We hope your Independence Day was filled with joy, cherished moments, and perhaps a few extra fireworks to light up the summer sky! As we dive deeper into this vibrant season, there’s something undeniably uplifting about July—those golden, sun-soaked days that stretch a little longer, inviting coastal escapes, backyard barbecues, or simply savoring an extra scoop of ice cream under the warm sun. Speaking of sweet indulgences, National Ice Cream Day is just around the corner, and we encourage you to seize the moment to treat yourself to a cool, creamy delight! July brings with it a contagious energy, perfect for outdoor adventures, leisurely strolls, or embracing a more relaxed rhythm of life. And while weekend traffic might test our patience, a well-curated playlist or an engaging podcast can transform any journey into a delightful escape. Here’s to making the most of summer’s magic and creating memories that linger long after the season fades!

In local news, North Carolina faced a controversy in June 2025 known as “Shrimpgate” when the state Senate passed an amendment to House Bill 442 proposing a ban on shrimp trawling in inland waters, such as Pamlico Sound, and within a half-mile of the coast. Supporters argued the ban would protect fish populations and align with restrictions in states like Virginia and South Carolina. However, local shrimpers and the seafood industry strongly opposed the measure, citing devastating impacts on their livelihoods and access to fresh North Carolina shrimp. The backlash, including protests at the Legislative Building in Raleigh and reported threats against lawmakers, underscored the shrimping industry’s cultural and economic significance to coastal communities like the Outer Banks. On June 25, 2025, the North Carolina House chose not to advance the bill, pausing the proposed ban. A study on shrimp trawling’s impacts, commissioned by the General Assembly, is expected this summer and may shape future policies.

The latest Outer Banks market report for June 2025 reflects a subtle but encouraging shift. Residential sales have increased slightly for the first time in over a year—up 3% for the second quarter and 1% year-to-date—while lot and land sales continue to trend downward. Prices remain generally stable across most areas, though properties are spending more time on the market as buyers weigh their options carefully. The OBX Homes Team has observed a noticeable summer uptick in activity—something not typically seen during peak rental weeks, when showing properties can be challenging. Still, some motivated buyers are willing to make offers sight unseen just to be considered when competition arises. It will be interesting to see whether additional inventory hits the market after Labor Day, but for now, we’re seeing welcome momentum after several quieter months.

We hope everyone is having a wonderful summer!
Heather and Mandi

June is shore looking good! With summer officially underway, the Outer Banks has already delivered longer days, sunnier skies, and plenty of reasons to seas the moment. (We were going to make a joke about the weather, but we didn’t want to storm into it too soon.) From flip-flops to front porches, it’s been a month full of that signature OBX charm. And to all the amazing dads out there—you’re the reel deal! We hope your Father’s Day was filled with love, laughter, and maybe a quiet moment by the sea.

In local news, many Outer Banks officials voiced their opposition to an offshore drilling proposal. Back in April, the Bureau of Ocean Energy Management (BOEM) announced the start of a public engagement process to update the federal five-year offshore energy leasing plan, potentially reopening areas of the Atlantic Coast—including waters off North Carolina—to oil and gas exploration. A 45-day public comment period, which ended June 16, marked the first step toward possibly replacing the current 2024–2029 program that bans offshore drilling in the region.

The proposal caught many local and state leaders by surprise, prompting a wave of resolutions opposing offshore drilling from Dare and Currituck Counties, and organizations including the Outer Banks Chamber of Commerce and Visitors Bureau. Bipartisan opposition has also emerged at the state level, with North Carolina’s governor and others urging federal officials to maintain current protections. Although two bans—one of which was enacted in 2025 under the Outer Continental Shelf Lands Act—currently prohibit offshore drilling, ongoing legal challenges threaten these protections, raising concerns about environmental and economic risks to coastal communities and reinforcing a strong commitment to preserving the region’s natural beauty and economic well-being.

The May 2025 OBAR market update indicates an evolving scenario in Outer Banks real estate. Overall inventory has increased by 20% compared to last year, with residential listings up 38%, leading to more competition for sellers. At the same time, total sales are down 6%, with year-to-date residential sales down 5%. While overall activity has slowed, the median sale price for residential properties is still up 6% year on year, at $609,000, indicating that property values remain high, particularly for desirable properties. It is crucial to take into account that not all properties receive the same level of demand when listed for sale. Turnkey and suitably priced homes continue to attract significant interest, with many receiving several offers and selling faster than others. The OBX Homes Team has recently navigated multiple-offer scenarios on several properties—proof that well-priced homes continue to attract strong interest, even in today’s evolving market. At the same time, properties that require many updates or are priced above current buyer expectations tend to remain on the market longer. With inventory increasing and buyers enjoying more choices, sellers should take a strategic and well-informed approach. While home values remain high and it’s still a favorable time to sell, pricing a property too aggressively in hopes of “testing the market” is no longer yielding the results seen in recent years.

We hope everyone has a wonderful 4th of July and that we see you here at the beach very soon! Heather and Mandi

With rising temps and a steady stream of visitors rolling in, there’s no doubt that the Outer Banks is already buzzing with that signature summertime energy. First, a belated happy Mother’s Day to all the incredible moms out there—we hope you were celebrated and spoiled! As Memorial Day approaches, we pause to honor the brave men and women who made the ultimate sacrifice in service to our country. We are forever grateful for their courage and dedication. Wishing everyone a safe and meaningful holiday weekend. Here’s to sunny skies and smooth sailing this May!

If you needed proof that the Outer Banks remains as popular as ever, just ask anyone who tried driving through Duck over spring break. The town experienced record-breaking traffic this season, with some travelers reporting more than two-hour delays just to get north of Southern Shores. While the congestion may have tested some nerves, it sent a clear message: the OBX lifestyle continues to draw visitors in droves.

That momentum is reflected in broader travel trends as well. A new survey from AAA – The Auto Club Group – reveals that 61% of North and South Carolina residents are planning a summer getaway this year, up from 55% in 2024. Despite ongoing economic concerns, interest in travel is on the rise—and beaches are leading the way, with more than half of respondents indicating they’ll be heading to the coast.

Although the data focuses on North and South Carolina residents, it’s likely that similar trends are playing out across neighboring states, too. Either way, the outlook is bright for popular beach destinations like the Outer Banks, which stands to benefit from increased tourism in the coming months. Whether it’s the salty breeze, scenic beauty, or laid-back charm of our coastal communities, the appeal of the OBX continues to resonate with vacationers

In local real estate news, our OBAR stats for April show the following: overall inventory rose 29% year-over-year, driven primarily by a 54% increase in residential listings, while total sales declined 7% compared to April 2024. Sales were down across all categories—single-family homes, condos, and land—with residential sales dipping 6%. Median sale prices presented a mixed picture: residential values climbed 7% to $609,000, while land prices fell by 5%. Performance varied by area, with Corolla and Duck experiencing notable slowdowns, while Southern Shores and Nags Head saw encouraging gains. Days on market increased across most towns, reflecting a more cautious pace among buyers. While sales have softened, it’s important to note this occurred amid a highly volatile economic backdrop marked by tariff threats and broader market uncertainty. Although challenges remain, the recent pause in proposed tariffs with China and other nations offers a measure of optimism for improved real estate activity in the months ahead.

Let us know if you’ll be in Duck sometime soon as we’d love to see you! Heather and Mandi

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