On the Outer Banks Real Estate ... Helpful hints and Tips from the Front Line

Feb. 23, 2024

You are ready to own a home on the Outer Banks if...

Tags: Invest in Outer Banks Real EstatehomesforsaleRick DrummOuter Banks BlueOuter Banks homes for saleOuter Banks Real Estateouterbanksrealestate 


If it is hard to leave the Outer Banks after a visit.... then you are ready to buy a home on the Outer Banks.

If you like the idea of someone else helping you pay for your home here....then you are ready to buy a home on the Outer Banks.

If you have been waiting, watching, hoping for prices to stop going up....then you are ready to own a home on the Outer Banks.

Get the idea?  Over the past few years, until recently, the real estate market was on fire – Nationwide – and buying a home involved picking through extremely limited inventory, competing with multiple offers, making bids over the asking price, and finding yourself disheartened and helpless if you were on the losing end of this buying frenzy. 

But now, the environment is a little more relaxed, and the inventory, while still low, is better than it has been.  Prices may still seem high – but they are not rising at the pace that they were from 2020 – 2022.  Interest rates have been the biggest hurdle for some – nearly doubling and reaching a 10 year high close to 8%.  The good news is that the rates have come down a little closer to 6.75 – 7.25% and lenders are getting more creative to help buyers get the financing they need.

Consider this. If you are looking for a "safe haven" to invest your money and have preferred stock or similar investment vehicles - you have to leverage out all your money and then you are locked out from other opportunities. If you were to purchase $500,000 in stock, you would have to pay the entire amount up-front to make the purchase. Now you have no more money to invest should you see another great investment opportunity.

On the other hand, if you were to purchase $500,000 in real estate, you would only need 10% to 20% down - $50,000 to $100,000 and now you still have $400,000 to $450,000 making interest in the bank waiting for you next investment opportunity. Think about it - it makes sense.

Sure there will be out of pocket expenses before you get any tax benefits, but rental income can offset these by at least 50%, and you will gain back your investment over time as your down payment will generate more income than sitting in the bank! And don't forget the enjoyment you will receive when you visit your Outer Banks home.

Now, do not buy a property until you talk to me - a top Realtor, with a top real estate company, and over 30 years of real estate experience, I can teach you what to buy, where to buy, when to buy, why to buy, and how to buy. Do not gamble on an inexperienced Realtor. If you'd like a copy of my Guide to Buying (or selling) Outer Banks Real Estate - just request it via email and I'll email it to you asap.

I hope to hear from you!

Feb. 12, 2024

Don't Wait until the Spring to Buy or Sell

Don't Wait until Spring to buy or Sell...


As you think about the year ahead, how do you know when to make your real estate move? While spring is usually the peak homebuying season, you don’t actually need to wait until spring to buy or sell. Here’s why.

1. Take Advantage of Lower Mortgage Rates

Last October, the 30-year fixed mortgage rates peaked at 7.79%. In January, they hit their lowest level since May. That downward trend in rates has made moving more affordable now than it was just a few months ago.

Another reason today’s rates make now a good time to sell? More buyers are jumping back into the market. Many had been waiting on the sidelines for rates to fall, but now that that’s happening, they’re getting back in the market.

2. Get Ahead of Your Competition

Right now, there are still more people looking to buy a home than there are houses for sale, which puts you in a great position. But keep in mind, with the recent uptick in new listings, we’re seeing more sellers may already be re-entering the market.

If you are selling, Listing your house now helps you beat your competition and makes sure your house will stand out.

3. Make the Most of Rising Home Prices

Experts forecast home prices will keep going up this year. What does that mean for you? If you’re ready to sell your current house and plan to buy another one, it may be a good idea to think about moving now before prices go up more. That would give you the chance to buy your next home before it gets more expensive.

4. Leverage Your Equity

Homeowners today have tremendous amounts of equity. In fact, recent report from CoreLogic says the average homeowner with a mortgage has more than $300,000 in equity.

If you’ve been waiting to sell because you were worried about home affordability, know your equity can really help with your next move. It might even cover a big part, or maybe all, of the down payment for your next home.

Bottom Line

If you are buying or selling, please connect with me today and get the process started now so you can get a leg up on your competition. "Don't wish you had, but be glad you did!".

Posted in Videos
Oct. 29, 2023

Outer Banks Oceanfront Homes for Sale - Exclusive Listings and Expert Advice

Outer Banks Oceanfront Homes for Sale


From Corolla to Hatteras, there is an abundance of oceanfront properties for sale on the Outer Banks.


Dreams of owning your own piece of paradise have long been at the top of property investors' wish lists, and oceanfront homes on North Carolina's Outer Banks could make that dream a reality! Not only is investing here a wise choice financially; living here offers unparalleled serenity and natural beauty all year long.





1. Prime Location for Profits


Outer Banks is an exquisite coastal retreat known for its picturesque beaches and natural splendor, making it a top tourist spot. Not just a vacation spot; Outer Banks attracts holidaymakers year round - providing property investors with an excellent opportunity for oceanfront homes that could become lucrative vacation rental investments due to constant tourist visits throughout the year that guarantee high occupancy rates and ensure healthy returns on their investments.


2. Appreciating Value


One of the primary attractions of investing in Outer Banks oceanfront homes is their steady appreciation in value, thanks to a rising demand. As beachfront space becomes scarcer and growing interest increases, Outer Banks real estate has proven itself as an exceptional market with significant potential for financial gain - not simply as an "easy bet".



3. Tax Benefits


Outer Banks properties provide investors with appealing tax advantages. Local laws may help keep more of your hard-earned funds in your pockets - adding another level of financial appeal and making these properties an excellent way to minimize tax liabilities.


