The past four years have presented a series of dynamic challenges:
We are starting to observe signs of stabilization:
Residential inventory has increased by 62%, and sales prices have begun to adjust downward. Unfortunately, foreclosure rates, virtually absent over the past five years, are now on the rise. We are closely monitoring this trend, and you can find a current list of foreclosures HERE.
Interest rates remain around 7%, subject to variation based on the financial product. Nationally, core inflation rates remain elevated, and Federal Reserve Chair Jerome Powell recently reiterated that interest rates are unlikely to decrease until there is greater confidence in sustained inflation approaching the central bank’s 2% target. Given these factors, higher interest rates may persist in the near future. (USA Today, July 9, 2024)
OBX Market Snapshot as of July 08, 2024
If you currently own property in the OBX, you likely enjoy your home and benefit from a favorable mortgage rate. I take pride in knowing that I may have played a role in helping you achieve that satisfaction, as it is always my primary objective. However, I understand that people's objectives can change over time, whether due to personal circumstances or evolving investment strategies.
I am deeply committed to analyzing data and providing informed advice based on market analytics. From my assessment of the current data, I believe we are in a unique period that continues to offer advantageous conditions for sellers. Should you decide that selling aligns with your investment goals, there is still an opportune window, provided it is approached with the right marketing, pricing strategy, and exposure. Drawing from over 24 years of experience, I am well-equipped to assist you in capitalizing on this pivotal moment in our market's history.
If you are curious about the current value of your property, please visit THIS LINK for access to my Instant Property Valuation tool. This innovative tool, powered by A.I., not only provides immediate property valuations but also tracks property value trends over time across the United States.
Those familiar with my approach can affirm that I do not employ high-pressure tactics nor advocate for panic selling. My guidance is rooted in experience, data analysis, and a steadfast commitment to helping clients make sound investment decisions. This remains my core objective. Should you wish to delve deeper into your circumstances, I welcome the opportunity to discuss them further and am available for a call at your convenience. I look forward to our conversation.
If you are new to the world of Outer Banks Investment Property, we have written a short overview that you may find useful. You can see that HERE
Interested in the value of your home?
Click HERE for our INSTANT VALUATION Module
(this can be used for any property in the US)
“Seas the Day” and seize the opportunity to own this classic 15 bedroom, 10,000 s.f. home! This sleek and stylish investment will make you and your guests happy while on ...
Listing courtesy of Carolina Designs Realty.
This magnificent home has a fantastic floor plan for entertaining or a family retreat. It is over 6000 square feet with an abundance of decks. The home has 13 bedrooms an...
Listing courtesy of Charles S Motosko.
The convergence of style, nature and harmony create a beautiful blend that is the heart of Duck at 104 South Baum Trail. One of only 13 distinguished homes, this 5-bedroo...
Listing courtesy of Outer Banks Blue Realty Srvcs..
Achieve balance and serenity at Coastal Harmony, a stunning oceanfront estate in Nags Head. Built to incorporate contemporary design with light coastal flair and popular ...
Listing courtesy of Saga Realty And Construction.
Virtual tour interior: https://www.vizsourcevr.com/virtual360/194053702710/ Virtual tour exterior: https://www.vizsourcevr.com/virtual360/191166980166/ The Oaks on Hun...
Listing courtesy of Island Crest Obx Realty.
This brand-new semi-oceanfront estate in popular Whalehead Beach is sure to impress. Designed and built by Finch & Company, this fully furnished 12-bedroom home features ...
Listing courtesy of Home Zu.
Welcome to "Belle Rive", an exquisite oceanfront property located in the prestigious Pine Island community in Corolla. "Belle Rive" is one of the highest-elevation oceanf...
Listing courtesy of Surfside Realty.
Discover your extraordinary semi-oceanfront investment in Whalehead Club! This stunning, newly built house exemplifies exceptional construction, a creative layout, flawle...
Listing courtesy of Landmark Sotheby's International Realty.
