OCEANFRONT Salvo — S. Sunrise Ct. — Perched on pristine, protected shoreline with vistas that go on forever in any direction, the 5,200 sq. ft. SEA MONKEY is the type of vacation home that captures the imagination as well as the memories that will last a lifetime. Multi-generational families, especially, will adore how this seven-bedroom/seven-full and two-half-bath home adeptly brings everybody together, yet provides the personal space to unplug, disconnect and recharge when the mood strikes. From the first level up, this four-level home with over 4,000 sq. ft. of furnished wraparound decks accommodates your want to let go of daily distractions. Step off the furnished pool deck to the beach where you can spend the day on one of the Atlantic’s most charming stretches of sand. Back at the pool area, rinse off in one of three outdoor showers followed by a invigorating dip in the pool or a soak in the six-person hot tub. Quench your thirst at your own private tiki bar featuring a refrigerator, sink, and a stereo to kick back to your favorite tunes. There’s a grille here, too, in case you feel like a cookout is in order. Step inside and discover a game room with a pool table, two TVs, a half bath, and a kitchenette featuring a microwave, sink, refrigerator, and dishwasher. This level also includes a laundry room with two sets of washer/dryers and a master bunk room featuring two single bunk beds and a TV. Two west-facing and two oceanfront bedrooms, all queen masters with ensuite baths and TVs, occupy the second level. All these bedrooms offer access to covered furnished decks. Also on this level is a media room, giving the kids a place to call their own. Two more oceanfront king masters are located on the third level, both with ensuite baths featuring sunken garden tubs. One has a steam shower and a walk-in closet, and both offer TVs and access to furnished decks. Between these two bedrooms is a library featuring a desk and constructed-in shelves with an broad collection of books. For those who bring work along or simply need a peaceful getaway, this room elegantly obliges. The fourth level — like all the floors, conveniently accessible by elevator — reveals a roomy and airy great room that offers a generously open layout to bring your family together. With wood floors and a impressive vaulted ceiling to match, this room is bathed in natural light from walls of windows that invite nature’s beauty into the space. Cooking for a crowd is a delight in the chef’s kitchen where a granite counter seats five. Across from the kitchen, a 12-person dining table with full view of the dunes and ocean beyond holds the key to memory making mealtimes. Just off the great room there’s a sunroom with a four-seat table, ideal for modest meals, puzzles, or cards. Settle in together in the great room’s ample seating where a sizable flat-screen TV will certainly grab your attention unless the north-facing vistas of unspoiled parkland from the furnished oceanfront deck become the star attraction. Speaking of stars, they shouldn’t be missed, nor should the beautiful sunsets that leave a blaze of color on the open field to the west as they sink below the sound. SEA MONKEY is ready for you and your family. If you are ready for it, book it today. New for 2023: New backsplash and tile floor in the kitchen.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.
