OBX Real Estate Search
Address Search
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
Oceanfront 9 BR 9.5 Bath Rental Machine with a lovely pool and unobstructed ocean to sound views, overlooking the lowest density beach on the OBX. Gourmet Kitchen by Cozy...
- 9 Beds
- 10 Baths
Listing courtesy of Twiddy & Co. - Duck.
Heels in The Sand located in the most prestigious area of Corolla offers unsurpassed panaromic views of the Ocean and Sound. These mesmerizing views only enhance the arc...
- 9 Beds
- 13 Baths
Listing courtesy of Island Crest Obx Realty.
Fantastic Advertised Rate Income 2021: $437,412.75 and with Owner Weeks Added $484,258. "Lighthouse Twelve"….Simply Wonderful ….... Being on the Ocean at Lighthouse Twel...
- 12 Beds
- 13 Baths
Listing courtesy of Sun Realty - Corolla.
Unique Spectacular Waterfront Commercial Property, which comprises of buildings 1, 2 and 3 that equals 17 units and two small storage buildings together with an adjacent ...
Listing courtesy of Great Escapes Realty.
Luxurious oceanfront home with all the amenities and built by Mancuso Development in 2015 with an impressive rental history, generating approximately $320K in rental inco...
- 9 Beds
- 11 Baths
Listing courtesy of Four Seasons Realty.
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.
KDH Paradise is an amazing oceanfront 12 bed 13 bath estate with incredible rental income YTD $375k+. Spacious layout, beautiful furnishings, vivid ocean views and top o...
- 12 Beds
- 13 Baths
Listing courtesy of Clickit Realty.
This Spectacular Pristine Ocean Front Home is Situated on a High Elevation. A Treasure with all the Bells & Whistles including Amazing Ocean Views! A Kitchen fit for a Ch...
- 10 Beds
- 11 Baths
Listing courtesy of Corolla Beach Realty.
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.
Endless Summers....we all want them and now you can make it a reality. This Coastal Retreat is making over 314,000 in 2021 and guests rave about all it offers year after ...
- 9 Beds
- 10 Baths
Listing courtesy of Outer Banks Blue Realty Srvcs..
This is one Pine Island home you do not want to miss. Check out the ocean views from the mid-level Foyer! Located on a high elevation 100’ wide oceanfront homesite “Felic...
- 6 Beds
- 8 Baths
Listing courtesy of Carolina Designs Realty.
Beautifully renovated by Olin Finch over the past 2 years! This home underwent a complete transformation with the addition of 700+square feet, new pool, new light fixtur...
- 10 Beds
- 11 Baths
Listing courtesy of Brindley Beach Vacations-Duck.
Beautiful 9 Bedroom Corolla Oceanfront with Incredible Ocean Views with direct beach access Huge Pool! Elevator and Theater Room! Home Rents incredibly well...with over $...
- 9 Beds
- 9 Baths
Listing courtesy of Keller Williams - Outer Banks.
“TURN-KEY” RENTAL READY ELEGANT ESTATE TO BE BUILT NEW CONSTRUCTION 12 B/R, 12.2 BATH HOME TO BE BUILT AT 948 LIGHTHOUSE DR. ON A CORNER LOT OFFERING THE HIGHEST SEMI-OCE...
- 12 Beds
- 14 Baths
Listing courtesy of Clickit Realty.
Corolla Oceanfront Beauty with breathtaking views of the Atlantic Ocean. Well constructed and perfectly maintained, this spacious oceanfront home is the one you have been...
- 8 Beds
- 10 Baths
Listing courtesy of Keller Williams - Outer Banks.
This home is a true and rare beauty, located in the quaint coastal community of Pine Island in Corolla. It features unparalleled, full views of the Atlantic Ocean as well...
- 7 Beds
- 9 Baths
Listing courtesy of Outer Banks Realty Group.
Spectacular Spectacular! This is what you will find at Cabana Beach! The best of the oceanfront in Pine Island ~ magnificent ocean to sound views protected by a robust an...
- 6 Beds
- 8 Baths
Listing courtesy of Brindley Beach Vacations-Main.