This investment property brings great returns year after year. The stunningly beautiful oceanfront home boasts 12 bedrooms and 12.5 bathrooms with a grand top-floor livin...
Listing courtesy of Basnight Realty.
Spectacular coastal contemporary in the heart of Corolla, where luxury and charm converge in this newly constructed oceanfront masterpiece. With 8 bedrooms, 7 full baths,...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
RARE OPPORTUNITY FOR 4.7 ACS AT A STOPLIGHT ON THE BYPASS. A vacant commercial site of this size is very very unusual on the Outer Banks. Centrally located across from J...
Listing courtesy of Harrell & Associates.
Breathtaking ocean views can be yours with this 7-bedroom, 7.5-bath estate located in Pine Island. This spacious 4700+ square foot oceanfront vacation home features 6 en ...
Listing courtesy of Keller Williams - Outer Banks.
"Truly 'One of a kind', opportunities like this do not come around often. Absolutely one of the most sought-after pieces of property on the entire Outer Banks. Welcome to...
Listing courtesy of Surfside Realty.
WOW!! A RARE FIND IN THE HIGHLY COVETED STATION BAY COVE NEIGHBORHOOD IN SANDERLING! OCEANFRONT PERFECTION WITH BREATHTAKING OCEAN TO SOUND VIEWS! SHOWS LIKE BRAND NEW...
Listing courtesy of Landmark Sotheby's International Realty.
Million $ Makeover! Well, almost a million! This stately home is practically new inside and out and it shows! You really won’t recognize it if previously viewed. You m...
Listing courtesy of Outer Banks Realty Group.
Rare OBX opportunity. Prime commercial location in the heart of Kill Devil Hills. Huge corner property with new stop light means easy access and high visibility. The two ...
Listing courtesy of Sun Realty - Kdh.
Indulge in the serene beauty of nature and sweeping ocean views in this grand oceanfront retreat situated on a 3-acre lot in the coveted 4x4 section of Corolla. With alm...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
A truly one-of-a-kind property awaits built by premiere builder Pete Hunter! This stunning estate sits on over a half acre of pristine oceanfrontage. It is beautifully la...
Listing courtesy of Brindley Beach Vacations & Sales-Duck.
JUST RENOVATED! Featuring new LVP flooring, furniture and lighting on the top level, an updated kitchen, and new polywood exterior furnishings, this dreamy 10 bedroom Na...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Beautiful Oceanfront Estate on a High Site for capitaving Ocean Views. This very well designed Eight ( 8 ) Bedroom Oceanfront Beach Home, with a soothing elegance is exce...
Listing courtesy of Sun Realty - Corolla.
LUXURIOUS COASTAL RETREAT WITH UNPARALLELED OCEAN TO SOUND VIEWS Discover the epitome of coastal living in this extraordinary 8-bedroom home, perfectly situated just a f...
Listing courtesy of Basnight Realty.
Magnificent Oceanfront Retreat with Exceptional Rental Income Discover the oceanfront home you've been dreaming of! Already boasting over $130,000 in rental income booke...
Listing courtesy of Howard Hanna Outer Banks Realty.
Gorgeous Ocean Front Home with Spectacular Ocean Views located in the much sought after Buck Island gated community! This custom built 6 Bedroom / 5 bath / 2 half bath h...
Listing courtesy of Corolla Beach Realty.
Rare opportunity to own a thriving business and living quarters in Downtown Duck! Centrally located with high traffic! Well-established, turn-key, successful business w...
Listing courtesy of Brindley Beach Vacations-Duck.
Gorgeous Panoramic Ocean Views! The original owners built, furnished and have lovingly (well!) maintained this home through the years. This is evident both outside as wel...
Listing courtesy of Atlantic Realty.
Welcome to this exquisite oceanfront property that embodies luxurious coastal living and boasts impressive rental income and future expansion opportunities. Positioned on...
Listing courtesy of Coast Realty.
