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Luxury ICW Front homes in a rut in Wilmington Real Estate

Most High End Intracoastal Waterway Front Homes Don’t Sell–Why

ICW Homes Often Unrealistic in Wilmington NC

So number one, the buyers here are mostly here to buy a second home and that means they’re looking up to five years in advance for the home, okay? There’s not significant urgency there and we’re just competing with Charleston and Savannah or Florida or the mountains. So the type of person buying these multimillion dollar intracoastal waterway front or ICW front homes in Wilmington, they don’t have urgency usually. They’re just thinking out where they want to be. It’s their final resting place.

Here are your deep water Wilmington homes.

ICW front homes intracoastal waterway real estate

Unlike Northern Virginia where I do real estate too and did it for 15 years there, my last two sales before moving here were 1.7 and 1.1 million. And there, you have people buying all these 2 and $3 million houses and they had to buy it this month or next month because they have a new job. It’s a job market, not a retirement market. So huge difference. Therefore, overwhelmingly, folks coming down here do not have the same intensity to buy something soon. They’re thinking about buying one in the next few years. They take their time and look a long time.

But seriously, you got here a closing for 2 million in Masonboro. You got another one here for 2.9 million. Okay. Oh, that looks cool. Then 2.1, 2.8. Very coastal looking house here. So in several years, the highest sale you have is 2.8 and 2.9 million. So if you’re listing your home for over 5 million, do you really think someone is going to pay $2 million more than any other house that has sold in years? I think you’re deluding yourself.

Now, how do we find out what the value of these homes are? Well, let’s look at a couple of solds here, the high-end sold. We got this one here and that was in Landfall homes. I’d rather stick to ICW Front Masonboro homes. This one, 2.8 in Shinnwood. This closed for 2.82. So here’s the view from the house. Really amazing views, incredible swimming pool. Just big, big, big, big water views that you would expect, you know. Excuse the clicking on the screen, but I know it makes some noise. The backside of the house. Okay. Just wonderful. The details on it, I call it the dirty details, here we go, it’s 0.98 acres, okay?

The house that my people were interested in was seven acres intracoastal front property. So, what do you do for the extra six acres? Well, something to keep in mind, six of the acres are not waterfront property, they’re interior property. Only the last acre is on the water itself in most cases because they’re sort of like shoe box parcels normally. In that way, many lots get to the water as possible. So, if you’re generous, you call it $200,000 a lot times 5 extra acres, there’s a million dollars. Well, so you would take this 2.8 and go up. Now, you’re at 3.8 million.

Well, this house, sure, it’s pretty and everything, okay, don’t get me wrong. But it’s not a to-die-for stately authoritative house, okay, the kind that a certain level of ego demands. So, if you’re dealing with a brick colonial stately type of home, I know it’s ambiguous and vague but that can easily illicit another $500,000, that level of curb appeal and stateliness compared to a regular coastal home, okay?

So, with all that, you have to consider – here, this view, it’s not all that exclusive, there’s a community boat slips here. So it’s not even the best waterfront property because you’re sharing the view. You have to look at other people’s boats. What’s up with that? So, even if you go up to 3.8 million for the extra land, if the other property is much more stately with a better view, then you’re, you know, up there like just over four million. So that’s still like much lower than five and a half or 5.25 million. Let me find a better example though here on the water front.

This one, closed for 2.5. Okay. It’s a coastal looking home. Let’s see if I can erase this thing here. All right. Well that’s a nice kitchen, isn’t it? Wow. I’m ready to cook there. Here’s the water view of it. Again, looking at a boat slips. That one closed 2.5. How many acres is it? It’s just .36 acres. So it’s nothing. So if 2.5, you had a million for the extra land. Now, you’re at 3.5. You take a home that’s much more stately and exclusive and you add 500 to it and you’re at four million for the sort of the crème de la crème home that closed.

Sample Wilmington real estate listings below that are ICW front.

