South Beach Park invites you to experience the perfect sophisticated vacation! Located in South Beach Community, this retreat enjoys luxurious furnishings along with meticulous attention to detail. Our home features eight main suites, spectacular living and dining areas, a private pool, and a modern game room with a seven-foot pool table! Situated on the edge of the Cape Hatteras National Seashore Preserve, South Beach is for anyone who wants the best of sun, sand, and waves! Experience a spectacular, private beach on the edge of the nature park with plenty of space for sunning and surfing! South Beach Park features panoramic views of the ocean, park, and sound from its living areas. You'll have a huge kitchen with two cooktops, two dishwashers, two sinks, a double oven, an island prep and cooking area, and granite countertops with a breakfast bar! The spacious and open living and dining rooms offer plenty of space for relaxing. There is a wonderful bird's-eye-view from the cozy breakfast nook! Surround sound systems inside and out are on the upper and pool levels. There are spacious private bedrooms, each with its own private bath, television, and DVD players! On the third floor, the main suite has a jacuzzi and a separate shower in the bathroom. On the second floor, there are three main suites (one with a jacuzzi tub and shower), and a two-bunk bedroom main suite, plus a laundry area. On the first floor, you'll find three main suites, a large game room and bar, and a separate pub table. The bar has two televisions for those sporting fans! There is cable television in the living room, bar, and each bedroom! The elevator makes grocery stocking and luggage handling a breeze! The private dolphin pool may be fully heated (when needed) at minimal added cost! The pool area also features a private outside shower, a bathroom, and an additional outside shower. Wraparound decks on all three floors offer plenty of sunshine and air! There are also two outdoor deck picnic areas. You'll have lots of outside seating with beautiful views of the ocean and sound, plus volleyball, basketball, and horseshoe areas. South Beach boasts a pristine, gorgeous beach which is a short walk from the house (less than five minutes). There is also community access to the beach from a general-use boardwalk (about 500-feet long over private dunes) to an unbelievably long, wide, and secluded beach. Next to the nature park, so there is plenty of room and privacy! Things to Know The twin bunk beds are shorter than a typical twin bed and are meant for children. Sunday to Sunday rental - Escape the traffic and come on Sunday!You will be required to sign an additional lease agreement upon making a booking which will be sent to your email. You will not be able to check in until we have received your signature electronically. Please contact us directly if you do not receive this agreement.The pool will open seasonally from 04/01/2026 and close 10/10/2026. Dates are subject to change.This property is managed by Vacasa North Carolina LLC.No pets are allowed at this vacation rental.Parking notes: There is free parking available for 8 vehicles.Guest entry instructions: This rental utilizes an E-lock, a digital lock that requires a unique code to enter. This code is reset after each guest's stay.2 days notification is required in order to heat the pool. A fee of USD 60 per day must be paid prior to check-in. Guests can contact Vacasa after booking to purchase pool heat for your stay. You must be 25 years or older to rent this property.
- Salvo
- 8 Bedrooms
After a day of windsurfing or sailing, bring your boat home to Hatteras Colony's Pamlico Breeze. This superlative home is located on a huge, bulk-headed, waterfront lot with room for frisbee games or rigging in the grassy area. A convenient outdoor shower rounds out the ground level. This home boasts single-level living, as well as an oversize screened deck where you can sit in the swing or relax in the private hot tub. With wonderful views of the sound and an open deck for sun worshipers, you'll find it easy to enjoy the gentle breezes. The living room affords plenty of space for everyone, whether you're watching a movie or talking about the last sail of the day. Prepare homemade meals in the kitchen, and enjoy them in a separate dining room with ample seating. The large primary suite has a king-size bed, a TV, a DVD player, and a private bathroom. The second bedroom features one queen bed, and the third offers two single beds. These two rooms share a full hallway bathroom. Bring your gear and sail away from the yard at Pamlico Breeze! You will be required to sign an additional lease agreement upon making a booking, which will be sent to your email. You will not be able to check in until we have received your signature electronically. Please contact us directly if you do not receive this agreement. Please Note: Guests have access to the Club Hatteras Pool Facility. Additional details around this facility will be shared in your check-in email and during the check-in process. The club is typically open mid-May to mid-October, depending on weather. This property is managed by Vacasa North Carolina LLC.No pets are allowed at this vacation rental.Parking notes: There is free parking available for 3 vehicles. You must be 25 years or older to rent this property.
