minutes or much less from the Outer Banks' barrier islands, all of these areas present new residents with an easy commute to an on-island job, or just a day at the beach.
For another, the prices in these regions are generally cheaper than the busier tourist hot spots, allowing first time home buyers or relocating families more options at a competitive price.
On the soundside of Kill Devil Hills lies Colington Harbor, a collection of namely residential homes and year-round neighborhoods with exceptional sound and saltwater canal access. This area of the Outer Banks is close to the action, but also offers proximity to the central Outer Banks' schools, community golf and recreational clubs, and public boat ramps and sound access points.
Manteo and Wanchese are also incredibly attractive locales for full-time residents, as they have a world of attractions and amenities, including the NC Aquarium, the Elizabethan Gardens, the Wanchese waterfront fishing docks, and the historic Downtown Manteo, but still maintain a small-town feel. In these areas, prospective residents will find a wide selection of year-round homes with gorgeous gardens, friendly neighbors, and easy access to essential services, like the DMV, government facilities, and local grocery stores and shops.
Hatteras Island is also home to a number of small and almost hidden primarily residential communities, specifically in Avon, Buxton and Frisco.
Avon Village is a quiet "small town" within a small town, and is the perfect neighborhood for families with uncrowded streets, generations of neighbors, and lovely small homes with a few vacation rentals sprinkled in. In Buxton and Frisco, year-round residents flock to the woods, where a number of residences are perched high up at some of the highest altitudes on the Outer Banks, safe from potential flooding, hidden from the main roads, and close to Hatteras Island's exceptional elementary and secondary schools.
While certain areas of the Outer Banks may seem designated for year-round residents, virtually any stretch of beach can serve as a fantastic year-round home. Keep your options open and don't be afraid to explore, and as a result, you're sure to find a wonderful property for sale that your family can truly call home.
Local Schools and Jobs
Because the year-round population of the Outer Banks is comprised primarily of "newcomers" who fell in love the area and eventually moved to the beach, folks interested in a beach relocation will find plenty of options and information available.
Your first stop for relocation information should naturally be your buyer's agent. Your REALTOR can provide you with a wealth of information, from local plumbers or electricians to hair salon recommendations. Don't be afraid to ask questions - your agent will be happy to assist you in getting a head start in fitting into the beach life.
Another great source of information is the Outer Banks Chamber of Commerce. As a representative collection of local businesses, vendors, and services available on the Outer Banks, the Outer Banks Chamber of Commerce can provide lots of helpful relocation information, from local voting centers to employment opportunities. A visit to their website, will certainly prove to be a fantastic introduction to the Outer Banks for new residents.
New residents can also check in with the county of Dare or Currituck, depending on where their new home lies, for essential relocation information. Both counties have extensive websites that list important department contact info, (like water department of sanitation department), available local government jobs, and local ordinances and regulations. Both counties also have personnel on hand that can help answer department specific questions.
Finally, once on the Outer Banks, new residents who want to be in the know about local events, community groups, or local happenings, are encouraged to check out their local papers. The Island Free Press and Outer Banks Voice both have online "newspapers" that can be accessed with just a couple clicks of the mouse, and the Outer Banks Sentinel and the Coastland Times are standard newspapers that cater and cover the OBX region. For upcoming events, community gatherings, and an outlet to what's happening on the beaches, the local papers are an essential tool for Outer Banks residents.
Flood Insurance, Taxes and Other Costs
One additional cost on the Outer Banks that many mortgage companies require, especially in areas that are close to the ocean or sound, is flood insurance. Many homes on the Outer Banks, with the exception of properties that are located well above sea level, are located in a flood zone, which means that in addition to the standard homeowner's insurance, prospective buyers will be required to purchase a flood insurance policy as well.
The good news is that flood insurance is relatively inexpensive. For example, flood insurance for a $200,000 loan typically runs around $500 a year, and that amount is factored into your monthly mortgage payments.
Some subdivisions or communities may also have additional costs, such as community grounds maintenance fees, or pool or club memberships. Condo complexes on the Outer Banks generally have an extra community cost for maintenance, trash service, or water service, although prospective buyers will generally find this information stated clearly on the real estate MLS listing.
Other than community specific costs and flood insurance, many new owners find those extra expenses associated with being a homeowner incredibly competitive with other areas. Tax rates are quite low on the Outer Banks, and in Dare County, extras like sanitation service or community dumps are free to all residents and owners.
Basically, prospective buyers who are concerned about the additional cost of owning an Outer Banks property have little to worry about. An experienced lender or real estate agent will also notify you well in advance of going under contract of any additional expenses you can or should expect.
Mortgages and Loans
Granted, mortgage companies on the whole are more cautious about distributing home loans, however lenders on the Outer Banks are specialists at second or investment home purchases, and can generally make the home buying process a lot simpler for new OBX buyers.
In the mid-2000s, obtaining a mortgage was a simple affair, with plenty of fixed rate, adjustable rate, and balloon payment options available. Today, those same rates and plans are available, however new buyers should expect a little bit more paperwork and time to complete the process.
