Outer Banks Real Estate
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Buying Outer Banks Real Estate
Knowing you want to have your own home in the Outer Banks is easy. Making the commitment to invest your money into a property and to invest your time into finding that property is another matter altogether.
If you are ready to make the commitment to invest in Outer Banks real estate, I am ready to commit as your exclusive buyer’s agent to providing you with the market information and professional expertise you need to make an informed buying decision. The home buying process should be enjoyable. I want your business and I understand how important this transaction is to you emotionally and financially. Here’s how to get started:
1. Decide what type of property you want to purchase and how you will use it.
What type of property do you want to purchase?
· Purchase Lot and Build Custom Home
· Single Family Home
· Condo
· Townhouse
How will you use the property?
· Second Home
· Investment (Rental) Property
· Retirement
· Year Round Residence
2. Sign Up for Free Daily eMail Updates of New Listings
Enter the criteria you desire in your Outer Banks property and you will see all of the Outer Banks properties on the market which fit your needs. You will continue to receive e-mails about new properties as soon as they come on the market.
The best properties sell fast! With my automatic eMail updates of new listings, you will know about great properties before they are advertised. Every time the Outer Banks MLS, multiple listing service, is updated, you’ll be notified if a property meeting your criteria is listed for sale.
Use this service as a tool to evaluate the properties that are coming on the market in your desired price range. It will help make you an informed buyer. There is no obligation on your part for the service and you may opt out at anytime.
Exclusive Buyer Agency in North Carolina
It costs you nothing to hire me as your exclusive buyer's agent as long as the home you purchase is listed for sale with a real estate firm cooperating in the Outer Banks Multiple Listing Service. I will be paid by the seller through the real estate company listing the property for sale. This called co-brokering.
As your exclusive buyer's agent, I’ll work with you to find your dream home and I am required to keep all of your information confidential and to serve the best interests of you, the buyer.
The pamphlet, Working with Real Estate Agents, required to be provided for prospective buyers and sellers by the NC Real Estate Commission, explains the rules of agency relationships for North Carolina. It will also give you useful information about the various services real estate agents can provide to buyers and sellers, and it will help explain how real estate agents are paid. It explains that a buyer's agent has a duty to the buyer to:
· Promote your best interests
· Be loyal to you
· Follow your lawful instructions
· Provide you with all material facts that could influence your decisions
· Use reasonable skill, care and diligence
Account for all monies they handle for you
Financing an Outer Banks Home
It is important that you know how you are going to pay for your Outer Banks home. You need to get pre-approved for a loan as soon as you make the decision to invest. It will save you the heartache of falling in love with a more expensive property than you can afford, and it will give you peace of mind to know that the amount in your savings account will cover the down-payment and the closing costs.
Our local lenders have vast experience financing property in our unique environment. There are very sophisticated loan products available and selecting the right one for your situation is important. After you select the right financing vehicle for you and get pre-approved for your loan, you’ll know exactly how much you can mortgage and how much cash you’ll have to put down on the loan as a down payment.
If you plan on paying cash, please check with your tax advisor to make sure it makes the most sense for you financially. Also, be prepared to provide a letter to submit with an offer to purchase that verifies you have the cash on hand to proceed to closing. It makes your offer very strong.
Finding the Right Outer Banks Home for You
Now that you've hired me as your Outer Banks buyer’s agent and your financing is set, it is time to go out and look at properties available in the areas you like best and can afford. Do you prefer Corolla or Nags Head? What about the 4-wheel drive area?
We'll focus on Outer Banks communities that meet your needs and properties that fit your price range. As we look at each property, I'll have the background information you need to evaluate the home as an investment and compare it to other properties that are on the market.
We'll look until we find the right Outer Banks homes for you and when you do, I'll provide you with the market statistics to aid you in determining your offering price.
Negotiating an Offer for your Outer Banks Home
I will prepare an Offer to Purchase and Contract to submit to the seller. You should plan to write a check for an earnest money deposit as a show of good faith. Read all documents carefully before you sign them. You are committed to these terms if the offer is accepted. However, you have a time period specified in the contract as "due diligence" and during this time you may get out of the contract if for any reason you decide you no longer want to purchase the property.
