North Carolina Oceanfront homes for sale

This is a summary of oceanfront homes for sale in NC--scroll to the bottom ASAP. These include beach homes near Wilmington including Wrightsville Beach, Carolina and Kure Beach.  It also includes a lot of Wilmington waterfront homes in the area such as Masonboro Sound, Porters Neck Plantation and Landfall.

2022 update for beach front homes in North Carolina

Prices past year are up 30%.  the rental income for beach properties also shot up 30% with the highest rents in the history of vacation rentals.   It really caught a lot of property managers off guard and they rented their homes at the previous year's rental rates so most 2nd home owners lost $10,000s :(  I had sent my "list" an email saying raise your rents 25% now as your property manager won't....Couple of past clients got back with me later saying thank you so much. With the higher interest rates making and 2nd home penalties in place such as points with the fed and fannie mae...prices are probably maxed out and buyers are dropping out of the game as it costs much more each month to pay a jumbo mortgage.  Pices might come down or correct 10% in the next year.   Variety is the spice of life and that applies to our many beach properties for sale.  Each North Carolina beach one has its own traits, traffic, retail, culture and socioeconomic norms.  Also to take into account is the water itself; is it clear or murky?  How deep or wide are the beaches?  Some beaches are pretty shallow like Carolina Beach or North Topsail.  Perhaps the deepest beach is Wrightsville Beach.  It's no coincidence that is also the most expensive in Southeast North Carolina.  I call it a "white collar" beach.  Of course most beaches are regularly "renourished."  Probably about every 4 years a beach gets a delivery from the federal sandman :) if you know what I mean.  Actually it's a combo of players involved and it's often a debate involving different levels of the government.  

Non rebuildable lots and vegetation line issues for Oceanfronts CAMA

One of the main variables in looking for ocean front homes has to do with the lot itself in relation to the vegetation line and dune structure.  There are CAMA guidelines for rebuildability that determine if one can build a property on a lot when it comes to oceanfront homes for sale in NC.  For example one may only be allowed to build a beach cottage 20 feet back from the vegetation line which is usually in the sand dune in front of the home.  However with hurricanes dunes and vegetation lines can be wiped out for years until they are reconstructed and new vegetation lines are formed.  So the homes are in constant flux of what status they have-- buildable versus non rebuildable.  Some beaches have more widespread vegetation line issues and non rebuildable lots than other beaches...namely Surf City and the Topsail Beaches.  However when you dive deeper into it you see that whether a lot if rebuildable is not necessarily a big deal in practical terms when you think it through. I'll have a video on that subject soon. Reach out to me for the explanation.... The bottom line is that unless your home is completely destroyed by a hurricane, you can repair it so long as the repairs are not 50% of the value of the physical structure.  For that to occur it would be a category 4 or 5 hurricane probably.  But the irony is that if a cat 4 or 5 hurricane comes then most of the currently rebuildable lots will become non-rebuildable because they will lose their vegetation lines.  The point is that it is reasonable to buy homes on non-rebuildable lots.

Oceanfront Prices in Brunswick County 2022

So oceanfronts in Brunswick County including Oak Island, Holden Beach and Ocean Isle beach appreciated 37% from 2017-2020 .  However non-oceanfront homes appreciated 22% in that time period.  So there was a higher rate of appreciation for beach front homes. Probably this held up for the rest of North Carolina. New update for you....In 2021 prices jumped 30%. It was surreal no doubt. I saw buyers get priced out the market and walk away from buying their beach home. Many of them had been kicking the tires for years, and had plenty of opportunities to buy at a much lower price for a beachfront home.  And the homes values bumped another 16-20% in 2022 as well.

 
Carolina Beach Oceanfronts Holden Beach Oceanfronts Kure Beach Oceanfronts
Oak Island Oceanfronts North Topsail Oceanfronts Surf City Oceanfronts
Topsail Oceanfronts Wrightsville Beach Oceanfronts Ocean Isle Oceanfronts
Sunset Beach Oceanfronts  Emerald Isle Beach Oceanfronts

there is approximately 150 pure oceanfront homes in Wrightsville Beach NC there is approximately 150 pure oceanfront homes in Wrightsville Beach NC


                     