- Salvo
- 7 Bedrooms
- 8 Bathrooms
Overview Stylish furnishings, contemporary decor, and sensational upgrades define this oceanfront vacation retreat. This home tells the story of relaxed beachfront comfort with first-class features and amenities. Guests who reserve Too Blessed to be Stressed will enjoy an open great room with expansive views, inviting oceanfront dining, a gourmet kitchen, a mid-level media lounge with a wet bar, and a recreation room with a regulation-size pool table. Ground Floor Rec room with pool table Queen bedroom Bedroom with pyramid bunk and twin bunk Shared full bath This level provides one queen bedroom that shares a full bath with a bedroom with one custom-built twin bunk and one pyramid bunk (twin over full). The lively recreation room has a refrigerator, pub table with seating, mounted flatscreen TV, and a regulation-size pool table. Sliding glass doors lead to the sheltered bar with seating and a vast array of outdoor amenities. Read more about Ground Floor First Floor Den/media lounge with sleepsofa and wet bar Three queen bedrooms (two with private baths) Bedroom with twin bunk and pyramid bunk Shared full bathLaundry Sleeping accommodations on this level include a queen bedroom with an ocean view and custom tile shower, a queen bedroom with a custom tile shower, one queen bedroom with an ocean view that shares a full bath with a bedroom equipped with one custom-built twin bunk and one pyramid bunk (twin over full). The den/media lounge on this floor provides comfortable seating (sleepsofa), an electric seasonal fireplace, a wet bar, flatscreen TV, and doors leading to an ocean-facing covered deck. Laundry facilities are located on this floor. Read more about First Floor Second Floor Great room with sleepsofa Dining area Kitchen King with private bath The top level is all about fine finishes and contemporary furnishings. The kitchen is equipped with stainless steel appliances (two sinks, two dishwashers, a refrigerator with icemaker, range, and microwave), Keurig, granite countertops, bar seating for six, pedestal lighting, and plenty of storage and countertops. The great room is filled with brilliant sunlight, ocean views, a seasonal electric fireplace, comfortable seating - including a sleepsofa, a flatscreen TV, an oceanfront dining area with seating for 10, and easy access to the sun deck to enjoy heightened water views. A half bath is located on this floor. The king suite provides sun deck access, ocean views, a comfy oversized chair, a walk-in closet, and a private bath equipped with dual sink vanity and custom tile shower with rain head. Read more about Second Floor Pool: Heated by propane. Max. pool temp is 85 degrees. Community Notes: The Ocean Sands Property Owners Association respectfully requests that while you are occupying this home, you and all parties of your group observe the rules and regulations of the community. Review the rules and regulations.Beach Access: A convenient community beach access path and stairs are located beside the home. Tennis: Guests in Section P of Ocean Sands have access to tennis courts located in Sections D, F, and J. The Section D court is located at the corner of Marlin Way and White Whale Way. The Section F court is located at the corner of Sandfiddler Trail and Surf Song Lane. The Section J court is located at Seabird Way. (Please note that the Section J court is separate from the private Swim & Tennis Club courts and pool located nearby, which is not part of this home's amenities.)
- Corolla
- 7 Bedrooms
- 5.5 Bathrooms
SEMI-OCEANFRONT Waves - Wimble Shores North - Great vacations begin at WHIT'S END…a semi-oceanfront island hideaway just one lot back from the ocean. Appreciate unique amenities, roomy areas, and ocean vistas from every room! Unwind in the hot tub and play in the private pool. Take a fast walk across a private street for waves of fun. The lower level includes a king bedroom and common bathroom with washer and dryer, a great room with vaulted ceiling and an open kitchen / dining area. Upstairs features another king bedroom with an oceanside balcony, another common bathroom and a queen bedroom with a set of bunk beds. Working hard and need a great vacation? At WHIT’S END, you’ll find the ideal escape from everyday life and that great vacation you deserve! New for 2025: New 6-person hot tub. New dining chairs. New memory foam beds for the bunk beds. New HVAC system downstairs and installed new mini-split system upstairs. New refrigerator with additional wide deli drawer, new deep single-bowl kitchen sink, and tall bridge faucet.New for 2023: New outdoor siding, paint, decking and trim. New great room couch and fireplace media center.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.