Once Your Outer Banks Home is Under-Contract
As your buyer's agent, I'll help you through this process to make sure things go smoothly until your closing. I'll be in contact with your lender, home inspector, your closing attorney and get you quotes from several insurance agencies. Every closing is unique but these items must be in place for most existing home sales to close. Now that your property is officially “under contract,” you need to:
· Make sure your lender has all of the documentation for your loan
· Choose a home inspector to complete a home inspection.
· Choose a closing attorney here on the Outer Banks.
· Select an insurance carrier
I'll do all the leg work but you make all the decisions!
Outer Banks Real Estate Closings
If you can't come to the Outer Banks for the closing or your closing attorney will overnight your closing documents to you with strict instructions for completing them. Mail-a-way closings happen all the time for Outer Banks properties since so many people are absentee owners. You do not officially own your Outer Banks home until the documents have been filed at the county courthouse.
After your documents have been filed at the court house, you officially own an Outer Banks home. Don't worry about the utility transfer; my staff will take care of that!
Being an Outer Banks Absentee Home Owner
Many Outer Banks investors are absentee homeowners and rarely are there any problems. However, if you are an absentee owner, I recommend that you make arrangements to have your home checked periodically. Pipes can burst during cold weather, storms can blow off hot tub covers - it is impossible to foresee the vast array of incidents that could occur at your Outer Banks home when you are not here.
If your home is in an Outer Banks rental program, your property management company probably provides of all the services you need to care for your property. Make sure you check with the management company to find out which items are included in your management fee and which services are subject to an additional charge.
If your home is not in a rental program and you are unable to come down monthly, please contact me if you need this type of service as I have a list of vendors who offer cottage care. Outer Banks real estate is an investment and investments must be protected.
Outer Banks Vacation Rental Programs
Unless you are building a new home, the Outer Banks home you purchase will more than likely be in a rental program. The Vacation Rental Act of North Carolina says that you must honor any rental agreements entered into by the previous owner for 180 days after you purchase the property.
Rental companies usually charge between 18%-25% of the gross rents to manage your property for the season. Each rental management company provides different services for its clients. Make sure you know what services are included in your management fee and what services your management company offers for an additional charge. Most rental agencies offer services additional to your contract al a carte. If you are choosing a new rental company, it is important that you choose one that is active in your neighborhood and consistently rents the homes from your neighborhood already in its program. Ask for a rental projection for your home and then ask for the actual rental income from a home similar to yours in your community.
While no property management company can guarantee you rented weeks, they are real estate professionals and their estimates must be based on similar properties. I recommend you get projections from several Outer Banks rental companies and evaluate your options.
Outer Banks Oceanfront Homes For Sale
The Red, White & Blue Americana that is Glory. An unmatched Ocean Front marvel formulated from years of design concepts that brought life into its deep depths of uniquene...
- 7 Beds
- 9 Baths
Listing courtesy of Outer Banks Blue Realty Srvcs..
Edgewater View is a stunning 10 bedroom, 11.5 bath oceanfront retreat in Corolla! Sporting a new outdoor living area, new saltwater pool and a recent major expansion and ...
- 10 Beds
- 12 Baths
Listing courtesy of Carolina Designs Realty.
This beautiful Palmer’s Island oceanfront estate, the epitome of luxury, is just one of thirteen homes in a quiet neighborhood that spans one of the Outer Banks' most exc...
- 7 Beds
- 7 Baths
Listing courtesy of Landmark Sotheby's International Realty.
If you've ever wanted to live like Royalty this Oceanfront Estate is for YOU! The home is equipped with an expansive great room, a premium kitchen, an in home theater, c...
- 24 Beds
- 21 Baths
Listing courtesy of Keller Williams - Outer Banks.
Extremely rare opportunity! This magnificent home is 1 of only 10 oceanfronts located in the prestigious highly amenitized community of Four Seasons. This lot is private,...