4. Beachfront Lifestyle

Investing in Outer Banks oceanfront homes is more than a financial decision; it's about experiencing life at the beachfront. From soothing waves, breathtaking sunsets, water sports activities, recreational facilities right outside your door - investing here brings financial rewards as well as relaxation and joy into your life!


5. Professional Guidance

Navigating the Outer Banks real estate market can be complex, which is why professional guidance from real estate agents familiar with Outer Banks properties is indispensable for making informed decisions and realizing maximum investment potential while mitigating risks.



Investing in Outer Banks oceanfront properties is more than a financial decision; it can transform your life. Take advantage of this unique opportunity to combine profit with pleasure while having your very own piece of paradise within reach. Whether you need long-term investment opportunities, vacation homes or even future retirement solutions - Outer Banks has something suitable.


So don't pass up this opportunity to invest in your dreams - With their steady appreciation, incredible rental potential and beachfront lifestyle benefits, Outer Banks oceanfront homes present the ideal investment opportunity.


Let Outer Banks oceanfront homes expert, Drumm Estates, Rick Drumm help make your dream of paradise come true while protecting your financial future.

Posted in Buying a Home
July 6, 2023

Navigating the Outer Banks Luxury Real Estate Market: Your Expert Guide

Are you considering investing in the luxury real estate market in the Outer Banks? With its stunning coastal beauty and a reputation for upscale living, the Outer Banks has become a prime destination for luxury homebuyers. However, navigating this market can be a daunting task without the right knowledge and guidance.

In this comprehensive guide, we will provide you with valuable insights and expert advice to help you navigate the Outer Banks luxury real estate market with confidence.

Table of Contents


Understanding the Outer Banks Luxury Real Estate Market

  • Factors Influencing the Market
  • Current Trends and Opportunities

Choosing the Right Location

  • Exploring Different Areas of the Outer Banks
  • Evaluating Proximity to Amenities and Services

Working with a Knowledgeable Real Estate Agent

  • Importance of an Experienced Agent
  • Questions to Ask When Selecting an Agent

Determining Your Budget and Financing Options

  • Setting a Realistic Budget
  • Exploring Financing Options

Exploring Luxury Property Types

  • Oceanfront Homes
  • Soundfront Homes
  • Golf Course Communities

Assessing Property Features and Amenities

  • Key Features to Look for in Luxury Properties
  • Amenities and Lifestyle Considerations

Conducting Due Diligence and Inspections

  • Hiring Professional Inspectors
  • Reviewing Property Disclosures

Making an Offer and Negotiating

  • Understanding the Offer Process
  • Effective Negotiation Strategies

Closing the Deal and Ownership Transfer

Finalizing the Purchase Agreement

Working with Attorneys and Title Companies

Maintaining and Managing Your Luxury Property

Home Maintenance Tips

Finding Reliable Property Management Services


FAQs (Frequently Asked Questions)


Navigating the Outer Banks Luxury Real Estate Market: Your Expert Guide for the Outer Banks

The Outer Banks luxury real estate market offers a unique blend of natural beauty, prestigious properties, and a vibrant coastal lifestyle. Whether you are looking for a vacation home, an investment property, or a permanent residence, the Outer Banks has much to offer. However, before embarking on your luxury real estate journey, it is crucial to have a solid understanding of the market, the available options, and the key factors to consider.

Understanding the Outer Banks Luxury Real Estate Market

Before diving into the Outer Banks luxury real estate market, it is essential to grasp the factors that influence it and stay updated on the latest trends and opportunities. Factors such as location, property features, market demand, and economic conditions can significantly impact property values and investment potential. By staying informed, you can make informed decisions and capitalize on favorable market conditions.

Choosing the Right Location

The Outer Banks is comprised of various towns and communities, each offering its own unique charm and amenities. From the bustling beach towns to the serene soundside villages, it is crucial to choose a location that aligns with your lifestyle preferences and investment goals. Consider factors such as proximity to the beach, shopping and dining options, recreational activities, and accessibility when selecting your ideal location.

Working with a Knowledgeable Real Estate Agent

Navigating the luxury real estate market can be complex, and having the guidance of an experienced real estate agent is invaluable. A knowledgeable agent who specializes in luxury properties will have in-depth market knowledge, access to exclusive listings, and strong negotiation skills. Take the time to research and interview potential agents to find someone who understands your needs and can assist you throughout thebuying process.

Determining Your Budget and Financing Options

Before beginning your search for luxury real estate in the Outer Banks, it is important to determine your budget and explore financing options. Setting a realistic budget will help you narrow down your choices and ensure you stay within your financial means. Additionally, consider exploring different financing options such as mortgages, loans, or cash purchases to determine the most suitable option for your circumstances.

Exploring Luxury Property Types

The Outer Banks offers a variety of luxury property types to cater to different preferences and lifestyles. Whether you desire an oceanfront retreat, a soundfront oasis, or a home within a golf course community, there are options to suit every taste. Understanding the unique features and benefits of each property type will assist you in making an informed decision that aligns with your desires.

Assessing Property Features and Amenities

When searching for luxury real estate, it is essential to assess the property's features and amenities carefully. Luxurious homes often boast high-end finishes, spacious layouts, and state-of-the-art appliances. Additionally, consider the availability of amenities such as private pools, beach access, fitness centers, and community spaces. Carefully evaluate these aspects to ensure they meet your expectations and contribute to a luxurious lifestyle.

Conducting Due Diligence and Inspections

Before finalizing a purchase, it is crucial to conduct due diligence and inspections to uncover any potential issues with the property. Hiring professional inspectors can help identify hidden problems, such as structural issues, electrical problems, or water damage. Reviewing property disclosures provided by the seller is also an important step to gain insight into the property's history and any known issues.

