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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 23 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.

 

 

The past four years have been a roller coaster ride to say the least.  Some of the things we have experienced include:

§  The covid wave, with many people permanently moving here to work remotely.

§  The rise of AirBandB, which created a shortage of available housing for seasonal workers.

§  Extreme drop in residential inventory creating an imbalance between supply and demand.

§  Unprecedented growth in property values, with some areas experiencing a 105% increase in median sales price.

 

At present, we are beginning to see some reduction in market pressures mainly due to the rapid rise in mortgage interest rates, which recently topped 8% for the first time since the year 2000. The higher borrowing rates have reduced mortgage applications to the lowest level seen since 1995.  Even with this downward pressure, there is light at the end of the tunnel.  Our inventory remains low and there is still considerable demand. The saving grace for sellers is cash buyers.  Over 51% of September sales in the Northern beaches have been cash purchases.  This includes the Corolla, Duck & Southern Shores markets. Prices have held steady; however, we have seen an uptick in price reductions in recent weeks.

Globally, we are experiencing tremendous uncertainty in financial markets as well as geopolitical unrest. Four of the five US regions have already experienced Year-Over-Year sales declines. These factors could lead the OBX housing industry in the wrong direction. It is a difficult thing to accurately forecast, but I have been an active OBX broker and investor since 2000 and have lived through numerous market fluctuations. 

While we are predominately a residential market, the US commercial market trends can be a bellwether in forecasting the overall real estate market. The Mortgage Bankers Association (MBA) has forecast Commercial lending to fall 46% this year and the overall transaction volume expected to fall 65%. Personally, I believe this will be a significant drag on all housing metrics, across the board.

 

Most of you are probably very happy with your OBX home and have a very low interest rate on your mortgage. It gives me great pleasure in knowing that I might have helped you achieve that goal. That is always my aim.  However, I also realize people’s goals change whether it be a change in personal situations or simply investment objectives.

Should you want to sell your OBX investment, there is still an attractive window to accomplish this goal. As previously mentioned, our overall inventory remains low indicating we are still in a seller’s market.  The overall Days on Market (DOM) for the Northern Beaches remains relatively low.  The average DOM in 2023 is 64 days, however that is up from an average of 31 days in 2022.  There is no question that the exponential rise in interest rates will put the brakes on our market, but cash is still king.  When there is uncertainty in the financial markets, like stocks and other securities, investors tend to look to reallocate to more tangible assets, like real estate and precious metals.  We are definitely seeing investors move wealth into our market in the form of cash. In September 2023, OBX cash transactions in residential real estate totals were over 53 million dollars.

What does all this mean?

I am a student of data and try to offer sound guidance based on the market analytics and reading the tea leaves.  Based on the data, I believe we are in the midst of a unique period that still offers sellers necessary market advantages.  If you decide selling helps you achieve your investment goals, there is still time and can be done with the right marketing, pricing and exposure. With 23 years of experience, I can help you take advantage of this moment of history.

If you are curious as to your current property value, please scan the QR code with your phone to be taken to my Instant Property Valuation tool.  It is also a great way to keep track of property value trends.  In other words, check it often to follow which way your property value has changed.  This tool can also be found on my website. 

Those that know me, can attest that I am not a “hard sell” guy nor am I one that would try to create panic selling.  I simply offer guidance based on experience, data and always striving to help my clients make sound investment decisions.  That is my goal here. If you would like to discuss your situation in more detail, I welcome the opportunity and would be happy to jump on a call at your convenience.  I look forward to speaking with you.

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

 

 

 

Stats through September 2023

 

 

 

 

Interested in the value of your home?

Click HERE for our INSTANT VALUATION Module

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

 

See what others have to say:

 

Find Your Inspiration

1905 S Virginia Dare Trail, Kill Devil Hills image
1905 S Virginia Dare Trail, Kill Devil Hills $5,500,000

“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 ...

  • 15 Beds
  • 18 Baths
Courtesy of Carolina Designs Realty

Listing courtesy of Carolina Designs Realty.

1901 S Virginia Dare Trail, Kill Devil Hills image
1901 S Virginia Dare Trail, Kill Devil Hills $5,500,000

Four levels and over 10,000 s.f. of carefully designed living space make this home stand out! With 15 bedrooms, plus a bunk suite, nursery, office, media room, theater, g...

  • 15 Beds
  • 19 Baths
Courtesy of Carolina Designs Realty

Listing courtesy of Carolina Designs Realty.

502 Sandbucket Arch, Corolla image
502 Sandbucket Arch, Corolla $5,300,000

Newly constructed luxury oceanfront estate like you've never seen! 12% estimated rental projection! This 12-bedroom retreat sits on an oversized oceanfront parcel in Sect...

  • 12 Beds
  • 13 Baths
Courtesy of Twiddy And Company - Corolla

Listing courtesy of Twiddy And Company - Corolla.

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.

