2025 Outer Banks Architects Guide

Outer Banks Map
Carova Corolla Duck Southern Shores Kitty Hawk Kill Devil Hills Manteo Nags Head Wanchese Rodanthe Waves Salvo Avon Buxton Frisco Hatteras Ocracoke
FAIRWINDS

Overview Just a short stroll to the beach on a dedicated walkway, Fairwinds offers a lovely and convenient setting for guests to create vacation memories. This traditional beach cottage features fun filled gathering spaces on all levels and a nice variety of comfortable bedding options. A host of outdoor amenities will provide recreation throughout your stay, and furnished wraparound decks offer sun, shade, ocean and sound vistas, and lighthouse views to create a peaceful setting to unwind and relax. Ground Floor Rec room with pool table Queen bedroom Bedoom with two twin bunks Shared full bath A lively game room on the ground level offers a pool table, stereo, 40" RCA HDTV with Roku streaming capabilities, a DVD/Blu-ray player, as well as seating and a mini-fridge for snack storage. Sleeping options include a bedroom with a queen bed, a flatscreen TV, and direct access to the full bathroom that can also be accessed from the game room area. The second bedroom is furnished with two twin bunk sets.Game room doors open to a sparkling private pool and spacious deck with poolside lounging and a bubbling hot tub for relaxing soaks. Other year round entertainment options include a volleyball area (bring your own ball), horseshoe pit, and a basketball hoop (bring your own ball). This space is rounded out with two outdoor showers, a gas and a charcoal grill, and a fish cleaning station. Read more about Ground Floor First Floor Den/media area King with private bath Queen bedroom Bedroom with pyramid bunk/trundle Shared full bathLaundry The first level opens to a centralized den that offers a wet bar with a sink and an icemaker, sofa seating, and an entertainment center filled with a selection of books and games. There is a 50" HDTV that has streaming capabilities, an Xbox One (two controllers provided), and a DVD/Blu-ray player which has access to the Spectrum TV app, Netflix, and Amazon Prime streaming (must use your own Netflix and Amazon accounts). Den doors open to a covered wraparound deck with a porch swing. Bedding accommodations include a king suite with a flatscreen TV and a private bath that has a dual sink vanity, shower, and Jacuzzi tub. A family suite consists of two additional bedrooms, one with a queen bed and the other with a pyramid bunk and trundle. Both offer a flatscreen TV and the pyramid bunk bedroom has a Blu-ray player as well. These two bedrooms share close access to a full bath. Laundry facilities are centrally located. A folding dog crate is stored under the king bed for guests who bring their furry friend along for vacation and a folding table is stored under the queen bed. Read more about First Floor Second Floor Great room Dining area Kitchen King with private bath A sunny great room on the top level features lofted ceilings, a sectional sofa, arm chairs, a game table with four chairs, and a Samsung 55" 4K UHD Smart TV with DVD/Blu-ray Player in the Xbox One S (Xbox LIVE Gold Membership and two controllers) and Network TV access. Netflix and Amazon Prime streaming are available through the Xbox (must use your own accounts). A semi-private kitchen has plenty of storage and counter space, a refrigerator with icemaker, glass-top range/stove, microwave, dishwasher, Keurig (bring own K-cups), and casual bar seating for three. The owners provide a seasonal Culligan Water Service (5 bottles with a Thursday exchange for reservations May-October). The adjoining dining area offers a table with seating for twelve guests. A half bath is conveniently located on this level. Doors open to an expansive wraparound sun deck furnished to enjoy balmy sea breezes and views of the ocean and of the sun setting over the Currituck Sound in the evening. A king suite completes this floor offering a flatscreen TV and a private bath with a double vanity and a Jacuzzi tub. A vacuum cleaner is available for guest use in the bedroom closet. Read more about Second Floor Updates for 2025: New appliances in kitchen, remodeled top floor king bathroom, new ceiling fans, new bedroom furniture in middle floor queen, new vanity/mirrors in middle floor bath, new furniture in middle floor den, additional pool area seating, new seating and beverage fridge in rec room.Updates for 2024: New sofa and chairs in the great room, new furniture in the second floor (top level) king bedroom, comfy chairs added to all bedrooms, all new bedding, new decor throughout, new stairway carpet, new hardware in three of the private baths, updated landscaping, the picnic tables were refinished, and four new custom benches were made for the wraparound deck table.Updates for 2023: New AC/heat units on all three floors.Golf: Guests of this home can enjoy discounted green fees at Kilmarlic Golf Club, a Tom Steele designed course in Powell's Point. Enjoy exclusive K Club benefits compliments of the homeowner, including discounted green fees (reserve tee times in advance), and reduced costs for Wild Horse Tours, Kitty Hawk Kites adventures, and more. Learn more about the K Club benefits by visiting their website. The K Club concierge can be reached at 252.491.2841 to reserve a tee time.Please Note: The fireplaces are not available for guest use.Security Camera: This property has a camera installed on the exterior of the front door.

