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Coastal Property Partners is a boutique Real Estate firm on the Outer Banks of North Carolina.  

The firm is led by head broker, Chandler Spawr, a 22 year veteran of OBX Investment Property sales.

With over 100 Million is sales, Coastal Property Partners has the expertise to lead you through the buying and selling of Outer Banks beach homes and income driven investments.

We look forward to helping you achieve your goals.

 

 

 

Market Explosion

Since 2019, the Outer Banks market has exploded.  There are numerous contributing factors that have spurred this remarkable rise. Certain Covid travel restrictions brought us many first time visitors.  They, of course, loved it and found our property values very low compared to their customary vacation destinations.  The return on investment was also high comparatively, leading to even more interest for those seeking a solid real estate investment.  With so many people working remote, we also saw an increasing trend of buyers choosing to make the Outer Banks their primary residence. After all, if you have to work remotely, why not do it at the beach! Perhaps the greatest influencing factor has been the historically low interest rates. A sub 3% interest rate can not only increase buying power, it can substantially increase cash flow by lowering carrying costs.  You might say the stars have aligned for the perfect opportunity to purchase beach property.  The downside is that prices are rising and inventory is dwindling.  It is a classic supply/demand scenario.  Since 2019, the median residential sales price has risen 53%.  In the same period, residential inventory has fallen 75%.  What does all of this mean?...It means as soon as an attractive property hits the market, it is snatched up immediately.

Buyers have to be ready to pounce.

Interest rates are still historically low, so it is still a great time to invest.

 

If you currently own OBX property and are interested is selling, this is equally a great time to consider taking advantage of the low inventory.  Less competition will make your home stand out and pop in my marketing, thus yielding numerous and stronger offers.

 

If you are considering a purchase, I highly suggest you use the search function above.  After you have entered your personal search criteria (area, price range, # of bedrooms, etc), save the search. Then you will get an auto update as soon as something hits the market matching your criteria. It pays to be the first to know!

 

If you are entertaining the idea of selling you existing OBX property, you can use my Auto Valuation Module for a general idea of your home’s current value.  However, I suggest you contact us for a detailed Market Analysis and a personal description of our 10 step marketing plan.

I have been helping buyers and sellers in this market for over 20 years and have over $100 million in sales volume.  I look forward to helping to too.

 

Chandler Spawr

broker/owner

obxhomes@gmail.com

 

 

 

 

Interested in the value of your home?

Click HERE for our INSTANT VALUATION Module

(this can be used for any property in the US)

 

 

"We recently had our home sold in the OBX. We had it up for sale for over 3 years with a major realty firm on the beach.  After 3 years, we finally decided to list it with Coastal Property Partners and it SOLD after only 45 days on the market!  The efforts of Chandler Spawr & Coastal Property Partners was a MAJOR factor in our house selling.  His professional approach coupled with his knowledge of how to reach out to the market area was impressive, to say the least!  Chandler was the difference for us!"

- John & Debbie, Leesburg, VA Jan 2020 

Featured Property Video

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Find Your Inspiration

500 Breakers Arch, Corolla image
500 Breakers Arch, Corolla $5,000,000

Your Outer Banks dream oceanfront investment is waiting! This brand new construction, turn-key property boasts quality construction, thoughtful design, fantastic flow, an...

  • 12 Beds
  • 14 Baths
Courtesy of Twiddy & Co. - Duck

Listing courtesy of Twiddy & Co. - Duck.

507 N Virginia Dare Trail, Kill Devil Hills image
507 N Virginia Dare Trail, Kill Devil Hills $4,995,000

Beautiful oceanfront home in the OBX. Functional open floorplan that people love, elevator, 12 bedrooms, movie theatre, private pool, tiki bar, pool house with bathroom,...

  • 12 Beds
  • 12 Baths
Courtesy of Outer Banks Realty Group

Listing courtesy of Outer Banks Realty Group.

115 E Dove Street, Nags Head image
115 E Dove Street, Nags Head $4,990,000

Turnkey Investment opportunity not to be missed in a prime location in Nags Head. This upscale cottage court is packed with high end finishings & coastal décor. Featuring...

  • 24 Beds
  • 18 Baths
Courtesy of Village Realty Holdings, Llc - Nh

Listing courtesy of Village Realty Holdings, Llc - Nh.

115 E Dove Street, Nags Head image
115 E Dove Street, Nags Head $4,990,000 ▼

A wonderful opportunity not to be missed in an absolutely wonderful location in Nags Head. This one of a kind new turnkey cottage court where top of the line features abo...

Courtesy of Village Realty Holdings, Llc - Nh

Listing courtesy of Village Realty Holdings, Llc - Nh.

803 S Virginia Dare Trail, Kill Devil Hills image
803 S Virginia Dare Trail, Kill Devil Hills $4,750,000

Absolutely amazing 12 bedroom Oceanfront estate available for purchase. Turnkey investment at the perfect time of year to capitalize on the rental season. Currently rent...

  • 12 Beds
  • 14 Baths
Courtesy of Outer Banks Realty Group

Listing courtesy of Outer Banks Realty Group.

794 Hunt Club Drive, Corolla image
794 Hunt Club Drive, Corolla $4,699,000 ▼

From the exclusive Joseph Richardson landscape to the lavish M. Vicas interior designs, elegance awaits in this exquisite coastline jewel. Situated among the heavenly Cur...

  • 6 Beds
  • 8 Baths
Courtesy of Atlantic Sotheby's International Realty

Listing courtesy of Atlantic Sotheby's International Realty.

277 Whites Point, Corolla image
277 Whites Point, Corolla $4,100,000

Beautifully renovated by Olin Finch over the past 2 years! This home underwent a complete transformation with the addition of 5 bedrooms and 6 new bathrooms, new pool an...

  • 10 Beds
  • 11 Baths
Courtesy of Brindley Beach Vacations-Duck

Listing courtesy of Brindley Beach Vacations-Duck.

411 Great Gap Point, Corolla image
411 Great Gap Point, Corolla $3,999,000

Location, location, location! Oceanfront estate situated on a quiet cul-de-sac and spacious parcel in the sought after Pine Island Community of Corolla. Offering three se...