This stunning 2.5 acre oceanfront estate is dripping in luxury. The main house is 8 bedrooms, 8 bathrooms, and an additional 2 half baths. The guest house (built 2018) f...
- 9 Beds
- 10 Baths
Listing courtesy of Beach Realty & Constr - Duck.
RENTAL INCOME OVER $300,000! ROI OVER 10%! STUNNING CUSTOM FINISHES! This home will truly amaze and delight you and your guests! With well over 5,000 sq ft of living...
- 8 Beds
- 11 Baths
Listing courtesy of Howard Hanna Outer Banks Realty.
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.
Welcome to Carolina Sunset! Many oceanfront homes have a wonderful view of the ocean and of the sun rising over it in the morning, but only a select few can say that they...
- 6 Beds
- 7 Baths
Listing courtesy of Beach Realty & Constr - Kh North.
Sea Oats Cottage is a gorgeous 6BR/5.5BA Corolla Oceanfront home located on a premium homesite in the extremely desirable Whalehead subdivision. Quality built by Olin Fin...
- 6 Beds
- 6 Baths
Listing courtesy of Great Escapes Realty.
Sunnybank is a luxurious 2.77 acre, 3 building compound situated on the Oceanfront at Penny's Hill in the 4x4 beach of Corolla. Penny's Hill is the 2nd largest sand dune ...
- 6 Beds
- 8 Baths
Listing courtesy of Coldwell Banker Seaside Realty - Kdh.
Finally, a luxurious vacation home on the Outer Banks with a cutting-edge contemporary design! What’s more are the expansive 180 degree ocean views and a deeded beach acc...
- 9 Beds
- 11 Baths
Listing courtesy of All About Obx Real Estate.
Breathtaking ocean and sound views can be yours with this 6 bedroom, 5.5 bath home located in prestigious Pine Island. This exquisite home features a large open floor pl...
- 6 Beds
- 6 Baths
Listing courtesy of Keller Williams - Outer Banks.
OVER $272,000 BOOKED FOR 2021 IN 31 WEEKS AND $271,000 PRE-BOOKED FOR 2022 IN JUST 26 WEEKS! THIS HOUSE SHOULD DO OVER $280K. Oceanfront estate with ten bedrooms and amen...
- 10 Beds
- 11 Baths
Listing courtesy of Carolina Designs Realty.
Estimated $65k annual POSITIVE cash flow with 25% down! The ultimate Nags Head beach experience awaits you in this beautiful 12-bedroom oceanfront home. “The Stars” is c...
- 12 Beds
- 13 Baths
Listing courtesy of Outer Banks Blue Realty Srvcs..
This oceanfront home has something fun for everyone; from mini golf to a home theatre and much more. Whether it is lounging on the raised sun deck or relaxing on the dune...
- 8 Beds
- 10 Baths
Listing courtesy of Saga Realty And Construction.
It’s time to claim your Ocean Oasis near Jennette's Pier! This 2017 oceanfront home built by Nils Ladenburg boasts breathtaking ocean views from both the top and mid leve...
- 8 Beds
- 11 Baths
Listing courtesy of Carolina Designs Realty.
Pine Island. Oceanfront. Phenomenal Rental History. That's probably all we need to say about this 6-bedroom 4 and 1/2-bath home, but we'll give you a little more. Propert...
- 6 Beds
- 5 Baths
Listing courtesy of Keller Williams - Outer Banks.
Here is your opportunity to own a piece of pristine shoreline in Whalehead Beach. If you have ever visited Corolla, you know that Whalehead is famous for its wide, sandy ...
- 7 Beds
- 8 Baths
Listing courtesy of Brindley Beach Vacations & Sales - Kh.
Rare opportunity in Duck! 36 seat indoor dining with open kitchen. Outdoors includes 80 person capacity with seating, bar area with ability to cook and serve food. Turn...
Listing courtesy of Century 21 Nachman Realty.
STUNNING OCEAN VIEWS in this big and beautiful house SIMPLY PARADISE was constructed in 2007 and has all the upscale materials and amenities that today's discriminating b...
- 8 Beds
- 10 Baths
Listing courtesy of Village Realty Holdings, Llc - Nh.
