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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
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
See what others have to say:
Find Your Inspiration
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
Listing courtesy of Twiddy & Co. - Duck.
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
Listing courtesy of Outer Banks Realty Group.
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
Listing courtesy of Village Realty Holdings, Llc - Nh.
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...
Listing courtesy of Village Realty Holdings, Llc - Nh.
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
Listing courtesy of Outer Banks Realty Group.
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
Listing courtesy of Atlantic Sotheby's International Realty.
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
Listing courtesy of Brindley Beach Vacations-Duck.
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
Listing courtesy of Twiddy & Company - Corolla.
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
Listing courtesy of Brindley Beach Vacations-Duck.
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
Listing courtesy of Clickit Realty.
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
Listing courtesy of Twiddy & Company - Corolla.
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
Listing courtesy of Twiddy & Co. - Duck.
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
Listing courtesy of Brindley Beach Vacations-Duck.
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
Listing courtesy of Brindley Beach Vacations-Main.
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
Listing courtesy of Twiddy & Company - Corolla.
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
Listing courtesy of Coldwell Banker Seaside Realty Kh.
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
Listing courtesy of Village Realty Holdings, Llc - Nh.
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
Listing courtesy of Buy The Beach Realty, Llc.
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
Listing courtesy of Sun Realty - Corolla.
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
Listing courtesy of All About Obx Real Estate.
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
Listing courtesy of The Coastal Shores Realty Group, Llc.
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
Listing courtesy of Outer Banks Realty Group.
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
Listing courtesy of Twiddy & Company - Corolla.
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
Listing courtesy of Outer Banks Blue Realty Srvcs..
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
Listing courtesy of Brindley Beach Vacations & Sales - Kh.
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
Listing courtesy of Coldwell Banker Seaside Realty Kh.
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
Listing courtesy of Coldwell Banker Seaside Realty Kh.
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
Listing courtesy of Village Realty Holdings, Llc - Nh.
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...
Listing courtesy of Village Realty Holdings, Llc - Nh.
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
Listing courtesy of Twiddy & Co. - Duck.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Four Seasons Realty.
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
Listing courtesy of Twiddy & Co. - Duck.
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
Listing courtesy of Brindley Beach Vacations-Duck.
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
Listing courtesy of Village Realty Holdings, Llc - Nh.
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
Listing courtesy of The Coastal Shores Realty Group, Llc.
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
Listing courtesy of The Coastal Shores Realty Group, Llc.
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
Listing courtesy of Twiddy & Co. - Duck.
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 ...
Listing courtesy of Scott Team Realty.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Coldwell Banker Seaside Realty Kh.
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
Listing courtesy of Brindley Beach Vacations-Duck.
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
Listing courtesy of Kbe Associates.
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
Listing courtesy of Sun Realty - Corolla.
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
Listing courtesy of Keller Williams - Outer Banks.
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...
Listing courtesy of Village Realty Holdings, Llc - Nh.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Twiddy & Company - Corolla.
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
Listing courtesy of Outer Banks Realty Group.
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
Listing courtesy of Re/Max Coastal Associates.
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
Listing courtesy of Kbe Associates.
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.
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...
Listing courtesy of Outer Banks Blue Realty Srvcs..
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
Listing courtesy of Southern Shores Realty.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Coldwell Banker Seaside Realty Kh.
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
Listing courtesy of Listwithfreedom.Com.
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
Listing courtesy of Twiddy & Co. - Duck.
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
Listing courtesy of Twiddy & Company - Corolla.
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
Listing courtesy of Carolina Designs Realty.
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
Listing courtesy of Southern Shores Realty.
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
Listing courtesy of Carolina Designs Realty.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Coldwell Banker Seaside Realty - Kdh.
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
Listing courtesy of Coldwell Banker Seaside Realty - Kdh.
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
Listing courtesy of Twiddy And Company - Wash Woods.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Twiddy & Company - Corolla.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Twiddy & Co. - Duck.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Beach Realty & Constr - Kh North.
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
Listing courtesy of Kbe Associates.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Kitty Hawk Land Co.-Corolla.
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
Listing courtesy of Howard Hanna William E. Wood - Currituck.
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
Listing courtesy of Twiddy & Co. - Duck.
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
Listing courtesy of Surf Or Sound Realty - Avon.
“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
Listing courtesy of Brindley Beach Vacations & Sales - Kh.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Coldwell Banker Seaside Realty Kh.
$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
Listing courtesy of Outer Banks Realty Group.
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
Listing courtesy of Coldwell Banker Seaside Realty Kh.
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
Listing courtesy of Twiddy & Co. - Duck.
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
Listing courtesy of Saga Realty And Construction.
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
Listing courtesy of Sun Realty - Kdh.
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
Listing courtesy of Beach Realty & Constr - Duck.
**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
Listing courtesy of Coldwell Banker Seaside Realty Kh.
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
Listing courtesy of Coldwell Banker Seaside Realty - Kdh.
**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...
Listing courtesy of Coldwell Banker Seaside Realty Kh.
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
Listing courtesy of Coldwell Banker Seaside Realty Kh.
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
Listing courtesy of Coldwell Banker Seaside Realty - Kdh.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Keller Williams - Outer Banks.
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
Listing courtesy of Keller Williams - Outer Banks.
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 ...
Listing courtesy of Judy Burnette Realty, Llc.
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.
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
Listing courtesy of Coldwell Banker Seaside Realty - Kdh.
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
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.
Chandler Spawr
obxhomes@gmail.com
(252)202-9880
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