Welcome to April on the Outer Banks—where the wind softens, the sun lingers longer, and the coastline begins to stir from its quiet winter stretch.

As mentioned in a previous homeowner note, Dare County was conducting its 2025 countywide property revaluation, with updated assessment notices mailed in late March. This is the first reassessment since 2020 and only the second since 2013. As expected, the majority of Outer Banks properties have increased in value, reflecting continued strong demand. In fact, the county’s total tax base rose by 67%, from $16.4 billion to $27.4 billion. While this may result in slightly higher individual tax bills, it’s important to note that the proposed revenue-neutral tax rate—26.32 cents per $100 of assessed value, down from 40.05 cents—is intended to keep overall tax revenue consistent. This new rate is expected to take effect July 1, 2025, as part of the upcoming fiscal year.

Despite more than $9 million in new funding requests and growing service demands, Dare County has remained committed to a balanced and responsible budget—without raising overall revenue or reducing essential services. And for homeowners considering selling this year, increased property values could translate to stronger offers, as they reflect the continued strength and desirability of the Outer Banks real estate market.

If you believe your property has been over-assessed, you have the right to appeal. Informal appeals are currently being reviewed, and formal appeals to the Board of Equalization and Review will begin May 5, 2025. Further appeals may be submitted to the North Carolina Property Tax Commission if needed. For more information or appeal instructions, visit DareNC.gov/Revaluation or contact the Dare County Tax Department at 252-475-5940.

Spring still proves a good time for buyers, even though fall is usually the busiest season for new listings in the Outer Banks. Buying now is one of the last opportunities to optimize a full year of rental income as the temperature rises and the rental season draws near. Right now is an excellent chance for buyers to capitalize on opportunities in the market and use rental income to offset purchase costs, whether you’re looking for an investment property or a getaway vacation home. The OBAR quarterly report featured the following significant real estate news events. In the first quarter of 2025, residential sales dropped by 3% compared to the same period in 2024. Despite the dip in sales, total active inventory rose by 23% year over year. The median sales price for single-family homes increased to $621,250, a 13% rise from $550,000 in the first quarter of 2024. Homes are taking longer to sell in 2025, with the average days on market increasing from 56 to 72. Since our mid-March email, the OBX Home Team has seen a considerable uptick in buyer inquiries and agent questions regarding our listings, signaling increased interest in the local real estate market. We sense that the real estate market is gaining momentum again, with higher activity levels and positive outlook about the future.

Hope everyone is enjoying springtime so far! Heather and Mandi

Welcome to March—the official start of spring! After a long and chilly winter, we’re all looking forward to warmer temperatures and clear skies. With spring break just around the corner, excitement is in the air. The winter blues are fading, making way for sunshine and a fresh season of renewal. As we embrace this new month, we extend our best wishes to everyone celebrating—whether you’re Irish or simply enjoying the festive spirit—may your St. Patrick’s Day be filled with joy, good fortune, and a little extra luck!

The proposed Mid-Currituck Bridge project remains a major topic in local news, gaining traction each year. As part of our commitment to keeping Outer Banks homeowners informed, we wanted to bring this to your attention. The North Carolina Department of Environmental Quality’s Division of Coastal Management (DCM) will hold a public hearing on March 18 from 5-7 p.m. at the Town of Duck’s Town Hall to gather public input on the North Carolina Department of Transportation (NCDOT) and North Carolina Turnpike Authority’s (NCTA) Coastal Area Management Act (CAMA) application for the project. This may be of interest to property owners who wish to voice their opinions.
This follows a recent public hearing in Barco regarding the project’s 401 water quality certification, where many expressed opposition. The public can review NCDOT’s CAMA application at the DCM office in Morehead City or online. Those wishing to speak at the hearing must register onsite beginning at 4 p.m., and speaking time may be limited based on turnout. Written comments will be accepted until April 17, 2025, via mail or email, with all feedback considered in the final permit decision.

In local real estate news, the Outer Banks market continues to show positive momentum, mainly in the southern portion of OBX, with overall sales in 2025 increasing by 22% compared to the same period in 2024. Residential sales have risen by 6%, while single-family detached homes saw a remarkable 57% surge. Median sale prices have also climbed, with residential properties up 14% and lots/land up 8%. Inventory levels have grown significantly, with residential inventory increasing by 56%, providing more options for buyers.
However, not all areas are experiencing the same upward trend. Corolla, Duck, and Southern Shores stand out as exceptions, with year-to-date sales declining by as much as 31% in a couple of towns. While Duck’s median sale price has increased by 18%, Southern Shores saw a notable 19% drop, and Corolla’s prices remained stagnant. These areas contrast with the broader market’s positive trajectory, signaling potential localized challenges. That said, we have noticed a strong uptick in buyer activity since the beginning of the month, which could signal the start of a spring rally for the northern beaches. It’s possible that buyers are emerging a bit later this year due to the prolonged cold winter, but recent activity suggests momentum is building as we head into the prime spring season. Given current economic conditions, including interest rate trends and the potential for increased rental demand in the coming months, this could be a strategic time for investors and second-home buyers to assess opportunities in the Outer Banks market. Thoughtful planning and market awareness will be key to making the most of the evolving landscape.