Price Range: $1,200,000 to $8,200,000 Price Average: $2,641,017
Size Range: 835 to 10,896 Sq. Ft. Size Average: 5,026 Sq. Ft.
Gallery List Map
1 15 of 24
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Under Contract
Contingency
$ 8,200,000
7422 Sea Lilly Lane
Wilmington, NC 28409
Inlet Point Harbor
Bed / 7/1 Bath
8,633 Sq. Ft.
Property Type: House
MLS® #: 100022854
Under Contract
Contingency
$ 8,200,000
7422 Sea Lilly Lane | Wilmington, NC 28409
Inlet Point Harbor
MLS® #
Property Type
Beds
Baths
Square Ft
100022854
House
7/1
8,633 s.f.
The 'Sea Lilly' is an extraordinarily private estate, with a tropical setting, unmatched in Southeastern NC. It has almost twelve-acres with 750 feet of water frontage on the Intracoastal Waterway and panoramic water vistas. Quiet and peaceful living is enjoyed while still being in close proximity to shopping and dining. The resort-like amenities blend seamlessly to create a relaxing oasis. These include a pier, gazebo and deck on the Intracoastal Waterway, a 24 foot boat slip, a large uniquely-designed heated swimming pool, a lighted tennis court, a basketball half-court and over 6000 sq. ft. of porches, decks and patios, perfect for parties and special events. Tucked away beyond custom-designed electronic gates residents and guests enter a long serpentine, cobblestone driveway
Under Contract
Contingency
$ 5,750,000
7509 Masonboro Sound Road
Wilmington, NC 28409
Masonboro Sound
Bed / 7/1 Bath
10,896 Sq. Ft.
Property Type: House
MLS® #: 100023080
Under Contract
Contingency
$ 5,750,000
7509 Masonboro Sound Road | Wilmington, NC 28409
Masonboro Sound
MLS® #
Property Type
Beds
Baths
Square Ft
100023080
House
7/1
10,896 s.f.
Spectacular waterfront mansion with panoramic views of the Intracoastal Waterway, Masonboro Island and the ocean. Situated on a bluff, surrounded by the mossy ancient live oak trees, the 3 story foyer welcomes you marbled floors, walls, and stair cases that direct you to elegant living areas designed for luxury living, enjoying nature and entertainment. The residence boasts over 10,000 sqft of ''indoor living space'' with 6 bedrms, 8 baths, formal dining separated by a wet bar leading into the immense kitchen with custom birch cabinets, granite counter tops, and characterized by a centralized island with dual gas and electric cook tops. 3 floors of concrete covered porches providing more than 2400 sq ft of ''outdoor living space''. Elegant chandeliers. Elevator. Outstanding master suite.
Under Contract
Contingency
$ 5,195,000
407 Bradley Creek Point Road
Wilmington, NC 28403
Bradley Creek Point
Bed / 4/1 Bath
6,506 Sq. Ft.
Property Type: House
MLS® #: 100045253
Under Contract
Contingency
$ 5,195,000
407 Bradley Creek Point Road | Wilmington, NC 28403
Bradley Creek Point
MLS® #
Property Type
Beds
Baths
Square Ft
100045253
House
4/1
6,506 s.f.
Once in a lifetime the right property comes along...The perfect location in sought- after Bradley Creek Point off designated ''scenic NC byway'' Airlie Road within walking distance of the intracoastal waterway and Airlie Gardens. No expense was spared and no detail overlooked in this magnificent Normandy inspired residence with private pier. From the latest building innovations including spray foam insulation, Marvin windows and Mike Powell's furniture quality cabinetry and built-ins to antique European interior doors and mantles from the 17th & 18th century.
Under Contract
Contingency
$ 4,900,000
2336 Ocean Point Drive
Wilmington, NC 28405
Landfall
4 Bed / 5/2 Bath
7,669 Sq. Ft.
Property Type: House
MLS® #: 100003631
Under Contract
Contingency
$ 4,900,000
2336 Ocean Point Drive | Wilmington, NC 28405
Landfall
MLS® #
Property Type
Beds
Baths
Square Ft
100003631
House
4
5/2