- Waves
- 3 Bedrooms
- 2 Bathrooms
Nestled on a wooded lot in Southern Shores lies Celtic Dream, a cozy five-bedroom, three-and-a-half-bath beach cottage with a private pool was built with rest and relaxation in mind all in a serene setting. Family-friendly in most ways, the versatile bedroom arrangement allows plenty of space for the entire family to spread out at night, but still offers spacious common areas making group dinners and movie nights comfortable for all. Large windows allow for a bright living, kitchen, and dining area, looking out to a spacious sundeck, screened porch, and view of the pool area. We’d be remiss to not mention all that Southern Shores has to offer... private beaches and a sound beach with access to a small boat ramp are just a few of the amenities available only to guests staying in your neighborhood. Your beach house is also perfect for biking with its miles of paved bike paths and less than a ½ mile from the beach access. If walking or biking isn’t an option, the house offers two parking passes to a neighborhood-only parking area. Sometimes seclusion can be mistaken for exclusion. Celtic Dream offers a unique opportunity to retreat from the hustle and bustle that our summer season brings, but still be close enough to the things that drew your family to our beaches, to begin with. One of the least commercialized towns on the beaches, Southern Shores is thought of by many as the place to vacation on the Outer Banks! You won't be surrounded by hotels, fast food chains, and commercial buildings. However, with Kitty Hawk to the south and Duck to the north, you will only be a few miles from some of the best restaurants, shopping, and attractions the area has to offer. As an added perk, just two left turns away on the back roads, any golfers in the group can get 18 in at Duck Woods Country Club, perhaps the Outer Banks most exclusive golf course.Inside, guests will appreciate the versatile sleeping arrangements which include the first floor with three Queen bedrooms and one with a set of bunk beds, both divided by full jack and jill bathrooms. Upstairs, you will find the queen en suite bathroom with a custom tile shower. There is even an office/study with a twin daybed equipped with Smart TV, just giving your family that little extra space that almost all want at some point during their stay. Other notable features include stainless steel appliances, 2 Smart TVs, a charcoal grill, keyless entry, and more. Almost every family that visits our beaches is looking for some sort of break from the daily grind in the cities and towns they are from. Celtic Dream provides the perfect blend of quiet and comfort in a serene setting yet still close enough to all our beaches have to offer, with a private pool (34x17.5) at an affordable price. There is a lot to say but even more to like about this family beach oasis. 2 parking passes are available with a $15 + tax deposit per pass for Southern Shores amenities. Amenities include beach parking, boat ramp, tennis, pickleball, and community parks.Please note, there are exterior cameras at Celtic Dream. Layout:Ground Level: Outside parking area, enclosed outdoor shower, and two entries to downstairs living area. Two queen bedrooms separated by a full Jack and Jill bath. Queen bedroom and bedroom with two bunk sets which also share a Jack and Jill bath. Top Level: Open living area with connecting kitchen, living, and dining areas all with access to an expansive sun deck and screened-in porch leading down to the gated private pool. Queen en suite with custom tile bath and direct access to sun deck. Office/study with a twin daybed, Smart TV. Half bath.
- Southern Shores
- 5 Bedrooms
- 3.5 Bathrooms
4 bedrooms and large open living area with vaulted ceiling (all with ceiling fans and sliding glass doors opening to decks). 2200 plus square foot living area, plus over 1,300 square feet of sun and covered decks. 270 yards to beach access.Level 1:Furnished Den with TV and DVD player, laundry and half bath. Access to outside enclosed shower, 2 person swing and wooden walkway towards the beach.Level 2:3 bedrooms (1 with Queen and Twin, 1 with Queen, 1 with Twins), 2 baths (1 with shower, 1 with tub/shower), covered decks and sundecks, hammock.Level 3:Open living/dining area, well stocked kitchen, wet bar with 2nd refrigerator, 1 bedroom (with Queen), 1 bath (with shower). Screened porch (table/chairs to seat 10 and ceiling fan) and sundeck.