- Avon
- 3 Bedrooms
This gorgeous three-bedroom oceanside home away from home is ready and waiting for you! Located in Avon only three lots back from the beach, Ocean Haus is a full glass prow front home that offers you great views of the ocean from the large furnished sun decks with screened porch. Sit outside breathing in that fresh ocean air as you wait for some delicious seafood to be grilled up on the charcoal grill. Rise up early in the morning in time to catch a beautiful sunrise, the perfect start to your day! Indoors, you'll find comfortable furnishings in the spacious great room with cathedral ceilings. The kitchen with a breakfast bar will give you a place to grab a snack and catch up on the day's events. The three bedrooms offer you restful sleeping accommodations with two queen beds and a pyramid bed, with an additional queen sofa bed available for extra sleep options. Two TVs, a DVD player, and a stereo/CD player will offer fun indoor entertainment if you can tear yourself away from the beach! If you want a break from the beach, enjoy easy access to the OBR community pool. This home includes a convenient storage area for stowing away all of your extra beach equipment and vacation items and covered under house parking as well. If you're looking to make some great vacation memories this year, why not make them at Ocean Haus on your next visit to the Outer Banks this year!No pets are allowed at this vacation rental.Parking notes: There is free parking available for 2 vehicles.Guest entry instructions: This rental utilizes an E-lock, a digital lock that requires a unique code to enter. This code is reset after each guest's stay. You must be 25 years or older to rent this property.
- Avon
- 3 Bedrooms
Located in Rodanthe | 5 Bedrooms | 3 Full Bathrooms | 1 Half BathroomWelcome to Brightwaters, your coastal getaway just 4 tons from the ocean. This appealing 5-bedroom, 3-bathroom home is the ideal spot to relax and soak in the beach vibes. It's just a fast walk to the beach when you're ready to hit the sand. Surf enthusiasts will appreciate being close to Rodanthe's famed breaks. And if you need a break from cooking, local stores and eateries are just a short walk away.Ground Level: Outside, you will find a carport accommodating plenty of parking. Additional perks include an outside shower, a charcoal grille, and a dining area. Conveniently located on this level are 2 bedrooms that share a full bathroom with plenty of space for everybody to spread out and relax. Bedroom #1 features a Queen bed, and bedroom #2 offers a Pymraid bunk bed. (Single over Double Bed with Single Trundle)Mid Level: Upstairs, you'll find the primary bedroom, which has a King bed, its own private bath, and a deck offering gorgeous ocean vistas. Two additional bedrooms share this level. The Queen bedroom opens onto the deck—ideal for appreciating your morning coffee or a good book with a side of sea breeze. The Pyramid Bunk (Single over Double with Single Trundle) room will be ideal for the kids to end their day. For the ultimate relaxation experience, take a dip in the hot tub and let your worries melt away as you gaze at the stars.Top Level: Picture yourself calming in the open floor plan, where sunlight streams through many windows, creating a bright and airy ambiance. The well-supplied kitchen features ample counter space, ideal for whipping up delicious meals while chatting with friends and family. Step outside onto the ocean-facing deck, where you can savor a drink while taking in the striking ocean vistas. Pack your flip-flops and sunscreen – your beach home adventure awaits!Extras: Hot tub, outdoor shower, charcoal grille, outside eating area, covered deck, sun deck, outdoor furnishings, plenty of parking, traditional coffee pot, Keurig, crockpot, and a DVD player. No Smoking/Vaping. Dogs Welcome. Beds: 1 King, 2 Queen, 2 Pyramid Bunk Beds with Single Trundle, (Single over Double) Key Type: Keyless Entry. Check-In Location: At the Property.Linens and towels are supplied all year. This home will provide sheets for all beds, and the beds will be made except for 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.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, and nothing will be charged to this card. We offer optional travel insurance and 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 completely submit payment.Brindley Beach Vacations & Sales makes every reasonable effort to maintain reliable information about the vacation rental properties we manage. All information, descriptions, 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. All vacation rental information is deemed reliable but not guaranteed. Beds:
- Rodanthe
- 5 Bedrooms
- 3 Bathrooms
Towering above untouched marshland and the coastline of the Pamlico Sound, Oak Dunes, custom-built by a local Frisco builder in 2012, stands tall, nestled amongst the trees of the maritime forest in Frisco. Located off of HWY 12, this secluded palace features a private boardwalk and dock, a pool, a hot tub, and a theater room. Some new additions include a new 120-inch theater screen, new mattresses and toppers, leather furniture in the great room and the theater room, fast WiFi 6 throughout the house, an outdoor shower, a new GE Profile dishwasher, a new standalone icemaker, new outside loungers and two new sets of washers/dryers. The house provides the best of both worlds: private access to the sound for kayaking or fishing and a location within an easy walk of the ocean beach. With about 5,500 square feet of living space and 2,300 square feet of decks, this home offers enough space for everyone in your group. The entrance of the home is custom-built around its natural surroundings. Long benches rest under the shady Oak trees creating a perfect spot to relax and read a good book. A walkway extends around the left side of the home for direct access