1001 Lighthouse Drive, Corolla image
1001 Lighthouse Drive, Corolla $4,500,000

Oceanfront custom built home in the sought after Whalehead Club. This builder had a design in mind to maximize space while creating a resort-like atmosphere. Owners and ...

  • 11 Beds
  • 14 Baths
Courtesy of A Better Way Realty, Inc

Listing courtesy of A Better Way Realty, Inc.

601 Tide Arch, Corolla image
601 Tide Arch, Corolla $3,999,000

This is the one you’ve been waiting for! Beautiful new construction, turn-key, fantastic rentals, views for days, and so much more with this drop-dead gorgeous Corolla oc...

  • 9 Beds
  • 11 Baths
Courtesy of Landmark Sotheby's International Realty

Listing courtesy of Landmark Sotheby's International Realty.

642 Hunt Club Drive, Corolla image
642 Hunt Club Drive, Corolla $3,975,000

Virtual tour interior: https://www.vizsourcevr.com/virtual360/194053702710/ Virtual tour exterior: https://www.vizsourcevr.com/virtual360/191166980166/ The Oaks on Hun...

  • 12 Beds
  • 18 Baths
Courtesy of Island Crest Obx Realty

Listing courtesy of Island Crest Obx Realty.

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

ASSUMABLE 4% MORTGAGE OPTION!!!! This opportunity can not be beaten in today's financing environment. Exceptional oceanfront estate situated on half an acre with over 1...

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

Listing courtesy of Brindley Beach Vacations-Duck.

100 E Hollowell Avenue, Nags Head image
100 E Hollowell Avenue, Nags Head $3,750,000 ▼

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...

Courtesy of Harrell & Associates

Listing courtesy of Harrell & Associates.

64 Ocean Boulevard, Southern Shores image
64 Ocean Boulevard, Southern Shores $3,649,000 ▼

Welcome to 64 Ocean Boulevard where you’ll be met with the best in luxury class beach living. This contemporary, three-level oceanfront home in Southern Shores is simply...

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

Listing courtesy of Keller Williams - Outer Banks.

1083 Lighthouse Drive, Corolla image
1083 Lighthouse Drive, Corolla $3,375,000

Gorgeous and exceptionally well-maintained six-bedroom home on the oceanfront in the heart of Whalehead. Owned by the same loving family since built in 2001, this propert...

  • 6 Beds
  • 7 Baths
Courtesy of Twiddy And Company - Corolla

Listing courtesy of Twiddy And Company - Corolla.

6323 S Virginia Dare Trail, Nags Head image
6323 S Virginia Dare Trail, Nags Head $3,300,000

Spacious and luxurious oceanfront home perfect for an extended family or large group. Attractive investment property; Owner uses the home several weeks, add those weeks ...

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

Listing courtesy of Outer Banks Realty Group.

477 Land Fall Court, Corolla image
477 Land Fall Court, Corolla $3,250,000 ▼

10 Bedroom oceanfront rental machine with elevator, theatre room, hot tub and private pool. Fabulous great room overlooking a beautiful beach, 125 foot wide homesite in ...

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

Listing courtesy of Twiddy And Co. - Duck.

1243 Atlantic Avenue, Corolla image
1243 Atlantic Avenue, Corolla $3,250,000

Perched on a nice and high Oceanfront Dune for dynamite Ocean Views, this outstanding Nine Bedroom Oceanfront Beach Home, is loaded for fun gatherings ! Enjoy Ocean & Sur...

  • 9 Beds
  • 10 Baths
Courtesy of Sun Realty - Corolla

Listing courtesy of Sun Realty - Corolla.

1719 N Virginia Dare Trail, Kill Devil Hills image
1719 N Virginia Dare Trail, Kill Devil Hills $3,200,000

A well-maintained 8-bedroom oceanfront home that offers a luxurious and spacious living space with direct access to the ocean. breathtaking views of the ocean, providing...

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

Listing courtesy of Outer Banks Realty Group.

151 Salt House Road, Corolla image
151 Salt House Road, Corolla $3,190,000 ▼

This Pine Island oceanfront home is truly stunning! Completely remodeled and upgraded in last few years. This home features breathtaking water views of ocean and sound ...

  • 7 Beds
  • 7 Baths
Courtesy of Beach Realty & Construction - Duck

Listing courtesy of Beach Realty & Construction - Duck.

131 Dogwood Trail, Southern Shores image
131 Dogwood Trail, Southern Shores $3,100,000

Sprawled across a huge, elevated lot in the coveted Southern Shores community, this Deltec-constructed home is quite simply, jaw-dropping. The Outer Banks has nothing com...

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

Listing courtesy of Keller Williams - Outer Banks.

925 Lighthouse Drive, Corolla image
925 Lighthouse Drive, Corolla $3,099,000 ▼

Sweeping views of the Atlantic await you from this ideal investment or 2nd home opportunity! You will delight in the bright, open, great room with panoramic views from n...

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

Listing courtesy of Brindley Beach Vacations-Duck.

1221 Duck Road, Duck image
1221 Duck Road, Duck $2,995,000

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...