- 6 Beds
- 7 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Absolutely amazing 12 bedroom Oceanfront estate available for purchase. Turnkey investment at the perfect time of year to capitalize on the rental season. Currently rent...
- 12 Beds
- 14 Baths
Listing courtesy of Outer Banks Realty Group.
Welcome to 64 Ocean Boulevard where you’ll be met with the best in luxury class beach living. This contemporary, three-level oceanfront home in Southern Shores is simply...
- 5 Beds
- 7 Baths
Listing courtesy of Keller Williams - Outer Banks.
Exceptional oceanfront estate situated on half an acre with over 100 feet of water frontage and unobstructed views. This home has absolutely everything you could want. ...
- 8 Beds
- 10 Baths
Listing courtesy of Brindley Beach Vacations-Duck.
If you are looking for the perfect vacation home or investment opportunity, look no further than "Iselin". This gorgeous oceanfront 7-bedroom/6-bath home in the Whalehead...
- 6 Beds
- 6 Baths
Listing courtesy of Midgett Realty - Rodanthe.
AN OUTER BANKS GEM WITH SEVEN BEDROOMS/SEVEN FULL BATHROOMS/TWO HALF BATHS….SITTING ON A 100’ WIDE HOMESITE! BREATH TAKING OCEAN PANORAMA VIEWS FROM JUST ABOUT EVERY ROOM...
- 7 Beds
- 9 Baths
Listing courtesy of Outer Banks Blue Realty Srvcs..
Terrapins Pace is a one of a kind upscale Hatteras Oceanfront. If you can tear yourself away from the beautiful view you will find a house loaded for your enjoyment. Ther...
- 8 Beds
- 10 Baths
Listing courtesy of Midgett Realty - Hatteras.
This is THE beach house for watching dolphins dance and pelicans glide. Immerse yourself in the quintessential Duck, North Carolina, lifestyle. Enter this custom-built, o...
- 6 Beds
- 8 Baths
Listing courtesy of All About Obx Real Estate.
A striking palatial design awaits the next discerning buyer of this fantastic oceanfront estate in the coveted Pine Island community of Corolla. Endless summer days for t...
- 6 Beds
- 8 Baths
Listing courtesy of Keller Williams - Outer Banks.
Breathtaking ocean and sound views surround this premium Pine Island home! This is a world class location with unmatched privacy. The nearest public access is 3 miles awa...
- 6 Beds
- 6 Baths
Listing courtesy of Carolina Designs Realty.
NEW PHOTOS COMING SOON! MAJOR UPDATES IN 2023 INCLUDING NEW ROOF, DECKS, WINDOWS, LIGHTING, FLOORING, INTERIOR PAINT, FRONT DOOR, FURNITURE, POOL FENCING, RELOCATED HOT T...
- 7 Beds
- 7 Baths
Listing courtesy of Four Seasons Realty.
This home sits on one of the highest lots in Ocean Hill giving Spectacular Ocean Views from the living room, kitchen, dining room and screened porch all on the east side ...
- 7 Beds
- 6 Baths
Listing courtesy of Keller Williams - Outer Banks.
"PRETTY MAMA" OCEANFRONT W/ FABULOUS OCEAN VIEWS! *** ELEVATOR & HEATED POOL ... and HUGE GAME ROOM W/ MINI KITCHEN! *** EXCELLENT RENTAL INVESTMENT INCOME PRODUCER ... S...
- 8 Beds
- 8 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Oceanfront? Yes. Private Pool? Yes. Upgraded? Yes. In Corolla? Yes. Luxurious? Yes, yes, yes! All of it! Experience the ultimate beachfront lifestyle in this extraordinar...
- 6 Beds
- 7 Baths
Listing courtesy of Keller Williams - Outer Banks.
This Beach House has what everyone is looking for. A large spacious home with plenty of room to sleep friends, family or renters. You will not find many 10 bedroom oceanf...
- 10 Beds
- 9 Baths
Listing courtesy of Village Realty Holdings, Llc - Nh.