Dreaming of a larger-than-life Outer Banks ownership experience with HUGE INCOME POTENTIAL? With OVER $263K IN RENTS IN 2023, this freshly-updated 12BR | 10.5 BA SEMI-OC...
Listing courtesy of Keller Williams - Outer Banks.
MAJOR UPDATES FINISHED IN SEPT 2023! Don't miss this rare opportunity in one of the BEST neighborhoods in Duck! Just upgraded with NEW ROOF, ALL NEW AND EXPANDED DECKING,...
Listing courtesy of Four Seasons Realty.
RARE!! The 8BR oceanfront estate sits on nearly 2 acres of oceanfront property with 151 feet of beach/water frontage - MORE THAN 2x the size of most S.NH homesites. It'...
Listing courtesy of Kingdom Real Estate Services.
Harmony of the elements each combine for a home worthy of your most discerning clientele. SugarPops is the third in a series of premier homes with a unique heritage line ...
Listing courtesy of Outer Banks Blue Realty Srvcs..
WOW Oceanfront Featuring NEW exterior siding, composite decking, railings, beach walkway, dune top gazebo, and roof! The smell of salt air and sound of crashing waves aw...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Ocean to Sound views! This stunning newly constructed home in Duck delivers over $200K in annual rental income and is only 4 houses from the beach and was finished in 202...
Listing courtesy of Four Seasons Realty.
Centrally located in the heart of Kill Devil Hills. “The Remedy” is an 8 Bed 7 Bath oceanfront home offering the perfect blend of relaxation, recreation, and exploration....
Listing courtesy of Outer Banks Blue Realty Srvcs..
Experience unparalleled coastal living in this stunning 4-year-old custom-built primary residence that's over 4000 sq ft (never rented), situated just four lots from the ...
Listing courtesy of Village Realty Holdings, Llc - Corolla.
Introducing 207 Harbour Bay Drive, a stunning luxury soundfront estate boasting over 6,000 sf of living space and a rare opportunity for ownership in the Harbour Bay comm...
Listing courtesy of Twiddy And Company - Corolla.
Experience the epitome of modern luxury with this exceptional 5-bedroom, 5-bathroom Oceanfront estate situated on the pristine 4x4 beaches of Corolla. Spanning across 3,8...
Listing courtesy of Twiddy And Company - Wash Woods.
The sweetness of Brand New! Construction is well underway on this beautiful and spacious 5,984 sq.ft. Coastal Home Plan now being built on a .35 Acre Lot in the prestigi...
Listing courtesy of Sun Realty - Kitty Hawk / Currituck.
Experience the Perfect Oceanfront Retreat! Generating over $200K in rental income, this rental house is a dream w/ everything a rental house needs! Boasting 6 bedrooms in...
Listing courtesy of Exp Realty, Llc - Coastal.
Welcome to Tanarama II, an exquisite beachfront property nestled in the heart of Kill Devil Hills, on the historic site of the former Tanarama Hotel. This prime location ...
Listing courtesy of Southern Cottage Realty, Inc.
This expansive, 3rd row 6,000+ square foot vacation rental home offers 10 en suite bedrooms each with private bathrooms, two additional half baths, an elevator, an open f...
Listing courtesy of Keller Williams - Outer Banks.
Gorgeous oceanfront retreat situated on an elevated and vegetated parcel at the end of a quiet cul-de-sac in the Ocean Hill community of Corolla,NC. Boasting panoramic vi...
Listing courtesy of Twiddy And Company - Corolla.
Here’s your next high-income investment opportunity in the Outer Banks: an 8-bedroom semi-oceanfront home in the heart of Nags Head. This property has already generated a...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
A RARE find! 7 bedroom, 6.5 bath home located in prestigious community of The Currituck Club. Coastal Living at it’s finest. This home was designed to provide 3 1/2 stori...
Listing courtesy of Beach Realty & Construction - Kh North.
This gorgeous 4-bedroom, 3.5-bath oceanfront home in Ocean Sands offers breathtaking ocean views and an array of must-have amenities. Located just steps from the beach, w...