  • Corolla
  • 6 Bedrooms
  • 4.5 Bathrooms
Beach Therapy

SEMI-OCEANFRONT Rodanthe – Mirlo Beach – There’s no better place to soothe the soul than at BEACH THERAPY, a freshly refreshed eight-bedroom/seven-full and one-half-bath home just steps away from both ocean and sound and worlds away from daily cares. Only one dilemma exists: how will you choose to spend your days? You will have to factor the private pool, surrounded by a new deck housing plenty of chairs, a tiki bar, and a 8-person hot tub, into your choices. Those feeling a competitive spirit will appreciate the basketball hoop outside and the recreation room just inside on the first level featuring a pool table, poker table, and a 55” flat screen TV plus a full bar area with a full-size refrigerator and microwave to keep snacks and drinks at the ready. Slow down the pace by retreating to the media room, where theater-style seating and a 70” HD home theater system lulls you into movie magic. The first level also features three bedrooms: a master queen with private bath and a pyramid bunk room with a trundle and a room with two singles that share a jack-and-jill bath. An all-floor elevator makes moving groceries and bags in and out a magnificent convenience. It also provides access for anyone needing additional assistance, as does a master queen bedroom on the second level that features an accessible-friendly bathroom offering a roll-in shower, grab bars, and seat. Three additional master bedrooms occupy this level including two ensuite kings and an ensuite queen. All of the home’s bedrooms feature Intelligent TVs. The final bedroom, a master king, is located on the third level and offers access to an ocean-facing deck as well as immediate proximity to the home’s open and airy great room, kitchen, and dining area. It’s here that families and friends find that communal spirit that make beach vacations all the more memorable. A roomy kitchen featuring updated stainless appliances and loads of counter space will delight the day’s designated chef as they prepare the feasts everybody can savor around an eight-seat dining table. Gather to watch the 55” Intelligent TV from the comfort of brand-new great room furnishings or discover more natural programming from the adjacent furnished deck. Guests of BEACH THERAPY also have community sound access and complimentary use of the community tennis/pickleball courts. Is this what the doctor ordered? Book BEACH THERAPY today. New for 2023: New interior furnishings. New pool deck and tiki bar. New 8' spa with water fall.The following items are available at all Surf or Sound Realty properties, even though they are not listed individually: Central Air/Heat, Washer/Dryer, Fridge, Dishwasher, Microwave, TV, Standard Coffee Maker, Toaster, Blender, and Outdoor Grille.

  • Rodanthe
  • 8 Bedrooms
  • 7.5 Bathrooms
DUNE OUR THING

Welcome to Dune Our Thing, a charming cottage in the heart of Duck. Enjoy private pool and/or just relax on the decks while listening to waves hit the beach. Nestled back in a cul-de-sac in the immaculately kept Sea Pines subdivision, this home is a short walk to the beach access (180 yards) and/or to the quaint shops and eateries of Scarborough Faire. No Smoking, No Pets. Level 1:1 Bedroom (w/ Queen, Smart TV and private bath); Storage closet, Keyless entry.Level 2:4 Bedrooms (1 with King, 32 inch Smart TV and private bath; 1 with Queen, 32 inch Smart TV and  private bath; 1 with Twins; 1 with Pyramid bunk  -Double over Queen, and shared bath); linen/towel closet; washer/dryer.Level 3:Kitchen, dining, living area with 55" Smart TV and vaulted ceilings, powder room, and screened-in porch off dining.Loft:Ships watch with table and chairs--perfect for dining and/or playing cards, board games and/or puzzles.

  • Duck
  • 5 Bedrooms
  • 4.5 Bathrooms
  • Sleeps 12
3942 - My Tern

Always Included, complimentary linens and made beds! Welcome home to My Tern the perfect Duck vacation rental! Located in the Schooner Ridge community in Duck, you'll be close to everything this charming town has to offer. Conveniently located, this 4 bedroom, 3,5 bathroom home is just a short walk or bike ride from great local shopping, dining, and so much more in Duck. As a guest in the Schooner Ridge community, you'll have access to both the indoor and outdoor community pool, tennis courts, playground, and more! Plus, My Tern is just a short walk to the beach so your days will be spent having fun in the sun and surf! My Tern also provides a multitude of beach toys and equipment so you don't have to worry about loading the car down on the way to your rental!Upon entering My Tern, you'll find an open-concept living area with generous seating and flat-screen TV; the perfect space to hang out with family and friends. There's also an extensive video, book, game, and puzzle selection you can choose from on rainy days or just when you need a break from the sun. The kitchen features all of the necessities you need to prepare meals during your visit and between the dining room table seating for 6 and the breakfast bar seating for 4, there's plenty of room for everyone! Additionally, you can dine on the screened porch and take advantage of those warm, breezy, Outer Banks evenings. When it's time for some rest and relaxation, there are 2 king master bedrooms, a bedroom with two twins, and a bedroom with a twin bed and a pyramid bunk waiting for you. My Tern has everything you need to make the most out of your Outer Banks vacation so book your stay right now!Distance to Beach: Approximately 560 Yards134 Schooner Ridge Drive, Duck NC 27949BEDDING:2 Kings, 2 Twins, 1 Pyramid Bunk, 1 TrundleAMENITIES:Central Heat and Air, Dishwasher, Microwave, Washer and Dryer, Ice Maker, Cable TVs, DVD Players, WiFi Internet Access, Stereo, Ceiling Fans, Screened Porch, Grill, Furnished Decks, Baby Equipment, Beach Equipment, Basketball Goal, Swing, Hammock. LEVEL 1:Large Enclosed Outdoor Shower, Entry. LEVEL 2:Entry, King Master Bedroom, Bedroom with 2 Twins, Full Hall Bath, Bedroom with Twin Bed and Pyramid Bunk, King Master Bedroom, Laundry Room, Expansive Deck. LEVEL 3:Living Room, Elevated Captain's Watch, Dining Room, Kitchen, Screened porch, Half Bath, Deck Access from Living Room and Dining Room.