Hope to see you here at the beach very soon!
Heather and Mandi

“Snow is like a free trial of winter—fun at first, but then you’re ready to cancel.” – Unknown

We hope this message finds you well and that your February is off to a great start! January brought some unforgettable weather to the Outer Banks. A winter storm rolled through, leaving parts of the beach covered in up to eight inches of snow! While the snowy beaches were a rare and magical sight, we’re pretty sure many of us are already counting down to warmer, sunnier days.

As we reflect on the devastating January fires in Los Angeles, it’s a reminder of how crucial it is to review your homeowners insurance policies to ensure you’re fully covered for any catastrophic events. Here in the Outer Banks, hurricanes are our primary concern, making proper coverage a necessity. On that note, homeowners should be aware that insurance rates are expected to increase across northeastern North Carolina and the Outer Banks over the next two years. While these increases could have been much higher, they will still be significant for many policyholders, especially in coastal areas.
With these changes on the horizon, now is the perfect time to review your insurance coverage and ensure it meets your needs. Check for any gaps in your policy that could leave you vulnerable during hurricane season or other unexpected disasters. Being proactive now can save you significant financial and emotional stress later—don’t wait until it’s too late to make sure your home and family are fully protected. If you’d like to compare quotes, please let us know, and we’d be happy to connect you with trusted insurance contacts.

January 2025 brought a noticeable shift in the Outer Banks real estate market, with inventory climbing 27% compared to the same time last year. This increase was largely driven by a 48% surge in residential listings, while lots and land inventory saw only a modest 1% rise. On the sales side, residential transactions remained strong, rising 25%, with 105 single-family homes sold compared to 85 last year and 19 condos sold versus 13 the previous year. However, sales of lots and land declined by 18%. Median prices showed mixed trends, with residential prices increasing by 8%, while lots and land prices dipped by 5%. The OBX Homes Team has noticed a significant uptick in properties hitting the market, but it remains to be seen whether this trend will continue or if inventory levels will taper off in the months ahead.

If you’re contemplating selling, looking to buy, or have friends or family interested, please feel free to reach out to us. We can offer a complimentary market analysis to sellers for your property, or include potential buyers in auto-email notifications tailored to specific properties. Additionally, if you’re unable to visit in person, we provide virtual showings and are happy to preview homes for you, sending detailed notes. Whether your real estate needs span the globe for personal use or investment, we’re here to help. Our extensive network of agents ensures seamless transactions, regardless of location. Our team is equipped to deliver an enjoyable experience wherever you are. Reach out today, and let’s make your real estate dreams a reality.

We’ve included the OBAR statistics report for January for your review. If you would like a more tailored report with specific figures for your neighborhood, please let us know, as the report we send contains figures from Corolla south until Nags Head.

Please don’t hesitate to call or email us if you have any questions or should you need anything at all.
Heather and Mandi

The past year has brought significant policy changes to the real estate industry, marked by transformative shifts and unprecedented challenges that have redefined how the market operates. At the core of these changes is the landmark lawsuit concerning agent commissions, which has fundamentally reshaped real estate transactions.One of the most notable outcomes is that the National Association of Realtors (NAR) can no longer display on the MLS what a seller is willing to pay for a buyer’s agent commission. This change, driven by legal and antitrust concerns over limiting competition, allows buyers and sellers the opportunity to openly discuss and negotiate these fees. This shift moves away from previous practices where such details were standardized and not actively negotiated.For real estate professionals, this highlights the importance of clearly demonstrating their value to clients. For buyers and sellers, it offers increased clarity and control, enabling them to understand what they’re paying for and to negotiate commissions more openly and efficiently. While our policy has always been that everything is negotiable, these changes mark a significant shift in the industry. Brokers nationwide, including those locally, are still adapting to this evolving landscape.

While election years often bring a market slowdown, this year’s uncertainty magnified the pause, adding a layer of complexity to an already evolving landscape. Compounding these factors, economic pressures and speculation about a potential market correction—whether through increased inventory or lower interest rates—led many buyers and sellers to proceed with caution.The OBX Homes Team faced these headwinds but met them with determination and perseverance. In spite of the challenges, we closed the year with over $10 million in sales and an impressive average sales price of $963,000—a reflection of our commitment to excellence and the trust of our clients. Throughout the year, Heather also traveled extensively to connect with other Sotheby’s International Realty firms, strengthening relationships and enhancing the visibility of the Outer Banks market.

