OBX4Sale Blog

Optimism Abounds the OBX Real Estate Market

 

After a long decade of lagging sales, lower values and very little new construction the Outer Banks Real Estate Market is showing lots of reasons for optimism.

The numbers don’t lie!  This has the been a banner year for sales.

• Total Unit Sales: 2560 units sold! Best year since 2005!
• Total Sales Volume: $766,057,072! Best year since 2005!
• Average Home Price: $387,064 – highest average home sale price! Best year since 2014!
• Median Home Price: $313,021 – highest median home price! Best year since 2014!
• Inventories: Lowest monthly inventory since 2010!
• Days on the Market: Rapidly declining Days on the market! Down 43% in December!

These numbers are a great reason for optimism however its still a buyer’s market over all.

Do’s and Dont’s for a Seller

As a seller in a market with too much inventory you can not be the “highest bidder”  of your home and expect to sell your home.

If you are serious about selling, it is important to speak to a FULL TIME REALTOR.  One who knows the market and is willing to tell you what the market value is based on solid up-to-date research on sold comparables, just listed comparables (your competition) and market trends.

Market trends are important, some trends can point to more money for the seller and some can point to market rejection and too many days on the market.  Then your home can become stigmatized.

Homes built in the 80’s or 90’s with little to no upgrades will not get top dollar in this real estate market.  Buyers want upgrades like white cabinets, granite counter tops, stainless appliances, hardwood flooring, tile surround showers, colorful backsplashes and a beach decor.

I can also tell you, they do not want a house full of crate furniture.

I am not suggesting that you need to dump thousands into remodeling just to sell your home. There are some things that can be done that will insure your home sells before the outdated competition.

Crate furniture can often be given a new trendy look with some chalk paint and new knobs or drawer pulls.

Sometimes a small budget and some staging is all that is needed to make your home shine above the rest.  Sometimes this is just new art work, new bedding and new shower curtains.  Other times new carpet, carpet cleaning or new furniture in the living area may be necessary.

Other things you can do as a seller to ready your property for the market is to de-clutter if it is your primary residence, touch up  tired looking paint especially on the front door, shutters etc.

You want your home to be inviting.  It is hard for us to see what needs to be done in our own homes.  I will look at your home through the eyes of potential buyers and trends and I will give you my professional advice on what is necessary to get your home sold.

My Christmas Story

My Christmas story goes like this……  

In November, I received a sales call off of a sign I had on a listing.  I spoke to the gentleman and I met him and another couple at the house the next day.  Long story short he made an offer on the house and I went to his beach house to have the offer signed.  It was at this time that he told me what his plans were for the property as the house was quite old.

RANDOM ACTS OF KINDNESS

You see he had met a young man who had been doing some work for him,  he was a hard worker.  However, he had fallen down on some serious hard times. This young man had been mostly living in his truck.  As he told me the story I was fighting tears.  I was so touched by the level of his concern and kindness.

This client is incredibly wealthy you see and I don’t mean in the terms of money.  While visiting him I learned that he was from Loudoun County (where I grew up). I learned about a very successful business he built there and how his son and grandson now run it.   I learned that he shared a lifetime with his very beautiful and talented bride, who he lost a few years ago to cancer.  I heard about his children and his grandchildren and all that they have accomplished.  I heard pride and deep love as he told me about each and every one.   He spoke about the upcoming Thanksgiving Holiday and how they would all come and spend the holiday together, with him at his house in Duck. Then he told be about the couple who had looked at the house with him…..you see he was going to purchase this old house so that he could offer them an affordable place to live.  This is what incredible wealth is!  My heart was so heavy with JOY!

Over the next few weeks I learned that this couple had almost nothing.  My client had given them some beds.  I had ‘stuff’ that I was going to donate and in that moment I knew exactly who to donate it to.  On the day we closed I took the stuff to the couple at the house and he invited me in to show me what he had done already.  While in the house I met his dog…..a very old golden retriever.  She was so sweet all curled up on his couch.  He told me that he didn’t even have the nerve to tell her to get down because she too had been living in his truck and he was so proud to give her a real home again. Once again, I found myself fighting tears.