7,669 s.f.
Magnificent George Alsina designed residence sited on a high bluff with unobstructed views of the Intracoastal and Atlantic Ocean. This spectacular Mediterranean Revival perfectly blends ornate, old world architecture with modern sophistication and comfort. Interior features include great room with Francois limestone fireplace, travertine floors, soaring coffered ceiling, and graced with a spectacular chandelier by Fine Art Lamps. Through a wall of windows, watch waves breaking in the Atlantic Ocean and boats cruise the Intracoastal waterway. Sliding doors completely open the living area to the poolside veranda while phantom screens ensure complete comfort.
Under Contract
Contingency
$ 4,750,000
7903 Masonboro Sound Road
Wilmington, NC 28409
Other
4 Bed / 6/1 Bath
6,832 Sq. Ft.
Property Type: House
MLS® #: 100001245
Under Contract
Contingency
$ 4,750,000
7903 Masonboro Sound Road | Wilmington, NC 28409
Other
MLS® #
Property Type
Beds
Baths
Square Ft
100001245
House
4
6/1
6,832 s.f.
Sprawling and private waterfront estate in the historic Masonboro Sound area offers an exquisite blend of raw natural beauty and refined elegance. The 7.8 acre property overlooks the Intracoastal Waterway, Masonboro Island and the Atlantic Ocean in the distance. Ancient live oaks, pine groves, and marshes-home to egrets, osprey, ibises- are balanced by the formal boxwood garden, stately swimming pool, paisley Camellia garden and putting green. Anchoring the property is the spacious 6400 square foot main house which was designed by architect Michael Kersting and built by Lee Cowper for the current owner in 2000. Spacious, high-style, and meticulously detailed, the 4 bedroom, 5.5 bath brick house is a marriage of modern luxury and classic design.
Under Contract
Contingency
$ 3,695,000
1243 Great Oaks Drive
Wilmington, NC 28405
Landfall
Bed / 3/2 Bath
5,929 Sq. Ft.
Property Type: House
MLS® #: 100031417
Under Contract
Contingency
$ 3,695,000
1243 Great Oaks Drive | Wilmington, NC 28405
Landfall
MLS® #
Property Type
Beds
Baths
Square Ft
100031417
House
3/2
5,929 s.f.
This Michael Moorefield designed estate home is located on the site of the original Pembroke Jones hunting lodge and overlooks both the Intracoastal Waterway and the historic Temple Garden. Many custom designed features include - walnut paneled study and mahogany cabinetry in the dining room and kitchen. The master bedroom suite is located on the main floor. Situated on a cul-de-sac in a gated golf community, other amenities include- elevator, sauna, fountain, wine cellar, garden room, handicap accessible shower, and 4 fireplaces.
Under Contract
Contingency
$ 2,850,000
311 Bradley Creek Point Road
Wilmington, NC 28403
Bradley Creek Point
Bed / 5/2 Bath
5,938 Sq. Ft.
Property Type: House
MLS® #: 100024262
Under Contract
Contingency
$ 2,850,000
311 Bradley Creek Point Road | Wilmington, NC 28403
Bradley Creek Point
MLS® #
Property Type
Beds
Baths
Square Ft
100024262
House
5/2
5,938 s.f.
Intracoastal Waterway living at its best. Private dock with gazebo and deep boat slips and 160 feet of water front, with breath taking views. This magnificently renovated home offers 6,000 square feet of elegance and warmth. Convenient location provides short commute to Wrightsville Beach, UNCW, fine restaurants and shopping. Mint condition. Separate guest room over detached garage offers ultimate comfort. Located in an exceptional neighborhood with luxury homes, great oaks and mature landscaping. One of a kind.
Under Contract
Contingency
$ 2,200,000
8308 Bald Eagle Lane
Wilmington, NC 28411
Porters Neck Plantation
Bed / 3 Bath
4,583 Sq. Ft.
Property Type: House
MLS® #: 100022644
Under Contract
Contingency
$ 2,200,000