Rare opportunity for ownership in the Historic Corolla Village on a spacious semi-oceanfront parcel just steps to the beach, Currituck Beach Lighthouse, Whalehead Club & ...
- 7 Beds
- 9 Baths
Listing courtesy of Twiddy & Company - Corolla.
This one of a kind iconic Nags Head commercial property located directly off the Outer Banks scenic byway, Hwy 12 encompasses a 42,000 square feet lot with 124 feet of hi...
Listing courtesy of Keller Williams - Outer Banks.
Classic 6 bedroom Corolla Oceanfront Home in Whalehead Club * 949 Lighthouse Dr proudly presents one of the finest Oceanfront Pool Experiences you can imagine * Take a mo...
- 6 Beds
- 6 Baths
Listing courtesy of Coastal Outer Banks Realty.
Remarkable soundfront retreat in Duck Village! Now is the time to grab this premiere waterfront location in the highly desirable Four Seasons community just steps to the ...
- 5 Beds
- 7 Baths
Listing courtesy of Keller Williams - Outer Banks.
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.
PROJECTED TO DO OVER $186K IN ANNUAL INCOME! Stunning ocean views abound from this comfortable, well-designed home just steps from the beach in the coveted neighborhood o...
- 7 Beds
- 7 Baths
Listing courtesy of Four Seasons Realty.
Wow, huge family home in excellent condition, premium furnishings, great location with boat dock and wonderful sound views. Imagine the endless sunsets you can enjoy ......
- 7 Beds
- 9 Baths
Listing courtesy of Keller Williams - Outer Banks.
Located in the heart of Duck the Saltaire is the pinnacle of gracious luxury and ease. From this remarkable estate it is effortless to take a walk to the beach down a pr...
- 5 Beds
- 7 Baths
Listing courtesy of Coldwell Banker Seaside Realty - Kdh.
Enjoy panoramic ocean views in this beautiful light-filled ocean vacation home located in Corolla Light on a high lot offering fantastic views. Enjoy the newly updated Ki...
- 6 Beds
- 7 Baths
Listing courtesy of Century 21 Nachman Realty.
Oceanfront, Vacation Rental Home on a deep road to ocean lot with reverse floor plan presents panoramic views of pristine beach and Atlantic Ocean from spacious living ro...
- 8 Beds
- 6 Baths
Listing courtesy of Sun Realty - Kdh.
Unbelievable Ocean Views from this beautiful Corolla OceanFront 7 bedroom home! Spectacular Ocean Views can be enjoyed from the top level and also from the midlevel and P...
- 7 Beds
- 7 Baths
Listing courtesy of Corolla Beach Realty.
Updated Nags Head Oceanfront! Huge Dune and Beach! Beautiful New Kitchen! This classic 7 bedroom oceanfront vacation home is in the heart of Nags Head. It is an exc...
- 7 Beds
- 8 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Enjoy Beautiful views of the Atlantic Ocean from this 8 bedroom, 8 1/2 bath semi-oceanfront home in the prestigious Four Seasons Community. Home features open great room...
- 8 Beds
- 9 Baths
Listing courtesy of Century 21 Nachman Realty.
The ONE you have been waiting for! Don't miss this rare opportunity to own a newly renovated stunning oceanfront estate located on 3.5 acres with 23 ft of elevation. This...
- 6 Beds
- 5 Baths
Listing courtesy of Coldwell Banker Seaside Realty - Kdh.
Sleek renovation with panoramic views! This 7 bedroom fortress is perched on high ground offering expansive views of Duck's pristine beaches. Automated window treatments...
- 7 Beds
- 8 Baths
Listing courtesy of Carolina Designs Realty.
Don't miss out on this newest addition to Passage Way in the heart of Nags Head! Semi-oceanfront, situated on the 2nd row! Designed with an open contemporary floor plan w...
- 7 Beds
- 9 Baths
Listing courtesy of Colony Realty Corp - Frisco.
This popular rental machine can hold a large crowd inside or outside with plenty of room. Outdoor space includes pool, deck, hot tub and tiki bar. Large great room with...