Making an Offer and Negotiating

Once you have found your ideal luxury property, it's time to make an offer and negotiate the terms of the deal. Working closely with your real estate agent, you will craft an offer that takes into account market conditions, property value, and your budget. Effective negotiation strategies can help you secure the property at a favorable price and with terms that align with your needs.

Closing the Deal and Ownership Transfer

Closing a luxury real estate transaction involves several steps to ensure a smooth ownership transfer. Finalizing the purchase agreement, working with attorneys and title companies, and addressing any outstanding contingencies are essential parts of the closing process. It is crucial to stay organized and communicate effectively with all parties involved to facilitate a successful closing.

Maintaining and Managing Your Luxury Property

Owning a luxury property in the Outer Banks comes with the responsibility of maintenance and management. Regular upkeep, including routine inspections, repairs, and landscaping, is necessary to preserve the property's value and ensure its longevity. For absentee homeowners, hiring reliable property management services can help oversee day-to-day operations, including rental management, if applicable.


Navigating the Outer Banks luxury real estate market requires careful planning, research, and the guidance of experienced professionals. By understanding the market, selecting the right location, working with knowledgeable agents, and conducting thorough due diligence, you can make informed decisions and secure a luxury property that meets your expectations. Owning a piece of the Outer Banks allows you to indulge in a coastal paradise and enjoy a luxurious lifestyle like no other.

FAQs (Frequently Asked Questions)

Q: Are there financing options available for purchasing luxury real estate in the Outer Banks?

A: Yes, there are various financing options available, including mortgages and loans. Consulting with a financial advisor or mortgage lender can help you explore the best options for your situation.

Q: What are some popular luxury property types in the Outer Banks?

A: Popular luxury property types in the Outer Banks include oceanfront homes, soundfront homes, and properties within golf course communities.

Q: How can I ensure that I choose the right location for my luxury real estate investment?

A: Consider your lifestyle preferences, proximity to amenities, and accessibility when choosing a location. Exploring different areas of the Outer Banks and consulting with a local real estate agent can provide valuable insights.

Q: Is it necessary to hire a property management service for my luxury property?

A: Hiring a property management service can be beneficial, especially for absentee homeowners. They can handle day-to-day operations, maintenance, and even rental management if desired.

Q: What should I look for when assessing property features and amenities in luxury homes?

A: Look for high-end finishes, spacious layouts, premium appliances, and desirable amenities such as private pools, beach access, and fitness facilities.

Posted in Buying a Home
June 30, 2023

Unlocking the Potential: Renovations that Add Value to Outer Banks Homes

Are you a homeowner on the Outer Banks looking to increase the value of your property? Renovations can be a great way to unlock the potential of your home and attract potential buyers or renters. In this article, we will explore various renovation ideas that can add value to Outer Banks homes. From enhancing curb appeal to creating functional living spaces, these renovations will not only increase the value of your property but also enhance your overall living experience. So let's dive in and discover the possibilities of unlocking the true potential of your Outer Banks home.

Table of Contents

  1. Introduction
  2. Enhancing Curb Appeal
  3. Upgrading the Kitchen
  4. Revamping the Bathroom
  5. Creating Outdoor Living Spaces
  6. Adding Energy-Efficient Features
  7. Incorporating Smart Home Technology
  8. Expanding Living Areas
  9. Installing Hardwood Flooring
  10. Improving the Home's Efficiency
  11. Upgrading the HVAC System
  12. Maximizing Storage Space
  13. Adding a Home Office
  14. Renovating the Garage
  15. Conclusion
  16. FAQs (Frequently Asked Questions)


Renovations can breathe new life into your Outer Banks home and significantly increase its market value. Whether you plan to sell, rent, or simply enjoy your property for years to come, these renovations will unlock its true potential and make it more appealing to potential buyers or renters.

Enhancing Curb Appeal

The first impression matters, and enhancing the curb appeal of your Outer Banks home can instantly boost its value. Consider investing in landscaping, painting the exterior, and upgrading the front door and windows. A well-maintained exterior creates an inviting atmosphere and sets the stage for a positive experience for visitors and potential buyers alike.

Upgrading the Kitchen

The kitchen is often considered the heart of a home, and upgrading it can have a significant impact on its value. Consider modernizing the kitchen with new appliances, countertops, and cabinetry. Opt for energy-efficient appliances that not only add value but also save on utility bills. A functional and visually appealing kitchen will make a lasting impression on potential buyers or renters.

Revamping the Bathroom

Bathrooms are another crucial area to focus on when renovating your Outer Banks home. Update the fixtures, add new tiles, and consider installing energy-efficient features such as low-flow toilets and LED lighting. A spa-like bathroom with modern amenities can greatly enhance the appeal and value of your property.

Creating Outdoor Living Spaces

The Outer Banks is known for its natural beauty, and creating outdoor living spaces can take advantage of this unique feature. Consider adding a deck, patio, or screened-in porch to extend your living space outdoors. These additions provide a perfect setting for enjoying the coastal views and entertaining guests, making your home stand out from the rest.

Adding Energy-Efficient Features

Energy efficiency is a growing concern for homeowners, and incorporating energy-efficient features into your renovations can significantly increase your home's value. Install solar panels, upgrade insulation, and replace outdated windows and doors with energy-efficient alternatives. These upgrades not only save money on energy bills but also appeal to environmentally conscious buyers.

Incorporating Smart Home Technology

In today's digital age, smart home technology has become increasingly popular. Consider incorporating smart features such as automated lighting, thermostats, and security systems into your renovations. These modern conveniences not only add value but also provide a sense of comfort and security for potential buyers or renters.

Expanding Living Areas

Expanding the living areas of your Outer Banks home can provide additional space for relaxation and entertainment. Consider adding an extension, finishing the basement, or converting an unused room into a functional living space. More square footage translates into increased value and offers flexibility for future homeowners.