  • 9 Beds
  • 11 Baths
Courtesy of Twiddy & Company - Corolla

Listing courtesy of Twiddy & Company - Corolla.

163 Buffell Head Road, Duck image
163 Buffell Head Road, Duck $3,950,000

Exceptional oceanfront estate situated on half an acre with over 100 feet of water frontage and unobstructed views. This home has absolutely everything you could want. ...

  • 8 Beds
  • 10 Baths
Courtesy of Brindley Beach Vacations-Duck

Listing courtesy of Brindley Beach Vacations-Duck.

1014 Lighthouse Drive, Corolla image
1014 Lighthouse Drive, Corolla $3,700,000

This brand new semi-oceanfront estate in popular Whalehead Beach is sure to impress. Designed and built by award winning Mancuso Development, this fully furnished 12-bedr...

  • 12 Beds
  • 14 Baths
Courtesy of Clickit Realty

Listing courtesy of Clickit Realty.

423 Sprig Point, Corolla image
423 Sprig Point, Corolla $3,699,900

This is the Pine Island oceanfront that you have been waiting for! You'll love this meticulously maintained, eight-bedroom home with an unbeatable location, a plethora o...

  • 8 Beds
  • 9 Baths
Courtesy of Twiddy & Company - Corolla

Listing courtesy of Twiddy & Company - Corolla.

477 Land Fall Court, Corolla image
477 Land Fall Court, Corolla $3,500,000

10 bedroom oceanfront rental machine with elevator, this updated home has everything renters are looking for in a great family vacation. Pool, hot tub, game room and the...

  • 10 Beds
  • 11 Baths
Courtesy of Twiddy & Co. - Duck

Listing courtesy of Twiddy & Co. - Duck.

101 Settlers Lane, Duck image
101 Settlers Lane, Duck $3,499,000

Breathtaking property in Duck with panoramic views of the ocean, the Town of Duck, and the sound, all while being in an X flood zone. This versatile estate can serve as a...

  • 8 Beds
  • 12 Baths
Courtesy of Brindley Beach Vacations-Duck

Listing courtesy of Brindley Beach Vacations-Duck.

259 Ballast Point, Corolla image
259 Ballast Point, Corolla $3,475,000

High end, well maintained Oceanfront Home. Originally built for second home luxury. Elevated, preferred X Flood Zone location. 100 feet of unobstructed ocean views. Pr...

  • 7 Beds
  • 9 Baths
Courtesy of Brindley Beach Vacations-Main

Listing courtesy of Brindley Beach Vacations-Main.

1201 Atlantic Avenue, Corolla image
1201 Atlantic Avenue, Corolla $3,400,000

Oceanfront estate boasting unparalleled views of the Atlantic Ocean & Currituck Lighthouse throughout! Situated at the end of a quiet cul-de-sac on an oversized parcel in...

  • 6 Beds
  • 8 Baths
Courtesy of Twiddy & Company - Corolla

Listing courtesy of Twiddy & Company - Corolla.

3501 S Virginia Dare Trail, Nags Head image
3501 S Virginia Dare Trail, Nags Head $2,999,500

10% RETURN CASH FLOW! * SWIM UP TIKI BAR & AWESOME HEATED POOL * ELEVATOR * JOSHUA'S TIKI HUT IS AN 8 BEDROOM OCEANFRONT IN NAGS HEAD W/ TROPICAL GORGEOUS LANDSCAPING * T...

  • 8 Beds
  • 8 Baths
Courtesy of Coldwell Banker Seaside Realty Kh

Listing courtesy of Coldwell Banker Seaside Realty Kh.

1717 S Memorial Boulevard, Kill Devil Hills image
1717 S Memorial Boulevard, Kill Devil Hills $2,999,000

Looking for an investment property with all of the extras? This home is 12 bedrooms and 12.5 baths with enough room to feel spacious and remain stunningly beautiful! The ...

  • 12 Beds
  • 13 Baths
Courtesy of Village Realty Holdings, Llc - Nh

Listing courtesy of Village Realty Holdings, Llc - Nh.

5017 S Virginia Dare Trail, Nags Head image
5017 S Virginia Dare Trail, Nags Head $2,900,000

Perfect oceanfront location in the Village of Nags Head. Far enough away from any beach access this lot enjoys beach privacy while being close to shopping and restaurants...

  • 8 Beds
  • 9 Baths
Courtesy of Buy The Beach Realty, Llc

Listing courtesy of Buy The Beach Realty, Llc.

1209 Atlantic Avenue, Corolla image
1209 Atlantic Avenue, Corolla $2,900,000

Simply Wonderful ...... An exceptionally beautiful, light-filled Oceanfront Home. This home was designed by the owners to maximize Ocean, Beach and Lighthouse Views. Th...

  • 5 Beds
  • 7 Baths
Courtesy of Sun Realty - Corolla

Listing courtesy of Sun Realty - Corolla.

3706 N Virginia Dare Trail, Kitty Hawk image
3706 N Virginia Dare Trail, Kitty Hawk $2,790,000

Looking for a luxurious vacation home on the Outer Banks with a cutting-edge, contemporary design? Diamond Kitty Hawk is the gem you've been searching for. What’s more ar...

  • 9 Beds
  • 11 Baths
Courtesy of All About Obx Real Estate

Listing courtesy of All About Obx Real Estate.

1247 Atlantic Avenue, Corolla image
1247 Atlantic Avenue, Corolla $2,750,000 ▼

Unique Oceanfront Estate with Magnificent Ocean Views. This Craftsman-Style Cottage is situated on a Large 35,000 Sq Ft Lot and in an X Flood Zone! Custom architectural w...

  • 5 Beds
  • 5 Baths
Courtesy of The Coastal Shores Realty Group, Llc

Listing courtesy of The Coastal Shores Realty Group, Llc.

137 N Snow Geese Drive, Duck image
137 N Snow Geese Drive, Duck $2,750,000 ▼

Find your Stairway to Heaven in the spectacular oceanfront home. Tastefully decorated and well-appointed this 5-bedroom home has everything you need, including a Media R...