Expect to have two years of tax returns available, a year of income statements, and detailed bank statements showing your earnings and savings. Lenders may be more detail oriented these days, however, buyers will find that once qualified, the options are endless. Adjustable rate mortgages (ARMs) are still a relatively popular option for buyers who expect to own the home for only a few years, however with the incredibly low interest rates, fixed rates at 10, 15, 20 or 30 year increments have more or less become the standard for Outer Banks buyers.
Ready to make an offer? Many lenders are happy to review your financial background ahead of time, and give you a pre-approval letter to submit along with your offer to purchase. This lets the sellers know you're a serious and qualified buyer, and can also give you the peace of mind of knowing once the contract is signed, there won't be any financial headaches along the way.
A local real estate agent can give your local lender recommendations, or you can check with the Outer Banks Chamber of Commerce for local mortgage companies, lenders, and banks that specialize in second homes, investment properties, and the local Outer Banks real estate market.
Outer Banks Land
Visitors are delighted to find that only certain areas of the Outer Banks can be developed. For example, on Hatteras or Ocracoke Islands, it's not unusual to find 4-6 miles of developed areas surrounded by a dozen miles of undeveloped seashore, managed and maintained by the National Park Service.
However, prospective buyers will still find plenty of undeveloped lots and tracts of land available for sale in virtually every community of the Outer Banks. And prices are incredibly attractive to developers or builders, ranging from the $20,000s to the $200,000s or more for prime oceanfront or soundfront locations.
The beauty of purchasing a lot is that an owner can plan and execute a dream home to their exact specifications, including every amenity they desire, and discarding any extras they can do without. Potential lot or land buyers will also find a number of reputable local builders available to complete their vision. These are businesses that have been building Outer Banks homes for decades, and understand both the landscape and the best way to utilize the potential of a particular lot, (for example, the best deck placement for the best views.)
For prospective Outer Banks home owners who have a clear vision in mind of their dream house, it is most definitely worth the extra leg work to purchase a lot, and then contract a local builder to fill in the blanks. Building prices on the Outer Banks are competitive, and new owners will find no shortage of reputable and locally recommended builders available to construct their dream home.
Additional Considerations
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Like many national communities, the Outer Banks has its fair share of foreclosures, and prospective buyers should be on the lookout for phenomenal "short sale" deals. A short sale is basically a last ditch attempt by the bank or an owner to unload the property off their hands by offering it at an exceptionally reasonable price for a limited amount of time, and as a result, buyers can secure a property at much less than the property's actual value. The only drawback with a short sale is that many properties come with an "as is" provision, meaning that while home inspections are certainly allowed, the seller won't be conducive to making any repairs.
For handymen and handywomen, however, a short sale or foreclosure is an ideal opportunity to rapidly increase the value of a property with a little bit of elbow grease. As such, the short sales and foreclosures on the Outer Banks are definitely worth a look for buyers who love a good home improvement project.
- Want to maximize your rental income? Then start your vacation rental home search in the winter or early spring. As a general rule of thumb, annual rental income is transferred from the seller to the buyer on the closing date, which means that if a closing occurs in March or April, the buyer can enjoy a full season of rental income without any lag from the previous winter. The spring, in fact, is generally known among REALTORS as the most active season of second and investment home sales, simply because of the full year of income. Have fun hunting, but bear in mind that as the Outer Banks' most productive real estate season, being an early bird might be a huge benefit in securing an attractive property.
- Have specific criteria and a little time before you nail down a decision? Sign up for automated email updates. Many local REALTORS can take your specifications and assign you to a mailing list sponsored by the MLS which will send you up-to-the-minute notifications on new properties for sale or price reductions. By receiving instantaneous updates on properties related to your criteria, you can ensure to be the first to know when a new property hits the market, or one of your favorites has dropped its listing price.
- For prospective rental or investment property owners, many property management companies also have in-house real estate sales teams that work with property managers on a daily basis, and can help prospective buyers in finding homes that are very guest-friendly. By choosing a REALTOR associated with a property management company, a buyer can essentially maximize their potential rental income by learning, first hand, what properties can generate the most visitor interest, and what improvements can be made to specific properties to make them more renter-friendly. In fact, many buyers find that in addition to their buyer's agent, they also have access to a local property manager that can guide them in additions or changes that will be the most attractive to potential renters.
Basically, if you want a great rental home, then go to the source. The combination of expert real estate agents and expert property managers will help your prospective vacation rental home reach its full earning potential.
Many folks dream about owning a home on the beach, but few realize that a second or primary home on the Outer Banks is actually a very obtainable reality. Whether you're looking to invest in a vacation rental property your family can enjoy for generations, interested in buying a lot to lay down the groundwork for your dream home, or simply want to enjoy the beach life full-time with a permanent relocation, you'll find the Outer Banks real estate market perfectly accommodating to your expectations.
Best of all, the sheer variety of properties for sale virtually ensure that every taste and budget is accounted for, so prospective buyers will have no problem finding a portfolio of homes or lots that meet their specific criteria.
Intrigued? There's no harm in learning a little more, and experienced local buyer's agents are always on hand to answer questions, whether you've visited the Outer Banks for a day or a decade. On your next vacation, don't be afraid to contact a local Outer Banks REALTOR and take your first step into being a happy, full-time supporter of the beach life on the Outer Banks.