Installing Hardwood Flooring

Flooring is an essential aspect of any home, and installing hardwood flooring can significantly enhance its appeal and value. Hardwood floors are durable, timeless, and can withstand the coastal elements. Potential buyers or renters often look for properties with hardwood flooring, making it a worthwhile investment for your Outer Banks home.

Improving the Home's Efficiency

Efficiency upgrades can add value to your home while reducing its environmental impact. Consider improving the insulation, sealing air leaks, and upgrading the water heating system. These improvements make your home more energy-efficient and attractive to potential buyers or renters who are conscious of their carbon footprint.

Upgrading the HVAC System

The Outer Banks experiences varying weather conditions throughout the year, and a reliable HVAC system is crucial for maintaining comfort. Consider upgrading your heating and cooling system to a more energy-efficient and modern option. A well-functioning HVAC system not only adds value to your home but also provides year-round comfort.

Maximizing Storage Space

Storage is often a concern for homeowners, and maximizing storage space can make your Outer Banks home more appealing. Install built-in closets, shelving units, and utilize underutilized areas for storage purposes. A well-organized home with ample storage solutions is attractive to potential buyers or renters.

Adding a Home Office

The recent shift towards remote work has increased the demand for home offices. Consider adding a dedicated home office space to your renovations. This can be a separate room or a well-designed area within an existing room. A functional and aesthetically pleasing home office can attract buyers or renters looking for a versatile workspace.

Renovating the Garage

The garage often serves as more than just a parking space. Renovating the garage to provide additional storage or workspace can add value to your Outer Banks home. Consider adding built-in cabinets, a workbench, or upgrading the flooring. A well-maintained and organized garage appeals to potential buyers or renters with hobbies or storage needs.


Renovations are an excellent way to unlock the potential of your Outer Banks home and increase its value. From enhancing curb appeal to creating functional living spaces, the possibilities are endless. By investing in these renovations, you can attract potential buyers or renters and enjoy an improved living experience. Embrace the opportunity to transform your home and make it a valuable asset on the Outer Banks.

Posted in Real Estate News
June 20, 2023

Investing in Vacation Homes on the OBX: Maximizing Rental Income

obx rental house investmentInvesting in vacation homes on the Outer Banks (OBX)

Buying a vacation property on the Outer Banks can be a lucrative endeavor for individuals looking to maximize rental income while enjoying a picturesque coastal destination. The OBX, with its stunning beaches, charming towns, and thriving tourism industry, presents a prime opportunity for real estate investors seeking to capitalize on the vacation rental market.

One of the significant advantages of investing in OBX vacation homes is the potential for dual benefits: personal enjoyment of the property and a steady stream of rental income. This combination allows investors to relish their own beachside retreat while generating substantial profits during periods when the property is unoccupied.

When selecting an OBX vacation home, several factors warrant careful consideration. Location plays a pivotal role in attracting guests and maximizing rental occupancy. Properties in close proximity to popular attractions, pristine beaches, and convenient amenities tend to command higher demand. Furthermore, accessibility is crucial, with vacationers favoring properties that offer convenient access to main roads, airports, and public transportation.

The type and size of the property are also pivotal factors. Analyzing market demand and understanding the preferences of potential renters is essential. The OBX offers a diverse range of options, including beachfront homes, condominiums, and townhouses. Tailoring the property's size to accommodate the average group size of vacationers in the area can further enhance its appeal and rental potential.

To distinguish your vacation home from the competition, incorporating desirable amenities and upgrades is vital. Private pools, hot tubs, outdoor entertainment areas, and modern appliances can significantly enhance the property's allure, attracting more guests and potentially enabling you to command higher rental rates.

Property management is another critical aspect to consider. Deciding whether to manage the property independently or enlist the services of a professional property management company entails weighing various factors. While managing the property yourself can provide cost savings, it necessitates devoting time, effort, and in-depth knowledge of the local market. Opting for a reputable property management company can ensure seamless guest bookings, efficient property maintenance, and effective marketing, ultimately resulting in enhanced rental income and guest satisfaction.

Determining the right purchase price for an OBX vacation home requires comprehensive market research and analysis. Studying current trends, property values, and rental rates within the OBX region is paramount. Comparing recently sold properties that align with your desired vacation home in terms of location, size, amenities, and condition provides valuable insights to make an informed purchasing decision. Consulting with experienced local real estate agents or property appraisers well-versed in the OBX market can further refine your understanding of fair market value.

Financing options for OBX vacation homes abound, catering to diverse investor needs. Traditional mortgage loans, specifically tailored for vacation homes, can be explored through lenders specializing in this area. Cash purchases or self-financing options are viable alternatives for individuals with substantial funds, providing flexibility and potentially expediting transactions. Additionally, some financial institutions offer specialized vacation home rental loans that take into account projected rental income as part of the qualification process, offering favorable terms for investors.

To maximize rental income from your OBX vacation home, implementing effective strategies is crucial. Collaborating with a professional property management company brings numerous benefits, including expert handling of guest bookings, property maintenance, and marketing efforts. Strategic pricing, considering seasonal demand, local events, and competition, allows for optimal rental rates during peak periods while ensuring high occupancy rates during off-peak seasons. Investing in high-quality property photos, compelling descriptions, and engaging listings across popular vacation rental platforms is key to capturing potential guests' attention. Leveraging social media and digital marketing techniques expands reach and bolsters bookings. By consistently delivering exceptional guest experiences, providing desirable amenities, and maintaining clear and prompt communication, you can generate positive reviews, encourage guest loyalty, and foster referrals.

Navigating the tax landscape for vacation rental properties necessitates attention to detail and compliance. Identifying deductible expenses such as mortgage interest, property taxes, insurance, maintenance costs, and marketing expenditures is paramount to optimizing tax benefits and minimizing liabilities. It is advisable to consult with experienced tax professionals specializing in real estate and vacation rentals to ensure adherence to tax regulations, leverage available deductions, and develop an effective tax strategy tailored to your specific circumstances.