  • 5 Beds
  • 8 Baths
Courtesy of Outer Banks Realty Group

Listing courtesy of Outer Banks Realty Group.

472 Land Fall Court, Corolla image
472 Land Fall Court, Corolla $2,695,000

Remarkable home located on a spacious, well protected, semi-oceanfront parcel in the private oceanside Spindrift Community of Corolla with half acre lots, gated entry, di...

  • 8 Beds
  • 8 Baths
Courtesy of Twiddy & Company - Corolla

Listing courtesy of Twiddy & Company - Corolla.

105 Ocean Crest Way, Duck image
105 Ocean Crest Way, Duck $2,669,000 ▼

This quintessential Ocean Front home stands above the crowd in every…single… aspect. Tastefully remodeled by award winning builder Sam Moore at Soundside construction to ...

  • 6 Beds
  • 6 Baths
Courtesy of Outer Banks Blue Realty Srvcs.

Listing courtesy of Outer Banks Blue Realty Srvcs..

511 Breakers Arch, Corolla image
511 Breakers Arch, Corolla $2,650,000 ▼

Updated, remodeled, renovated and ready to go. Tremendous rental income on the books this year, again! $260,000 on the books with adding back in an owners' prime week at ...

  • 11 Beds
  • 13 Baths
Courtesy of Brindley Beach Vacations & Sales - Kh

Listing courtesy of Brindley Beach Vacations & Sales - Kh.

3303 S Virginia Dare Trail, Nags Head image
3303 S Virginia Dare Trail, Nags Head $2,649,500

11% RETURN CASH FLOW! *** "9" BEDROOM OCEANFRONT IN NAGS HEAD! ... THE LAZY LIZARD (ITS NEXT DOOR TO BIG DADDY'S MLS# 119170 ALSO FOR SALE ... Buy 2 High Income Producing...

  • 8 Beds
  • 9 Baths
Courtesy of Coldwell Banker Seaside Realty Kh

Listing courtesy of Coldwell Banker Seaside Realty Kh.

3301 S Virginia Dare Trail, Nags Head image
3301 S Virginia Dare Trail, Nags Head $2,649,500 ▼

11% RETURN CASH FLOW! *** "9" BEDROOM OCEANFRONT IN NAGS HEAD! ... Big Daddy's has a Great Name ... but this Home lives up to the name & then some! * TROPICAL GORGEOUS LA...

  • 8 Beds
  • 9 Baths
Courtesy of Coldwell Banker Seaside Realty Kh

Listing courtesy of Coldwell Banker Seaside Realty Kh.

8427 S Old Oregon Inlet Road, Nags Head image
8427 S Old Oregon Inlet Road, Nags Head $2,500,000

This Beach House has what everyone is looking for. A large spacious home with plenty of room to sleep friends, family or renters. You will not find many 10 bedroom oceanf...

  • 10 Beds
  • 9 Baths
Courtesy of Village Realty Holdings, Llc - Nh

Listing courtesy of Village Realty Holdings, Llc - Nh.

N The Woods Road, Kitty Hawk image
N The Woods Road, Kitty Hawk $2,500,000 ▼

Approximately five acres of commercial property adjacent and west of the new 7 Eleven at the corner of US 158 and Woods Road with access from US 158 already in place with...

Courtesy of Village Realty Holdings, Llc - Nh

Listing courtesy of Village Realty Holdings, Llc - Nh.

759 Voyager Road, Corolla image
759 Voyager Road, Corolla $2,495,000

Are you looking for the perfect combination of family beach house and investment property? This one can't be beat! Starting with the prestigious, gated community of Buc...

  • 7 Beds
  • 8 Baths
Courtesy of Twiddy & Co. - Duck

Listing courtesy of Twiddy & Co. - Duck.

2 Mockingbird Lane, Southern Shores image
2 Mockingbird Lane, Southern Shores $2,449,000

We love this oceanfront location with proven rental history. As of July 2022, rents have soared just over $188,000 in advertised income. 2023 proves to be an impressive ...

  • 6 Beds
  • 8 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

1293 Sandcastle Drive, Corolla image
1293 Sandcastle Drive, Corolla $2,445,000 ▼

Ocean views abound at this 7 bedroom home in northern Corolla. Located on a huge, elevated oceanfront lot, this home was lovingly used only as a second home, and the hous...

  • 7 Beds
  • 6 Baths
Courtesy of Four Seasons Realty

Listing courtesy of Four Seasons Realty.

500 Seashell Lane, Corolla image
500 Seashell Lane, Corolla $2,400,000

Renters love this nicely maintained 5BR oceanfront house on a 100 ft wide homesite with private pool and elevator, there is elbow room between the houses. This was a one ...

  • 5 Beds
  • 7 Baths
Courtesy of Twiddy & Co. - Duck

Listing courtesy of Twiddy & Co. - Duck.

165 A Buffell Head Road, Duck image
165 A Buffell Head Road, Duck $2,395,000 ▼

Here is the Duck Oceanfront home you have been WAITING for! Situated at the end of the street on a cul-de-sac with no thru traffic, this 8 bedroom, 7.5 bath home with 6 ...

  • 8 Beds
  • 8 Baths
Courtesy of Brindley Beach Vacations-Duck

Listing courtesy of Brindley Beach Vacations-Duck.

8213 S Old Oregon Inlet Road, Nags Head image
8213 S Old Oregon Inlet Road, Nags Head $2,350,000

Renters love this quirky, sweet, big house. The beautiful ocean views, heated pool, large shaded screened in porch with a refrigerator for convenient cold drinks, large...

  • 8 Beds
  • 6 Baths
Courtesy of Village Realty Holdings, Llc - Nh

Listing courtesy of Village Realty Holdings, Llc - Nh.

640 Tide Arch, Corolla image
640 Tide Arch, Corolla $2,350,000 ▼

Extraordinary, Semi-Oceanfront home with amazing ocean views! Situated in an "X flood zone," this striking coastal cottage backs up to the "common area," allowing for mor...