Listing courtesy of Keller Williams - Outer Banks.
7 bedroom rental machine in the heart of the Outer Banks. One of the highest oceanfront lots on the OBX. Great views and lots of space in the home. Memories are made in ...
Listing courtesy of Howard Hanna Outer Banks Realty.
Unique oceanfront property with two separate living areas connected by a breezeway all situated on a 80 foot wide lot with large dunes and tremendous beach front. Appropr...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Absolutely the best oceanfront lot available Kill Devil Hills! This is an exceptional opportunity for anyone looking for prime oceanfront property. It offers the ideal se...
Listing courtesy of Keller Williams - Outer Banks.
This stunning coastal retreat offers serene ocean vistas! Situated amongst a row of exquisite homes, this property stands out with its functional design and proximity to ...
Listing courtesy of Coldwell Banker Seaside Realty - Kdh.
Enjoy coastal living at its finest with unobstructed water views over the Currituck Sound in this well appointed and ultra private Sanderling home. This stunning custom ...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Sportsman’s Dream: 14.47 Acres on the Sound in Kitty Hawk Village Discover a unique opportunity on this historic property! Nestled on 14.47 acres along the sound in Kitty...
Listing courtesy of Beach Realty & Construction - Kh North.
Sportsman’s Dream: 14.47 Acres on the Sound in Kitty Hawk Village Discover a unique opportunity on this historic property! Nestled on 14.47 acres along the sound in Kitty...
Listing courtesy of Beach Realty & Construction - Kh North.
Welcome to 473 Spindrift Trail, a rare opportunity for ownership in the private gated Spindrift community of Corolla, NC, on a spacious .92 acre parcel 2 lots from the oc...
Listing courtesy of Twiddy And Company - Corolla.
Welcome to "Beaumont sur Mer," an 8-bedroom oceanside estate situated on a desirable semi-oceanfront lot in the sought after Pine Island community of Corolla, NC. Offerin...
Listing courtesy of Twiddy And Company - Corolla.
Welcome to your dream retreat! This brand new, stunning beach house offers an unparalleled blend of luxury and tranquility. Nestled in a serene location right across from...
Listing courtesy of Four Seasons Realty.
Updated Sanderling Oceanfront! Ocean Views! Wide sandy beach! Embrace the coastal lifestyle with this stunning oceanfront retreat in the prestigious Sanderling neighbo...
Listing courtesy of Landmark Sotheby's International Realty.
Martins Point on the Point! This beautiful house is situated at the north end of this highly desirable gated community. As you step inside the front foyer and into the ma...
Listing courtesy of Southern Shores Realty.
High and dry oceanfront lot with well vegetated dune. Cleared central area and path.
Listing courtesy of Real Escapes Properties.
This one-of-a-kind soundfront estate in the prestigious gated community of the Currituck Club offers unparalled views and gorgeous Outer Banks sunsets. Enjoy relaxing ou...
Listing courtesy of Four Seasons Realty.
Centrally located to everything in the OBX, this gorgeous oceanfront property has sweeping panoramic ocean views and has been entirely updated! This home is completely tu...
Listing courtesy of Joe Lamb Realty.
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...
Listing courtesy of Century 21 Nachman Realty.
SOUNDFRONT, SALTWATER POOL (2021), BOATDOCK with LIFT. Located in the heart of Kill Devil Hills this soundfront home offers BREATHTAKING WATER VIEWS and the luxury of yo...
Listing courtesy of Pirates Cove Realty.
Discover a beautifully updated coastal investment home in the highly desirable Ocean Sands South community, just three lots from the oceanfront and steps away from beach ...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Nestled within a serene neighborhood, this timeless oceanfront residence offers an unparalleled coastal living experience. Boasting plenty of room for a small group or fa...
Listing courtesy of Landmark Sotheby's International Realty.