Courtesy of Brindley Beach Vacations-Duck

Listing courtesy of Brindley Beach Vacations-Duck.

5118 N Virginia Dare Trail, Kitty Hawk image
5118 N Virginia Dare Trail, Kitty Hawk $2,950,000

This Ocean side colorful gem is sweet and salty and aptly named “Sugarpops”. The third masterpiece was brought to life by the GormanLove family and builder Allen Hutton, ...

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

Listing courtesy of Outer Banks Blue Realty Srvcs..

2105 Sandfiddler Road, Corolla image
2105 Sandfiddler Road, Corolla $2,850,000 ▼

Nestled on the pristine 4x4 beaches just north of Corolla, this stunning oceanfront oasis offers a year-round haven of relaxation, adventure, and a heavenly setting for m...

  • 12 Beds
  • 12 Baths
Courtesy of Twiddy And Co. - Duck

Listing courtesy of Twiddy And Co. - Duck.

858 Lighthouse Drive, Corolla image
858 Lighthouse Drive, Corolla $2,799,000

Introducing "Southern Flair," a nine bedroom, semi-oceanfront coastal retreat centrally located in the Whalehead community of Corolla. Just steps to the beach, this home ...

  • 9 Beds
  • 10 Baths
Courtesy of Twiddy And Company - Corolla

Listing courtesy of Twiddy And Company - Corolla.

121 Spindrift Lane, Duck image
121 Spindrift Lane, Duck $2,749,000 ▼

Step into unparalleled luxury with this recently renovated oceanfront masterpiece in the prestigious town of Duck. Outstanding investment opportunity with over $260,000 i...

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

Listing courtesy of Brindley Beach Vacations-Duck.

978 Lighthouse Drive, Corolla image
978 Lighthouse Drive, Corolla $2,679,500

Stunning 10 bedroom estate situated on a spacious semi-oceanfront parcel, just steps to the beach in the heart of the Whalehead Community of Corolla. Boasting panoramic v...

  • 10 Beds
  • 13 Baths
Courtesy of Twiddy And Company - Corolla

Listing courtesy of Twiddy And Company - Corolla.

3833 N Croatan Highway, Kitty Hawk image
3833 N Croatan Highway, Kitty Hawk $2,650,000 ▼

Turnkey restaurant in the heart of Kitty Hawk, located near the intersection of Kitty Hawk Rd. and North Croatan Hwy. This is a prime location and great business opportun...

Courtesy of Hall & Nixon Real Estate Inc

Listing courtesy of Hall & Nixon Real Estate Inc.

1079 Lighthouse Drive, Corolla image
1079 Lighthouse Drive, Corolla $2,500,000

Existing Structural Improvements to the Land would need to be removed from the Site to have a Vacant Lot. Subject Property also Listed For Sale as MLS# 123730, a functio...

Courtesy of Sun Realty - Corolla

Listing courtesy of Sun Realty - Corolla.

1079 Lighthouse Drive, Corolla image
1079 Lighthouse Drive, Corolla $2,500,000

Charming for Sure ! One of the Corolla Original Beach Homes with an innovative architectural design. All will enjoy the Living Areas on the first level for easy living! ...

  • 4 Beds
  • 3 Baths
Courtesy of Sun Realty - Corolla

Listing courtesy of Sun Realty - Corolla.

860 Whalehead Drive, Corolla image
860 Whalehead Drive, Corolla $2,500,000

Nestled in the picturesque Whalehead community, this exquisite 10-bedroom home, completed in 2020, offers a harmonious blend of luxury and coastal living. Step inside and...

  • 10 Beds
  • 12 Baths
Courtesy of Landmark Sotheby's International Realty

Listing courtesy of Landmark Sotheby's International Realty.

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.

838 Lighthouse Drive, Corolla image
838 Lighthouse Drive, Corolla $2,499,000 ▼

Huge price reduction, motivated sellers with great rental numbers! Welcome to “Sunlight,” your dream coastal retreat in the popular Whalehead Community of Corolla. This ...

  • 9 Beds
  • 10 Baths
Courtesy of Twiddy And Company - Corolla

Listing courtesy of Twiddy And Company - Corolla.

1235 Atlantic Avenue, Corolla image
1235 Atlantic Avenue, Corolla $2,495,000 ▼

This magnificent oceanfront retreat offers stunning ocean views at every turn. With 7 spacious bedrooms, 6 bathrooms, and 2 half baths, this residence provides ample spac...

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

Listing courtesy of Keller Williams - Outer Banks.

2703 Virginia Dare Trail, Nags Head image
2703 Virginia Dare Trail, Nags Head $2,439,000 ▼

"PRETTY MAMA" OCEANFRONT W/ FABULOUS OCEAN VIEWS! *** ELEVATOR & HEATED POOL ... and HUGE GAME ROOM W/ MINI KITCHEN! *** EXCELLENT RENTAL INVESTMENT INCOME PRODUCER ... 2...