  • 7 Beds
  • 9 Baths
Courtesy of The Coastal Shores Realty Group, Llc

Listing courtesy of The Coastal Shores Realty Group, Llc.

1281 Sandcastle Drive, Corolla image
1281 Sandcastle Drive, Corolla $2,325,000 ▼

The pinnacle of oceanfront living in the highly coveted community, The Villages at Ocean Hill! Enjoy panoramic ocean views from this renovated home, situated on a spaciou...

  • 7 Beds
  • 6 Baths
Courtesy of The Coastal Shores Realty Group, Llc

Listing courtesy of The Coastal Shores Realty Group, Llc.

1036 Lighthouse Drive, Corolla image
1036 Lighthouse Drive, Corolla $2,299,000 ▼

You will not want to miss this amazing semi-oceanfront home in the popular Whalehead subdivision! This one has it all and is the perfect rental investment opportunity wit...

  • 9 Beds
  • 9 Baths
Courtesy of Twiddy & Co. - Duck

Listing courtesy of Twiddy & Co. - Duck.

3801 N Croatan Highway, Kitty Hawk image
3801 N Croatan Highway, Kitty Hawk $2,250,000 ▲

This landmark property has a successfully served one meal a day for over over 30 years and provided a good living for the owner. Near one of the busiest intersections on ...

Courtesy of Scott Team Realty

Listing courtesy of Scott Team Realty.

989 N Harbor View, Corolla image
989 N Harbor View, Corolla $2,200,000

This upscale, custom-built Corolla Shores vacation home showcases over 4800 square feet of style and luxury. “Coastal Oasis” boasts a reverse, open flow design, 9 spacio...

  • 9 Beds
  • 11 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

619 Tide Arch, Corolla image
619 Tide Arch, Corolla $2,199,500

Here's the best "Crabcake" you'll ever have! To say this home has been meticulously maintained is an understatement! This 8 bedroom, 7 1/2 bath home (5 are ensuites) is p...

  • 8 Beds
  • 8 Baths
Courtesy of Coldwell Banker Seaside Realty Kh

Listing courtesy of Coldwell Banker Seaside Realty Kh.

991 Whalehead Drive, Corolla image
991 Whalehead Drive, Corolla $2,199,000

Outstanding investment home! Coastal Elegance at it's finest with every possible amenity your renters could want. Fantastic Ocean Views, Quality Built by Olin Finch, stro...

  • 9 Beds
  • 13 Baths
Courtesy of Brindley Beach Vacations-Duck

Listing courtesy of Brindley Beach Vacations-Duck.

603 Wave Arch, Corolla image
603 Wave Arch, Corolla $2,199,000

Oceanfront with Pool and Elevator in Ocean Lakes Community. Wide Beaches and Beautiful views. Three Master Suites, Hardie Plank Siding and Fireplaces. Good Protective Oc...

  • 6 Beds
  • 6 Baths
Courtesy of Kbe Associates

Listing courtesy of Kbe Associates.

1255 Atlantic Avenue, Corolla image
1255 Atlantic Avenue, Corolla $2,150,000

Perched on one of the highest Oceanfront Dunes, gives you the best Ocean Views of the Splashing Surf ! Excellent setup with 6 Bedrooms 6 Baths, upscale Kitchen, spacious ...

  • 6 Beds
  • 6 Baths
Courtesy of Sun Realty - Corolla

Listing courtesy of Sun Realty - Corolla.

506 Brown Pelican Court, Corolla image
506 Brown Pelican Court, Corolla $2,150,000

If you are looking for a home (7,500 sq.ft.) nestled in a stunning setting, with never ending, always changing views interlaced with sounds of beautiful shore birds and g...

  • 6 Beds
  • 9 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

N Croatan Highway, Kill Devil Hills image
N Croatan Highway, Kill Devil Hills $2,100,000

Stop light corner comprised of three parcels totaling over 50,000 sqft with 212 feet on US 158 and 275 feet on Fifth St. and 200 feet on Durham St. The property is locate...

Courtesy of Village Realty Holdings, Llc - Nh

Listing courtesy of Village Realty Holdings, Llc - Nh.

958 Lighthouse Drive, Corolla image
958 Lighthouse Drive, Corolla $2,050,000

STAR OF THE SEA!! STRONG RENTALS! SWEET LOCATION WITH OCEAN VIEWS...AND STEPS TO THE BEACH!! ELEVATOR! HEATED POOL! THEATER ROOM! Tastefully updated and furnished, lig...

  • 9 Beds
  • 9 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

902 S Virginia Dare Trail, Kill Devil Hills image
902 S Virginia Dare Trail, Kill Devil Hills $2,017,167 ▲

The Carolinian floor plan is thoughtfully designed to provide the ultimate in luxurious coastal living for you and your guests. A 5-bedroom, 5 bath, two 1/2-bathroom lux...

  • 5 Beds
  • 7 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

868 Lighthouse Drive, Corolla image
868 Lighthouse Drive, Corolla $1,999,999

Bright, beautiful semi-oceanfront home in the heart of Corolla. Conveniently located only one lot away from the Sailfish St. beach access in the Whalehead Beach communit...

  • 8 Beds
  • 9 Baths
Courtesy of Twiddy & Company - Corolla

Listing courtesy of Twiddy & Company - Corolla.

610 Wave Arch, Corolla image
610 Wave Arch, Corolla $1,999,999 ▼

Built in 2016, this semi oceanfront feels like an oceanfront within 75 feet from the beach. Winner of People's Choice Award in 2017 Parade of Homes, this stunning 3550 sf...

  • 8 Beds
  • 10 Baths
Courtesy of Outer Banks Realty Group

Listing courtesy of Outer Banks Realty Group.

2303 S Oneto Lane, Nags Head image
2303 S Oneto Lane, Nags Head $1,999,900 ▼

Rare opportunity to own an "X" flood zone (no flood insurance required) oceanfront home on a quiet cul-de-sac offering privacy from the beach road traffic. In addition, t...