The spacious Taj Mahatteras is back on the market and looking better than ever! She is a well maintained rental machine with a strong rental history. $199,705 in owner ...
- 7 Beds
- 9 Baths
Listing courtesy of Nc 12 Realty.
Welcome to Blue Ocean Views! Built in 2016, this beautiful 8 bedroom oceanfront home (all master bedrooms) sits on over an acre in Rodanthe. OVER $255,000 in gross rent f...
- 8 Beds
- 10 Baths
Listing courtesy of Coastal Nc Realty Group.
If you're looking for an oceanfront investment home, now is a good time to lasso this property and start preparing for the 2023 rental season. The projected advertised re...
- 8 Beds
- 7 Baths
Listing courtesy of Joe Lamb Realty.
Experience the island life in real time - oceanfront and in the heart of Hatteras! This 7-bed, 7.5-bath home has been meticulously renovated from top to bottom and inside...
- 7 Beds
- 8 Baths
Listing courtesy of Keller Williams - Outer Banks.
This indeed is a very rare opportunity for you to own in the unpainted aristocracy of Cottage Row in Nags Head. Listed on the National Register of Historic Places in the ...
- 7 Beds
- 6 Baths
Listing courtesy of Keller Williams - Outer Banks.
This beautiful, and nicely elevated, oceanfront property is located directly on the beach and offers stunning ocean views and easy access to the water. Located just befor...
- 6 Beds
- 6 Baths
Listing courtesy of Landmark Sotheby's International Realty.
Perched on one of the highest Oceanfront Dunes, gives you the best Ocean Views of the Splashing Surf ! Excellent setup with 6 Bedrooms 6 Baths, upscale Kitchen, spacious ...
- 6 Beds
- 6 Baths
Listing courtesy of Sun Realty - Corolla.
Custom built, well maintained, and beautifully appointed oceanfront retreat boasting unparalleled views of the Atlantic. This classic Nags Head style cottage features tas...
- 4 Beds
- 5 Baths
Listing courtesy of Twiddy And Company - Corolla.
THIS ONE IS A RENTAL POWERHOUSE!! If you are looking for the perfect vacation home/investment opportunity, look no further than "Ocean's Edge". This newly redecorated OCE...
- 8 Beds
- 6 Baths
Listing courtesy of Midgett Realty - Rodanthe.
Beautiful home situated back from the established protective dune on the largest oceanfront lot around. Quality, major remodel by respected local builder Arch Morse: new...
- 5 Beds
- 6 Baths
Listing courtesy of Outer Banks Realty Group.
Amazing opportunity to secure this stunning 8BR , 3 level oceanfront, income producer. Nestled in off the cul-de-sac on Tidesedge Court.
- 8 Beds
- 6 Baths
Listing courtesy of Midgett Realty - Hatteras.
The LOWEST PRICED SINGLE FAMILY OCEAN FRONT HOME in Duck and Southern Shores! Original Owners and very well maintained Ocean Front Home in Duck! Ocean Views from almost...
- 5 Beds
- 4 Baths
Listing courtesy of Keller Williams - Outer Banks.
2024 RENTAL PROJECTION FRON TWIDDY $155,015! THIS ONE IS A WINNER! LOCATED ADJACENT TO THE OPEN SPACE TO THE NORTH GREAT FOR PRIVACY AND VIEWS! Oceanfront Cottage with a...
- 4 Beds
- 3 Baths
Listing courtesy of Carolina Designs Realty.
Own your own Oceanfront Oasis! What was old, is new again. "Seabreeze" was moved off the Oceanfront to its new location, and has undergone an extensive remodel with the a...
- 6 Beds
- 6 Baths
Listing courtesy of Colony Realty Corp - Frisco.
Some sought after features "Dune Crab" offers include Private Pool with waterfall feature, Elevator, Game Room, Top Deck Spa, and Views of Cape Hatteras Lighthouse! With ...
- 5 Beds
- 7 Baths
Listing courtesy of Surf Or Sound Realty - Rodanthe.
Panoramic views of the ocean and coastal charm can be found throughout this oceanfront cottage situated in Section O of the Ocean Sands community of Corolla. An Olin Finc...