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

Listing courtesy of Coldwell Banker Seaside Realty Kh.

8103 S Old Oregon Inlet Road, Nags Head image
8103 S Old Oregon Inlet Road, Nags Head $2,350,000 ▼

$50K for 2024 already booked! Must see Nags Head Ocean Front with Solid Rental History and high ROI. Boasting tons of upgrades and updates. Roof (2019), newer A/C unit, n...

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

Listing courtesy of Coldwell Banker Seaside Realty Kh.

9421 Old Oregon Inlet Road, Nags Head image
9421 Old Oregon Inlet Road, Nags Head $2,300,000

Just for the sun of it has it all! This spacious 6 Bedroom 5 full baths, 2 half baths is located on the Ocean Front in the heart of South Nags Head. Wonderful panoramic ...

  • 6 Beds
  • 7 Baths
Courtesy of Joe Lamb Realty

Listing courtesy of Joe Lamb Realty.

751 Voyager Road, Corolla image
751 Voyager Road, Corolla $2,289,000 ▼

"Orchid Isle" is a premier TIER 1 OCEANFRONT 6bed/5.5bath FULLY-FURNISHED active rental w/PRIVATE OCEANSIDE POOL in BEAUTIFUL BUCK ISLAND! A grand home in a grand locatio...

  • 6 Beds
  • 6 Baths
Courtesy of Shore Realty

Listing courtesy of Shore Realty.

761 Voyager Road, Corolla image
761 Voyager Road, Corolla $2,249,000 ▼

Sandcastle is an absolute beauty with so many recent updates! Incredible unobstructed views of the Atlantic from most rooms will take your breath away. Every detail has b...

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

Listing courtesy of Brindley Beach Vacations-Duck.

733 Crown Point Circle, Corolla image
733 Crown Point Circle, Corolla $2,100,000 ▼

“So Good” is SO accurate!! This 6 bedroom/5.5 bathroom features 4 Kings (3 are Masters), 2 Twins and 2 Pyramid Bunks (fun AND functional!). Ground floor offers an INCRE...

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

Listing courtesy of Beach Realty & Construction - Kh North.

8135 S Old Oregon Inlet Road, Nags Head image
8135 S Old Oregon Inlet Road, Nags Head $2,060,000 ▼

If you are looking for a well maintained Nags Head Ocean Front, look no further! Trying to find a high returning, low maintenance investment property, here ya go! The sel...

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

Listing courtesy of Coldwell Banker Seaside Realty Kh.

9019 S Old Oregon Inlet Road, Nags Head image
9019 S Old Oregon Inlet Road, Nags Head $2,049,000 ▼

Fabulous chance to own the Oceanfront Beach House of your Dreams in the immensely popular area of South Nags Head. With 2024 rents already up to $118K & projections show...

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

Listing courtesy of Keller Williams - Outer Banks.

3915 S Virginia Dare Trail, Nags Head image
3915 S Virginia Dare Trail, Nags Head $1,999,999 ▼

This indeed is a very rare opportunity for you to own in the unpainted aristocracy of Cottage Row in Nags Head. Listed on the National Register of Historic Places in the ...

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

Listing courtesy of Keller Williams - Outer Banks.

3902 N Virginia Dare Trail, Kitty Hawk image
3902 N Virginia Dare Trail, Kitty Hawk $1,999,000

Just steps away from the beautiful sandy beaches of Kitty Hawk NC, this Semi-Oceanfront Kitty Hawk Cottage with breathtaking Ocean Views is an important part of Outer Ban...

  • 4 Beds
  • 5 Baths
Courtesy of Four Seasons Realty

Listing courtesy of Four Seasons Realty.

603 Wave Arch, Corolla image
603 Wave Arch, Corolla $1,999,000

Oceanfront with Swimming Pool and Elevator. More pictures can be found at https://www.brindleybeach.com/outer-banks-vacation-rentals/ol50-cutty-sark.

  • 6 Beds
  • 6 Baths
Courtesy of Kbe Associates

Listing courtesy of Kbe Associates.

110 Gannet Lane, Duck image
110 Gannet Lane, Duck $1,949,000

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 ...

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

Listing courtesy of Coldwell Banker Seaside Realty Kh.

924 Marina Court, Corolla image
924 Marina Court, Corolla $1,949,000 ▼

Sensational soundfront with bulkhead and dock. This property includes two lots and fantastic views of the sunsets. Original owners who have lovingly cared for this second...

  • 5 Beds
  • 5 Baths
Courtesy of Howard Hanna Outer Banks Realty

Listing courtesy of Howard Hanna Outer Banks Realty.

128 Skimmer Way, Duck image
128 Skimmer Way, Duck $1,899,000

128 Skimmer Way, Duck- Welcome to your dream oceanfront retreat at 128 Skimmer Way in the community of Sanderling. Located in the heart of Duck, NC, this stunning 5-bedro...

  • 5 Beds
  • 4 Baths
Courtesy of Obx Realty Group, Llc

Listing courtesy of Obx Realty Group, Llc.