  • 5 Beds
  • 6 Baths
Courtesy of Re/Max Coastal Associates

Listing courtesy of Re/Max Coastal Associates.

1271 Sandcastle Drive, Corolla image
1271 Sandcastle Drive, Corolla $1,999,000

Excellent Opportunity to Own Oceanfront with Private Pool in Village of Ocean Hills. Panoramic View of Ocean and View of Lighthouse. Large Lot Protected by Substantial D...

  • 5 Beds
  • 6 Baths
Courtesy of Kbe Associates

Listing courtesy of Kbe Associates.

1193 Duck Road, Duck image
1193 Duck Road, Duck $1,999,000 ▼

Rare opportunity in Duck! This well-established restaurant sits right on Duck Rd and sees tremendous foot traffic. The almost half acre of land is creatively used with a...

Courtesy of Century 21 Nachman Realty

Listing courtesy of Century 21 Nachman Realty.

198 Ocean Boulevard, Southern Shores image
198 Ocean Boulevard, Southern Shores $1,949,000 ▼

This is one incredibly Cool Ocean Front lot! The only one of its kind available for sale as we rarely see lots in the legendary split road area of Southern Shores come up...

Courtesy of Outer Banks Blue Realty Srvcs.

Listing courtesy of Outer Banks Blue Realty Srvcs..

285 Whites Point, Corolla image
285 Whites Point, Corolla $1,900,000 ▼

Enjoy BOTH ocean and sound views from this stunning semi-oceanfront home in Corolla's award-winning neighborhood of Pine Island! This beautifully appointed home is spacio...

  • 5 Beds
  • 6 Baths
Courtesy of Southern Shores Realty

Listing courtesy of Southern Shores Realty.

103 Halyard Court, Duck image
103 Halyard Court, Duck $1,899,000

GORGEOUS HOME! SPECTACULAR OCEAN VIEWS!! STEPS TO THE BEACH! This beautiful home is located in the highly coveted community of Four Seasons in Duck AND checks all the ...

  • 8 Beds
  • 8 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

3504 S Virginia Dare Trail, Nags Head image
3504 S Virginia Dare Trail, Nags Head $1,885,000

10% RETURN CASH FLOW! *** ONE OF A KIND "DOG PAW PRINT SHAPED HEATED POOL" (Note: Red Surface Colored Deck to have New Paint 8/8/22) *** ELEVATOR *** "HAPPY DOG DAYS" is ...

  • 5 Beds
  • 7 Baths
Courtesy of Coldwell Banker Seaside Realty Kh

Listing courtesy of Coldwell Banker Seaside Realty Kh.

605 Skimmer Arch, Corolla image
605 Skimmer Arch, Corolla $1,840,000 ▼

OCEANFRONT, Wild Hearts at Ocean Sands is the perfect turnkey investment. Over 3425 sq. feet with easy cleaning and maintenance. 6 bedrooms, 4 baths and outside shower. R...

  • 6 Beds
  • 4 Baths
Courtesy of Listwithfreedom.Com

Listing courtesy of Listwithfreedom.Com.

145 Four Seasons Lane, Duck image
145 Four Seasons Lane, Duck $1,825,000

Come take a look at this lovely and spacious Four Seasons home! Located in the heart of Duck, you need not go far to enjoy the uncrowded Duck beaches, wonderful village s...

  • 6 Beds
  • 9 Baths
Courtesy of Twiddy & Co. - Duck

Listing courtesy of Twiddy & Co. - Duck.

364 Deep Neck Road, Corolla image
364 Deep Neck Road, Corolla $1,799,000

Experience ocean views, sea breezes, sunsets over the sound, views of the Audubon Wildlife Preserve, and more from this beautiful Pine Island semi-oceanfront home. Situat...

  • 6 Beds
  • 5 Baths
Courtesy of Twiddy & Company - Corolla

Listing courtesy of Twiddy & Company - Corolla.

713 Mainsail Arch, Corolla image
713 Mainsail Arch, Corolla $1,799,000

Oceanfront Cottage with a private pool in Corolla. Completely remodeled 4 bedroom home with tons of upgrades over the years, wood flooring, granite counter tops and custo...

  • 4 Beds
  • 3 Baths
Courtesy of Carolina Designs Realty

Listing courtesy of Carolina Designs Realty.

1024 Martins Point Road, Kitty Hawk image
1024 Martins Point Road, Kitty Hawk $1,795,000 ▼

With 150' of bulkheaded Currituck Sound frontage and 1.68 total acres, this updated and well appointed private estate has it all! The 4 bedroom and 3 1/2 bath coastal low...

  • 4 Beds
  • 4 Baths
Courtesy of Southern Shores Realty

Listing courtesy of Southern Shores Realty.

133 W Charles Jenkins Lane, Duck image
133 W Charles Jenkins Lane, Duck $1,750,000 ▼

Bella Sound is beautiful to the senses in every way! Gaze upon the best sunset views on the Outer Banks; hear the lapping of the waves and birds chirping on your own priv...

  • 4 Beds
  • 4 Baths
Courtesy of Carolina Designs Realty

Listing courtesy of Carolina Designs Realty.

116 Vireo Way, Duck image
116 Vireo Way, Duck $1,749,900

Enjoy Amazing Sunrises & Sunsets from this lovely Oceanfront Sanderling Home! This community is well known for Preserving as much of the Natural Beauty of the Outer Banks...

  • 4 Beds
  • 3 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

115 Speckle Trout Drive, Duck image
115 Speckle Trout Drive, Duck $1,699,900 ▼

This charming 5 bedroom (septic is permitted for 4 bedrooms), sits on a 16,000 square foot homesite offering sensational ocean views, consistently strong rental income, a...

  • 4 Beds
  • 3 Baths
Courtesy of Coldwell Banker Seaside Realty - Kdh

Listing courtesy of Coldwell Banker Seaside Realty - Kdh.

1338 Duck Road, Duck image
1338 Duck Road, Duck $1,699,900 ▼

Majestically sited on 33,000 square feet of water frontage offering the most stunning sunsets on the outer banks. Rare opportunity to own a 7 bedroom (5 master suites), 7...

