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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: $1,239,000 to $8,200,000 Price Average: $2,511,839
Size Range: 1,925 to 9,105 Sq. Ft. Size Average: 4,680 Sq. Ft.
Gallery List Map
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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
$ 5,300,000
405 Bradley Creek Point Road
Wilmington, NC 28403
Bradley Creek Point
Bed / 5/1 Bath
5,912 Sq. Ft.
Property Type: House
MLS® #: 100074561
Under Contract
Contingency
$ 5,300,000
405 Bradley Creek Point Road | Wilmington, NC 28403
Bradley Creek Point
MLS® #
Property Type
Beds
Baths
Square Ft
100074561
House
5/1
5,912 s.f.
This one of a kind waterfront home on the point of Bradley Creek and the Intracoastal Waterway sits on over 3/4 of an acre. Large oak trees line the private neighborhood. Pulling into the driveway of this custom built traditional home, enjoy the true breathtaking view of living on the water! Through the breezeway the infinity pool looks like it is flowing into the waterway. Wake up to the sun rise over Wrightsville from the master suite and at night the full moon rises there also. Absolutely breathtaking! One of the 3rd floor bedrooms is a master suite as well. Two of the 3 upstairs bedrooms walk out onto the porch and have full water view. The room over the garage is built for children and has a large bath and walk in closet and can be converted into a mother in law 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
$ 4,750,000
7903 Masonboro Sound Road
Wilmington, NC 28409
Other
4 Bed / 5/1 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
5/1
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 6800 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 5 bedroom, 5.5 bath brick house is a marriage of modern luxury and classic design.
Under Contract
Contingency
$ 3,745,000
86 Beach Road
Wilmington, NC 28411
Figure Eight Island
Bed / 8/1 Bath
9,105 Sq. Ft.
Property Type: House
MLS® #: 100067482
Under Contract
Contingency
$ 3,745,000
86 Beach Road | Wilmington, NC 28411
Figure Eight Island
MLS® #
Property Type
Beds
Baths
Square Ft
100067482
House
8/1
9,105 s.f.
Luxury and quality are abundant in this Ocean Front property in one of America's truly unique ocean/waterfront communities. Sweeping panoramic views of the northern and southern beaches as well as sound view and intracoastal views from the upper levels of this home are indescribable. Interior features include spacious living and dining areas on several floors, volume ceilings throughout, designer kitchen with marble countertops and finest appliances available. Incredible moldings through and custom millwork accentuate the quality of design reflected throughout this home. Three fireplaces include custom tabby fireplace in the great room as well as two others. Walnut hardwood floors, 4 car garage and over 9,000 square feet of heated space with covered porches front and back. Enjoy the views
Under Contract
Contingency
$ 3,595,000
1255 Great Oaks Drive
Wilmington, NC 28405
Landfall
Bed / 4/2 Bath
5,764 Sq. Ft.
Property Type: House
MLS® #: 100071110
Under Contract
Contingency
$ 3,595,000
1255 Great Oaks Drive | Wilmington, NC 28405
Landfall
MLS® #
Property Type
Beds
Baths
Square Ft
100071110
House
4/2
5,764 s.f.
Located on a rare double lot overlooking the Intracoastal Waterway in Landfall, this 1.75 estate offers 135 feet of water frontage on a spectacular high bluff with loads of hard wood trees and professionally designed grounds. Landfall's beloved 4 acre Temple Garden is directly across the street providing a sense of space, privacy and grandeur not found any where else. From the brick paved driveway that meanders across the greatly sloping terrain to slate walks and travertine pool deck you will feel the quality and attention to detail before every stepping into the main house featuring over 5700 square feet of luxury. The casual open floor plan has been lovingly updated with an entirely new kitchen (equipped with Mike Powell's elegant cabinetry, quartz counters, sub zero fridge,
Under Contract
Contingency
$ 3,100,000
427 Sylvan Lane
Wilmington, NC 28409
Not In Subdivision
Bed / 4/1 Bath
3,774 Sq. Ft.