This is the one you've been looking for! Stunningly updated inside AND outside, this proven Corolla investment property is situated on a large, nearly half-acre sized lot...
Listing courtesy of Four Seasons Realty.
This exceptional commercial lot presents a golden opportunity for the visionary investors and business owners. Situated in a prime location, this vacant lot offers unpar...
Listing courtesy of Saltwater Realty Obx.
You'll be "Living large" in Heaven Sent. Starting with the extra large 3/4-lot that provides for a resort-like recreation area featuring large pool and pool deck, volleyb...
Listing courtesy of Coastal Carolina Vacations.
You won't want to miss this recently updated, spacious six-bedroom oceanfront rental investment home in 4x4! New elevator going in this fall! You can relax and enjoy the ...
Listing courtesy of Landmark Sotheby's International Realty.
Your chance to own “Cloud 9” is now! Ethereal bliss can be your reality with this fantastic home away from home! Solid ocean views, a crisp fit and finish, and an incredi...
Listing courtesy of Carolina Designs Realty.
Sit back and relax in this renovated Corolla Light home. Enjoy the views of the ocean and lighthouse from the expansive decks. The lower level features 4 bedrooms 2 bath...
Listing courtesy of Outer Banks Realty Group.
Breathtaking beach home with ocean views! This rare 3-back from the ocean home design offers endless space both inside and out to relax and unwind, play, and take in the ...
Listing courtesy of Century 21 Nachman Realty.
Welcome to your dream oceanfront retreat in the Duck’s highly sought-after Sanderling neighborhood! This charming home offers a serene and private setting with stunning o...
Listing courtesy of Landmark Sotheby's International Realty.
Beautifully furnished with many new updates for 2024, this, 4200+ square foot custom-built vacation home with ocean views is now available. Just 3 lots off the oceanfront...
Listing courtesy of Keller Williams - Outer Banks.
Introducing the Sea Star; a brand-new semi-soundfront home offering unparalleled views and luxurious coastal living. With 6 generously sized bedrooms and 4.2 baths, this ...
Listing courtesy of Saga Realty And Construction.
Designed for comfort and versatility, this semi-oceanfront vacation home, located close to beach access, offers surprising rustic charm. With ocean views, over 4,500 squa...
Listing courtesy of Keller Williams - Outer Banks.
Significant opportunity for Development in Corolla on the Outer Banks. Phase 2 of the Villages at Ocean Hill offers 3.75 acres with potential for 15 Single Family lots al...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
If you're looking for the perfect home with spectacular sunrises and sunsets then this 5 bedroom and 5 1/2 bath home is the right choice for you. Located across the stree...
Listing courtesy of Sun Realty - Kdh.
THIS IS THE ONE YOU HAVE BEEN WAITING FOR! STRONG RENTALS! BEAUTIFUL AND UPDATED! BREATHTAKING SOUND VIEWS! STEPS TO THE BEACH! NEWLY RENOVATED BATHROOMS! WELL MAINTAIN...
Listing courtesy of Landmark Sotheby's International Realty.
This Custom Built Home has top of the line everything from the construction to the professional finishes throughout the entire home. Used as a primary residence this home...
Listing courtesy of Carolina Designs Realty.
This stunning custom built ONE LEVEL LIVING home is located in the HIGH dune area in the quintessential beach town of Southern Shores. This contemporary coastal home just...
Listing courtesy of Island Life Realty.
Experience the best of waterfront living in this stunning 4-bedroom, 3.5-bath single-family home in Nags Head on the Outer Banks. Nestled on the Roanoke Sound with 135’ o...
Listing courtesy of Landmark Sotheby's International Realty.
The driveway into this home is the first glimpse of surrounding beauty. Once inside, the water views are simply breathtaking. The private pier awaits morning coffee walk...
Listing courtesy of Outer Banks Realty Group.
Welcome to your dream waterfront oasis in the prestigious Martins Point neighborhood! This immaculate 3 bedroom with a bonus room home boasts a recently remodeled and upd...