- Southern Shores
- 4 Bedrooms
- 3.5 Bathrooms
- Sleeps 9
OCEANFRONT Hatteras - Hatteras by the Sea - Beautiful finishes and decor throughout the home! Amazing pool area with stone Tiki bar and fresh gas grille. Come get the royal treatment. PRINCE OF TIDES, located in the exclusive oceanfront neighborhood Hatteras By The Sea, was designed with distinction. You'll be captivated by the home's expansive ocean vistas, extravagant design, and attention to fine detail. Heighten the experience of starry nights and sunny days in the broad outdoor entertainment area featuring private swimming pool with deck chairs and lounges, impressive stone Tiki bar with gas grille and close by 6-person hot tub located on the pool deck for gazing at the stars. Just inside in the game room, appreciate friendly competition at the pool table or on the Intelligent TV with sound bar. A half bath provides convenience from the pool and the beach. Two king master bedrooms with private bathrooms are also found on this level. The mid-level is home to two more king master bedrooms with private bathrooms along with 2 bunk bedrooms that share a full bathroom. The bedrooms in the home offer peaceful respite from the group in plush comfort and each provides a flat screen TV. The mid-level sitting area with couch provides a enchanting station for viewing the Intelligent TV or having a fun game of cards at the game table. Ascend to the top level of the home to experience majestic ocean vistas through the wall of oceanfront windows. The stone mantel and gas fireplace accent the vaulted ceiling, anchoring the great room's seating area around the Intelligent TV home theater system. However, the best seat in the home is at the oceanfront dining table that seats 16. The kitchen is well-appointed with granite countertops, stainless steel appliances, two sinks, two dishwashers and a breakfast bar that seats four. Round out this regal experience with three levels of well-furnished oceanfront decks with charming ocean vistas. PRINCE OF TIDES will indeed make you feel like royalty. New for 2024: Freshly painted interior and refreshed coastal décor!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.
- Hatteras
- 8 Bedrooms
- 8 Bathrooms
OCEANFRONT Hatteras Village – NC 12 – Ocean or Sound? Why not both! With its perch on one of the narrowest stretches of Hatteras Island, HATTERAS COMFORT eliminates the need to narrow your choices as to how you want to spend your vacation. The uncrowded Atlantic beach is just steps away; the watersport and fishing-friendly Pamlico Sound, just out your back door. The vistas — from sunrise to sunset with water visible from every window of the property — are all the inspiration you need when it comes to placating your restless or restful soul. The sky’s the limit! Finest of all, HATTERAS COMFORT, with its four bedrooms, five full bathrooms, and one half-bath, surrounds you in just that - comfortable surroundings and thoughtful amenities to make every day a memorable one. Give into lazy days by the outdoor pool as the ocean surf sets the mood with a rhythmic serenade. Nearby is a fish-cleaning station, gas grille, outdoor shower and a grassy area to exercise the family dog. A convenient elevator accepts you to move in/out and access all four levels with ease. On the first level discover a game room featuring a pool table, 55-inch Intelligent TV, surround sound stereo system and wet bar with a refrigerator, sink, and microwave. There’s also a pull-out sleeper couch on this level, laundry facilities and a full bath, not to mention oceanfront and soundfront decks with stair access to the swimming pool. On the second level find three of the home’s four bedrooms: a king master bedroom with a jetted tub and access to a deck; an oceanside queen master bedroom; and a sound side pyramid bunk room with deck access. All of the bedrooms feature private baths and Intelligent TVs. An eight-person hot tub on the oceanfront deck provides the ideal way to wind down each evening. The fourth bedroom, a king master bedroom with a private deck, two-person jetted tub, and tiled waterfall shower is located on the third level. Just outside this bedroom is the home’s great room, an open space for your family to come together for memorable meals and moments. The kitchen is thoughtfully supplied with everything you need to prepare up effortless meals and serve them at the eight-seat dining table. There’s an additional half-bath on this level and a comfortable great room featuring a 55-inch Intelligent TV to grab your attention unless the ocean or sound vistas win you over first. Discover a comfort level that comes with booking the ideal vacation getaway — HATTERAS COMFORT.New for 2025: New ocean-facing decks. New LVP floor in the great room and hallways. New for 2023: New great room furnishings. New gas grille. New paint throughout. Updated coastal décor.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.