Property Type: House
MLS® #: 100078727
Under Contract
Contingency
$ 3,100,000
427 Sylvan Lane | Wilmington, NC 28409
Not In Subdivision
MLS® #
Property Type
Beds
Baths
Square Ft
100078727
House
4/1
3,774 s.f.
*PROPOSED CONSTRUCTION* Known as the idea house, the Cate Greene, this almost 4,000 square foot home has exquisite viewing areas throughout the home that really take advantage of Hewlett's Creek and the ICWW views this great property has to offer. Price and floor plan subject to final approval from builder and city and county municipalities. Lot currently has a house on the property being sold AS-IS. Lot may be purchased separately, ( MLS ID100052917). Wisps of ocean air greet you as you drive through the formal entry of this wonderful estate. This property is over 2 acres of beautifully sloping land speckled with Hundred year old live oaks draped with perfectly placed Spanish moss. A casual stroll down to the dock paints a breathtaking view of the Intracoastal Waterway and Creek.
Under Contract
Contingency
$ 3,000,000
1929 Middle Sound Loop Road
Wilmington, NC 28411
Not In Subdivision
Bed / 2 Bath
1,925 Sq. Ft.
Property Type: House
MLS® #: 100080863
Under Contract
Contingency
$ 3,000,000
1929 Middle Sound Loop Road | Wilmington, NC 28411
Not In Subdivision
MLS® #
Property Type
Beds
Baths
Square Ft
100080863
House
2
1,925 s.f.
Secluded 5.45 acre estate located on the banks of the Intracoastal Waterway on Middle Sound Loop Rd. The property overlooks Figure 8 Island and Masons Inlet and has distant ocean views. Set among majestic oaks, this beautiful property on high ground has potential for a small development or single home estate. The charming 1935 era home has 3 bedrooms, large dining and living rooms and an incredible 79 ft. screened porch overlooking the waterway. The property also features a dock for all your boating, fishing and watersports activities.
Under Contract
Contingency
$ 2,995,000
1205 Great Oaks Drive
Wilmington, NC 28405
Landfall
Bed / 5 Bath
4,786 Sq. Ft.
Property Type: House
MLS® #: 100073719
Under Contract
Contingency
$ 2,995,000
1205 Great Oaks Drive | Wilmington, NC 28405
Landfall
MLS® #
Property Type
Beds
Baths
Square Ft
100073719
House
5
4,786 s.f.
Just what you have been looking for! New construction on the Intracoastal Waterway in Landfall. This spectacular coastal design by Logan Homes features the sought after open casual floor plan with all the latest bells and whistles including stainless steel natural gas appliances, and HVAC, tankless hot water heater, super energy efficient spray foam insulation, Quartz Counters, Ipe decking, telescoping doors, 3 car garage, 5 bedrooms (including 2 master suites on first floor) 5 1/2 baths, beamed ceilings, large waterfront screened porch. All of this is at the end of one of Landfall's prettiest and most sought-after streets- Great Oaks Drive. Spectacular views with 225 feet of water frontage and very unique Landfall - the water actually laps the shore!
Under Contract
Contingency
$ 2,800,000
309 Bradley Drive
Wilmington, NC 28409
Not In Subdivision
Bed / 4/1 Bath
4,840 Sq. Ft.
Property Type: House
MLS® #: 100061421
Under Contract
Contingency
$ 2,800,000
309 Bradley Drive | Wilmington, NC 28409
Not In Subdivision
MLS® #
Property Type
Beds
Baths
Square Ft
100061421
House
4/1
4,840 s.f.
Welcome to 'Twin Oaks by the Sea', luxury waterfront living on Bradley Creek. Enjoy views of the Intracoastal Waterway, Bradley Creek, and Airlie Gardens framed by gorgeous 400 year old majestic live oaks. The property includes 2 waterfront properties, each with a pier, 4 boat slips, and a boat lift on deep water. The home has three levels with an elevator and a 40,000KW whole house generator. The attention to detail is impressive in this quality construction by Mack Braxton, and includes a two story Great Room with custom built ins and Brazilian Cherry hardwood floors. Chef's kitchen with new Wolf double oven, gas stove, SubZero refrigerator, and large island.
