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 February 23, 2024
229
Listed
111
Avg. DOM
$644.88
Avg. $ / Sq.Ft.
$700,000
Med. List Price
229 Properties
Page 1 of 8
Pending
2700 N Lumina Ave N Wrightsville Beach,  NC 28480
$585,000
Neighborhood: Shell Island Resort
1
Beds
1F11/2
Baths
550
Sq.Ft.
1986
Year Built
2
Days on Site
100423253
MLS
$374,900
Neighborhood: Sound Of The Sea
1
Beds
1F11/2
Baths
768
Sq.Ft.
1983
Year Built
2
Days on Site
100428994
MLS
$1,499,999
Neighborhood: Old Settlers Beach
6
Beds
4
Baths
2,176
Sq.Ft.
1991
Year Built
3
Days on Site
100428629
MLS
$525,000
Neighborhood: Southern Shrs Villas
3
Beds
2
Baths
1,349
Sq.Ft.
1984
Year Built
4
Days on Site
100428467
MLS
$759,000
Neighborhood: Long Beach
3
Beds
1
Baths
896
Sq.Ft.
1966
Year Built
4
Days on Site
100428518
MLS
Open 2/23
7403 E Beach Dr Oak Island,  NC 28465
4
Beds
3
Baths
2,048
Sq.Ft.
1986
Year Built
4
Days on Site
100428559
MLS
Coming Soon
118 Ocean Blvd E Holden Beach,  NC 28462
4
Beds
3F11/2
Baths
1,720
Sq.Ft.
1958
Year Built
4
Days on Site
100428562
MLS
Pending
1822 New River Inlet Rd North Topsail Beach,  NC 28460
$399,900
Neighborhood: Topsail Dunes
2
Beds
2
Baths
904
Sq.Ft.
1983
Year Built
7
Days on Site
100428105
MLS
$700,000
Neighborhood: Tar Landing Villas
3
Beds
3
Baths
1,970
Sq.Ft.
1972
Year Built
7
Days on Site
100428113
MLS
Open 2/24
790 New River Inlet Rd North Topsail Beach,  NC 28460
$599,000
Neighborhood: Villa Capriani
3
Beds
3
Baths
1,499
Sq.Ft.
1988
Year Built
8
Days on Site
100427789
MLS
Pending
2504 N Lumina Avenue Ext Ave Wrightsville Beach,  NC 28480
$1,550,000
Neighborhood: Wrightsville Dunes
3
Beds
2
Baths
1,594
Sq.Ft.
1986
Year Built
8
Days on Site
100427832
MLS
4
Beds
2F21/2
Baths
2,142
Sq.Ft.
1950
Year Built
8
Days on Site
100427900
MLS
$860,000
Neighborhood: Old Settlers Beach
4
Beds
2
Baths
1,334
Sq.Ft.
1984
Year Built
8
Days on Site
100427912
MLS
$2,850,000
Neighborhood: Lands End
4
Beds
4F11/2
Baths
4,039
Sq.Ft.
2007
Year Built
8
Days on Site
100427946
MLS
4
Beds
3
Baths
2,151
Sq.Ft.
2004
Year Built
8
Days on Site
100428030
MLS
$578,000
Neighborhood: Summer Winds Condominiums
2
Beds
2
Baths
1,060
Sq.Ft.
1985
Year Built
9
Days on Site
100427631
MLS
$1,550,000
Neighborhood: Sandpiper Village
4
Beds
3F11/2
Baths
2,189
Sq.Ft.
1993
Year Built
9
Days on Site
100427694
MLS
Open 2/24
901 Lake Park Blvd S Carolina Beach,  NC 28428
$525,000
Neighborhood: Paradise Tower
2
Beds
2
Baths
847
Sq.Ft.
1986
Year Built
9
Days on Site
100427727
MLS
$1,699,000
Neighborhood: Beacons Reach
4
Beds
4F11/2
Baths
3,122
Sq.Ft.
1989
Year Built
10
Days on Site
100427464
MLS
Pending
2008 E Fort Macon Rd Atlantic Beach,  NC 28512
$380,000
Neighborhood: Southwinds
2
Beds
2
Baths
816
Sq.Ft.
1978
Year Built
11
Days on Site
100427292
MLS
$1,375,000
Neighborhood: Holden Beach West
6
Beds
5F11/2
Baths
2,544
Sq.Ft.
1991
Year Built
11
Days on Site
100427374
MLS
$1,395,000
Neighborhood: Ocean Ridge Village
5
Beds
4
Baths
3,442
Sq.Ft.
1989
Year Built
12
Days on Site
100427023
MLS
3
Beds
2
Baths
1,169
Sq.Ft.
1987
Year Built
12
Days on Site
100427086
MLS
Pending
702 S Shore Dr Surf City,  NC 28445
$1,200,000
Neighborhood: Seawatch
4
Beds
3
Baths
1,632
Sq.Ft.
2003
Year Built
14
Days on Site
100426872
MLS
Pending
47 Ocean Isle West Blvd Ocean Isle Beach,  NC 28469
$569,000
Neighborhood: Ocean Isle West
3
Beds
2
Baths
1,032
Sq.Ft.
1984
Year Built
14
Days on Site
100426934
MLS
$999,900
Neighborhood: Ocean Dunes
4
Beds
3
Baths
2,319
Sq.Ft.
1985
Year Built
15
Days on Site
100426685
MLS
$1,800,000
Neighborhood: Ocean Point
5
Beds
5F21/2
Baths
8,994
Sq.Ft.
1987
Year Built
15
Days on Site
100426686
MLS
$686,550
Neighborhood: Shipwatch Villas
3
Beds
2F11/2
Baths
1,492
Sq.Ft.
1985
Year Built
15
Days on Site
100426691
MLS
$599,900
Neighborhood: Villa Capriani
3
Beds
3
Baths
1,488
Sq.Ft.
1988
Year Built
15
Days on Site
100426702
MLS
$475,500
Neighborhood: Sand Pebbles Condominium
2
Beds
2
Baths
789
Sq.Ft.
1984
Year Built
15
Days on Site
100426726
MLS
5
Beds
4F11/2
Baths
3,000
Sq.Ft.
1966
Year Built
15
Days on Site
100426733
MLS
4
Beds
3
Baths
1,970
Sq.Ft.
2023
Year Built
15
Days on Site
100426740
MLS