A few days later, my sister called to discuss Christmas and she suggested “Adopting a Family”  in lieu of her and her husband and I exchanging gifts with each other. She asked me if I knew of a family and my reply was “absolutely, I know the perfect family”.  I can’t wait to take Christmas to them!

I am very blessed!

“Happy Holidays”

Which OBX Town is Right for You Part 2

You’ve daydreamed of hearing the sound of ocean waves through open windows, inhaling salty air, walking with sandy feet, and your family’s sunny smiles after a day on the beach. Now you’re ready to make a move and start researching how to live your dream! When searching for Outer Banks homes for sale, it’s important to know which town has the qualities that best fit your and your family’s needs. Each town is has its own unique charms, community, and lifestyle. In Which Outer Banks Town Is Right For Me, Part 1 we explored our northern OBX towns full of abundant natural beauty, Corova-Kitty Hawk. Here we will tour our relaxed and happy Middle & Southern Towns!
1. Kill Devil Hills

Kill Devil Hills, or ‘KDH’ as it’s affectionately referred to by its many year-round locals, is the “downtown” of the Outer Banks. Brimming with vacation homes and hotels on the ocean side, and neighborhoods full of happy local families on the sound side, this town’s central location and multitude of accessible amenities make it an ideal choice to begin living the beach life. KDH boasts grocery stores, all types of shopping, numerous restaurants, lively nightlife and live music, with a multitude of community activities and amenities such as a library, senior center, little league and children’s soccer, to name a few. There’s even an adult soft ball league, too!

The proximity to the Outer Banks hospital, matched with a caring community and the ability for children to go to school in either Kitty Hawk or Manteo, Kill Devil Hills is a centrally-located, bustling beach town that truly has it all. Locals spend free time together, relaxing on the beach, surfing, roasting oysters, fishing, enjoying each other’s company and taking care of each other when one of their own is in need…fundraisers to support one another are common in this town, and across the Outer Banks as a whole. Kill Devil Hills real estate is ideal for anyone wanting to build a community-centered, active beach life.
2. Nags Head

This historic town brings to mind images of generations of sandy, salty, joyful family beach vacations. Much of Nags Head is residential, making this Outer Banks real estate ideal for anyone wanting to invest in a beach vacation home. Traditional, classic, family-based beach life characterizes this accessible community bursting with activities and convenient shopping for locals and tourists alike. Nags Head maintains a beautiful balance of easygoing beach life based on tradition, and dynamic modern growth, with retail shops being a main source of income in addition to restaurants and the service industry.

There is something for everyone here, including the Outer Banks hospital and many community amenities, such as multiple churches and medical and health centers. A home in Nags Head offers a dreamy beach life, with neighbors of multi-generational families, business owners, and professionals dedicated to the preservation and support of the communities of the Outer Banks.
3. Manteo

Charming, quaint, close-knit, and historic are a few of the best words to describe this delightful town full of adorable cedar-shake cottages and flower-covered front porches. One of the oldest communities in the country, Manteo is like stepping back in time. There are many activities steeped in history as is the town’s vibrant restaurant, boutique shop, and art gallery-lined waterfront. Owning a home here means that your neighbors will mostly be made up of island natives whose families extend back multiple generations; folks who grew up in Manteo, moved away and have returned home to build their home; retirees; business owners; artists; and artisans.

Manteo is close to the hospital in Nags Head, has outstanding public schools, and a thriving art and small business community. This ancestral town is also synonymous with pedestrians and boating, as locals and tourists alike will spend much of their time happily strolling along its charming streets and lively waterfront, and boating around its expansive waterways.
4. Rodanthe

This salty seaside town is representative of the native, quintessential Outer Banks. Rodanthe real estate is nearly all waterfront, or close to it, on this tiny sliver of sand. True island living, residents live connected with nature, weather, storms, and the tide. Popular activities of birding, fishing, surfing, and windsurfing here are some of the best on the east coast, and the main livelihood is based on fishing, tourism, and the service industry.