Listing courtesy of Own Real Estate Of Nc, Llc.
STUNNING OCEANFRONT PROPERTY/SEMI-OCEANFRONT HOME!! THIS PROPERTY INCLUDES THE SEMI-OCEANFRONT HOME AND OCEANFRONT LOT! ENJOY THE BREATHTAKING VIEWS FROM THIS GORGEOUS HO...
Listing courtesy of Landmark Sotheby's International Realty.
Discover coastal living at its finest at 2230 S Memorial Ave in Nags Head, North Carolina. This beach property epitomizes the charm and allure of Outer Banks living, offe...
Listing courtesy of Surfside Realty.
Welcome to Seventh Heaven and your well-maintained beach home on the oceanside in Corolla, located on a direct beach access, in a quaint cul-de-sac in the Ocean Sands com...
Listing courtesy of Aweigh Real Estate.
Spacious home on a large, fenced corner lot conveniently located close to the shops and restaurants of Duck Village. The first floor features a game room, two bedrooms, t...
Listing courtesy of Howard Hanna Outer Banks Realty.
Why not live at OBX in the Currituck Club/VIP style? The best the beach has to offer! A Gated Community w/ beach valet and trolley service. A summer full of fun activitie...
Listing courtesy of Howard Hanna Outer Banks Realty.
Beautiful semi-oceanfront home with breathtaking ocean views! This classic Nags Head cottage boasts five bedrooms, five bathrooms, 2 half bathrooms, an elevator to transp...
Listing courtesy of Coastal Carolina Vacations.
Located within the first-rate community of Monteray Shores in Corolla, this waterfront residence embodies the essence of upscale living. With unobstructed views and direc...
Listing courtesy of Landmark Sotheby's International Realty.
Welcome to your dream home in Southern Shores! Built by Smith Contracting in 2017, this like-new 4-bedroom, 3 and a half bath coastal ranch style retreat is nestled at th...
Listing courtesy of Four Seasons Realty.
Stunning Soundfront Oasis with Spectacular Sunset Views! Located in the prestigious gated community of Martins Point on the Outer Banks of North Carolina, this soundfron...
Listing courtesy of Landmark Sotheby's International Realty.
This impeccably maintained property is located just a short walk to the beach and nestled in a quiet area of Corolla in the sought after community of Villages of Ocean Hi...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Experience stunning ocean views from this wide corner lot! The open-concept design spans both levels, offering spacious living areas throughout. The upper level boasts c...
Listing courtesy of Exp Realty, Llc - Coastal.
791 W Meeting St, Corolla- This stunning 8bd/8.5bth home located in the gated community of Buck Island is a showstopper. This home offers a private pool, hot tub, elevato...
Listing courtesy of Obx Realty Group, Llc.
JUST COMPLETED NEW CONSTRUCTION in the OBX!! Personally built by owner of the company, J&T Construction, nestled in the gated Currituck Club among Tall Pines and Liv...
Listing courtesy of Brindley Beach Vacations & Sales - Kh.
A rare find! This large, 8 bedroom luxury home located in the Monteray Shores Community of Corolla has it all! Located on a sizeable 10,000 sq ft corner lot, this home bo...
Listing courtesy of Four Seasons Realty.
Enjoy exceptional sunset views from this stunning sound front home with 3 bedrooms plus flex room, currently used as a dedicated office and is suitable for use as a 4th b...
Listing courtesy of Landmark Sotheby's International Realty.
Recharge your batteries at Z’s By The Sea, a six-bedroom oceanside retreat in Duck’s coveted Port Trinitie community! This home offers the best of both ocean and sound ac...
Listing courtesy of Midgett Realty - Rodanthe.
Welcome to “Sandy Oak,” a stunning seaside sanctuary located just 500 feet from the beach in the heart of the desirable Corolla Light community. This exceptional property...
Listing courtesy of Midgett Realty - Rodanthe.
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...
Listing courtesy of Keller Williams - Outer Banks.
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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.
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