In addition to financial considerations and property management, maintaining and upgrading your OBX vacation home is pivotal for attracting guests and sustaining rental income. Regular maintenance and prompt attention to repairs are essential to keep the property in excellent condition, ensuring positive guest experiences and minimizing potential issues during stays. Enhancing curb appeal through landscaping, exterior improvements, and tasteful interior design updates enhances the property's overall appeal and can positively influence guests' decision-making process. Staying abreast of current amenities and technology trends allows you to offer modern conveniences, such as smart home features, high-speed internet access, and entertainment systems, further enhancing guest satisfaction and differentiating your property from competitors.

Building a network of repeat guests and encouraging referrals is a powerful strategy for long-term success. Providing exceptional guest experiences through personalized touches, thoughtful welcome packages, and exemplary customer service leaves a lasting impression on guests. Building relationships by promptly addressing inquiries, concerns, and offering local recommendations fosters a sense of trust and engagement. Requesting guest reviews and testimonials following their stay can significantly impact your property's reputation and attract potential guests. Implementing a referral program that rewards guests for recommending your OBX vacation home to their friends and family further incentivizes positive word-of-mouth promotion.

In conclusion, investing in vacation homes on the OBX presents a compelling opportunity to combine personal enjoyment with a lucrative income stream. By carefully selecting the property, understanding the local market, implementing effective property management strategies, and providing outstanding guest experiences, you can maximize rental income and create a rewarding investment experience. Navigating the tax implications and maintaining the property's appeal through regular maintenance and strategic upgrades are critical elements in achieving long-term success. By staying informed, leveraging professional expertise, and adapting to evolving market dynamics, your OBX vacation home can become a thriving investment asset.

Posted in Buying a Home
June 9, 2023

Selling Your Outer Banks Property

Strategies for a Successful Sale

Are you considering selling your property in the stunning Outer Banks? This picturesque coastal area is known for its beautiful beaches, charming communities, and vibrant real estate market. To ensure a successful sale and maximize your return on investment, it's essential to implement effective strategies tailored to the Outer Banks real estate market. In this article, we will guide you through the process of selling your Outer Banks property and provide valuable insights and tips to help you achieve your goals.

Selling Your OBX Property

Selling a property can be a complex and challenging endeavor, but with the right approach, you can navigate the process smoothly. Whether you own a vacation home, a rental property, or a permanent residence in the Outer Banks, these strategies will help you attract potential buyers, stand out in the market, and secure a favorable sale.

Understanding the Outer Banks Real Estate Market

Overview of the Outer Banks

The Outer Banks, a chain of barrier islands off the coast of North Carolina, is a highly sought-after destination for homeowners and vacationers alike. Known for its scenic beauty, water sports, and historical attractions, the area offers a diverse range of properties that cater to various lifestyles and preferences.

Current real estate trends in the area

Before putting your property on the market, it's crucial to understand the current real estate trends in the Outer Banks. By staying informed, you can make informed decisions regarding pricing, marketing, and timing. The market may experience fluctuations, and factors such as seasonality and demand for vacation rentals can significantly impact property values.

Setting the Stage for a Successful Sale

  • Preparing your property for sale

To make a positive impression on potential buyers, it's essential to prepare your property before listing it for sale. Consider enhancing its curb appeal by tidying up the exterior, decluttering the interior, and making any necessary repairs. A well-maintained and visually appealing property is more likely to attract interest and offers.

  • Hiring a professional real estate agent

Partnering with a reputable and experienced real estate agent who specializes in the Outer Banks market can be a game-changer. They possess in-depth knowledge of the local market, have access to a wide network of potential buyers, and can effectively market your property. Additionally, an agent can guide you through the entire selling process, from setting the right price to negotiating offers.

  • Pricing your property competitively

Determining the optimal listing price for your property is crucial. It's essential to strike a balance between attracting buyers and ensuring you receive fair value for your investment. A skilled real estate agent can perform a comparative market analysis, assess the unique features and condition of your property, and help you price it competitively.

Marketing Your Outer Banks Property

Creating an attractive listing

Crafting an appealing and informative listing is vital to capturing the attention of potential buyers. Highlight the unique aspects of your property, such as its proximity to the beach, stunning views, or desirable amenities. Utilize high-quality photographs and compelling descriptions to create a visually engaging and enticing listing.

Utilizing online platforms and social media

In today's digital age, online platforms and social media play a significant role in real estate marketing. Make sure your property is listed on popular real estate websites, and leverage social media platforms to expand your reach. Engage with prospective buyers, share captivating content, and showcase the lifestyle and beauty of the Outer Banks.

Showcasing the unique features of your property

The Outer Banks offers a plethora of unique features that can make your property stand out. Whether it's a private pool, a beachfront location, or access to community amenities, emphasize these selling points in your marketing efforts. Highlighting the lifestyle benefits of living in the Outer Banks can greatly appeal to potential buyers.

Navigating the Selling Process

Negotiating offers and counteroffers

When you receive offers from interested buyers, it's important to negotiate effectively. Collaborate with your real estate agent to evaluate offers, assess contingencies, and negotiate terms that align with your goals. By maintaining open communication and being flexible, you can increase the chances of securing a favorable deal.

Conducting inspections and addressing repairs

During the due diligence period, buyers typically conduct inspections to assess the condition of the property. Address any necessary repairs promptly and professionally to avoid potential deal breakers. Collaborating with reliable contractors and promptly addressing any concerns will help facilitate a smooth selling process.