  • 7 Beds
  • 8 Baths
Courtesy of Coldwell Banker Seaside Realty - Kdh

Listing courtesy of Coldwell Banker Seaside Realty - Kdh.

2215 Sandfiddler Road, Corolla image
2215 Sandfiddler Road, Corolla $1,650,000

Accessible by 4x4 only, this custom built 8BR/8.5BA thoughtfully designed oceanfront retreat boasts spectacular ocean views and every conceivable amenity for the discerni...

  • 8 Beds
  • 9 Baths
Courtesy of Twiddy And Company - Wash Woods

Listing courtesy of Twiddy And Company - Wash Woods.

1006 Whalehead Drive, Corolla image
1006 Whalehead Drive, Corolla $1,650,000

Beautifully furnished, custom-built vacation home with ocean views now available. Just 3 lots off the oceanfront, this coastal gem has all the space and comforts a disce...

  • 9 Beds
  • 8 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

1284 Sandcastle Drive, Corolla image
1284 Sandcastle Drive, Corolla $1,650,000

Thoughtfully designed and highly elevated semi-oceanfront home situated in the sought after Villages at Ocean Hill community of Corolla. Ocean and wildlife sanctuary view...

  • 6 Beds
  • 6 Baths
Courtesy of Twiddy & Company - Corolla

Listing courtesy of Twiddy & Company - Corolla.

473 Island Lead Road, Corolla image
473 Island Lead Road, Corolla $1,649,950

This beautiful, Pine Island home with Ocean View features 6BR, 5BA, 2 half baths. Just a Short Walk to Beach, Community Pool, Tennis, Basketball and Playground. Top flo...

  • 6 Beds
  • 7 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

2091 Sandfiddler Road, Corolla image
2091 Sandfiddler Road, Corolla $1,625,000 ▼

You won't want to miss this spacious six-bedroom oceanfront rental investment home in 4x4! You can relax and enjoy the large living area on the top floor which flows seam...

  • 6 Beds
  • 8 Baths
Courtesy of Twiddy & Co. - Duck

Listing courtesy of Twiddy & Co. - Duck.

640 Wave Arch, Corolla image
640 Wave Arch, Corolla $1,595,000 ▼

Lowest price per Square Foot of any Corolla semi-oceanfront! Located in the desirable Ocean Lakes section of Ocean Sands, this 7-bedroom turnkey home features ocean view...

  • 7 Beds
  • 8 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

584 Hunt Club Drive, Corolla image
584 Hunt Club Drive, Corolla $1,550,000

Large 6 bedroom, 5.5 bath custom-built home located on the sound front and the 8th hole in the gated, golf community of The Currituck Club. This well built and maintaine...

  • 6 Beds
  • 7 Baths
Courtesy of Beach Realty & Constr - Kh North

Listing courtesy of Beach Realty & Constr - Kh North.

603 Skimmer Arch, Corolla image
603 Skimmer Arch, Corolla $1,499,000

Rare Opportunity to Own a Corolla Oceanfront with a Private Pool. Well-Protected by Substantial Dunes. Next to Walkway to Beach. Close to Community Tennis Court. Panoram...

  • 3 Beds
  • 2 Baths
Courtesy of Kbe Associates

Listing courtesy of Kbe Associates.

837 Whalehead Drive, Corolla image
837 Whalehead Drive, Corolla $1,495,000

Spacious 8-bedroom/7-bath vacation oasis with ocean views, elevator, roof top deck, and private pool now available! This unique 5100+ sq ft home showcases an open upper-...

  • 8 Beds
  • 7 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

694 Hunt Club Drive, Corolla image
694 Hunt Club Drive, Corolla $1,475,000

This soundfront Corolla gem is a definite must see! With spectacular golf and sound views, this professionally decorated and landscaped home is located on the 16th green,...

  • 6 Beds
  • 6 Baths
Courtesy of Kitty Hawk Land Co.-Corolla

Listing courtesy of Kitty Hawk Land Co.-Corolla.

1670 Sandpiper Road, Corolla image
1670 Sandpiper Road, Corolla $1,450,000

EXQUISITE "LUXURY" BEACH LIVING. This "WELL MAINTAINED" stunning home is topped off with the most magnificent Sunrise views of the Atlantic Ocean and Sunset views over th...

  • 6 Beds
  • 8 Baths
Courtesy of Howard Hanna William E. Wood - Currituck

Listing courtesy of Howard Hanna William E. Wood - Currituck.

1918 Sandfiddler Road, Corolla image
1918 Sandfiddler Road, Corolla $1,450,000 ▼

A must See! This gorgeous and expansive semi OF property sits at the end of a cul-de-sac and is uniquely situated on an angle to capture the best possible ocean views! W...

  • 7 Beds
  • 8 Baths
Courtesy of Twiddy & Co. - Duck

Listing courtesy of Twiddy & Co. - Duck.

2233-A Sandfiddler Road, Corolla image
2233-A Sandfiddler Road, Corolla $1,449,000 ▼

Come Conch Out in Carova!! This beautiful oceanfront home in the 4x4 section of Corolla offers seclusion and privacy. With 6 bedrooms (4 Masters) there is room for the ...

  • 6 Beds
  • 7 Baths
Courtesy of Surf Or Sound Realty - Avon

Listing courtesy of Surf Or Sound Realty - Avon.

670 Hunt Club Drive, Corolla image
670 Hunt Club Drive, Corolla $1,400,000

“Joy at a Glance” is a must-see home in The Currituck Club. From the moment you walk into the living room, you will be swept away by the amazing views. This home is locat...

  • 7 Beds
  • 9 Baths
Courtesy of Brindley Beach Vacations & Sales - Kh

Listing courtesy of Brindley Beach Vacations & Sales - Kh.

466 Pipsis Point Road, Corolla image
466 Pipsis Point Road, Corolla $1,399,900

Located just 25 feet from the beach access in prestigious Pine Island, this gorgeous 5-bedroom, 4.5 bath semi-oceanfront home provides the perfect setting for a fun and r...