1082 Whalehead Drive, Corolla image
1082 Whalehead Drive, Corolla $1,825,000

Custom-built with the intention of hosting large groups of friends and family, "My Blue Heaven" boasts a spacious layout, ample home amenity package, and desired location...

  • 10 Beds
  • 12 Baths
Courtesy of Twiddy And Company - Corolla

Listing courtesy of Twiddy And Company - Corolla.

1193 Duck Road, Duck image
1193 Duck Road, Duck $1,800,000 ▼

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.

108 Ships Wheel Court, Duck image
108 Ships Wheel Court, Duck $1,799,000

This Custom Built Home has top of the line everything from the construction to the professional finishes throughout the entire home. Currently used as a primary residence...

  • 4 Beds
  • 5 Baths
Courtesy of Carolina Designs Realty

Listing courtesy of Carolina Designs Realty.

4004 Martins Point Road, Kitty Hawk image
4004 Martins Point Road, Kitty Hawk $1,750,000

Breathtaking Views from the moment you enter the house! This beautiful custom built and custom renovated soundfront home is looking for the next owner to love and cherish...

  • 3 Beds
  • 4 Baths
Courtesy of Southern Shores Realty

Listing courtesy of Southern Shores Realty.

113 Duck Landing Lane, Duck image
113 Duck Landing Lane, Duck $1,750,000

This 6 bedroom 6 1/2 bath Home in the heart of Duck is only 500 yard from the beach access and has an established rental income track record. Guests love this well appoi...

  • 6 Beds
  • 7 Baths
Courtesy of Southern Shores Realty

Listing courtesy of Southern Shores Realty.

1728 Bay Drive, Kill Devil Hills image
1728 Bay Drive, Kill Devil Hills $1,749,000 ▼

JUST REDUCED! TWO SOUNDFRONT 3BR, 2BA CONDOS. BUY NOW! KEEP ONE AND SELL THE OTHER, LIVE IN ONE AND RENT THE OTHER, RENT BOTH... MANY POSSIBILITIES! Sellers will only...

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

Listing courtesy of Keller Williams - Outer Banks.

2133 Sandfiddler Road, Corolla image
2133 Sandfiddler Road, Corolla $1,749,000 ▼

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...

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

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

1080 Hampton Street, Corolla image
1080 Hampton Street, Corolla $1,715,000

Welcome to this Sound Front beauty! Built in 2015 by renowned OBX custom builder Dave Stormont, this beautiful 5-bedroom retreat is located in the heart of Corolla Light,...

  • 5 Beds
  • 7 Baths
Courtesy of Century 21 Nachman Realty

Listing courtesy of Century 21 Nachman Realty.

605 Skimmer Arch, Corolla image
605 Skimmer Arch, Corolla $1,699,000

Corolla Oceanfront! Panoramic ocean views from the top level! Large protective dune and a wide sandy beach! This beautiful 6 bedroom and 4 bath home, is conveniently s...

  • 6 Beds
  • 4 Baths
Courtesy of Landmark Sotheby's International Realty

Listing courtesy of Landmark Sotheby's International Realty.

466 N North Cove Road, Corolla image
466 N North Cove Road, Corolla $1,690,000 ▼

Stunning, prestigious Pine Island 8-bedroom, 7-full and 2-half bath home is a coastal dream located just steps away from the beach. As you waltz inside, you'll be greeted...

  • 8 Beds
  • 9 Baths
Courtesy of Landmark Sotheby's International Realty

Listing courtesy of Landmark Sotheby's International Realty.

45 Ocean Boulevard, Southern Shores image
45 Ocean Boulevard, Southern Shores $1,674,900

Introducing 45 Ocean Boulevard, a coastal retreat nestled in the heart of Southern Shores, NC. Offering an unparalleled seaside lifestyle, perfect for those seeking tranq...

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

Listing courtesy of Keller Williams - Outer Banks.

413 Myrtle Pond Road, Corolla image
413 Myrtle Pond Road, Corolla $1,649,000

Welcome to 413 Myrtle Pond Road, located in the prestigious community of Pine Island in Corolla, NC. Appropriately named "Sea Gem", the home rests in a beautiful, private...

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

Listing courtesy of Keller Williams - Outer Banks.

5306 S Virginia Dare Trail, Nags Head image
5306 S Virginia Dare Trail, Nags Head $1,649,000 ▼

Located within the Village of Nags Head, this expansive semi-oceanfront vacation rental home boasts more than 3,700 sqft of living space, encompassing 8 bedrooms, 7 full ...

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

Listing courtesy of Keller Williams - Outer Banks.

473 Island Lead Road, Corolla image
473 Island Lead Road, Corolla $1,644,950

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.

2057 Sandfiddler Road, Corolla image
2057 Sandfiddler Road, Corolla $1,625,000

Welcome to Sea Forever! This beautiful oceanfront home located in the 4-wheel drive beaches of Corolla is located 8 miles from the paved roads making this a prime locatio...