- 9 Beds
- 10 Baths
Listing courtesy of Twiddy & Co. - Duck.
Approximately 2.28 acres, recorded as Pheasant Avenue this parcel surrounds the corner gas station from US 158 to Lakeside Drive in Nags Head.
Listing courtesy of Stan White Realty And Const-Duck.
Awesome ocean to sound views from this road to ocean home. Windows galore for all views. Owners have made improvements each year of ownership including new sliding doors...
- 5 Beds
- 4 Baths
Listing courtesy of Atlantic Realty.
Classic Nags Head Style home on an oversized oceanfront lot with substantial vegetated dune for extra protection. This 7 bedroom 4 bath home has expansive unobstructed oc...
- 7 Beds
- 4 Baths
Listing courtesy of Coldwell Banker Seaside Realty - Kdh.
795 Mercury Road; a rare 7 bedroom opportunity within the prestigious Corolla community of Buck Island, offering 7 bedrooms, 7 baths, with private pool & spa, recreation ...
- 7 Beds
- 8 Baths
Listing courtesy of Outer Banks Realty Group.
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.
**********$84K Booked for 2022********** Ocean Front *** Nags Head *** Fresh Remodel*** Must See*** Low upkeep costs***Tons of decking*** This home has underwent a majo...
- 6 Beds
- 4 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Semi-Oceanfront in Whalehead with Ocean Views located one lot away from the Coral Street Beach Access. Elegantly designed from top to bottom with mostly new furniture th...
- 6 Beds
- 5 Baths
Listing courtesy of Twiddy & Company - Corolla.
Updated Oceanfront Money Maker! 8+Bedrooms (2 owner suites), 6.5 baths. HUGE 3rd floor Great Room-Open w/Living, KIT., Dining, Decks, Screen Porch and a Panoramic View. G...
- 8 Beds
- 7 Baths
Listing courtesy of Howard Hanna Outer Banks Realty.
Pleasure Island is exactly that! Located in the highly sought after neighborhood of Ocean Sands South, you and your guests will love the large lots and quiet beaches! J...
- 8 Beds
- 8 Baths
Listing courtesy of Howard Hanna Outer Banks Realty.
This is truly a one of a kind offering. Large main house with guest cottage on 1.4 acres. Inspired by Frank Lloyd Wright's Ward Willets house in Highland Park, IL. The fi...
- 4 Beds
- 3 Baths
Listing courtesy of Wray Realty.
IF YOU LIKED IT FROM THE AIR...YOU'LL LOVE IT EVEN BETTER IN PERSON! THE home has spectacular sometimes breathtaking sunset views. (Seller has extra sunset photos availab...
- 4 Beds
- 5 Baths
Listing courtesy of Outer Banks Beach Rentals & Sa.
Location! Location! Location! This popular vacation rental home is in an oceanside neighborhood, has beautiful views of the Currituck Sound and is walking distance to all...
- 7 Beds
- 7 Baths
Listing courtesy of Outer Banks Realty Group.
This one has it all … SEMI-OCEANFRONT LOCATION, GREAT FLOOR PLAN & SOLID RENTAL INCOME. Located just two lots to a beach access, this spacious home includes an open great...
- 8 Beds
- 8 Baths
Listing courtesy of Twiddy & Co. - Duck.
Looking for a contemporary beach style house in the OBX with all the luxuries and amenities? This one is for you. Bring the whole family! No matter how big the group, it...
- 7 Beds
- 9 Baths
Listing courtesy of Colony Realty Corp - Frisco.
As you drive through the stone entrance, experience the lovely wooded lot and gardens before you see this stunning custom built home with beautiful architectural details...
- 4 Beds
- 5 Baths
Listing courtesy of Keller Williams - Outer Banks.
Truly outstanding, custom home located on an oversized waterfront lot. Quiet, dead end street with low to no traffic. Canals in both the front of the home and the back ...
- 4 Beds
- 6 Baths
Listing courtesy of Brindley Beach Vacations-Duck.
Reduced to sell 8/5/21. Over $125K in rental income for 2021 and room to grow! Enjoy amazing ocean views and convenient BEACH ACCESS DIRECTLY ACROSS THE STREET at this be...