Finalizing the sale and completing paperwork

As the selling process nears completion, you will need to finalize the sale and complete the necessary paperwork. Collaborate closely with your real estate agent and legal professionals to ensure all legal requirements are met and that the transaction proceeds smoothly. It's essential to provide all necessary disclosures and documentation to protect both parties involved.


Selling your Outer Banks property can be an exciting and rewarding journey. By understanding the local real estate market, preparing your property effectively, implementing a comprehensive marketing strategy, and navigating the selling process with care, you can increase the likelihood of a successful sale. Remember to partner with a knowledgeable real estate agent who can guide you every step of the way and help you achieve your selling goals.


How long does it typically take to sell a property in the Outer Banks?

The time it takes to sell a property in the Outer Banks can vary depending on various factors, such as market conditions, location, price, and demand. On average, properties in desirable areas and priced competitively tend to sell faster. Working with a skilled real estate agent can help expedite the selling process.

Are there any restrictions or regulations for selling property in the Outer Banks?

Yes, there may be certan restrictions or regulations in place when selling property in the Outer Banks. These can include local zoning laws, homeowner association rules, and environmental regulations. It's important to consult with a real estate professional who is familiar with the area to ensure compliance with all applicable regulations.

Is staging important when selling a property in the Outer Banks?

Staging can be an effective strategy when selling a property in the Outer Banks. By arranging furniture and decor in a way that highlights the property's best features and creates an inviting atmosphere, staging can help potential buyers envision themselves living in the space. Consult with your real estate agent for guidance on staging options in the Outer Banks.

Posted in Selling Your Home
June 3, 2023

Buy a Home on the Outer Banks: Your Gateway to Coastal Paradise

Buy a Home on the Outer Banks

Are you dreaming of owning a slice of paradise by the sea? Look no further than the Outer Banks, a stunning coastal region that stretches along the North Carolina coastline. With its pristine beaches, charming communities, and endless recreational opportunities, buying a home on the Outer Banks can be a dream come true for those seeking the perfect beachfront retreat. In this article, we'll explore the benefits of investing in a home on the Outer Banks, popular locations to consider, types of homes available, factors to consider before buying, and essential tips to guide you through the purchasing process.

Understanding the Outer Banks

The Outer Banks is a narrow strip of barrier islands that runs for over 200 miles along the North Carolina coast. This picturesque destination is famous for its sandy beaches, historic lighthouses, and unique maritime culture. The islands are known for their natural beauty, with stunning dunes, maritime forests, and abundant wildlife. The Outer Banks offers a relaxed and laid-back atmosphere that attracts both tourists and residents looking to escape the hustle and bustle of city life.

Benefits of Buying a Home on the Outer Banks

Beautiful Coastal Lifestyle

Imagine waking up to the sound of crashing waves and enjoying breathtaking sunsets over the Atlantic Ocean. Owning a home on the Outer Banks allows you to embrace a coastal lifestyle that many can only dream of. Whether you're looking for a permanent residence or a vacation home, the Outer Banks offers a serene and tranquil environment that nurtures a sense of relaxation and well-being.

Vacation Rental Potential

One of the significant advantages of owning a home on the Outer Banks is its potential as a vacation rental property. The region attracts millions of visitors each year, seeking a beach getaway. By purchasing a home on the Outer Banks, you can capitalize on this demand and generate rental income during peak seasons. Renting out your property can help offset the costs of ownership while providing you with a sound investment opportunity.

Appreciation of Property Value

The Outer Banks has experienced steady growth and appreciation in property values over the years. The region's popularity as a tourist destination, coupled with limited available land for development, contributes to the potential for long-term appreciation. Investing in a home on the Outer Banks can be a wise financial decision, allowing you to enjoy both the lifestyle benefits and the potential for a solid return on investment.

Escape from City Life

If you're tired of the concrete jungle and yearn for a slower pace of life, the Outer Banks offers the perfect escape. The region's small-town charm, friendly communities, and laid-back atmosphere provide a refreshing change of scenery. You'll find a close-knit community that values the simple pleasures of life, where neighbors become friends, and time seems to slow down.

Outdoor Recreation Opportunities

The Outer Banks is a paradise for outdoor enthusiasts. With miles of pristine beaches, you can indulge in activities such as swimming, surfing, fishing, and beachcombing. The region is also home to several nature reserves, state parks, and wildlife refuges, where you can explore hiking trails, observe migratory birds, and immerse yourself in the beauty of the coastal ecosystem. Boating, kayaking, and golfing are popular pastimes on the Outer Banks, ensuring there's always something for everyone.

Popular Locations on the Outer Banks

When it comes to choosing the perfect location for your dream home on the Outer Banks, several communities stand out for their charm, amenities, and proximity to attractions. Here are some popular locations to consider:


Nestled in the northernmost part of the Outer Banks, Corolla offers a quiet and upscale beach retreat. Known for its wild horses and beautiful beaches, Corolla provides a sense of seclusion and tranquility.


The town of Duck is a quaint coastal community known for its charming village atmosphere. With boutique shops, waterfront dining, and access to both the ocean and the sound, Duck is an idyllic destination for those seeking a relaxed beach lifestyle.

Kitty Hawk

Kitty Hawk, famous for the Wright Brothers' first flight, combines history with natural beauty. The town offers a mix of residential areas and commercial establishments, ensuring convenience and a sense of community.

Kill Devil Hills

Kill Devil Hills is a vibrant town known for its bustling beach scene and lively atmosphere. It offers a range of dining, shopping, and entertainment options, making it an attractive choice for those seeking a more dynamic coastal experience.

Nags Head

Nags Head is a classic Outer Banks destination, known for its iconic Jockey's Ridge State Park, historical attractions, and family-friendly beaches. It provides a diverse range of housing options and recreational activities to suit various preferences.