  • 4 Beds
  • 5 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

8723B S Old Oregon Inlet Road, Nags Head image
8723B S Old Oregon Inlet Road, Nags Head $1,399,000 ▼

Two buildings, three opportunities! The east side of the oceanfront building appropriately named "Beach Therapy" offers 3 bedrooms and 2 full baths one of which is an ens...

  • 9 Beds
  • 4 Baths
Courtesy of Coldwell Banker Seaside Realty Kh

Listing courtesy of Coldwell Banker Seaside Realty Kh.

53 Ocean Boulevard, Southern Shores image
53 Ocean Boulevard, Southern Shores $1,395,000 ▼

$123,566 in advertised rents in 2022 for this beautiful, quality built, 6 bedroom, 5 full bath & 2 half bath home that offers the opportunity to enjoy the uncrowded beach...

  • 6 Beds
  • 7 Baths
Courtesy of Outer Banks Realty Group

Listing courtesy of Outer Banks Realty Group.

1261 Stillwind Court, Corolla image
1261 Stillwind Court, Corolla $1,394,999 ▼

Between the pristine coast line of the Currituck Sound and all the serenity of the sandy beaches lining the Atlantic Ocean you will find the prestigious community of Vill...

  • 7 Beds
  • 5 Baths
Courtesy of Coldwell Banker Seaside Realty Kh

Listing courtesy of Coldwell Banker Seaside Realty Kh.

114 Four Seasons Lane, Duck image
114 Four Seasons Lane, Duck $1,375,000

Central Duck Sweetspot, easy walk to the beach, subdivision amenities and Duck village shops and services. Well made low maintenance family pleaser offers everything a v...

  • 6 Beds
  • 7 Baths
Courtesy of Twiddy & Co. - Duck

Listing courtesy of Twiddy & Co. - Duck.

909 Corolla Drive, Corolla image
909 Corolla Drive, Corolla $1,350,000

Don’t miss this amazing investment or second home opportunity! This updated modern retreat is beautifully furnished, turn-key, and has been meticulously maintained. You w...

  • 6 Beds
  • 4 Baths
Courtesy of Saga Realty And Construction

Listing courtesy of Saga Realty And Construction.

8435 S Old Oregon Inlet Road, Nags Head image
8435 S Old Oregon Inlet Road, Nags Head $1,349,000 ▼

Rush-Slowly is a delightful retreat with awe-inspiring, unobstructed ocean views. This 5 bedrooms, 5 1/2 baths oceanfront beach-house features multitudes of indoor and ou...

  • 5 Beds
  • 6 Baths
Courtesy of Sun Realty - Kdh

Listing courtesy of Sun Realty - Kdh.

42 Ginguite Trail, Southern Shores image
42 Ginguite Trail, Southern Shores $1,300,000

Rare waterfront opportunity to own on Ginguite Trail. You do not want to miss this beautiful well-maintained 4 bedroom 4.5 bath custom built home with water views from al...

  • 4 Beds
  • 5 Baths
Courtesy of Beach Realty & Constr - Duck

Listing courtesy of Beach Realty & Constr - Duck.

3311 N Virginia Dare Trail, Kill Devil Hills image
3311 N Virginia Dare Trail, Kill Devil Hills $1,300,000

**Beautiful Kill Devil Hills Oceanfront** High ROI ** Low Expenses** New Decking **$78,200 for 2021 GRI** $76 If you are in the market for strictly an investment propert...

  • 4 Beds
  • 2 Baths
Courtesy of Coldwell Banker Seaside Realty Kh

Listing courtesy of Coldwell Banker Seaside Realty Kh.

1052 Martins Point Road, Kitty Hawk image
1052 Martins Point Road, Kitty Hawk $1,300,000

Sunsets kiss the water and steal the show imploring a state of instant tranquility from this beautifully-maintained coastal home with flair. Located in one of the most so...

  • 4 Beds
  • 5 Baths
Courtesy of Coldwell Banker Seaside Realty - Kdh

Listing courtesy of Coldwell Banker Seaside Realty - Kdh.

3324 S Virginia Dare Trail, Nags Head image
3324 S Virginia Dare Trail, Nags Head $1,299,999

**ROI**! Semi Ocean Front rental Machine. More than 12%+ ROI. LOW EXPENSES! Located directly across from a newly updated beach access and the Nags Head pier, this locatio...

Courtesy of Coldwell Banker Seaside Realty Kh

Listing courtesy of Coldwell Banker Seaside Realty Kh.

3324 S Virginia Dare Trail, Nags Head image
3324 S Virginia Dare Trail, Nags Head $1,299,999

More than 12%+ Return! Semi Ocean Front rental Machine. Multi family/Mixed use. Located directly across from a newly rebuilt beach access and the Nags Head pier, this loc...

  • 5 Beds
  • 3 Baths
Courtesy of Coldwell Banker Seaside Realty Kh

Listing courtesy of Coldwell Banker Seaside Realty Kh.

531 Conch Crescent, Corolla image
531 Conch Crescent, Corolla $1,299,900

This 6 bedroom (4 are en-suites) 5.5 bath coastal retreat is on a large homesite in the sought after section of Ocean Sands South! Located just 4 lots from the ocean on a...

  • 6 Beds
  • 6 Baths
Courtesy of Coldwell Banker Seaside Realty - Kdh

Listing courtesy of Coldwell Banker Seaside Realty - Kdh.

680 Oyster Catcher Court, Corolla image
680 Oyster Catcher Court, Corolla $1,299,900

Buyers will love the attention to detail in this 5 bedroom, 5.5 bath vacation home overlooking the 12th fairway of the renowned Currituck Club Golf Course. Located on a ...

  • 5 Beds
  • 6 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

3636 S Virginia Dare Trail, Nags Head image
3636 S Virginia Dare Trail, Nags Head $1,295,000

A spacious, six-bedroom, semi-oceanfront home featuring a private pool, hot tub, and game room with the best location Nags Head has to offer. With beach access practicall...