- 6 Beds
- 6 Baths
Listing courtesy of Twiddy And Company - Corolla.
Don't miss this Rare opportunity to own one of the most iconic homes on all of the Outer Banks The Inn at Rodanthe! This home was featured in the 2008 American romantic d...
- 6 Beds
- 5 Baths
Listing courtesy of Colony Realty Corp - Frisco.
Welcome to "Lost on Colony", a stunning 4-bedroom, 2 full bath, 1 half bath home located just steps away from the beautiful beach with protective dunes. Come relax and t...
- 4 Beds
- 3 Baths
Listing courtesy of Midgett Realty - Rodanthe.
7 Bedroom, 6. baths ocean front with inground pool. At 3,300 square feet there is plenty of room for you and your guests. Beautifully decorated and well maintained from t...
- 7 Beds
- 7 Baths
Listing courtesy of Surf Or Sound Realty - Rodanthe.
Rush-Slowly is a delightful retreat with awe-inspiring, unobstructed ocean views. This 5 bedrooms, 5 1/2 baths oceanfront beach-house features multitudes of indoor and ou...
- 5 Beds
- 6 Baths
Listing courtesy of Sun Realty - Kdh.
**Beautiful Kill Devil Hills Oceanfront** High ROI ** Low Expenses** New Decking **$78,200 for 2021 GRI** If you are in the market for strictly an investment property, ...
- 4 Beds
- 2 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Amazing oceanfront opportunity in South Hatteras. This beautiful home shows careful attention to style and comfort with numerous amenities throughout. From unique floor p...
- 4 Beds
- 4 Baths
Listing courtesy of Midgett Realty - Hatteras.
Located on the picturesque 4x4 beach of Carova, this oceanfront house offers a blend of breathtaking views, coastal charm, and a strong history of rental income. The hous...
- 6 Beds
- 7 Baths
Listing courtesy of Twiddy And Company - Corolla.
This newly renovated, furnished 4 bedroom 2 bath Coastal Retreat nests in the dunes of Kill Devil Hills. From your private oceanfront deck, you can watch the sunrise over...
- 4 Beds
- 2 Baths
Listing courtesy of Keller Williams - Outer Banks.
Looking for an unforgettable oceanfront vacation home? Look no further than 39289 N Kinnakeet Drive in Avon, NC! Back on the market through no fault of the seller. This...
- 4 Beds
- 3 Baths
Listing courtesy of Howard Hanna Outer Banks Realty.
Luxurious condo living with stunning ocean views offered at the amenity packed Croatan Surf Club. Spacious and well-appointed, this two-level townhouse style unit will im...
- 3 Beds
- 3 Baths
Listing courtesy of Keller Williams - Outer Banks.
With a solid year and $116K of rental income in 2022, you'd be hard pressed to find another 4 bedroom home that produces like this. Never satisfied Beach Gem has undergo...
- 4 Beds
- 2 Baths
Listing courtesy of Landmark Sotheby's International Realty.
Look no further! Oceanfront property with endless potential. If you are looking for the perfect vacation home, weekend getaway or income producing investment property, th...
- 6 Beds
- 5 Baths
Listing courtesy of Midgett Realty - Rodanthe.
Spectacular Ocean views to enjoy the beautiful morning sun over the waters of the Atlantic Ocean at the Prestigious Oceanfront Resort, Croatan Surf Club. This First Class...
- 2 Beds
- 2 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
Amazing and rare 11.5 acre ocean to sound tract in the 4x4 area! Enjoy all the privacy of the northern beaches in this awesome location. With over 200 feet on the ocean a...
Listing courtesy of Landmark Sotheby's International Realty.
If you're looking for a year-round residence, vacation home, or investment opportunity, you won't want to miss this stunning 5-bedroom/3-bath oceanfront property in Waves...
- 5 Beds
- 3 Baths
Listing courtesy of Midgett Realty - Rodanthe.
Classic Nags Head oceanfront vacation property available! Enjoy gorgeous ocean views at this updated 3 bedroom/ 2 bath cottage located on a cul-de-sac street close to Je...