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

Listing courtesy of Twiddy And Company - Corolla.

303 Grissom, Kitty Hawk image
303 Grissom, Kitty Hawk $1,600,000

Always wanted to live on a golf course AND have panoramic Ocean AND golf course views? Pack your clubs, 303 Grissom Street in Kitty Hawk is the home for you. This 4,877sf...

  • 6 Beds
  • 7 Baths
Courtesy of Stan White Realty And Const-Duck

Listing courtesy of Stan White Realty And Const-Duck.

152 Skimmer Way, Duck image
152 Skimmer Way, Duck $1,599,000

Vintage oceanfront property located on quiet cul-de-sac. 22490 square foot lot with 105 feet of ocean frontage creating many possibilities. Top floor consists of kitchen,...

  • 4 Beds
  • 4 Baths
Courtesy of Century 21 Nachman Realty

Listing courtesy of Century 21 Nachman Realty.

1386 - B Duck Road, Duck image
1386 - B Duck Road, Duck $1,599,000 ▼

Experience coastal living at its finest in this remarkable soundfront home in Duck, North Carolina. Boasting 6 bedrooms, 5 1/2 baths and breathtaking sunsets, this proper...

  • 6 Beds
  • 6 Baths
Courtesy of Landmark Sotheby's International Realty

Listing courtesy of Landmark Sotheby's International Realty.

1560 Duck Road, Duck image
1560 Duck Road, Duck $1,599,000 ▼

This stunning five-bedroom, four full, and one-half-bathroom waterfront property is a true gem, flawlessly integrating breathtaking sound views and masterful construction...

  • 5 Beds
  • 5 Baths
Courtesy of Landmark Sotheby's International Realty

Listing courtesy of Landmark Sotheby's International Realty.

134 Ships Watch Drive, Duck image
134 Ships Watch Drive, Duck $1,595,000

A chance to own a custom built home steps away from the beach in the charming town of Duck! This one-owner home was lovingly designed, built, and cared for as a second h...

  • 5 Beds
  • 6 Baths
Courtesy of Great Escapes Vacations & Sales

Listing courtesy of Great Escapes Vacations & Sales.

100 Raptor Point Drive, Kill Devil Hills image
100 Raptor Point Drive, Kill Devil Hills $1,559,000 ▼

100 Raptor Point is a property of epic stature, unmatched in land size and water frontage on the Outer Banks of NC. As you meander through several hundred feet of gravel ...

  • 4 Beds
  • 3 Baths
Courtesy of Outer Banks Blue Realty Srvcs.

Listing courtesy of Outer Banks Blue Realty Srvcs..

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 & Construction - Kh North

Listing courtesy of Beach Realty & Construction - Kh North.

2238 Sandfiddler Road, Corolla image
2238 Sandfiddler Road, Corolla $1,520,000

Enjoy the Outer Banks in this Semi-Oceanfront Beauty! This custom built home offers unobstructed panoramic ocean views! Located in Carova Beach, where the ''Wild Horses R...

  • 7 Beds
  • 7 Baths
Courtesy of Coastal Shores Realty Group

Listing courtesy of Coastal Shores Realty Group.

627 Hunt Club Drive, Corolla image
627 Hunt Club Drive, Corolla $1,500,000

It's a "Beach Par Tee" in the comfort of this 8 bedroom retreat situated on a corner lot in the private gated Currituck Club Resort Community of Corolla, NC! Perched on t...

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

Listing courtesy of Twiddy And Company - Corolla.

134 Four Seasons Lane, Duck image
134 Four Seasons Lane, Duck $1,500,000 ▼

Welcome home to The Duck Social perfectly situated in the heart of Duck in the gated community of Four Seasons. Enjoy a quick walk to the beach or to downtown Duck to enj...

  • 7 Beds
  • 8 Baths
Courtesy of Rog Obx, Inc

Listing courtesy of Rog Obx, Inc.

850 Corolla Drive, Corolla image
850 Corolla Drive, Corolla $1,499,000

Stretch out in this spacious recently renovated home . Its like new inside and out. There is something for everyone to enjoy. Two Dishwashers, Wet Bar, Ice Maker, Drawer ...

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

Listing courtesy of Beach Realty & Construction - Kh North.

816 Hunt Club Drive, Corolla image
816 Hunt Club Drive, Corolla $1,489,000 ▼

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 Live Oaks with Spa...

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

Listing courtesy of Brindley Beach Vacations & Sales - Kh.

1141 Franklyn Street, Corolla image
1141 Franklyn Street, Corolla $1,484,000 ▼

This Row 4 COROLLA LIGHT oceanside stunner has PANORAMIC OCEAN VIEW larger than from many semi-oceanfront homes! And lighthouse lovers will adore the grand view of the hi...

  • 6 Beds
  • 5 Baths
Courtesy of Shore Realty

Listing courtesy of Shore Realty.