- 8 Beds
- 7 Baths
Listing courtesy of Four Seasons Realty.
This custom built home sits on a lot that is 28 feet above sea level, resulting in stunning views of the ocean, the sound, and the village of Duck. The first floor featu...
- 6 Beds
- 6 Baths
Listing courtesy of Southern Shores Realty.
Location, Location, Location!!! Longview Cottage, appropriately named with it's breathtaking views of the Atlantic Ocean, wide sandy beaches and inviting dune top deck. O...
- 5 Beds
- 4 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Old Nags Head Style Oceanfront cottage on a premier oceanfront lot! Location, location location! This vintage cottage is located just south of the Nags Head Fishing Pi...
- 3 Beds
- 2 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Set on almost an acre of land, Beachwater North is nestled between the Atlantic Ocean, National Park Service and the Pamlico Sound. This custom designed townhome offers 3...
- 4 Beds
- 4 Baths
Listing courtesy of Island Crest Obx Realty.
Your Luxury Waterfront Dream Home in Corolla! One of a kind opportunity to own Outer Banks Real Estate property on the water -- and there is nowhere else like this iconic...
- 3 Beds
- 5 Baths
Listing courtesy of Twiddy & Company - Corolla.
***COROLLA OCEAN FRONT*** Rare views! Tons of ocean facing decks! The name says it all - A Special Place. This home has been meticulously maintained & updated by the sam...
- 5 Beds
- 4 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Don’t miss this opportunity to own an established, income-producing boutique in the heart of North Carolina’s Outer Banks! This is a rare opportunity to purchase an estab...
Listing courtesy of Re/Max Coastal Associates.
Rare opportunity to find a 50' Ocean Front lot with a high dune for protection. Parcel consists of two lots 50 and 150. Currently having Seaboard Survey to combine the ...
Listing courtesy of Judy Burnette Realty, Llc.
Welcome to 789 W Meeting Street – a beach house dream come true. Located in the stylish and sophisticated community of Buck Island, this 8-bedroom, 8 ½ bathroom quality b...
- 8 Beds
- 9 Baths
Listing courtesy of Outer Banks Realty Group.
There are TWO lots. 101 Scarborough Lane PIN (985916838382) is .52 acres and 103 Scarborough Lane PIN (9859168338281) is .60 acres. This listing is for BOTH Village Comme...
Listing courtesy of Keller Williams - Outer Banks.
Wanting to build your oceanfront dream home. Here is your chance! Corolla Oceanfront Lot! Ocean Views! Unique Opportunity to build your dream oceanfront home in Ocean San...
Listing courtesy of Saga Realty And Construction.
Stunning Home in The Currituck Club. Florez designed home build by the developer of The Currituck Club as a model and display center. Main floor with 2 story great room, ...
- 7 Beds
- 6 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Gorgeous ocean views from this 5BR, 4.5 BA house in South Nags Head, the quiet end of the beach. One Ensuite on top level, 2 more on mid-level. Dry entry on ground level...
- 5 Beds
- 5 Baths
Listing courtesy of Keller Williams - Outer Banks.
"Salty Sea Era" is an unbelievable Oceanfront home in Carova Beach. Excellent elevation and Strong wide dune line. Extremely well maintained home with tremendous rental ...
- 5 Beds
- 6 Baths
Listing courtesy of Re/Max Surfside.
This is arguably the most beautiful homesite in all of Dare County. A double lot containing 1.36 total acres offers the opportunity to construct an estate style homeplac...
Listing courtesy of Sea Haven Realty.
Take a look at this Ocean side Corolla stunner featuring 7 Bedrooms, 6 and 1/2 Baths, with private swimming pool, game room and Ocean views! All of this only 3 lots from ...
- 7 Beds
- 7 Baths
Listing courtesy of Surf Or Sound Realty - Rodanthe.
Beautiful home in The Currituck Club! This home has curb appeal with an attractive coastal architectural style/design, tasteful decor/furnishings throughout, and is locat...
- 7 Beds
- 8 Baths
Listing courtesy of Village Realty Holdings, Llc - Nh.