  • Duck
  • 4 Bedrooms
  • 3.5 Bathrooms
BAREFOOT MANOR

Welcome to “Barefoot Manor,” your cozy getaway nestled in the heart of Southern Shores, NC and located just a short distance from the beautiful beaches of the Outer Banks, this home offers the perfect combination of comfort, convenience, and fun for all. Enjoy the warm Outer Banks sun in the private backyard with a saltwater pool, perfect for swimming or lounging on a float. The hot tub offers a relaxing soak after a long day of adventure. Enjoy family meals on the spacious decks or outdoor patio area, or explore all the nearby attractions, “Barefoot Manor” is the perfect spot to make lasting memories. Each of the four comfortable bedrooms will provide plenty of space for everyone to unwind, with each room designed with your comfort in mind, so you can relax and recharge for the next day’s activities. The heart of the home is the kitchen, which comes fully equipped with all the tools you need to prepare meals for your group. The open concept living and dining areas create a welcoming space where everyone can hang out together, and there’s plenty of room to stretch out and relax. Whether you’re lounging by the pool, soaking up the sun on the beach, or gathering with family and friends in the open living spaces, “Barefoot Manor” is the perfect place to unwind and create memories that will last a lifetime.Level 1:Carport area with dry entry into the lower level of the home; Game room with air hockey table and flatscreen TV and access to the deck and backyard/patio area; full bath (with walk in, tiled shower); access to the Private pool area and hot tub; enclosed outdoor shower.Level 2:3 bedrooms (1 with Queen, flatscreen TV and access to the covered deck overlooking the pool area; 1 with King, flatscreen TV and access to the covered deck; 1 with Pyramid Bunk), full bath (with walk-in tiled shower); Laundry room.Level 3:1 bedroom (with King, flatscreen TV, deck access, full bath with tiled tub and shower). Open and bright Great room with exposed ceiling beams and access to the deck; fully equipped kitchen with granite countertops and stainless steel appliances; Kitchen breakfast bar to seat 3; Dining area to seat 6; full hallway bath (with walk in, tiled shower).“Barefoot manor” is located on the Outer Banks, in the Southern Shores Community. You will be just minutes away from shops and restaurants. Give Southern Shores Realty a call now to book your week in this OBX rental house and start counting down the days to a memorable vacation!

  • Southern Shores
  • 4 Bedrooms
  • 4 Bathrooms
  • Sleeps 8
8/2 - 8/9
$3,514  $4,273
$759 off
8/16 - 8/23
$2,829  $3,092
$263 off
8/23 - 8/30
$2,659  $2,896
$237 off
8/30 - 9/6
$2,289  $2,505
$216 off
9/6 - 9/13
$2,211  $2,310
$99 off
DEBITS AND CREDITS

New for 2025: New flooring in bedrooms and living area, new kitchen counter tops.“Debits and Credits” is coastal bliss nestled in the heart of Southern Shores! This 6-bedroom, semi-oceanfront vacation rental home offers the perfect blend of relaxation, entertainment and coastal charm. With its spacious layout, amenities, and breathtaking views, this home is ideal for families and groups seeking an unforgettable coastal getaway. Enjoy the convenience of being just steps away from the pristine beaches of Southern Shores and wake up to breathtaking sunrises and ocean views from the comfort of your home. This spacious retreat offers the perfect blend of comfort and convenience. With ample room for family and friends, you'll have everything you need for a memorable vacation. The fully equipped kitchen allows you to prepare delicious meals, and the inviting living area provides a cozy space to unwind. Take a refreshing dip in the sparkling pool or unwind in the soothing hot tub after a day of exploring the coast. When you're not soaking up the sun, explore the abundance of activities the Outer Banks has to offer. Visit charming shops, indulge in fresh seafood at local restaurants, or embark on an exciting adventure. Don't miss your chance to experience “Debits and Credits".Level 1:Carport area with dry entry into the lower level of the home; ping pong table located in the enclosed garage area; additional refrigerator; access to the private pool area; enclosed outdoor shower with toilet; hot tub; gas grill.Level 2:5 bedrooms (1 with King and flatscreen television with private covered deck access, full private bath with walk in shower; 1 with Queen and flatscreen television with covered deck access, shares a bath with double sink vanity and tub and shower with 1with Pyramid Bunk and Twin with flatscreen television; 1 with Queen and flatscreen television with covered deck access, shares a bath with double sink vanity and tub and shower with 1 with Queen and flatscreen television with private deck access); laundry closet.Level 3:1 bedroom (with King and  flatscreen television with private deck access, private bathwith double sink vanity, jetted tub and walk in stand up shower); Open and bright great room with views of the Atlantic with access to the front sun deck with Trex decking; flatscreen television; fully equipped spacious kitchen with seating at the breakfast bar for 4: dining area seats 10; access to the back sun deck overlooking the pool with covered decking space; powder room.“Debits and Credits” is located on the Outer Banks, in the Southern Shores Community. You will be just minutes away from shops and restaurants. Give Southern Shores Realty a call now to book your week in this OBX rental house and start counting down the days to a memorable vacation!