Under Contract
Contingency
$ 2,695,000
8708 Bald Eagle Lane
Wilmington, NC 28411
Porters Neck Plantation
Bed / 4/1 Bath
4,600 Sq. Ft.
Property Type: House
MLS® #: 100057634
Under Contract
Contingency
$ 2,695,000
8708 Bald Eagle Lane | Wilmington, NC 28411
Porters Neck Plantation
MLS® #
Property Type
Beds
Baths
Square Ft
100057634
House
4/1
4,600 s.f.
New Construction on the Intracoastal Waterway with brand new dock and bulkhead with views of Figure 8 Island and the Atlantic Ocean! This 4600 sq. ft, 4 bedroom, 4.5 bath features a stunning open floor plan. This house is well located on a bluff lot (out of the flood plain) and features high ceilings and a master suite on the first floor. It also features high end Wolf appliances and hardwood floors. This home is currently under construction, with a projected closing and occupancy by year end. (Note: this price is Pre-Construction Pricing)
Under Contract
Contingency
$ 2,450,000
1421 Landfall Drive
Wilmington, NC 28405
Landfall
Bed / 4/1 Bath
4,334 Sq. Ft.
Property Type: House
MLS® #: 100037917
Under Contract
Contingency
$ 2,450,000
1421 Landfall Drive | Wilmington, NC 28405
Landfall
MLS® #
Property Type
Beds
Baths
Square Ft
100037917
House
4/1
4,334 s.f.
This iconic Intracoastal waterfront home is truly a unique and rare find. Designed by modernist architect Henry Johnson in 1988, completely renovated by architect Michael Kersting in 2000 and spectacularly updated by the current owners, this contemporary masterpiece will take your breath away. Situated next to a nature preserve, across from the award-winning Dye golf course and directly on the spectacular Intracoastal waterway, this home will make you forget the hustle and bustle of a busy life. Immerse yourself in the sanctuary of the unparalleled privacy this home and property offer while still living in the heart of activity. Spoil yourself with the magnificent, unobstructed views of the water, birds, dolphin and nature that are visible from almost every room.
Under Contract
Contingency
$ 2,399,000
5912 Nautical Isle Court
Wilmington, NC 28409
Helms Port
Bed / 4/1 Bath
4,053 Sq. Ft.
Property Type: House
MLS® #: 100064913
Under Contract
Contingency
$ 2,399,000
5912 Nautical Isle Court | Wilmington, NC 28409
Helms Port
MLS® #
Property Type
Beds
Baths
Square Ft
100064913
House
4/1
4,053 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 home 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 overlooking the ICWW, Masonboro, and Beautiful views of the Atlantic. Opportunity to purchase boat slip in the Helms Port Marina. Home comes with brand new private pier with over sized gazebo on the intracoastal waterway. contact sales office for more details.
Under Contract
Contingency
$ 2,195,000
1617 Landfall Drive
Wilmington, NC 28405
Landfall
Bed / 5/2 Bath
5,076 Sq. Ft.
Property Type: House
MLS® #: 100052907
Under Contract
Contingency
$ 2,195,000
1617 Landfall Drive | Wilmington, NC 28405
Landfall
MLS® #
Property Type
Beds
Baths
Square Ft
100052907
House
5/2
5,076 s.f.
Exceptional Intracoastal Waterfront gem situated on a majestic high bluff in Landfall, in walking distance to the Dye club house. This amazing home boasts spectacular quality appointments and a private outdoor entertainment oasis with sensational views. Enjoy the sunrise in the eastern sky, ocean breezes and attention to every detail in this custom, timeless coastal classic home. Interior features include; 5000+ sq ft, Caribbean heart pine floors, chef's gourmet kitchen, with double ovens, gas cooking, a spacious island and granite counters. The Luxurious first floor Master Suite has breath taking views, the first floor also features a guest suite or private home library/office with a full bath and built in file cabinets. On the second floor you will find two en suite guest rooms,
Under Contract
Contingency
$ 2,100,000
2320 Ocean Point Drive
Wilmington, NC 28405
Landfall
Bed / 3/1 Bath
5,131 Sq. Ft.
