May on the Outer Banks brings an unmistakable shift as the region begins to settle into the rhythm of the approaching summer season. The days are longer, the evenings a little warmer, and there is a steady build as beach traffic increases and the countdown to Memorial Day weekend begins. It is the time of year when everything starts to feel a little brighter along the coast. Memorial Day weekend marks the unofficial kickoff to summer, when families return to the beach, flip-flops become daily attire, and memories are made one sandy footprint at a time. It is also an important time to pause and honor the men and women who have served our country. We hope you and your family have a safe, meaningful, and enjoyable Memorial Day.

In local news, a beach nourishment project is expected to begin this month in Nags Head, adding new sand to approximately 10 miles of shoreline. The project will involve dredging and placing sand along the beach to help rebuild and widen areas impacted by ongoing coastal erosion. This type of large-scale coastal management work is designed to strengthen the protective dune system, reduce storm vulnerability, and help preserve both public beach access and adjacent infrastructure. While projects of this scope can bring temporary construction activity along the shoreline, they play an important role in maintaining the long-term stability and appeal of the coastline. Beach nourishment continues to be a key investment in the resilience of the Outer Banks and reflects the community’s ongoing commitment to protecting one of its most valuable natural resources.

The spring market is now in full swing, and the latest data from the Outer Banks Association of REALTORS® shows continued strength in the residential real estate market. Through April, residential sales are up approximately 18% compared to the same period last year, while inventory has declined slightly by about 5%. The median sales price has eased by roughly 3%, suggesting that after several years of rapid appreciation, pricing is beginning to stabilize. Overall, this is contributing to a healthier and more balanced market environment for both buyers and sellers. From our perspective, the market has proven more resilient than many anticipated earlier this year. The winter selling season felt slower than expected, likely influenced by unusually cold weather, elevated interest rates, and broader economic and geopolitical uncertainty. Even so, buyer demand has remained steady, particularly for well-maintained and appropriately priced homes. The Outer Banks continues to be a highly desirable destination for both second-home buyers and real estate investors.

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

As we welcome March, the promise of spring is finally beginning to appear. After a winter that brought some of the coldest weather we’ve seen in quite some time, many of us are ready for brighter skies and warmer days ahead. With spring break just around the corner, the start of the Outer Banks prime season is not far behind. This time of year always brings a renewed sense of energy as preparations are underway and we look forward to welcoming guests back to the coast. And with St. Patrick’s Day in the mix, it’s a fitting time for an Irish wish: “May the sun shine warm upon your face, and the winds be always at your back.” Here’s hoping March brings a little Irish luck and more sunshine to kick off a wonderful season ahead.

Here’s the latest on the Mid‑Currituck Bridge: Costs for the long‑discussed project have climbed significantly, leaving a large funding gap and making it hard to move forward. Current toll estimates for 2030 are between $14–$30, though local leaders believe actual tolls could be higher to reflect real demand. A key group called the Albemarle Rural Planning Organization (ARPO) — the regional transportation planning body that includes Currituck and Dare counties — will vote on April 15 to determine whether the bridge remains in the state’s pipeline for funding and evaluation. ARPO develops long‑range transportation plans and helps set priorities for projects like this with the state’s Department of Transportation. The bridge also failed to secure a major federal grant last year, and past delays, permitting issues, and cost increases continue to make future funding uncertain. While the project has faced numerous setbacks over the years, the ongoing demand for the bridge is undeniable, and local leaders remain hopeful that, with the right support, this long‑awaited connection will eventually become a reality.

In local real estate news, the February 2026 MLS statistics report reflects a market that tightened over the winter months, with inventory trending lower and overall activity showing resilience despite a noticeable slowdown in certain areas. House sales and pricing experienced some softening, while the condo market demonstrated stronger momentum, highlighting continued interest across different property types. It’s also worth noting that this winter’s unusually harsh weather likely played a role in reduced showing activity and delayed decision-making, contributing to some of the shifts reflected in the data. Looking ahead, there is growing optimism for a more active spring market for sellers as conditions improve and inventory continues to be low. We are already seeing signs that buyers are stepping off the sidelines when the right property presents itself; however, in many areas, they remain highly focused on rental performance for investment purchases. With inventory still feeling tighter than it has in quite some time, this dynamic could create meaningful opportunities for sellers who position their homes thoughtfully as we move into the spring season.