Oceanfronts in North Carolina March 18, 2024
242
Listed
96
Avg. DOM
$648.58
Avg. $ / Sq.Ft.
$712,500
Med. List Price
242 Properties
Page 1 of 8
$365,000
Neighborhood: The Riggings Condominium
1
Beds
1
Baths
720
Sq.Ft.
1982
Year Built
1
Day on Site
100431336
MLS
$600,000
Neighborhood: North Topsail Shores
3
Beds
2F11/2
Baths
1,278
Sq.Ft.
1983
Year Built
1
Day on Site
100433356
MLS
Coming Soon
1317 Ocean Blvd W Holden Beach,  NC 28462
$2,149,000
Neighborhood: Holden Beach West
6
Beds
6
Baths
3,088
Sq.Ft.
1988
Year Built
1
Day on Site
100433432
MLS
$1,399,999
Neighborhood: Winterhaven
4
Beds
3F11/2
Baths
2,034
Sq.Ft.
1997
Year Built
1
Day on Site
100433463
MLS
2
Beds
2
Baths
850
Sq.Ft.
1980
Year Built
2
Days on Site
100433323
MLS
Pending
1411 Lake Park Blvd S Carolina Beach,  NC 28428
$615,000
Neighborhood: Salty Hammocks
2
Beds
2
Baths
761
Sq.Ft.
1983
Year Built
3
Days on Site
100433213
MLS
$600,000
Neighborhood: Pier Pointe
2
Beds
2
Baths
1,134
Sq.Ft.
1996
Year Built
3
Days on Site
100433233
MLS
2
Beds
1
Baths
768
Sq.Ft.
1980
Year Built
3
Days on Site
100433248
MLS
Pending
1928 New River Inlet Rd North Topsail Beach,  NC 28460
$605,000
Neighborhood: Shipwatch Villas
3
Beds
2F11/2
Baths
1,470
Sq.Ft.
1985
Year Built
4
Days on Site
100433004
MLS
Coming Soon
1505 Salter Path Rd Indian Beach,  NC 28512
$571,500
Neighborhood: Summer Winds Condominiums
2
Beds
2
Baths
1,026
Sq.Ft.
1985
Year Built
4
Days on Site
100433048
MLS
3
Beds
2
Baths
1,169
Sq.Ft.
1985
Year Built
4
Days on Site
100433053
MLS
2
Beds
2
Baths
1,010
Sq.Ft.
1986
Year Built
4
Days on Site
100433056
MLS
Coming Soon
1435 Salter Path Rd Indian Beach,  NC 28512
$875,000
Neighborhood: Grande Villas At The Preserve
2
Beds
2
Baths
1,378
Sq.Ft.
2007
Year Built
4
Days on Site
100433134
MLS
8
Beds
8F21/2
Baths
6,902
Sq.Ft.
2020
Year Built
5
Days on Site
100399182
MLS
$1,295,000
Neighborhood: Queens Grant
4
Beds
3
Baths
2,105
Sq.Ft.
1985
Year Built
5
Days on Site
100432689
MLS
Pending
1321 W Beach Dr Oak Island,  NC 28465
$1,175,000
Neighborhood: W. Long Beach
3
Beds
2
Baths
1,120
Sq.Ft.
1968
Year Built
5
Days on Site
100432770
MLS
Pending
2111 W Ft Macon Rd Atlantic Beach,  NC 28512
$674,900
Neighborhood: Dunescape
3
Beds
2F11/2
Baths
1,012
Sq.Ft.
1981
Year Built
5
Days on Site
100432788
MLS
Coming Soon
190 Ocean Blvd E Holden Beach,  NC 28462
$1,199,000
Neighborhood: Holden Beach
4
Beds
3F11/2
Baths
1,560
Sq.Ft.
1992
Year Built
5
Days on Site
100432816
MLS
4
Beds
2
Baths
1,280
Sq.Ft.
1969
Year Built
5
Days on Site
100432864
MLS
$629,000
Neighborhood: Ocean Bay Village
2
Beds
2
Baths
984
Sq.Ft.
1985
Year Built
5
Days on Site
100429923
MLS
$634,000
Neighborhood: Shipwatch Villas
3
Beds
2F11/2
Baths
1,470
Sq.Ft.
1983
Year Built
6
Days on Site
100432449
MLS
$590,000
Neighborhood: Smugglers Cove
2
Beds
2
Baths
1,005
Sq.Ft.
1974
Year Built
6
Days on Site
100416936
MLS
1
Beds
1
Baths
532
Sq.Ft.
1980
Year Built
6
Days on Site
100432613
MLS
$589,900
Neighborhood: Summer Winds Condominiums
2
Beds
2
Baths
1,060
Sq.Ft.
1985
Year Built
6
Days on Site
100432627
MLS
4
Beds
3
Baths
1,664
Sq.Ft.
1983
Year Built
7
Days on Site
100432265
MLS
$1,450,000
Neighborhood: Surf City #1
3
Beds
3
Baths
2,159
Sq.Ft.
2005
Year Built
7
Days on Site
100432322
MLS
$550,000
Neighborhood: Shipwatch Villas
2
Beds
1F11/2
Baths
1,222
Sq.Ft.
1983
Year Built
8
Days on Site
100432062
MLS
Pending
16 E First St Ocean Isle Beach,  NC 28469
$375,000
Neighborhood: Ocean Cove
1
Beds
1
Baths
570
Sq.Ft.
1984
Year Built
8
Days on Site
100432089
MLS
2
Beds
2
Baths
918
Sq.Ft.
1985
Year Built
8
Days on Site
100432092
MLS
$695,000
Neighborhood: Beacons Reach
2
Beds
2
Baths
1,163
Sq.Ft.
1982
Year Built
9
Days on Site
100432033
MLS
Coming Soon
3919 W Beach Dr Oak Island,  NC 28465
5
Beds
5F11/2
Baths
2,856
Sq.Ft.
2021
Year Built
10
Days on Site
100431978
MLS
$795,000
Neighborhood: Grande Villas At The Preserve
2
Beds
2
Baths
1,312
Sq.Ft.
2007
Year Built
10
Days on Site
100431986
MLS