  • 6 Beds
  • 6 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

1054 Hampton Street, Corolla image
1054 Hampton Street, Corolla $1,250,000

Beautiful and unique Soundfront home with elevator in Corolla Light! As soon as you enter, you'll sense the love the original owners have given this well built home. C...

  • 5 Beds
  • 6 Baths
Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

3603 S Virginia Dare Trail, Nags Head image
3603 S Virginia Dare Trail, Nags Head $1,250,000

Rare opportunity: A 50' oceanfront lot in the heart of Nags Head with high dune for protection. This is currently the only active oceanfront listing in Nags Head, Kill ...

Courtesy of Judy Burnette Realty, Llc

Listing courtesy of Judy Burnette Realty, Llc.

101 Scarborough Lane, Duck image
101 Scarborough Lane, Duck $1,250,000

There are TWO lots. 101 Scarborough Lane PIN (985916838382) is .52 acres and 103 Scarborough Lane PIN (985916838281) is .60 acres. This listing is for BOTH Village Commer...

Courtesy of Keller Williams - Outer Banks

Listing courtesy of Keller Williams - Outer Banks.

790 Mercury Road, Corolla image
790 Mercury Road, Corolla $1,229,000 ▼

No need to look further! This cream-puff located in the coveted gated community of Buck Island in the heart of Corolla has it all. Never rented, gently used and turn-key ...

  • 5 Beds
  • 6 Baths
Courtesy of Coldwell Banker Seaside Realty - Kdh

Listing courtesy of Coldwell Banker Seaside Realty - Kdh.

930 Lighthouse Drive, Corolla image
930 Lighthouse Drive, Corolla $1,200,000

7 bedroom semi oceanfront home with great ocean views and 300' to the ocean access. Functional open floor plan with large bedrooms and space to spread out. New upper de...

  • 7 Beds
  • 4 Baths
Courtesy of Outer Banks Realty Group

Listing courtesy of Outer Banks Realty Group.

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Investment Home Primer

 

For those new to the OBX market, here is a quick overview:

 

Rental income is largely determined by your distance to the ocean.  An oceanfront property will always rent better than one that is 3-4 rows back.  They get a higher rental rate and typically rent for more weeks out of the year. A newer oceanfront home can rent for 24 weeks of the year, whereas a house that is 3-4 rows back may only rent for 16-18 weeks.  With most investment properties, the strength of the investment is based on the cash flow (money in vs. money out). The way to analyze this is GRY (Gross Rental Yield).  This is calculated by dividing the gross income by the purchase price.  An example would be:  If a home has a gross income of $85,000 and cost $1,000,000 the GRY = 8.5%.  A general rule of thumb in our market is if the home produces a GRY of 8% or above, it should cover most all of the expenses, including mortgage.

 

Expenses can range from utilities, taxes, mortgage, property management, insurance, HOA fees & maintenance.  These will vary depending on many things:  An oceanfront home will have higher insurance rates.  Some homes have very low HOA fees and others are quite high.  A newer home will have fewer maintenance issues vs. an older home, etc

HOA fees will largely be determined by the services and amenities provided. Some subdivisions will offer swimming pools & tennis courts but the HOA fee will be higher to pay for these things.  Other subdivisions may not offer an expansive list of amenities, thus the HOA fee is low.

Most of the OBX is on private septic systems, however there are subdivisions with sewer systems.  Areas with septic will usually be platted on larger lots since the septic area takes up space.  If a subdivision is set up on a sewer system, the lots may be very small.  That means the houses could be much closer to each other.  The HOA would also have to charge a fee for the sewer system usage.

 

Property management is big business here.  There are many rental companies on the beach.  The owner chooses who they want to use based on performance, rates, and services provided.  The rate can range from 14% to 20% of gross rents depending on the services you want them to provide.  You can either have them take care of everything (bookings, pool service, weekly cleanings, linens, landscaping, filter changes, etc) and that rate may be 18-20%. However, if you hire your own pool company and you do the landscaping yourself, that rate would be reduced.  In NC, if the home is in a rental program, the new owner has to honor all weeks booked for at least 180 days from closing.  That way a new owner can't simply cancel everyone's reservation.

All rental money is prorated to the day of closing.  That means if you bought a house and closed on May 1st, you would own all the money from any week booked after May 1st.  The seller would keep any money from the weeks occurring prior to May 1st.

 

This is an amenity driven market.  The more amenities a house can offer will make it more attractive to potential renters.  Swimming pools, hot tubs, gamerooms, views, theater rooms, etc are what renters desire and these amenities will increase your bottom line. Most of these homes are sold fully furnished, so you get most everything in the home included in the purchase price.

In a nutshell: An oceanfront home will always be a solid investment.  As you move back from the ocean, your GRY will decrease the further back you go. 
I hope this offers some guidance.  There are exceptions to every rule.  Therefore, it is best to have a professional help you in your search.  If you would like to begin your search, please contact me directly.
Chandler Spawr
obxhomes@gmail.com
(252)202-9880

For Marketing Examples visit our VIDEO PAGE to see how we can help you sell your property. 

 

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If you are in search for FORECLOSURES and OBX Bank Owned Property, click the link to view all foreclosure listings currently for sale. Participating in a purchase contract with the bank can be a daunting task, but with our high caliber expertise we can help you navigate your way through the maze of paperwork and negotiations. In our current market, timing is crucial, especially with Outer Banks foreclosures that disappear very quickly, so contact us in the event of your interest in a listing.

For those looking for investment property with cash flow, we can assist you in buying or selling commercial and industrial property such as apartments, duplex’s, triplex’s and quad’s as well as NNN (triple net) investment property. 

For Marketing Examples visit our VIDEO PAGE to see how we can help you sell your property. 

Occasionally, we will have properties for sale that are not in MLS.  Be sure to check our Pocket Listings page for those deals.

We can also happily help you find the professional legal and accounting advice regarding 1031 Tax Deferred Exchange’s or Starker Exchanges, as well as assist you in finding the right facilitators to conduct the exchange as per I.R.S. regulations.

If you are looking to develop a subdivision, our expertise can help you acquire the acreage you need, obtain the necessary zoning changes, and sell lots after the subdivision process.

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