8308 Bald Eagle Lane | Wilmington, NC 28411
Porters Neck Plantation
MLS® #
Property Type
Beds
Baths
Square Ft
100022644
House
3
4,583 s.f.
Here's a once-in-a-lifetime opportunity to own a spectacular, custom Intracoastal Waterway-front home in the Porters Neck area of Wilmington. This stunning home was designed by Synthesis Architects & built by Keith Andrews. Completed in 2003, it features a spacious custom interior, a four-car garage w/ an additional RV/Boat bay, an in-ground swimming pool, & a dock w/ room for two large boats and/or boatlifts on the ICWW. An 800-sf partially-covered terrace & 380-sf deck overlook the in-ground pool & Intracoastal Waterway & are accessible from the master suite. Also has a whole-house generator and hurricane shutters.
Under Contract
Contingency
$ 2,195,000
2320 Ocean Point Drive
Wilmington, NC 28405
Landfall
4 Bed / 3/1 Bath
5,247 Sq. Ft.
Property Type: House
MLS® #: 30516999
Under Contract
Contingency
$ 2,195,000
2320 Ocean Point Drive | Wilmington, NC 28405
Landfall
MLS® #
Property Type
Beds
Baths
Square Ft
30516999
House
4
3/1
5,247 s.f.
Imagine waking up to a glorious sunrise over the shimmering Intracoastal Waterway with views of the breaking ocean surf in the distance...modeled after a famous seaside Portugese Inn, this Fred Murray built residence includes 5,000 square feet of quality appointments including custom oak cabinetry by Wolfgang, travertine foyer and handpainted Portugese tile. Double covered porches overlook the waterfront pool and provide the perfect oasis for relaxing and entertaining.
Under Contract
Contingency
$ 1,900,000
6423 Hawksbill Drive
Wilmington, NC 28409
Turtle Hall
5 Bed / 4/1 Bath
6,362 Sq. Ft.
Property Type: House
MLS® #: 30491617
Under Contract
Contingency
$ 1,900,000
6423 Hawksbill Drive | Wilmington, NC 28409
Turtle Hall
MLS® #
Property Type
Beds
Baths
Square Ft
30491617
House
5
4/1
6,362 s.f.
This Charleston style home offers the ultimate in coastal living. Set on an island with just eight other homes, this spacious home features over 6300 square feet, five bedrooms, formal dining room, a huge rec room, a four car garage and balcony decks on front and back. Enjoy expansive views that begin at the Intracoastal Waterway and extend to Wrightsville Beach and beyond. The home is perfect for boaters, with a 36' boat slip in a protected harbor set just minutes away from Mason's Inlet. Sit poolside and watch the boats go by. Built by longtime local builder Tommy Davis, the home was built too exceedingly high standards and has been maintained impeccably. An incredible island getaway that is still close to everything.
Under Contract
Contingency
$ 1,900,000
6452 Shinnwood Road
Wilmington, NC 28409
Other
Bed / 4 Bath
2,412 Sq. Ft.
Property Type: House
MLS® #: 100022784
Under Contract
Contingency
$ 1,900,000
6452 Shinnwood Road | Wilmington, NC 28409
Other
MLS® #
Property Type
Beds
Baths
Square Ft
100022784
House
4
2,412 s.f.
Once in a blue moon, an opportunity like this will come along. Don't miss this chance! Here is a spectacular Intracoastal Waterfront 3.5-acre estate property that overlooks the ICW, Masonboro Inlet and the ocean beyond! Surrounded by water on two sides and the marsh on a third, this property is extremely private. There are panoramic views from every window of the 2412-sf 4-BR/4-BA home. Apart from privacy, water access, land and views, this home has a 3-car garage, an elevator, a boat dock, and large decks and patios overlooking the ICW. And, there is no HOA! Located off of Greenville Loop, the property is just minutes from Wrightsville Beach and many other amenities including shopping, dining, excellent schools and golf.
Under Contract
Contingency
$ 1,895,000
1009 Turnberry Place
Wilmington, NC 28405