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...
- 5 Beds
- 6 Baths
Listing courtesy of Howard Hanna Outer Banks Realty.
Pack your bags and prepare to relax in your very own beach house! This stunning home offers five bedrooms, five full bathrooms and two half-baths with plenty of amenities...
- 5 Beds
- 7 Baths
Listing courtesy of Long & Foster Real Estate - Oceanfront/Coastal Office.
This property is in a prime location for traffic views. Across from the Food Lion/grocery store in one of Corolla's largest shopping centers. The property and business ...
Listing courtesy of The Real Estate Group Carolina Properties.
Great location, many updates and beautifully appointed. Fantastic opportunity to buy a move-in ready semi-oceanfront with an easy beach access. New in 2021: kitchen remod...
- 5 Beds
- 5 Baths
Listing courtesy of Village Realty Holdings, Llc - Nh.
Don't miss out on this 3rd-row gem in Whalehead. This beautiful home was remodeled for the current owners in 2006 and has been lovingly maintained since. The design makes...
- 8 Beds
- 8 Baths
Listing courtesy of Village Realty Holdings, Llc - Corolla.
Beautiful, spacious, unique design home in the very sought after neighborhood of Whalehead Club. This home has "room for everyone". 7 Br (3 king masters, 1 Qu master, 1...
- 7 Beds
- 7 Baths
Listing courtesy of Keller Williams - Outer Banks.
SEMI-OCEANFRONT opportunity in Ocean Sands, Section Q!! Charming SEMI-OF beach home just steps from the Atlantic ocean!! Well maintained two-story home with multi level ...
- 4 Beds
- 3 Baths
Listing courtesy of Sun Realty - Kdh.
You won’t want to miss this beautiful, updated Pine Island property, just steps to the beach with ocean views! Top level of this lovely home is light, bright, & open with...
- 7 Beds
- 6 Baths
Listing courtesy of Twiddy & Co. - Duck.
This is a custom built home suitable for year-round living or use as a weekly rental as it is now. Sold fully furnished with a great furniture package. Everything in thi...
- 4 Beds
- 5 Baths
Listing courtesy of The Doshier Team, Llc Dba The Doshier Team Obx Realty.
Situated high above the live oaks with elevated ocean views, no small detail was overlooked when designing this Southern Shores stunner! Featuring a highly functional an...
- 4 Beds
- 3 Baths
Listing courtesy of Midgett Realty - Rodanthe.
With an extremely thought out custom build, this secluded 3 story coastal vacation home is a rental powerhouse! Located on the ocean side of Route 12, you are only 6 mins...
- 7 Beds
- 7 Baths
Listing courtesy of Rose & Womble - Corporate.
This is Old School Cool! Charm, location, oceanfront property all add up to endless possibilities for the new buyer. This 4 bedroom, 2.5 bathroom house is located near MP...
- 4 Beds
- 3 Baths
Listing courtesy of Joe Lamb Realty.
The spacious floor plan and guest friendly layout make Happy Haven a must-see! It’s an easy walk past the tennis courts to the ocean beach access. Back at home you and yo...
- 7 Beds
- 9 Baths
Listing courtesy of Village Realty Holdings, Llc - Corolla.
"Jennette's Cottages" Was fully approved in 2018 as a Cottage Court consisting of 6 houses, 24 bedrooms with pool at Whalebone Junction, located directly across the stree...
Listing courtesy of Village Realty Holdings, Llc - Nh.
Don't miss out on this exceptional semi-oceanfront home in highly coveted Section O. The top-level offers ocean views inside and out. Relax in the hot tub, enjoy the sun ...
- 7 Beds
- 5 Baths
Listing courtesy of Village Realty Holdings, Llc - Corolla.
Fabulous Mediterranean Home in the Dunes of the Ocean to Sound Community of Southern Shores *** This Home is perfectly designed for Entertaining ... Friends & Family & pl...
- 4 Beds
- 4 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Address Search
Find Your OBX Home Value
click below for instant valuation
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
For Marketing Examples visit our VIDEO PAGE to see how we can help you sell your property.