Looking ahead, there is every reason to feel optimistic. The real estate market has consistently demonstrated remarkable resilience, and the obstacles of the past year have paved the way for fresh opportunities and growth. With anticipated economic adjustments and renewed market confidence, we are excited for a more dynamic, balanced, and prosperous year. We will embrace the opportunities ahead and continue building success in the Outer Banks and beyond!

Hope everyone is staying warm! Heather and Mandi

As we begin the month of November, let us consider the words of American novelist William Arthur Ward: “Gratitude can transform common days into Thanksgiving, routine jobs into joy, and ordinary opportunities into blessings.” This season invites us to pause, think, and enjoy the small pleasures that enhance our lives. May this month be full of gratitude, warmth, and meaningful moments spent with loved ones. Wishing you and your loved ones a very Happy Thanksgiving from the OBX Homes Team!

In local news, Dare County will be updating property values with a new reappraisal effective January 1, 2025. In North Carolina, each county must reappraise the value of all real estate, like land and buildings, at least every 8 years to ensure fair property values. Counties can choose to do it sooner or adjust the schedule with approval from their county board. Dare County’s last reappraisal was on January 1, 2020, making this a five-year cycle. Given recent market trends over the past several years, there is a strong chance that property values will increase with this reappraisal.

The October 2024 MLS Statistical Report indicates steady trends in the Outer Banks real estate market, with rising inventory levels amid a slight decline in overall sales. Residential inventory has grown by 45%, while lots and land inventory has increased by 31% over previous months. Year-to-date data show a 7% dip in total sales, with residential sales down by 4% and a larger 22% drop in lot and land sales. However, October brought encouraging news with a 24% boost in residential sales, though lot/land sales saw a 46% decrease.

The OBX Homes Team is cautiously optimistic about the fourth quarter of 2024, especially as we enter the off-season, when home showings become more accessible for buyers. With the election and hurricane season now behind us, market conditions may stabilize as buyers and investors have a clearer outlook on future policies related to taxes, interest rates, and housing regulations. This added clarity can help those who were waiting for the election’s outcome make informed real estate decisions.

Hope everyone has a wonderful fall! Heather and Mandi


As October ushers in cooler temperatures and vibrant foliage, the charm of autumn is fully upon us. The season invites us to embrace the warmth and comfort of fall, with festive traditions and cozy moments becoming part of our daily routine.

On a more somber note, we are grateful here in the Outer Banks for having been spared the direct impact of Hurricane Helene. However, our thoughts remain with those in western North Carolina and other regions who have suffered significant losses. Our hearts go out to them as they face the difficult task of recovery and rebuilding. In times like these, it’s essential that we continue to extend support and compassion to all of our neighbors!

In regional news, North Carolina continues to debate a proposed increase in homeowners insurance rates. Insurance providers, represented by the state’s Rate Bureau, are requesting a 42.2% average statewide increase, with coastal communities potentially facing larger increases. Insurance Commissioner Mike Causey earlier denied this request because of strong public opposition, which prompted a hearing on October 7. The insurance sector claims the premium hike is required because of climbing building material costs and more severe weather scenarios. After the hearing takes place, Causey will have 45 days to make a final determination on whether to modify the rates or not.

In local real estate news, OBAR shared the latest MLS data from a quarterly standpoint, revealing several notable trends. Total sales have decreased slightly, down 2% from the third quarter of 2023 and 9% lower for the year. In contrast, the residential median sales price has increased by 9% compared to last year and is up 5% year-to-date, while total inventory has surged by 38% for the quarter and 28% for the year. The market is cooling, but a clearer outlook for next year is anticipated after key events such as the presidential election, the end of hurricane season, and a possible rate cut from the Federal Reserve. Many buyers and sellers are waiting until after the election, and while transactions will continue, they are unlikely to set new records.

If you’re contemplating selling, looking to buy, or have friends or family interested, please feel free to reach out to us. We can offer a complimentary market analysis to sellers for your property, or include potential buyers in auto-email notifications tailored to specific properties. Additionally, if you’re unable to visit in person, we provide virtual showings and are happy to preview homes for you, sending detailed notes. Whether your real estate needs span the globe for personal use or investment, we’re here to help. Our extensive network of agents ensures seamless transactions, regardless of location. Our team is equipped to deliver an enjoyable experience wherever you are. Reach out today, and let’s make your real estate dreams a reality, no matter where you’re located.