Landfall
5 Bed / 4/1 Bath
4,294 Sq. Ft.
Property Type: House
MLS® #: 30526225
Under Contract
Contingency
$ 1,895,000
1009 Turnberry Place | Wilmington, NC 28405
Landfall
MLS® #
Property Type
Beds
Baths
Square Ft
30526225
House
5
4/1
4,294 s.f.
Overlooking the intracoastal waterway with distant views of the Atlantic Ocean and Wrightsville Beach, this island inspired design by renowned local architect, Henry Johnston, features an open contemporary floor plan with floor to ceiling glass and includes 5 bedrooms, 4 1/2 bath. Relax by the waterfront pool and enjoy living in the gated community of Landfall with world class resort amenities (club membership optional). Quality built by Fred Murray, this low maintenance design features deep roof overhangs, stucco exterior and tile roof.
Under Contract
Contingency
$ 1,879,000
136 Skystasail Drive
Wilmington, NC 28409
Not In Subdivision
Bed / 4 Bath
4,125 Sq. Ft.
Property Type: House
MLS® #: 100035897
Under Contract
Contingency
$ 1,879,000
136 Skystasail Drive | Wilmington, NC 28409
Not In Subdivision
MLS® #
Property Type
Beds
Baths
Square Ft
100035897
House
4
4,125 s.f.
Once in a lifetime opportunity to own a spectacular protected deepwater estate on one of Wilmington's most prestigious addresses-136 Skystasail Drive. Ultimate privacy abounds on a coveted .93 acre lot. This custom built home provides both tranquil sunset and sunrise views of the Intracoastal waterway and Wrightsville Beach from the wrap around porches on all three levels. For the connoisseur of life, an ideal home is in perfect harmony with its surroundings. This gem is an extraordinary find for any boater with over 445 feet of waterfront on both sides, a private pier that includes three 40 foot boat slips and a jet ski ramp and pad just steps from your backdoor.
Under Contract
Contingency
$ 1,775,000
5921 Nautical Isle Court
Wilmington, NC 28409
Helms Port
Bed / 4/1 Bath
3,902 Sq. Ft.
Property Type: House
MLS® #: 100032306
Under Contract
Contingency
$ 1,775,000
5921 Nautical Isle Court | Wilmington, NC 28409
Helms Port
MLS® #
Property Type
Beds
Baths
Square Ft
100032306
House
4/1
3,902 s.f.
Perfectly situated along an awe-inspiring stretch of the Intracoastal Waterway in Wilmington, NC, is Helms Port - a community where coastal elegance and simple pleasure meet. This NEW CONSTRUCTION offers 5 bedrooms, 4.5 baths, an open floor plan with gourmet/granite kitchen, elevator, additional upstairs den and covered garage parking for 4 cars. The 75' wide lot provides for the spacious floor plan and outstanding porches and decks.
Under Contract
Contingency
$ 1,749,900
8600 Bald Eagle Lane
Wilmington, NC 28411
Porters Neck Plantation
4 Bed / 4/1 Bath
4,000 Sq. Ft.
Property Type: House
MLS® #: 100001539
Under Contract
Contingency
$ 1,749,900
8600 Bald Eagle Lane | Wilmington, NC 28411
Porters Neck Plantation
MLS® #
Property Type
Beds
Baths
Square Ft
100001539
House
4
4/1
4,000 s.f.
As you drive down the cobblestone concrete driveway and approach the grand stairs to the main floor, you'll pass a nice sized Koi Pond and an immaculately landscaped front yard. Enter through the bright, open and vaulted foyer and let your eyes take in the beautiful Travertine Marble that extends all throughout the main floor and up the staircase to the third level. The main level has an open concept with a huge kitchen, large pantry, breakfast nook, formal dining area and 180 degree views of the Intracoastal Waterway, Riches Inlet, Figure Eight Island, the sound, and the ocean. Sliders lead from the living area to a spacious covered deck. Located on the top level, the Master bedroom is complete with walk in closet, gentleman's closet.
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