to the private pool and hot tub area. There is a picnic area and a swim-up tropical bar with seats in the pool. From the pool area, a private elevated boardwalk extends through the marshland towards the sound to a dock on the canal. The abundance of nature and endless views from this sanctuary is hard to match anywhere on the Island. You will likely spend most of your time in the first-floor entertainment room. With a pool accessible through sliding glass doors, this is an easy place to cool off and hang out without missing any action. There is comfy furniture, a large TV to watch your favorite team, a pool table, a card table, and a full kitchenette equipped with a fridge and dishwasher. The theater room can also be found here and has a massive TV with leather stadium seating. Moving up to level two, you will find a double set of washers/dryers. At the top of the stairs, an expansive great room awaits. The well-equipped kitchen is full of stainless steel appliances, an island with an extra sink, a breakfast bar, and, last but not least, a gorgeous view of the Pamlico Sound for you to enjoy as you prep your favorite recipe. Drenched in a nautical theme, the living and dining areas sit underneath a high vaulted ceiling and are surrounded by windows that provide a jaw-dropping panoramic view of the dock, creek, marshland, and sound. The leather furniture there only adds comfort while lounging. Dinner with the family as the sun sets is an absolute treat! Take a trip up to level four with your morning coffee to check out the sunrise from the tower office with an ocean view. This is a perfect place to get your morning going and check your inbox! The main suite sits on the top level. As the double doors swing open, you will find the elegant and spacious vanity bath to the right with a walk-in shower, jetted tub, and private balcony. To the left is a bedroom with a large TV, access to a private balcony facing the ocean, and a private deck with endless views of the sound and Highway 12 winding into Hatteras Village. There are two more spacious main bedrooms with TVs and access to the second-level deck; one also has a private balcony. The ground-floor bedroom has a full bathroom, a TV, and access to the first-level deck. One guest bedroom two has a walk-in shower, a TV, and a private balcony off the front of the home. Another may be perfect for the kids, with two pyramid bunks, a full bathroom, a TV, and deck access. All beds feature new Sealy Posturepedic mattresses for a truly blissful sleep. Oak Dunes is new to Outer Beaches, but it is sure to make its mark as a favorite in no time. Oak Dunes is spacious, loaded with top-notch amenities, and offers views out of this world. Perfect for your next family vacation or event, make your next Hatteras Island escape to Oak Dunes in Frisco! Things to KnowThe fireplace is not operational.The private pool is open seasonally from 4/26/2025 and closes 10/12/2025. Dates are subject to change. The pool will open seasonally from 04/01/2026 and close 10/10/2026. Dates are subject to change.This property is managed by Vacasa North Carolina LLC.No pets are allowed at this vacation rental.Parking notes: There is free parking available for 5 vehicles.Guest entry instructions: This rental utilizes an E-lock, a digital lock that requires a unique code to enter. This code is reset after each guest's stay.2 days notification is required in order to heat the pool. A fee of USD 60 per day must be paid prior to check-in. Guests can contact Vacasa after booking to purchase pool heat for your stay. You must be 25 years or older to rent this property.
- Frisco
- 7 Bedrooms
SEMI-OCEANFRONT Waves - O'Neal Rd. - You'll appreciate ocean and sound vistas in this handsome semi-oceanfront beach home with direct beach access - located closer to the beach than some oceanfronts! The ground level has a double concrete drive/carport and all weather entry. The first level has three cavernous bedrooms (1 master with queen and TV/DVD) and second bath off the hallway. The upper level has a second queen bedroom with enormous, covered balcony that overlooks the sound and semi-private full bath with Jacuzzi. The living/dining area is light and open with vaulted ceiling and juniper wainscoting, and the kitchen is equipped for serious cooking. The great room opens to a huge wraparound sundeck, covered porch, and ships watch. 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
- 4 Bedrooms
- 3 Bathrooms
Colony Realty is one of the oldest real estate companies on the Outer Banks, and has been providing a suite of real estate services to locals and long-time investors or island lovers since 1962. A pioneer in the early development of local neighborhoods, the real estate team is armed with an arsenal of information on the local real estate market, and also provides a suite of services that includes property management, long-term rentals, and buyer and seller services.
The sales agents at Dolphin Realty are longtime, if not lifelong, locals of Hatteras Island, which means that they bring a wealth of expertise to the table of every real estate transaction. With a vast knowledge of the local real estate market, which includes current trends and historical information, clients can rest assured that they can find or sell properties in Frisco, Hatteras, and the northern Hatteras Island village under the guidance of a local’s eye. Though smaller than other real estate companies along the Outer Banks, the personalized service, vast expertise, and overall friendly atmosphere makes Dolphin Realty stand out as a viable option for real estate sales, property management, or just a quick Hatteras Island vacation.
Looking for a great Hatteras Island Realtor? Already an owner and searching for a great local property management company? Surf or Sound Realty can help!
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.