- 3 Beds
- 2 Baths
Listing courtesy of Keller Williams - Outer Banks.
The lowest priced oceanfront house in the county! Looking for the ultimate beach getaway that won't break the bank? Look no further! This charming and cozy oceanfront cot...
- 3 Beds
- 2 Baths
Listing courtesy of Exp Realty, Llc - Coastal.
THIS COULD BE THE SITE OF YOUR FUTURE DREAM HOME!! Imagine your dream home on this large oceanfront lot nearly at the end of the island with AMAZING sunrise and sunset vi...
Listing courtesy of Midgett Realty - Rodanthe.
Now is your chance to own approximately 4 acres and over 100 feet of ocean frontage! This homesite will support a spectacular estate or event home. A large portion of t...
Listing courtesy of Landmark Sotheby's International Realty.
Luxurious condo living with ocean views offered at the amenity packed Croatan Surf Club. Spacious and well-appointed, this two-level townhouse style unit will impress eve...
- 3 Beds
- 4 Baths
Listing courtesy of Keller Williams - Outer Banks.
Welcome to "Carousel," a truly unique oceanfront property that boasts stunning views protected by natural dunes. This round house features an open floor plan that maximiz...
- 3 Beds
- 3 Baths
Listing courtesy of Midgett Realty - Rodanthe.
The "Sea Salt" Cottage at Geri's Place has everything you need for a simple get away to the beach! Located in Nags Head at Mile Post 21 and within a short distance to man...
- 3 Beds
- 2 Baths
Listing courtesy of Saga Realty And Construction.
Oceanfront Gem! with great Rental History and more! Great Location in coveted South Nags Head. Newly nourished beach and Great views out almost every window! This homes ...
- 4 Beds
- 2 Baths
Listing courtesy of Keller Williams - Outer Banks.
This condo has many upgrades throughout. Granite countertops, custom cabinetry, ceramic tile, hardwood floors, solid raised paneled doors, tray ceilings, recessed lightin...
- 2 Beds
- 3 Baths
Listing courtesy of Coldwell Banker Seaside Realty Kh.
"Bella Beach Box," your ultimate oceanfront vacation destination in the charming village of Avon. This beautifully designed beach box offers three spacious bedrooms and t...
- 4 Beds
- 2 Baths
Listing courtesy of Midgett Realty - Rodanthe.
If you are looking to have your "Toes in the Sand" and design your perfect home... look no further! With three levels of ocean views, private pool and hot tub, and easy b...
- 4 Beds
- 3 Baths
Listing courtesy of Midgett Realty - Rodanthe.
Welcome to your dream seaside getaway in Rodanthe, North Carolina! This stunning 4-bedroom, 3 full bath house is an investment opportunity that you won't want to miss. Wi...
- 4 Beds
- 3 Baths
Listing courtesy of Midgett Realty - Rodanthe.
The home of your dreams could start with this stunning oceanfront lot in Avon! Just imaging the incredible views this property will offer... revel in the sunrises, get lu...
Listing courtesy of Midgett Realty - Rodanthe.
Lot cleared and ready for your beach home plans or a home relocation. Please review the attached survey to see easements and setbacks. One or more sellers of Seabreeze P...
Listing courtesy of Colony Realty Corp - Frisco.
Ocean Front 2.98 Acre Lot with Elevation and Amazing Ocean Views !! There are only a few Ocean Front lots left in North Swan Beach and this lot is one of the closest lo...
Listing courtesy of Corolla Beach Realty.
Nearly $100K in rental income in 2021! Updated beautifully in 2022! New LVP in game room and bathrooms! New low-profile carpet & all new mattresses throughout bedrooms!...
- 4 Beds
- 3 Baths
Listing courtesy of Rog Obx, Inc.
One of the few remaining Oceanfront lots left in North Swan Beach and the only one on the market for sale! Tucked in on the more quiet South end of NSB, this 100ft wide ...
Listing courtesy of Twiddy And Company - Wash Woods.