  • Southern Shores
  • 6 Bedrooms
  • 4.5 Bathrooms
  • Sleeps 12
807 | Sand In My Shoes

There's nothing better than vacationing just steps from the beach and the beach awaits when you choose "Sand In My Shoes" for your Outer Banks get-a-way. Beautifully decorated w/many recent improvements, including new décor, selected furnishings, appliances, flooring, deck furniture and more. The Ocean Views from all three decks are excellent and you are less than 100 feet from the beach w/ direct access and no roads to cross. Enjoy ocean breezes, magnificent sunrises and relaxing time spent on the well-furnished decks. Situated in South Nags Head, this home is in a quiet area yet convenient to area shopping, dining, the Outer Banks Pier and Oregon Inlet. Ground Level: Parking for 3 Cars, Wheel Chair-Sized Cargo Lift (800 lb. Capacity), Storage Area w/Washer/Dryer, Steps to Covered Entry, & Enclosed Outside Shower. Main Level: Living Area w/Large Roku TV, Access to Covered Deck w/Deck Furniture, Eat-In Kitchen w/Seating for Eight(8), 4 Bedrooms (1 w/King, 1 w/Queen, 1 w/Queen, Single, 1 w/2 Singles), 2 Full Baths Tiled Showers (no tubs), Covered Deck w/Deck Furniture, and Sun Deck w/Deck Furniture, Ocean Views. Features include: C/AC - Heat, Washer/Dryer, Dishwasher, Microwave, Dehumidifier, Air Cleaner, Ceiling Fans, 4 Roku TVs, Stereo, Wireless Internet, and Deck Furniture. Two Mature Dogs Allowed w/Fees. This is a Non-Smoking Unit. 2025 Rental Brochure correction: This home does not offer a hot tub.

  • Nags Head
  • 4 Bedrooms
  • 2 Bathrooms
  • Sleeps 8
Jamaican Me Happy

OCEANVIEW Rodanthe - Hatteras Island Estates - It’s JAMAICAN ME HAPPY just describing this 4,130 sq. ft. home to you. It will be JAMAICAN you HAPPY to vacation in it! The fun begins as soon as you arrive and escape to the outdoor entertaining area featuring private swimming pool with adjacent kiddie pool, calming 6-person hot tub, outdoor eating area and enclosed outdoor shower. Three levels of wraparound decks provide tons of space to kick back in the shade and the sun. Inside the home, you are greeted by the broad game room with pool table, foosball, poker/game table, shuffleboard, 3 enormous screen Intelligent TVs and a wet bar with refrigerator, microwave and dishwasher. A half bath is convenient for the game room and fast trips in from the pool. Also on this level is a master bedroom with private bath and pyramid bunk with trundle is a great room for the kids. The second level of the home offers 4 king master bedrooms each with Intelligent TVs and private baths, and the laundry room. The top level great room can’t help but make you happy with its cavernous layout and vaulted ceilings making your group feel at home. Cozy seating surrounds the home theater system with a half bath conveniently close by. The two dining tables along with seating at the breakfast bar accommodates everybody, and the entirely-equipped kitchen has all you need to prepare the day’s meals. The top level king master suite features a tile shower in the private bath and offers access to the wrap around deck with vistas of both the ocean and the sound. Head on down to the islands for a vacation to remember at JAMAICAN ME HAPPY. New for 2024: Home will be dog-friendly.The following items are available at all Surf or Sound Realty properties, even though they are not listed individually: Central Air/Heat, Washer/Dryer, Fridge, Dishwasher, Microwave, TV, Standard Coffee Maker, Toaster, Blender, and Outdoor Grille.

  • Rodanthe
  • 6 Bedrooms
  • 7 Bathrooms

Beacon Architecture is a local architecture and design company that assists clients all over the country in crafting their dream properties that will serve as a successful business, a profitable vacation rental home investment, or just a dream home along the coastline. Comprising of a team of passionate professionals who share a common goal of providing both attractive and innovative architecture, this team is a solid option for property owners and local construction or building companies alike for drafting a dream residence or business on the Outer Banks. The team at Beacon Architecture is dedicated to finding thoughtful solutions for site planning and building, and their experience has led them to assist with or spearhead a far-reaching range of both residential and commercial clients. As a result, the Beacon Architecture team has worked with a number of top-notch building companies and resorts on the Outer Banks, and has also helped craft and design some of the most exquisite and eye-catching vacation rentals on the beach. With a hefty portfolio of past projects, as well as ample testimonials from past clients, potential property owners of all varieties can rest assured that they have all the design expertise required to create their dream home or business with Beacon Architecture.

