Example of How BEACH REALTORS See the Red Flags for Buyers for Oceanfronts

 Ocean Front Beach Realtors are Different -- Use One Pronto

I work all the way from Murrells Inlet up to Ocean isle beach, Surf City, North Topsil Beach, etc. So, real quick example for you about real estate beach properties and experience. Inland real estate is fairly simple and straightforward compared to what I call beach real estate aka ocean front homes. And at the beach there’s a lot more, overall complicated potential tricky situations and variables that you do not have in regular subdivision homes. And it is imperative when you're gonna buy a beach property to use a very experienced beach realtor. And just as an estimate maybe 2 out of 100 agents are extremely erudite, experienced and have authority with beach real estate. I am one of those 2% for example.

Here’s a case study. I’m looking at this property here at Surf city and with a neat guy, check it out, a big blue house on pilings, really nice high pilings; the views on the backside...it also has great views of the ocean, and on the other side. But it hasn’t sold for awhile. And we’re like why not? It should’ve sold by now. Instantly when I saw the house, I knew that there was probably an issue with the numbers working and that has to do with insurance, the cost of insurance. And everything always comes down to the numbers when you're talking with beach homes because most of these homes are bought by investors and the numbers have to work as they say. Sure enough, I go check out the insurance and I tell my guy, yeah this is in a VE flood zone instead of an AE flood zone, and therefore instead of $1,000 insurance flood insurance, it is $4,271 the annual insurance so right away there's a $3,000 a year hit on this property in terms of annual income in relation to the fees.

Insurance Costs VE versus AE Flood Zone in Surf City

And then I pointed out, you know another home, this one here, is going to have a higher gross rental income as well as, I didn’t even mean to go all the way here, I meant to just actually show the conclusion I had. Yeah here it is right here. I pointed out right away that this home only has $1,000 flood insurance policy and it’s also a nice second row or third row home here. And therefore we could use this home that closed. I'm not sure what it closed for but we could in the end with the wind and hail insurance that this home we were looking at we decided that actually it’s listed for $719,000 but that we would just be able to pay $650,000 for it and then walk away. So right away my experience told me that there was a numbers issue and it must be high flood insurance, way higher than normal, and sure enough I quickly verified that. And that explains why the home does not have as much market value as it otherwise would have had. If this thing was a third row in and had regular flood insurance cost they would’ve sold this for $725,000 right away but from our perspective it’s only worth 650.

Sample Tutorials on Ocean Front Vacation Rental Tutorials

As your buyer agent I can protect you for beach properties and I know what’s going on, I can assess things, size them up for you, look for red flags and often I have that within seconds for you! it’s all up here[pointing to my head in the video]. This is what I do. So I look forward to helping you buy a home at the beach, running your numbers for you, and only looking out for your interest as an investor because to me it doesn’t matter if you buy this house or the next house or the next house. As long as you buy a house with me sometime I’m good. But I want to make sure you get the right house and then what I’m really hoping for is future deals with you, a series of transactions every two or three years we do another one of these and that’s how I have a nice pipeline. 

 

300 Properties
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230 W Beach Dr Oak Island,  NC 28465
3
Beds
2
Baths
1,400
Sq.Ft.
1985
Year Built
1
Day on Site
100445328
MLS
$550,000
Neighborhood: Summer Winds Condominiums
3
Beds
2
Baths
1,272
Sq.Ft.
1985
Year Built
2
Days on Site
100445032
MLS
$1,955,000
Neighborhood: Grady Moore Beach
5
Beds
3F11/2
Baths
2,267
Sq.Ft.
2005
Year Built
2
Days on Site
100445105
MLS
$310,000
Neighborhood: Villa Capriani
1
Beds
1
Baths
708
Sq.Ft.
1988
Year Built
2
Days on Site
100445127
MLS
$495,000
Neighborhood: South Harbour Village
3
Beds
2F11/2
Baths
1,701
Sq.Ft.
2003
Year Built
2
Days on Site
100445306
MLS
Coming Soon
101 Rip Tide Ct Emerald Isle,  NC 28594
4
Beds
3F11/2
Baths
3,364
Sq.Ft.
2002
Year Built
2
Days on Site
100445309
MLS
15
Beds
13
Baths
6,332
Sq.Ft.
2006
Year Built
3
Days on Site
100444938
MLS
$785,000
Neighborhood: Towne Place Condominium
2
Beds
2
Baths
864
Sq.Ft.
2019
Year Built
3
Days on Site
100444950
MLS
Coming Soon
122 Dylan Ln New Bern,  NC 28562
$589,000
Neighborhood: Trent River Villas
3
Beds
3F11/2
Baths
2,726
Sq.Ft.
2005
Year Built
4
Days on Site
100444608
MLS
$496,000
Neighborhood: Villa Capriani
2
Beds
2
Baths
1,206
Sq.Ft.
1988
Year Built
4
Days on Site
100444622
MLS
$520,000
Neighborhood: Ocean Dunes
2
Beds
2
Baths
917
Sq.Ft.
1984
Year Built
4
Days on Site
100439993
MLS
Coming Soon
3219 E Beach Dr Oak Island,  NC 28465
$2,150,000
Neighborhood: E. Long Beach
5
Beds
4F11/2
Baths
2,088
Sq.Ft.
2020
Year Built
5
Days on Site
100444486
MLS
$515,000
Neighborhood: Summer Winds Condominiums
2
Beds
2
Baths
1,060
Sq.Ft.
1985
Year Built
5
Days on Site
100444496
MLS
$393,000
Neighborhood: Surf Condominiums
1
Beds
1F11/2
Baths
752
Sq.Ft.
1985
Year Built
6
Days on Site
100444209
MLS
$1,025,000
Neighborhood: Wilmington Beach
6
Beds
4
Baths
2,128
Sq.Ft.
2004
Year Built
6
Days on Site
100424744
MLS
3
Beds
2
Baths
840
Sq.Ft.
1958
Year Built
6
Days on Site
100444337
MLS
$949,900
Neighborhood: Hatteras Colony
4
Beds
3F11/2
Baths
1,568
Sq.Ft.
1987
Year Built
7
Days on Site
100444168
MLS
4
Beds
2
Baths
1,939
Sq.Ft.
1984
Year Built
8
Days on Site
100444107
MLS
$379,900
Neighborhood: Sea Spray
2
Beds
2
Baths
762
Sq.Ft.
1980
Year Built
9
Days on Site
100443921
MLS
$1,199,000
Neighborhood: Summertyme
3
Beds
2
Baths
1,950
Sq.Ft.
1989
Year Built
9
Days on Site
100443936
MLS
$585,000
Neighborhood: Paradise Tower
2
Beds
2
Baths
840
Sq.Ft.
1986
Year Built
9
Days on Site
100443946
MLS
$1,000,000
Neighborhood: Oasis At Atlantic Beach
2
Beds
3
Baths
1,877
Sq.Ft.
2006
Year Built
9
Days on Site
100444061
MLS
$350,000
Neighborhood: Atlantic Towers Condo
1
Beds
1
Baths
607
Sq.Ft.
1984
Year Built
10
Days on Site
100443523
MLS
3
Beds
2F11/2
Baths
1,109
Sq.Ft.
1967
Year Built
10
Days on Site
100443602
MLS

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