Property Type: House
MLS® #: 100075635
Under Contract
Contingency
$ 2,100,000
2320 Ocean Point Drive | Wilmington, NC 28405
Landfall
MLS® #
Property Type
Beds
Baths
Square Ft
100075635
House
3/1
5,131 s.f.
Situated on a high bluff fronting the Intracoastal Waterway this outstanding residence is a showpiece of design with incredible views of the Intracoastal Waterway and the Atlantic Ocean. It is located out of the flood plain, among other grand homes on one of the most prestigious streets in Landfall, Wilmington's premier gated community. Comprising 5131 sq. ft. this fine home offers 4 Bedrooms, 3.5 bathrooms and abundant living areas. The circular driveway bordered by palm trees and live oaks provide a dramatic introduction to this 3-story waterfront home. Solid mahogany and wrought iron doors swing open to a stunning foyer featuring Travertine tile and a circular wrought-iron staircase. The home's first level was designed with entertaining in mind,
Under Contract
Contingency
$ 1,975,000
7 Oyster Catcher Road
Wilmington, NC 28411
Figure Eight Island
Bed / 3/1 Bath
3,600 Sq. Ft.
Property Type: House
MLS® #: 100061380
Under Contract
Contingency
$ 1,975,000
7 Oyster Catcher Road | Wilmington, NC 28411
Figure Eight Island
MLS® #
Property Type
Beds
Baths
Square Ft
100061380
House
3/1
3,600 s.f.
Custom built, 4 bedroom, 3.5 bath home features reverse floor plan which affords expansive views of the sound and Intracoastal Waterway as well as partial ocean views. Bright and airy great room with 20ft of glass windows overlooking the water. Master suite, study and half bath are also on the main level of this home. First living level has guest master suite with full bath and access to deck, two water front guest rooms that share a bath, den and laundry area. Screened porch located off the newly renovated kitchen is perfect for outdoor dining. Amenities include; elevator, beautifully landscaped lawn, concrete breezeway, covered and open decks, outside shower, double carport and storage room for beach equipment. Charter membership to Yacht Club included.
Under Contract
Contingency
$ 1,900,000
6452 Shinnwood Road
Wilmington, NC 28409
Not In Subdivision
Bed / 4 Bath
2,310 Sq. Ft.
Property Type: House
MLS® #: 100022784
Under Contract
Contingency
$ 1,900,000
6452 Shinnwood Road | Wilmington, NC 28409
Not In Subdivision
MLS® #
Property Type
Beds
Baths
Square Ft
100022784
House
4
2,310 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
$ 1,899,900
8220 Bald Eagle Lane
Wilmington, NC 28411
Porters Neck Plantation
Bed / 4 Bath
4,600 Sq. Ft.
Property Type: House
MLS® #: 100049770
Under Contract
Contingency
$ 1,899,900
8220 Bald Eagle Lane | Wilmington, NC 28411
Porters Neck Plantation
MLS® #
Property Type
Beds
Baths
Square Ft
100049770
House
4
4,600 s.f.
Expansive water views from this Intracoastal Waterfront 4BR/4BA home located on prestigious Bald Eagle Lane. Enjoy year round water access with private pier featuring exceptional dock arrangement: multiple boat lifts, 36' wet slip, large covered gazebo. After a day on the boat or paddleboard - return to cool down in the waterfront pool or relax in the hot tub before entering this stylish well appointed 4500+sqft coastal home. Spectacular water views showcased from multiple exterior decks and nearly every room in the house. Open flowing living, dining, kitchen level floorplan excellent for entertaining. Spacious waterfront master suite. Additional features include sizeable workshop, mature landscaping, multiple garages. Located just a wedge shot away from Eagle Point Golf Club.
No listings available.
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