Cahoon & Kasten Architects is an acclaimed local design team and architectural firm that is based in the central Outer Banks and which can help property owners of all ambitions create their perfect vacation rental or primary home along the shoreline. Located in the town of Nags Head, this team of professionals that has been featured in a number of regional or national architecture publications has the area knowledge and the in-depth expertise to make any dream building project a vivid and brilliant reality. The goal for every project at Cahoon & Kasten Architects is to create a client partnership that leads to an innovative and perfectly appropriate design solution. Along the way, the team incorporates ample doses of creativity, diligence, and efficiency to make the home or structure design process stress-free and ultimately satisfying. The entire team is committed to a mutual goal of providing complete and timely work with accuracy and professionalism, and as a result, the firm has a long roster of past clients and testimonials from property owners who have heralded their work. With some of the most eye-catching and innovative structures on the beach, clients of all varieties can effortlessly create the property they envision with the assistance of Cahoon & Kasten Architects.

Sea Swept Design is a residential home design and remodeling company that is based in the town of Kitty Hawk, and which specializes in creating attractive and custom home designs for both year-round OBX residences as well as investment vacation rental homes. Recognizing that the design of a home is instrumental in determining the overall success of a building project, this company combines expertise and dedicated customer service to launch a satisfying building experience that meets and exceeds all expectations from the ground up. The company is spearheaded by Jeff Sawyer, an Outer Banks architect who has worked with local firms and building companies since landing in the area in 1984. With this backbone of decades of knowledge on the current and future home market, clients can expect both timeless and innovative designs that take advantage of the local natural landscape, and which can withstand the Outer Banks elements. Whether a property owner envisions a vacation rental home that will generate plenty of interest and income, or a second or primary residence that lives up to their lifelong dreams of living on the Outer Banks, clients of all varieties can count on the years of dedicated service and expertise that the experts at Sea Swept Design provide.

Outer Banks Real Estate

After a few days of sunny beach afternoons, fantastic local attractions, and all the amenities that attract people to the Outer Banks, many visitors find themselves daydreaming about a more permanent vacation. Whether your ultimate goal is to own an investment property, a retirement or vacation home, or simply a year-round home on the beach, the Outer Banks is filled with incredible opportunities and a variety of properties for sale.

Many frequent vacationers eventually turn into investors or year-round residents, and as a result, there are countless resources available for newcomers to the Outer Banks real estate market. With so many options, and so many varying factors when it comes to purchasing beach property - from flood insurance to rental income - the local market might be a little tricky to navigate at first glance. Thankfully there are plenty of experienced local REALTORs who have been in the 'Banks business for decades, and are experts at helping newcomers or first time buyers get their feet wet in the local market.

Your best bet before embarking on a new home or property purchase is to contact a local REALTOR in your area of interest, whether it's the northern Outer Banks communities, the central towns of Nags Head, Kill Devil Hills and Kitty Hawk, the picturesque soundside towns of Manteo and Wanchese, or the southern regions of Hatteras and Ocracoke Islands. Every area of the Outer Banks has real estate companies and experienced agents on hand to assist new buyers and answer questions.

That said, many folks who are new to the Outer Banks real estate market generally have a few standard questions in mind as they begin their search for their permanent dream home. With this in mind, feel free to review the list of frequently asked questions about the local Outer Banks real estate market, and remember that the majority of the year-round population and second homeowners on the OBX are folks who always loved the area, and decided to take a chance and pursue their dream of a long-term, forever home.

Realtors and the MLS

An online search, (like the one below), is the best starting point for embarking on a property purchase on the Outer Banks. The local MLS (Multiple Listing Service) allows REALTORS to enter extensive property details, multiple photos, and even virtual tours, allowing prospective buyers a wealth of information about specific properties in their OBX area of choice, without making a special trip to the islands.

Once you're narrowed down your search, it's time to contact a local REALTOR. A local real estate agent can help you obtain more details about your favorite properties, such as tax information or surveys, and can even help you find additional properties that meet your requirements. In fact, some local agents even offer automated emails that notify you the second a new listing hits the market that matches your criteria. For in-person visits, a REALTOR can also take you on guided tours to your favorite properties, while providing you with plenty of area information. Schedule an appointment with a real estate agent on your next vacation, or get started now with an easy and thorough online search.

Types of Properties Available

In a word, Everything. The beautiful thing about the Outer Banks real estate market as opposed to other beach resort destinations is that buyers have a wide selection of properties to choose from, from single bedroom soundside condos to 20 bedroom oceanfront castles.

There are literally thousands of real estate listings for sale on the Outer Banks, ranging from the Inner Banks towns and the Dare County mainland to the desolate beaches of Carova and Ocracoke. When you're first starting to look at properties for sale, it's imperative to narrow your search so you don't have to root through hundreds if not thousands of properties for sale.

Factors to keep in mind include property types (condos, single family homes, mobile homes, or timeshares), location (both town or area and proximity to a local sound or the ocean), and size. You'll also want a mental list of other amenities you'd love to have in your dream property, such as private pools, community facilities, game rooms, views, or any other special feature that's specific to your criteria.

Varying budgets and price ranges will also find plenty of options, with home prices starting at around $100,000 and escalating to $1 million or more, depending on the property.

Having trouble narrowing it down? A local real estate agent can help you take those broad strokes and turn it into a more manageable list of properties that fit your specific requirements. Don't be afraid to contact a local agent and ask for help - most all REALTORS on the Outer Banks are happy to provide free consultations.