Types of Homes Available

When buying a home on the Outer Banks, you'll find a variety of property types to choose from. Here are some common options:

Beachfront Properties

Beachfront properties offer direct access to the sandy shores of the Outer Banks. These homes provide breathtaking ocean views, the soothing sound of waves, and the convenience of stepping onto the beach whenever you desire.

Soundfront Properties

For those who prefer calmer waters and beautiful sunsets, soundfront properties are an excellent choice. These homes offer stunning views of the sound, ideal for water sports enthusiasts and nature lovers.

Canalfront Properties

Canalfront properties provide access to the intricate canal systems that wind through the Outer Banks. These homes are perfect for boat owners, allowing easy access to the water and the opportunity for leisurely boating trips.

Golf Course Communities

If you're an avid golfer, you'll find several golf course communities on the Outer Banks. These communities offer the perfect balance between a coastal lifestyle and access to pristine golf courses, ensuring a leisurely and active lifestyle.

Factors to Consider Before Buying

Before purchasing a home on the Outer Banks, it's essential to consider a few key factors to ensure a smooth and successful transaction. Here are some considerations:

Budget and Financing Options

Determine your budget and explore financing options to understand what you can afford. Consider consulting with a mortgage lender to obtain pre-approval and streamline the buying process.

Local Laws and Regulations

Familiarize yourself with local laws and regulations governing property ownership, short-term rentals, and any restrictions on building or renovations. This knowledge will help you make informed decisions and avoid any legal complications.

Property Management Services

If you plan to rent out your property, consider engaging professional property management services. They can handle advertising, bookings, maintenance, and guest relations, ensuring a hassle-free rental experience.

Insurance and Maintenance Costs

Factor in insurance and maintenance costs associated with owning a home on the Outer Banks. Consider obtaining comprehensive property insurance coverage and budgeting for routine maintenance and repairs to protect your investment.

Tips for Buying a Home on the Outer Banks

To ensure a successful home-buying experience on the Outer Banks, keep the following tips in mind:

Work with a Local OBX Realtor

Partner with a knowledgeable and experienced local realtor who understands the Outer Banks market. They can guide you through the buying process, provide valuable insights, and help you find the perfect home that meets your requirements.

Conduct Thorough Property Inspections

Before finalizing a purchase, schedule a professional property inspection to identify any potential issues or hidden problems. This step ensures you make an informed decision and can negotiate repairs or adjustments, if necessary.

Research Rental Income Potential

If you plan to rent out your property, conduct thorough research on rental income potential in your desired area. Analyze occupancy rates, seasonal demand, and rental rates to determine the viability of your investment and maximize your return.

Explore Financing Options

Consider exploring various financing options to find the most suitable one for your needs. Compare interest rates, loan terms, and down payment requirements to secure the best financing arrangement.

Consider Future Growth and Development

While searching for a home, consider the potential for future growth and development in the area. Proximity to amenities, infrastructure projects, and planned developments can significantly impact property values and your overall experience.


Buying a home on the Outer Banks offers a gateway to coastal paradise. With its stunning beaches, charming communities, and recreational opportunities, the Outer Banks is a dream destination for homeowners and investors alike. By understanding the region, exploring popular locations, considering different property types, and following essential tips, you can navigate the home-buying process with confidence and find the perfect retreat on these picturesque barrier islands.


Q: Is buying a home on the Outer Banks a good investment?

Buying a home on the Outer Banks can be a solid investment. The region's popularity as a tourist destination, limited available land, and steady appreciation in property values contribute to its potential for long-term returns.

Q: Can I rent out my Outer Banks property when I'm not using it?

Yes, many homeowners on the Outer Banks choose to rent out their properties when not in use. With a robust tourism industry, there is a demand for vacation rentals, offering an opportunity to generate rental income.

Q: What are the average property prices on the Outer Banks?

Property prices on the Outer Banks vary depending on location, property type, and size. As of the latest data, the average home prices range from around $300,000 to $1 million and above.

Q: Are there any restrictions on building or renovating homes on the Outer Banks?

Yes, there are specific regulations governing building and renovations on the Outer Banks due to the area's vulnerability to coastal erosion and hurricanes. It's essential to familiarize yourself with these regulations before undertaking any construction projects.

Q: Are there any specific insurance requirements for homes on the Outer Banks?

Due to the region's susceptibility to hurricanes and flooding, homeowners on the Outer Banks typically need to secure comprehensive property insurance coverage, including wind and flood insurance, to protect their investment against potential risks.

Posted in Buying a Home
May 30, 2023

Guide to Buying a House on the OBX

The Comprehensive Guide to Buying a House on the OBX: Insights, Tips, and the Path to Your Coastal Dream Home

Imagine waking up to the sound of crashing waves and having endless stretches of pristine beaches right at your doorstep. The Outer Banks, NC, offers a coastal lifestyle that many desire. If you're considering buying a house on the OBX, you're embarking on an exciting journey towards owning your dream coastal home. In this comprehensive guide, we will provide you with valuable insights, practical tips, and all the information you need to make the buying process a breeze.

Set Goals and Budget: Defining Your Vision 

Before you dive into the house-hunting process, it's crucial to set clear goals and establish your budget. Determine the purpose of your purchase—is it a primary residence, a vacation home, or an investment property? This will help you narrow down your search and focus on properties that align with your vision.

At the same time, look at your financial situation and determine your budget. Consider factors such as down payment, mortgage pre-approval, and ongoing expenses like property taxes and insurance. Collaborating with mortgage professionals can provide valuable insights into the loan options available to you and help you understand your purchasing power.

Once you have a clear understanding of your goals and budget, it's time to identify the features and amenities that matter most to you. Do you dream of a beachfront retreat, a cozy cottage nestled in a quiet neighborhood, or a modern luxury home with panoramic ocean views? Define your preferences and let them guide your house-hunting adventure.