We hope to see you at the beach very soon! Heather and Mandi

Happy New Year! We hope your holiday season was filled with joy, and we wish you a 2026 marked by health, happiness, and prosperity. Though 2025 presented its challenges for the real estate market, the OBX Homes Team was honored to assist our clients—both buyers and sellers—through successful transactions. We concluded the year with over $26 million in sales and an average transaction price exceeding $1.5 million. It was a dynamic and rewarding year, and we are truly grateful for the relationships we’ve built along the way. As we look ahead to 2026, we are excited to continue delivering a thoughtful, elevated real estate experience while continuing to serve the Outer Banks with the insight, care, and local expertise our clients expect.

We are thrilled to share some exciting news — after thirty wonderful years working with two incredible real estate companies and learning from some of the best in the business, we are taking the next step and launching OBX Homes as an independent firm! This new chapter is the natural next evolution of our passion for real estate and commitment to our clients. While the name on the sign will be new, our dedication, professionalism, and personal service will remain exactly the same — and, in fact, this move allows us even greater flexibility to serve you with the attention and care you deserve.

We are deeply grateful for the trust and support so many of you have shown us over the years. Every transaction, every referral, and every friendship has helped shape this moment, and we couldn’t be more excited to continue working with you under our own banner.
Please know that we are still just a phone call, text, or email away for any of your real estate needs.

Thank you for being part of this journey with us and we can’t wait to see what’s next!

We have a small favor to ask. If you haven’t already, we would be so grateful if you’d consider leaving a review for the OBX Homes Team on Zillow and Realtor.com. Your kind words truly mean a great deal to us, and they help others feel confident when choosing a team they can trust. It takes just a moment to leave a review or rating on our team profile (simply search under agents). For those who have already taken the time to share their experience, thank you!
We are sincerely appreciative of your support!

Just a friendly note heading into a prime selling season—a time when more listings tend to come on the market as homeowners start making pre-season plans and consider their next steps. We continue to hear from several homeowners who were contacted by agents claiming to have a potential buyer, but in some cases, the conversation shifted toward listing the property instead. The reason we mention it now is simply to remind you that if you’re ever approached directly by an agent or potential buyer, it’s a smart idea to check in with us or another trusted agent for a fair market assessment or possible sales price. Best of all, it costs you nothing and ensures you have an accurate, up-to-date understanding of your home’s value so you don’t sell yourself short. We’re always here as a resource if you have any questions or would like a complimentary, no-obligation market analysis.

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 team is equipped to deliver an enjoyable experience wherever you are. Reach out today, and let’s make your real estate dreams a reality.

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

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This time of year, our days are stuffed with gratitude — and maybe a little pumpkin pie, too. As the year winds down, we’re grateful for the beauty, strength, and spirit that make the Outer Banks such a special place to call home. Here’s to a peaceful November, a hearty Thanksgiving, and plenty of good things on the horizon. As this month brings that special mix of coastal calm and holiday cheer, and whether you’re hosting, traveling, or just taking it easy, we hope your Thanksgiving is full of warmth, laughter, and plenty to be thankful for. Wishing you a great Thanksgiving holiday.

As we head into the holiday season, we wanted to share something a little more uplifting than the usual headlines about beach erosion, proposed property insurance hikes, and the latest political updates. In the spirit of the season, it feels much more meaningful to spotlight the cheerful events that bring joy, light, and a sense of togetherness to the Outer Banks this time of year. These celebrations don’t just brighten the mood—they also bring a welcome wave of homeowners and visitors into the area. And for those who have their homes currently listed, this added foot traffic and fresh attention on the region can be a surprising boost in visibility. One of the most magical traditions is Winter Lights at The Elizabethan Gardens, where the grounds transform into a glowing wonderland throughout December. Festive fun appears all across the OBX, from the beloved Manteo Christmas Parade to the charming Corolla Christmas Village and the historic holiday experience of Christmas Past at Island Farm. Seasonal celebrations continue with Duck’s cozy Yuletide Celebration, the lively 12 Bars of Christmas, community gatherings at Misfits OBX, and the festive First Flight Holiday Farmers Market. Whether you’re admiring twinkling lights, exploring local shops, or joining in long-loved traditions, these events offer a joyful way to embrace the season and enjoy a brighter side of life on the Outer Banks.