Rental Home Investments

The majority of properties on the Outer Banks, particularly along the oceanfront and in tourism-oriented communities, are second homes or "investment properties" owned by individual owners, families, or groups of investors designated as LLCs.

Some owners who live in the area may choose to rent out their home themselves, but basically, an owner that wishes to rent their home or condo on a weekly basis will list their property with a local property management company in annual or two-year increments.

The property management company takes care of all the routine work that comes with renting a vacation home, including advertising, guest check-in and check-out procedures, routine and on call maintenance, weekly housekeeping, and much more. This allows the owner to rent their home to weekly tenants, but enjoy stress-free management and maintenance. In return, the vacation rental company typically receives a minor percentage of the home's annual income. North Carolina Real Estate Law does not allow all property management companies to set a standard commission, and instead, the percentage must be decided upon in a contract between the company and the owner.

In addition, the owner covers the cost of basic utilities or community / subdivision fees, although some costs, such as pool heat or cleaning fees for a pet friendly home, can be passed to the vacation rental guest.

Many owners find that listing their property with a local management company is well worth the commission, as the company can advertise, monitor, and easily care for the home in the owner's absence, ensuring that all an owner has to do is make sure they reserve their own "vacation weeks" well in advance.

Choosing your Town

Every community on the Outer and Inner Banks has the potential to be a phenomenal locale for a vacation rental home, however, the majority of rental homes are located directly on the barrier islands.

Look for popular communities or subdivisions within the northern, central, or southern Outer Banks regions, or simply head towards the water. The oceanfront and soundfront vacation rentals are among the most popular on the Outer Banks, simply for their incredible views and access. Properties that are one or two lots away from the water, and feature easy public access or gorgeous views, are also popular locales for vacationers, and even small hidden homes in the local maritime forests can attract nature lovers and tourists who love a little privacy.

You'll also want to keep an eye out for guest-friendly amenities, including a private pool, hot tub, game room, or even a theater room. Special amenities and perks go a long way with guests, and an investor looking to maximize their income should bear this fact in mind.

In a pinch, it's smart to start looking at the areas of the Outer Banks you love the best. After all, once you purchase a vacation rental property, it will be your lifetime vacation rental home as well.

Rental Home Income and Mortgages

There are many great reasons to purchase an Outer Banks vacation rental home, and the longstanding popularity of our resort community makes property purchases a solid investment. Each year the Outer Banks is noted as a top family friendly vacation destination with an emphasis on our award winning beaches and unique seasonal activities and festivals.

When considering an investment purchase, it's important to work with a local real estate broker who is familiar with the Outer Banks vacation rental industry. A seasoned agent can provide you with the information you need to determine if purchasing on the Outer Banks is a good addition to your investment portfolio.

Items you can request in advance of your purchase include:

  • "Actual" Rental Income - In most ca you can review current and historic data on the actual rental income produced by the home you intend to purchase.
  • "Projected" Rental Income - For new construction houses or properties not previously rented, a property management company can provide a projection by analyzing income from similar homes in comparable areas.
  • Property Management Fee - Request the annual management fee that a property management company will charge to oversee the rental of this home.
  • Utility Expenses - This information is not always readily available, but some owners are able to share this data with prospective buyers.
  • Home Maintenance - An experienced broker can provide you information to budget for annual home maintenance costs.
  • Pool and Spa Maintenance - When applicable, you can readily obtain annual expenses for maintaining pools and spas.
  • Taxes - Annual tax rates are available for each property listed for sale.
  • Insurance Costs - Local insurance companies can provide the amount buyers will need to budget for annual insurance expenditures.

Gathering this valuable information up front allows buyers to develop a much clearer picture of the costs to own on the Outer Banks and to determine the Return on Investment (ROI) percentage.  In some cases, buyers will be pleasantly surprised to discover healthy 10-12% ROI and a few opportunities that exceed these amounts.

Beyond the investment aspect, purchasing an Outer Banks vacation rental home allows you to spend valuable time with your family at the beach!; With advance notice, owners can block weeks for family use, gift the use of the home to friends and extended family or donate a week for charitable functions.

 

Permanent Residences

Prospective residents will find plenty of properties for sale designed with year-round residents in mind. These properties many not feature the extensive game rooms, theater rooms or multiple bedrooms that a vacation rental home can have, but they do have lovely lawns and gardens, comfortable living spaces, and plenty of friendly neighbors.

Potential full-time residents have their pick of condos, single family homes, or even mobile homes which can be found from Ocracoke to the Inner Banks communities on the mainland. Local lenders are just as adept at assisting first-time homebuyers as they are investors, and can offer competitive interest rates for potential residents.

In addition, depending on the area, virtually every budget can be accommodated, and folks will find the selection of year-round homes competitively priced, especially in relation to other vacation destination and resort markets.

In other words, future residents will find plenty of opportunities available in their favorite areas, making the daydream of Outer Banks relocation well within reach.

Town Options for Permanent Residences

Like vacation rental or investment properties, year-round homes can be found in virtually every area and town of the Outer Banks, although there are some communities that are more residential in nature than others.