- Hatteras
- 4 Bedrooms
- 5.5 Bathrooms
Located in South Nags Head, Beach Treasure is a beautiful Semi-Oceanfront house with Wonderful Ocean and Sound Views. Wake up in the morning to see the sun rise over the Atlantic, play all day, then go back home to unwind on the back decks while you watch the sun set over the Hatteras Island Estuary. Easy walking distance to the beach access at Ida Street, where you lounge on the wide, pristine beaches this area is known for. You can also fish, eat local fare and hear some live music at the Outer Banks Fishing Pier and Fish Heads Bar and Grill. Designed and appointed to comfortably accommodate your family w/Wrap-Around Decks perfect for catching the ocean breezes, an inviting Private Heated Swimming Pool - Open Seasonally, and Hot Tub. The whole family will enjoy exploring and experiencing all of the fun, entertaining features as well as the relaxation of being in an amazing vacation home on the OBX. Ground Level: Parking for 8 Cars, Steps to Covered Entry, Enclosed Outside Shower, and Access to Private 36x12Heated Swimming Pool - Open Seasonally (Heated at No Charge Sept. 6, 2025 to Oct. 18, 2025--Can Be Heated for $300.00 Per Week, Plus Tax May 31 to Sept. 6, 2025 - Please Bear in Mind That Pool Temperature is Subject to Outside Temperatures and Conditions) w/Pool Furniture, and Six (6) Person Hot Tub. The Free Pool Heat Will Not Be Provided in 2026 and the Pool Heat Fee will be Reduced to $200. Level One: Rec. Room w/Pool Table, Game Table w/Poker Chips, 50 Inch Smart TV, Wet Bar w/Full Size Refrigerator and Microwave, 2 Bedrooms (Private Suite w/Queen, Smart TV, Full Bath; 1 w/2 Bunks Sets), and Access to Pool Area. Mid Level: 4 Bedrooms (2 Private Suites w/Kings, Smart TVs, Full Baths; Private Suite w/Queen Smart TV, Full Bath; Private Suite w/Duo Bunk w/Trundle, Smart TV, Full Bath), Laundry Area, and Fantastic Wrap Around Covered Deck w/Ocean Views and Deck Furniture. Top Level: Large and Open Great Room w/55 Inch Smart TV, Samsung Soundbar w/Bluetooth Capability, Gas Fireplace, Ocean Views, Sunset Views, Spacious Kitchen w/Center Island Bar and seating for 5, Dining Area, 2 Bedrooms (Private Suite w/King, Smart TV, Full Bath w/Jacuzzi Tub, Direct Deck Access; Private Suite w/King, Smart TV, Full Bath, Direct Deck Access), and Sun Deck w/Ocean Views and Built-In Seating. Features include: C/AC- Heat, Washer/Dryer, 2 Dishwashers, 2 Full Size Refrigerators, Microwave, 10 Smart TV's, Wireless Internet, Book Library, Gas Grill, and Only 400 Ft to Beach Access. No Pets Allowed. No Smoking Allowed. For more information about South Creek Acres visit the link located under Community in the Amenities List.
- Nags Head
- 8 Bedrooms
- 8.5 Bathrooms
- Sleeps 16
Celebrating 36 years of service in Outer Banks vacation rental property management, Resort Realty is a company that operates locally with in-house feet on the ground; meaning impeccable care for your home with constant communication from our staff. As a family owned business, we manage your home personally, and we have the marketing and advertising skills to ensure solid bookings for your ultimate success.
Since 1968, our family owned and operated company has specialized in Outer Banks Real Estate with a full service Real Estate Sales office. We offer real estate services for buyers and sellers on the Outer Banks. As part of our Vacation Rental division, we provide a wide selection of over 525 vacation rental homes for vacationers. It's a great investment opportunity that you can use yourself during the year as these homes are owned by people just like you. Whether you are looking to purchase a new home, invest in a new property, or sell your current house, our sales team is here to provide assistance. Providing Outer Banks real estate services for over 50 years, Joe Lamb Realty is here to help you. Just give us a call and we can assist you too.
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.