The Outer Banks residential market remains steady, with inventory slightly up and year-to-date sales on par with last year. Homes going under contract are up 13%, reflecting ongoing buyer interest, and median prices have edged up to $590,000. In Corolla, sales are down 19% with a median of $854,500; Duck held steady at 88 sales with median prices rising to $949,500; and Southern Shores saw an 8% increase in sales with median prices at $787,500. While overall sales remain steady, one factor to note is the increase in the number of days homes are spending on the market in most towns. As we head into the final months of the year, the market enters its traditional slower seasonal period, though we hope to see a flurry of activity around Thanksgiving for those aiming to sell by year-end.

Please don’t hesitate to call or email us if you have any questions or should you need anything at all.
We hope everyone has a wonderful Thanksgiving!
Heather and Mandi

October is proof that change can be beautiful — and in real estate, the right timing can make all the difference. October is one of the best-kept secrets of the Outer Banks — warm days linger, sunsets glow a little deeper, and the beaches feel like your own private retreat. With the summer rush behind us, the pace is calm and easy, yet the charm of the OBX shines brighter than ever, making it a perfect season to soak in the beauty, plan for the year ahead, and dream about what’s next — whether that means enjoying your time here or exploring new opportunities in the market.

At the same time, this October has carried reminders of just how quickly things can change. News from Buxton has been especially heartbreaking, where nine houses collapsed along the shoreline. Our thoughts are with our neighbors down south as they face this difficult reality. It’s a sobering picture of the shifting coastlines we share and a reminder of the importance of resilience, community, and looking out for one another.

We’ve also seen change of a different kind — progress on a project that’s been talked about for decades. In late September, the Mid-Currituck Bridge received two key environmental permits from the North Carolina Department of Environmental Quality, marking its furthest point forward yet. The nearly billion-dollar toll bridge, designed to connect the Currituck mainland near Aydlett to Corolla, aims to ease congestion and strengthen hurricane evacuation routes for the northern Outer Banks. After years of funding hurdles and legal challenges, the bridge is closer to reality than ever before.

October shows us both sides of change — the kind that challenges us and the kind that opens new possibilities. Here on the Outer Banks, we’re lucky to experience both the grounding beauty of the season and the movement of big things ahead.

Local real estate news from the September 2025 MLS Statistical Report shows steady progress across the Outer Banks market, with residential sales up 6% for the third quarter and 2% year-to-date—an encouraging sign of stabilization heading into the final months of the year. While lot and land sales remain slower, overall inventory has grown 3%, reflecting a healthier market balance. Activity varied by area, with Duck seeing an 8% rise in sales and Corolla down 27%, illustrating mixed trends across the region. Although the market continues to show strength, recent news events impacting the Outer Banks toward the end of September and early October may prompt buyers to reevaluate their preferred locations or give closer consideration to factors such as insurance costs and property resilience when making purchasing decisions.

We hope everyone enjoys their fall!
Heather and Mandi

September is here, and with it comes one of the most beautiful times to enjoy the Outer Banks. The pace is a little calmer, the weather is still warm, and the ocean and sound offer the perfect backdrop for late-summer adventures. It’s a wonderful time to experience the best of the OBX without the height of the summer crowds.