Working with a Knowledgeable OBX Realtor

Your Trusted OBX Real Estate Guide- Navigating the OBX real estate market can be overwhelming, but with the right guidance, the process becomes seamless. Partnering with a knowledgeable OBX realtor is key to finding your ideal home. A reputable realtor brings expertise, local market knowledge, and valuable connections to the table, helping you make well-informed decisions.

A reliable realtor will take the time to understand your preferences, budget, and lifestyle needs. They will guide you through the neighborhoods, providing insights into the amenities, local schools, and community dynamics. With their assistance, you can discover the hidden gems and the areas that align with your desired lifestyle.

Additionally, a realtor with negotiation skills can be your greatest asset. They will advocate on your behalf, ensuring you secure the best possible deal. From crafting competitive offers to navigating counteroffers, your realtor will be with you every step of the way.

Remember to communicate openly with your realtor, expressing your preferences, concerns, and any specific requirements you may have. With effective communication and a trusting relationship, you'll have a realtor who is dedicated to finding your perfect OBX home.

Exploring OBX Neighborhoods and Property Options: Finding Your Coastal Haven 

The Outer Banks is home to a variety of neighborhoods, each with its own unique charm and character. From bustling beach towns to serene coastal villages, the OBX offers a range of options to suit different lifestyles and preferences.

Let's dive into some of the prominent neighborhoods and provide insights into their distinct characteristics. Whether you're looking for a vibrant community with bustling shops and restaurants or a tranquil retreat surrounded by nature, our guide will help you navigate the OBX neighborhoods and find your coastal haven.

As you explore the neighborhoods, consider factors such as proximity to amenities, beach access, and the overall ambiance. Are you drawn to the lively atmosphere of Duck or the laid-back charm of Hatteras Island? Would you prefer the convenience of being close to shopping and entertainment or the serenity of a secluded beachfront location? By understanding what each neighborhood offers, you can narrow down your choices and focus on the areas that resonate with you.

Due Diligence and Inspections: 

Protecting Your Investment

Before finalizing your purchase, it's essential to conduct due diligence and inspections to protect your investment. Engage the services of reputable home inspectors who are familiar with the unique considerations of coastal properties. They will assess the property's condition, including factors like potential water damage, structural integrity, and compliance with building codes.

Additionally, review any homeowner association rules and regulations that may apply to the property you're considering. These rules can impact your ability to modify the property or use it for certain purposes, so understanding them is crucial.

It's also important to evaluate insurance requirements for coastal areas. Since the OBX is prone to natural events like hurricanes and flooding, securing the right insurance coverage is essential for peace of mind. Consult with insurance professionals who specialize in coastal properties to ensure you have adequate protection.

By conducting thorough due diligence and inspections, you can identify any potential issues and make informed decisions before proceeding with the purchase.

Making an Offer and Closing the Deal: Turning Your Dream into Reality 

You've found the perfect OBX house, and now it's time to make an offer and close the deal. Working closely with your OBX realtor, attorneys, and lenders will ensure a smooth transaction process.

Crafting a competitive offer requires a strategic approach. Your realtor will help you determine the right offer price based on market conditions, comparable sales, and any negotiation factors. They will guide you through the negotiation process, working to secure the best terms for your purchase.

Once your offer is accepted, the closing process begins. Your attorney will review the necessary legal documents, ensuring everything is in order. Coordinate with your lender to finalize the financing and address any additional requirements or conditions.

During the closing, you'll sign the necessary paperwork and complete the financial transactions. Your realtor and attorney will guide you through this process, answering any questions and ensuring a smooth and successful closing.

Buying a house on the OBX is an exciting and rewarding endeavor. With our comprehensive guide, you now have valuable insights, practical tips, and the confidence to navigate the buying process with ease. Remember to set your goals, work with a knowledgeable OBX realtor, explore the neighborhoods, conduct due diligence, and make informed decisions every step of the way. Your coastal dream home is within reach, and the Outer Banks awaits you with open arms.


Posted in Buying a Home
April 23, 2023

7 Reasons to buy a home on the Outer Banks right now….

1.   Sales this quarter are down from this period last year – so if there are less people in the market this means less competition for you, giving you a better opportunity to secure your property without a bidding war.

2.     Inventory is still low, but it is increasing month over month giving you a little bit more to choose from.  This could change without much warning just as it changed to all time low levels last year.

3.      Median Prices have gotten lower compared to last year, but month over month they have been getting higher.   Buy now and take advantage of appreciation and reserve your place in the sun today.  When I began my real estate career in 1993, an oceanfront lot in Corolla, was selling for $350,000. Today? IF you can find one, expect to pay between $1.3m and $1.5m

4.     Foreclosures and short sales are nearly non-existent. If you were waiting or are looking for a bank owned home for your purchase answer, these are few and far between, so don't wait on these, you could miss out on other homes that would work better for you.

5.     Interest rates are projected to rise throughout the year and possibly hit the 7% mark as we get further into the year.  Buying now can save you thousands of dollars over the life of your loan.

6.     A new bridge and infrastructure reconnect Hatteras Island and beach re-nourishment has added hundreds of feet to beaches between Duck and Kill Devil Hills making these popular destinations more accessible and more valuable.

7.     This last reason should be the first.  Escape Getaway for you and your family.  Americans are working harder, longer, and with more stress.  Add to that a rushed personal and family life, a never-ending list of things to do, and reduced opportunities for quality family time at home.  A second home can provide a refuge for families to spend time together and escape from stress. 

According to the National Association of Realtors, the primary reasons buyers cited purchasing vacation homes were to use for vacations or as a personal and family retreat (42 percent), for future retirement (18 percent), and low real estate prices or good deals (12 percent).  Whatever motivates you, let me put my experience and track-record to work for you; and make your dream of owning an Outer Banks home a reality!