670 Hunt Club Drive, Corolla image
670 Hunt Club Drive, Corolla $1,450,000

670 Hunt Club Dr, Corolla-This stunning 7bd/7bth plus 2 half bath home for sale in the Currituck Club is located on one of the highest elevations in Corolla. Amazing ocea...

  • 7 Beds
  • 9 Baths
Courtesy of Obx Realty Group, Llc

Listing courtesy of Obx Realty Group, Llc.

564 Hunt Club Drive, Corolla image
564 Hunt Club Drive, Corolla $1,450,000

Spectacular Currituck Sound Views and Gorgeous Sunsets from Every Room! Plus Views of the fairway at the #16 hole from Every Room! This Beautiful Updated Spacious 5 bedr...

  • 5 Beds
  • 6 Baths
Courtesy of Corolla Beach Realty

Listing courtesy of Corolla Beach Realty.

8118 S Old Oregon Inlet Road, Nags Head image
8118 S Old Oregon Inlet Road, Nags Head $1,439,000 ▼

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...

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

Listing courtesy of Sun Realty - Kdh.

203 E Eckner Street, Kitty Hawk image
203 E Eckner Street, Kitty Hawk $1,399,000 ▼

Introducing "Lemonade Stand" - an exceptional investment opportunity that combines panoramic ocean views with the convenience of a direct 100' access to the beach. This m...

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

Listing courtesy of Coldwell Banker Seaside Realty - Kdh.

1062 Hampton Street, Corolla image
1062 Hampton Street, Corolla $1,385,000

This privately owned sound side property is a 6-bedroom, 6.5-bath retreat nestled in Corolla Light, an amenity-rich ocean-to-sound community. What sets this home apart ar...

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

Listing courtesy of Keller Williams - Outer Banks.

1066 Hampton Street, Corolla image
1066 Hampton Street, Corolla $1,375,000

The most spectacular views await you at this 6 bedroom, 6.5 bath waterfront home in the Corolla Light community. Immaculately maintained and used solely as a second home,...

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

Listing courtesy of Keller Williams - Outer Banks.

300 E Driftwood Street, Nags Head image
300 E Driftwood Street, Nags Head $1,350,000

INVESTMENT OPPORTUNITY!! Discover the allure of this exceptional property featuring two distinct 4-bedroom residences accompanied by versatile commercial space in the co...

  • 8 Beds
  • 8 Baths
Courtesy of Exp Realty, Llc - Coastal

Listing courtesy of Exp Realty, Llc - Coastal.

2064 Sandfiddler Road, Corolla image
2064 Sandfiddler Road, Corolla $1,350,000

None

  • 8 Beds
  • 8 Baths
Courtesy of Brindley Beach Vacations & Sales-Corolla

Listing courtesy of Brindley Beach Vacations & Sales-Corolla.

117 Pintail Drive, Duck image
117 Pintail Drive, Duck $1,350,000 ▼

Discover coastal elegance and endless comfort in this exquisite 5-bedroom, 4.5-bathroom home located in the charming town of Duck. Ideally situated just a short stroll fr...

  • 5 Beds
  • 5 Baths
Courtesy of Midgett Realty - Rodanthe

Listing courtesy of Midgett Realty - Rodanthe.

744 Hammock Lane, Corolla image
744 Hammock Lane, Corolla $1,350,000

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
Courtesy of Howard Hanna Outer Banks Realty

Listing courtesy of Howard Hanna Outer Banks Realty.

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 4 bedrooms, 5 1/2 baths oceanfront beach-house features multitudes of indoor and ou...

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

Listing courtesy of Sun Realty - Kdh.

3603 S Virginia Dare Trail, Nags Head image
3603 S Virginia Dare Trail, Nags Head $1,300,000

Rare opportunity: A 50' premium oceanfront lot in the heart of old Nags Head. Deep lot is protected by large dunes covered with vegetation and a beautiful wide sandy bea...

Courtesy of Howard Hanna Outer Banks Realty

Listing courtesy of Howard Hanna Outer Banks Realty.

2268 Sandfiddler Road, Corolla image
2268 Sandfiddler Road, Corolla $1,300,000 ▼

You must see this large 6 bedroom 5.5 bath, semi-oceanfront home. The ample decking provides pretty ocean views while the interior offers space for the whole family. Leve...

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

Listing courtesy of Keller Williams - Outer Banks.

4249 N Virginia Dare Trail, Kitty Hawk image
4249 N Virginia Dare Trail, Kitty Hawk $1,280,000 ▼

This is your great investment with a stable dune. 4 bedroom, 2 bath. Immaculate Kitty Hawk oceanfront with breathtaking views! Meticulously maintained! Everything has bee...

  • 3 Beds
  • 2 Baths
Courtesy of Brindley Beach Vacations & Sales-Corolla

Listing courtesy of Brindley Beach Vacations & Sales-Corolla.

944 Sun Burst Court, Corolla image
944 Sun Burst Court, Corolla $1,275,000 ▼

SOUNDFRONT DREAM HOME! You’ll see never-ending SOUND and SUNSET VIEWS from this beautifully designed and FULLY FURNISHED unique home in COROLLA. This Monteray Shores hous...