The Inner Banks areas of the Currituck mainland, Elizabeth City, and the Dare County mainland are an attractive possibility for year-round prospective buyers. For one thing, these areas are relatively quiet and free of tourism throughout the year, but still offer exceptional sound or canalfront access for water lovers. Also, with a location of 45 minutes or much less from the Outer Banks' barrier islands, all of these areas present new residents with an easy commute to an on-island job, or just a day at the beach.

For another, the prices in these regions are generally cheaper than the busier tourist hot spots, allowing first time home buyers or relocating families more options at a competitive price.

On the soundside of Kill Devil Hills lies Colington Harbor, a collection of namely residential homes and year-round neighborhoods with exceptional sound and saltwater canal access. This area of the Outer Banks is close to the action, but also offers proximity to the central Outer Banks' schools, community golf and recreational clubs, and public boat ramps and sound access points.

Manteo and Wanchese are also incredibly attractive locales for full-time residents, as they have a world of attractions and amenities, including the NC Aquarium, the Elizabethan Gardens, the Wanchese waterfront fishing docks, and the historic Downtown Manteo, but still maintain a small-town feel. In these areas, prospective residents will find a wide selection of year-round homes with gorgeous gardens, friendly neighbors, and easy access to essential services, like the DMV, government facilities, and local grocery stores and shops.

Hatteras Island is also home to a number of small and almost hidden primarily residential communities, specifically in Avon, Buxton and Frisco.

Avon Village is a quiet "small town" within a small town, and is the perfect neighborhood for families with uncrowded streets, generations of neighbors, and lovely small homes with a few vacation rentals sprinkled in. In Buxton and Frisco, year-round residents flock to the woods, where a number of residences are perched high up at some of the highest altitudes on the Outer Banks, safe from potential flooding, hidden from the main roads, and close to Hatteras Island's exceptional elementary and secondary schools.

While certain areas of the Outer Banks may seem designated for year-round residents, virtually any stretch of beach can serve as a fantastic year-round home. Keep your options open and don't be afraid to explore, and as a result, you're sure to find a wonderful property for sale that your family can truly call home.

Local Schools and Jobs

Because the year-round population of the Outer Banks is comprised primarily of "newcomers" who fell in love the area and eventually moved to the beach, folks interested in a beach relocation will find plenty of options and information available.

Your first stop for relocation information should naturally be your buyer's agent. Your REALTOR can provide you with a wealth of information, from local plumbers or electricians to hair salon recommendations. Don't be afraid to ask questions - your agent will be happy to assist you in getting a head start in fitting into the beach life.

Another great source of information is the Outer Banks Chamber of Commerce. As a representative collection of local businesses, vendors, and services available on the Outer Banks, the Outer Banks Chamber of Commerce can provide lots of helpful relocation information, from local voting centers to employment opportunities. A visit to their website, will certainly prove to be a fantastic introduction to the Outer Banks for new residents.

New residents can also check in with the county of Dare or Currituck, depending on where their new home lies, for essential relocation information. Both counties have extensive websites that list important department contact info, (like water department of sanitation department), available local government jobs, and local ordinances and regulations. Both counties also have personnel on hand that can help answer department specific questions.

Finally, once on the Outer Banks, new residents who want to be in the know about local events, community groups, or local happenings, are encouraged to check out their local papers. The Island Free Press and Outer Banks Voice both have online "newspapers" that can be accessed with just a couple clicks of the mouse, and the Outer Banks Sentinel and the Coastland Times are standard newspapers that cater and cover the OBX region. For upcoming events, community gatherings, and an outlet to what's happening on the beaches, the local papers are an essential tool for Outer Banks residents.

Flood Insurance, Taxes and Other Costs

One additional cost on the Outer Banks that many mortgage companies require, especially in areas that are close to the ocean or sound, is flood insurance. Many homes on the Outer Banks, with the exception of properties that are located well above sea level, are located in a flood zone, which means that in addition to the standard homeowner's insurance, prospective buyers will be required to purchase a flood insurance policy as well.

The good news is that flood insurance is relatively inexpensive. For example, flood insurance for a $200,000 loan typically runs around $500 a year, and that amount is factored into your monthly mortgage payments.

Some subdivisions or communities may also have additional costs, such as community grounds maintenance fees, or pool or club memberships. Condo complexes on the Outer Banks generally have an extra community cost for maintenance, trash service, or water service, although prospective buyers will generally find this information stated clearly on the real estate MLS listing.

Other than community specific costs and flood insurance, many new owners find those extra expenses associated with being a homeowner incredibly competitive with other areas. Tax rates are quite low on the Outer Banks, and in Dare County, extras like sanitation service or community dumps are free to all residents and owners.

Basically, prospective buyers who are concerned about the additional cost of owning an Outer Banks property have little to worry about. An experienced lender or real estate agent will also notify you well in advance of going under contract of any additional expenses you can or should expect.

Mortgages and Loans

Granted, mortgage companies on the whole are more cautious about distributing home loans, however lenders on the Outer Banks are specialists at second or investment home purchases, and can generally make the home buying process a lot simpler for new OBX buyers.

In the mid-2000s, obtaining a mortgage was a simple affair, with plenty of fixed rate, adjustable rate, and balloon payment options available. Today, those same rates and plans are available, however new buyers should expect a little bit more paperwork and time to complete the process.