Hope to see you in Duck soon! Heather and Mandi

September brought in wonderful fall weather, complete with refreshing coastal breezes. Despite the changing season, many are still enjoying the late summer atmosphere, with vacationers continuing to visit. Local restaurants and shops are thriving, thanks to these late-season tourists. If you’re planning a trip to the Outer Banks in the coming weeks we hope the beautiful weather sticks around. The fall season on the beach offers a variety of events for everyone to enjoy. Music lovers can look forward to the Duck Jazz Festival and the Bluegrass Island Music Festival, while food enthusiasts will relish the renowned Outer Banks Seafood Festival. For outdoor adventurers, there are great waves for surfing, fantastic fishing, and even a marathon for the more daring. It’s no secret that the fall season is a favorite here for many!

In local real estate news, to summarize the OBAR MLS statistics report for August 2024, this summer has seen a notable increase in real estate inventory on the Outer Banks, with total inventory rising by 38%, residential inventory up by 51%, and lots/land inventory growing by 24%. However, sales have been relatively weak. One significant indicator of this is the 7% increase in days on the market for residential listings in 2024, compared to a 29% rise from the same period last year. Additionally, listings under contract have dropped by 20%. A review of sales data for 2024 reveals a 5% decline in residential sales and a 17% drop in lots/land sales. We feel these trends suggest a market adjustment period where increased supply is not yet translating into higher sales, and buyers may be waiting for more favorable financial conditions before making moves. It is safe to guess that we will gain a clearer understanding of the market adjustment once the Federal Reserve makes its rate cut decision later this month and after the presidential election results. These upcoming events could play a crucial role in shaping buyer sentiment and financial conditions, potentially influencing both inventory levels and sales activity in the Outer Banks.

If you’re contemplating selling, looking to buy, or have friends or family interested, please feel free to reach out to us. We can offer a complimentary market analysis to sellers for your property, or include potential buyers in auto-email notifications tailored to specific properties. Additionally, if you’re unable to visit in person, we provide virtual showings and are happy to preview homes for you, sending detailed notes. Whether your real estate needs span the globe for personal use or investment, we’re here to help. Our extensive network of agents ensures seamless transactions, regardless of location. Our team is equipped to deliver an enjoyable experience wherever you are. Reach out today, and let’s make your real estate dreams a reality, no matter where you’re located.

Hope everyone has a great fall and that we see you in Duck soon!
Heather & Mandi

During a recent baseball game broadcast, one of the announcers joked about the extreme heat, saying, “It’s so hot that I saw a dog chasing a cat… and they were both walking!” This amusing description captures the intensity of this summer’s heat. We cannot thank Willis Carrier enough for developing the air conditioner. His revolutionary idea has considerably improved the comfort and quality of life for many people throughout the world, radically changing the way we live. We hope everyone is keeping cool and can find some shade or air conditioning for the remaining weeks of the summer!

Believing in the Mid Currituck Bridge project was starting to feel like believing in the Tooth Fairy—something you heard about but never really expected to see. However, after years of delays, legal battles, and skyrocketing costs, the bridge is finally moving closer to reality. Though there’s still no firm construction start date, the bidding process is set to begin next year, and construction could kick off in 2026 for the now $1 billion project. This long-awaited development follows the resolution of legal challenges, including the U.S. Court of Appeals rejecting a petition against the bridge in February 2023. Despite the progress, funding remains a challenge. The costs are expected to be covered by a combination of federal and state funds, along with the introduction of tolls. A $423 million grant has also been requested from the U.S. Department of Transportation, receiving widespread support from local counties. While design and development are on track to finish this year, the timeline for construction and opening remains uncertain, although State Representative Bobby Hanig remains optimistic.

The July 2024 Outer Banks MLS Statistical Report indicates a notable rise in real estate inventory compared to the same period last year, showing a 37% increase since July 2023 and a 31% surge since January 2024. Particularly, residential inventory has seen a substantial uptick, marking a 52% rise from July 2023 and a 36% increase from the beginning of the year. In contrast, land inventory has experienced a more modest growth of 21% since last July and 25% since the start of 2024. Despite these changes in inventory, sales figures for 2024 have been somewhat inconsistent. While total home sales have decreased by 6% this year, there was a notable 21% spike in July 2024 compared to the same month in 2023. However, the number of under contract listings has declined by 18% over the year and by 17% since July 2023. Our team expects a sales rebound following the summer peak rental season, supported by the recent drop in mortgage rates. However, the election year is creating some market headwinds, which may slow down the fall market, though the duration of this slowdown remains uncertain.

Please don’t hesitate to reach out if you need anything and hope to see you at the beach this fall!
Heather & Mandi