This month is also special to our team for another reason—Heather and Sven, owners of Skydive OBX, will be attempting to break a world record on September 22 for the most tandem skydiving jumps in 24 hours! The event will take place at the Dare County Regional Airport and, as the brochure shares, it will be “An All Day Celebration of Adrenaline and Community.” All proceeds will benefit the OBX SPCA and OBX Room in the Inn, two organizations doing remarkable work locally. For more details about this record-breaking attempt, be sure to check out the this link…skydiveobx.com/tandem-record

On the business side, we want to bring your attention to a recent shift we’ve seen with some rental companies now offering early check-in options when guests book their stay. While this may sound convenient for renters, it creates major challenges if your home is on the market. Early check-ins make it significantly harder for agents to schedule showings and, once a property goes under contract, the limited time between rentals leaves almost no room to complete necessary inspections. It can also make it more difficult for cleaners to properly prepare the home between guests. If you are considering listing your home in the near future or next year, we strongly recommend not allowing this option—it will help protect your home sale process and make things much smoother for everyone involved.

Just a friendly note as we head into the fall season—a time when more listings tend to come on the market as homeowners start making post-summer plans and consider their next steps. We’ve recently heard from several homeowners who were contacted by agents claiming to have a potential buyer, but in some cases, the conversation shifted toward listing the property instead. The reason we mention it now is simply to remind you that if you’re ever approached directly by an agent or potential buyer, it’s a smart idea to check in with us or another trusted agent for a fair market assessment or possible sales price. Best of all, it costs you nothing and ensures you have an accurate, up-to-date understanding of your home’s value so you don’t sell yourself short. We’re always here as a resource if you have any questions or would like a complimentary, no-obligation market analysis.

Hope everyone has a great September! Heather and Mandi

As August unfolds, we hope you’re soaking in all the energy and warmth this special month brings. It feels like the Friday of summer here on the Outer Banks—a perfect time to enjoy the last hot, sun-soaked days before the season gently cools into the welcoming warmth of September and October. Whether you’re here on the coast or enjoying summer elsewhere, we wish you a joyful and relaxing finish to this beautiful season.

In local news, several properties along the Outer Banks have recently been damaged by fires, and a hurricane has already made its way up the coast—both timely reminders of the importance of having up-to-date and comprehensive property insurance. We strongly encourage you to reach out to your insurance provider to ensure your coverage reflects current replacement costs. With real estate values and construction expenses rising in recent years, now is a good time to review your policy and make any necessary updates. Be sure to include features like pools, hot tubs, or elevators, as these amenities can impact your coverage needs. If you’ve made recent upgrades—such as a new roof, HVAC system, or water heater—let your insurer know, as these improvements could change your premium. And if your home is a rental, it’s also important to ask about “loss of use” or lost rental income coverage. If you need help finding a local insurance agent familiar with Outer Banks properties, we’re happy to provide recommendations—just let us know.

In real estate news, The July 2025 OBAR Statistical Report shows that the Outer Banks housing market remains active, though trends vary across towns. Overall residential sales year-to-date hold steady at 1,047, matching 2024 levels. Inventory continues to rise, with 822 homes available in July 2025—up 19% from last year. Days on market are lengthening in many areas, reflecting a more balanced market. Town-level data highlights varied shifts: Corolla saw a 29% decline in sales with a 5% dip in median price, Duck recorded a 2% gain in sales and a 6% increase in median price, Southern Shores posted stronger sales and price growth, and Nags Head experienced a 33% surge in sales despite a 14% pullback in median price. Notably, the OBX Homes Team observed increased market activity over the past month, and this momentum could continue if the Federal Reserve proceeds with the rate adjustments it has indicated for September.

Just a friendly note as we head into the fall season—a time when more listings tend to come on the market as homeowners start making post-summer plans and consider their next steps. We’ve recently heard from several homeowners who were contacted by agents claiming to have a potential buyer, but in some cases, the conversation shifted toward listing the property instead. The reason we mention it now is simply to remind you that if you’re ever approached directly by an agent or potential buyer, it’s always a smart idea to check in with us—or another trusted agent—for a fair market assessment or possible sales price. Having an accurate, up-to-date understanding of your home’s value helps ensure you make informed decisions and don’t sell yourself short. We’re always here as a resource if you have any questions or would like a complimentary, no-obligation market analysis.

Hope everyone enjoys the rest of summer! Heather and Mandi