Expect to have two years of tax returns available, a year of income statements, and detailed bank statements showing your earnings and savings. Lenders may be more detail oriented these days, however, buyers will find that once qualified, the options are endless. Adjustable rate mortgages (ARMs) are still a relatively popular option for buyers who expect to own the home for only a few years, however with the incredibly low interest rates, fixed rates at 10, 15, 20 or 30 year increments have more or less become the standard for Outer Banks buyers.

Ready to make an offer? Many lenders are happy to review your financial background ahead of time, and give you a pre-approval letter to submit along with your offer to purchase. This lets the sellers know you're a serious and qualified buyer, and can also give you the peace of mind of knowing once the contract is signed, there won't be any financial headaches along the way.

A local real estate agent can give your local lender recommendations, or you can check with the Outer Banks Chamber of Commerce for local mortgage companies, lenders, and banks that specialize in second homes, investment properties, and the local Outer Banks real estate market.

Outer Banks Land

Visitors are delighted to find that only certain areas of the Outer Banks can be developed. For example, on Hatteras or Ocracoke Islands, it's not unusual to find 4-6 miles of developed areas surrounded by a dozen miles of undeveloped seashore, managed and maintained by the National Park Service.

However, prospective buyers will still find plenty of undeveloped lots and tracts of land available for sale in virtually every community of the Outer Banks. And prices are incredibly attractive to developers or builders, ranging from the $20,000s to the $200,000s or more for prime oceanfront or soundfront locations.

The beauty of purchasing a lot is that an owner can plan and execute a dream home to their exact specifications, including every amenity they desire, and discarding any extras they can do without. Potential lot or land buyers will also find a number of reputable local builders available to complete their vision. These are businesses that have been building Outer Banks homes for decades, and understand both the landscape and the best way to utilize the potential of a particular lot, (for example, the best deck placement for the best views.)

For prospective Outer Banks home owners who have a clear vision in mind of their dream house, it is most definitely worth the extra leg work to purchase a lot, and then contract a local builder to fill in the blanks. Building prices on the Outer Banks are competitive, and new owners will find no shortage of reputable and locally recommended builders available to construct their dream home.

Additional Considerations

  • Like many national communities, the Outer Banks has its fair share of foreclosures, and prospective buyers should be on the lookout for phenomenal "short sale" deals. A short sale is basically a last ditch attempt by the bank or an owner to unload the property off their hands by offering it at an exceptionally reasonable price for a limited amount of time, and as a result, buyers can secure a property at much less than the property's actual value. The only drawback with a short sale is that many properties come with an "as is" provision, meaning that while home inspections are certainly allowed, the seller won't be conducive to making any repairs.

    For handymen and handywomen, however, a short sale or foreclosure is an ideal opportunity to rapidly increase the value of a property with a little bit of elbow grease. As such, the short sales and foreclosures on the Outer Banks are definitely worth a look for buyers who love a good home improvement project.

  • Want to maximize your rental income? Then start your vacation rental home search in the winter or early spring. As a general rule of thumb, annual rental income is transferred from the seller to the buyer on the closing date, which means that if a closing occurs in March or April, the buyer can enjoy a full season of rental income without any lag from the previous winter. The spring, in fact, is generally known among REALTORS as the most active season of second and investment home sales, simply because of the full year of income. Have fun hunting, but bear in mind that as the Outer Banks' most productive real estate season, being an early bird might be a huge benefit in securing an attractive property.
  • Have specific criteria and a little time before you nail down a decision? Sign up for automated email updates. Many local REALTORS can take your specifications and assign you to a mailing list sponsored by the MLS which will send you up-to-the-minute notifications on new properties for sale or price reductions. By receiving instantaneous updates on properties related to your criteria, you can ensure to be the first to know when a new property hits the market, or one of your favorites has dropped its listing price.
  • For prospective rental or investment property owners, many property management companies also have in-house real estate sales teams that work with property managers on a daily basis, and can help prospective buyers in finding homes that are very guest-friendly. By choosing a REALTOR associated with a property management company, a buyer can essentially maximize their potential rental income by learning, first hand, what properties can generate the most visitor interest, and what improvements can be made to specific properties to make them more renter-friendly. In fact, many buyers find that in addition to their buyer's agent, they also have access to a local property manager that can guide them in additions or changes that will be the most attractive to potential renters.

Basically, if you want a great rental home, then go to the source. The combination of expert real estate agents and expert property managers will help your prospective vacation rental home reach its full earning potential.

Many folks dream about owning a home on the beach, but few realize that a second or primary home on the Outer Banks is actually a very obtainable reality. Whether you're looking to invest in a vacation rental property your family can enjoy for generations, interested in buying a lot to lay down the groundwork for your dream home, or simply want to enjoy the beach life full-time with a permanent relocation, you'll find the Outer Banks real estate market perfectly accommodating to your expectations.

Best of all, the sheer variety of properties for sale virtually ensure that every taste and budget is accounted for, so prospective buyers will have no problem finding a portfolio of homes or lots that meet their specific criteria.

Intrigued? There's no harm in learning a little more, and experienced local buyer's agents are always on hand to answer questions, whether you've visited the Outer Banks for a day or a decade. On your next vacation, don't be afraid to contact a local Outer Banks REALTOR and take your first step into being a happy, full-time supporter of the beach life on the Outer Banks.

 

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