  • 5 Beds
  • 5 Baths
Courtesy of Saga Realty And Construction

Listing courtesy of Saga Realty And Construction.

7217 S Croatan Highway, Nags Head image
7217 S Croatan Highway, Nags Head $1,250,000 ▼

Newer construction, built in 2018. Ocean & Sound Views. Location, Location, Location. All rooms have beautiful views of ocean or sound. 2 min walk to restaurants, market,...

  • 5 Beds
  • 6 Baths
Courtesy of Obhoa, Llc

Listing courtesy of Obhoa, Llc.

105 Carolyn Drive, Kill Devil Hills image
105 Carolyn Drive, Kill Devil Hills $1,250,000

Rare opportunity!...Act quickly on this to be built brand new construction 2024 custom home built by Lenz Homes! Located in a prime location just two blocks to the Mama ...

  • 4 Beds
  • 5 Baths
Courtesy of Outer Banks Blue Realty Srvcs.

Listing courtesy of Outer Banks Blue Realty Srvcs..

5332 Captains Way, Nags Head image
5332 Captains Way, Nags Head $1,250,000 ▼

Breathtaking Sound & Golf Course View*Watch the Golfers Tee off at #11* Never a rental* Impecablely Maintained with Beautiful Furniture* 5BR 5.5 BA with 4 Ensuites* Ele...

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

Listing courtesy of Outer Banks Realty Group.

3833 S Virginia Dare Trail, Nags Head image
3833 S Virginia Dare Trail, Nags Head $1,249,500 ▼

OCEANFRONT "2" UNIT CONDO DUPLEX - THIS IS THE NORTH UNIT B THAT IS FOR SALE ... ACROSS FROM JOCKEY'S RIDGE & SITUATED ON PRIME UNCROWDED SECTION OF THE BEACH ... THIS IS...

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

Listing courtesy of Coldwell Banker Seaside Realty Kh.

129 Fawn Court, Duck image
129 Fawn Court, Duck $1,249,000

Breathtaking water views and majestic sunset vistas will steal your heart in the seaside town of DUCK! With its high elevation this truly turn-key beauty showcases an ext...

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

Listing courtesy of Coldwell Banker Seaside Realty - Kdh.

876 Drifting Sands Drive, Corolla image
876 Drifting Sands Drive, Corolla $1,249,000

Welcome to 876 Drifting Sands Drive, where the beauty of coastal living meets the tranquility of Soundfront serenity. This luxurious home offers a generous heated living ...

  • 5 Beds
  • 6 Baths
Courtesy of Colony Realty Corp - Frisco

Listing courtesy of Colony Realty Corp - Frisco.

111 Pudding Pan Lane, Southern Shores image
111 Pudding Pan Lane, Southern Shores $1,225,000

From the moment you enter, you know you are at the BEACH! You definitely have to see to believe all the attention to detail. Soft tranquil walls and accessories wrap you...

  • 5 Beds
  • 6 Baths
Courtesy of Bhhs Rw Towne Realty - Moyock

Listing courtesy of Bhhs Rw Towne Realty - Moyock.

54 Trinitie Trail, Southern Shores image
54 Trinitie Trail, Southern Shores $1,200,000

Be the first to see this Spectacular Waterfront Custom Built Craftsman Style home in the sought after Chicahauk Subdivision of Southern Shores. This home includes impress...

  • 3 Beds
  • 4 Baths
Courtesy of Beach Realty & Construction - Kh North

Listing courtesy of Beach Realty & Construction - Kh North.

1219 Bismark Drive, Corolla image
1219 Bismark Drive, Corolla $1,200,000

Nestled among the Trees. Starting at the Ground Floor this 6 bedroom (with a bonus room with double bunks) is a Private Oasis, but still only a 4 min walk to the beach! R...

  • 6 Beds
  • 6 Baths
Courtesy of Watersedge Realty

Listing courtesy of Watersedge Realty.

7222 S Virginia Dare Trail, Nags Head image
7222 S Virginia Dare Trail, Nags Head $1,200,000

"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...

Courtesy of Village Realty Holdings, Llc - Nh

Listing courtesy of Village Realty Holdings, Llc - Nh.

1126 Persimmon Street, Corolla image
1126 Persimmon Street, Corolla $1,199,000

Be sure to check out this quaint and private cottage located in charming Corolla Village! This home is only a short stroll to the beach and local destinations like the li...

  • 7 Beds
  • 5 Baths
Courtesy of Coast Realty

Listing courtesy of Coast Realty.

41 Eleventh Avenue, Southern Shores image
41 Eleventh Avenue, Southern Shores $1,199,000 ▼

Resting amid beautiful oaks and natural landscaping you will be lured into a beautifully designed curated home either as a primary residence, second home, or as an excell...

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

Listing courtesy of Coldwell Banker Seaside Realty Kh.

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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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