As with every OBX town, this is a very close community where everyone knows everyone, and creativity in art and artisanal skill abounds. Located roughly an hour from the nearest hospital, Rodanthe offers residents the opportunity to get lost…in a good way! You will have a serenely peaceful beach all to yourself in the winter, and be surrounded by energetic tourists in the summer. Self-sufficiency, preparedness, and a relaxed, come-what-may, community minded attitude are hallmarks of anyone owning a year-round or vacation home in Rodanthe.
5. Hatteras

Close to nature, laid back, slow paced, with a love of outdoor activities such as windsurfing, surfing, diving, and paddleboarding, are characteristics shared by people who live in this southern Outer Banks town. Life here is relaxed and revolves around the water and the weather. This sleepy beach town has grocery stores, unique and abundant shopping opportunities, and multiple restaurants and outdoor activities to boot.

Hatteras real estate means owning a piece of a close-knit community, living with nature, mingling with wildlife, dancing with unpredictable weather, and enjoying an economy based on seasonal tourism, small business ownership, and the service industry. Your neighbors will be multi-generational locals, families, and retirees who have all opted for a quiet, easygoing, ocean and community-centered way of life.

So if you’re looking to own a piece of OBX real estate, choosing the town that is the right fit for you is the best place to start! Give me a call at 252-255-4318 today, or email me at obxrealtor@embarqmail.com to get you started in the right direction and help you to take control of your Outer Banks home buying process! I look forward to helping your find your OBX dream home!

Which OBX Town is Right for YOU

The Outer Banks of North Carolina: a 200-mile-long chain of barrier islands surrounded by sparkling water, abundant with wildlife, and displaying incredible natural beauty as far as the eye can see! Populated by nearly 60,000 year-round residents, the island is made up of a supportive, close-knit community. Whether you have been happily vacationing on this magical island for years and are ready to live here full time, or you are just beginning to follow your dream of living on the beach and are looking at Outer Banks homes for sale, this list will help you decide on which OBX town is the right one for you! Let’s begin with our five northernmost towns, each with its own distinctive charm and appeal.
1. Carova

One of the most unique towns in northeastern North Carolina, Carova is nestled in the most northeastern corner of the state. The name “Carova” is a combination of Carolina and Virginia, because its northern border runs alongside the Virginia state line.

Accessible only by a four-wheel-drive vehicle, Carova boasts no paved roads, with some of its year-round residents even choosing to commute to work in Virginia by boat! Carova is a growing area for retirees who want to live “away from it all” in a very close-knit, small community. Self-sufficiency and preparation is key in Carova, as a storm or extended high tide can keep residents from leaving their homes unexpectedly, and there are no gas stations or grocery stores in the town. Living in Carova is a unique experience that really means living as one with nature and the tides, and your neighbors will be wild horses, coyotes, pelicans, and cormorants. Perfect for shell and sea-glass collecting retirees, as well as writers, poets, artists, and photographers.
2. Corolla

Surrounded by spectacular natural beauty and peaceful serenity, yet with easy access to amenities like grocery stores, restaurants, fitness centers, eclectic shops, lively nightlife, and a multitude of activities, Corolla real estate is some of the most coveted on the Outer Banks. Corolla is a town where everyone knows your name, in close communities as diverse as the delightful and charming Corolla Historic Village to the luxurious and impeccably maintained Currituck Club.

This family-friendly community hosts one of the best charter schools in the country, Water’s Edge Village School, and is made up of young creative entrepreneurs, retirees, business owners, and seasonal service providers. Corolla is maintaining a beautiful balance of constant growth and expansion, preservation of its history and bountiful wildlife, accessibility, and contented well-being.
3. Duck

Located just twenty minutes north of the Wright Memorial Bridge, Duck boasts a vibrant and family-friendly village atmosphere. Populated with an abundant array of locally-owned boutique shops, art galleries, yoga studios, and restaurants, this one-of-a-kind town is comprised almost exclusively by housing communities, making Duck real estate highly desirable for vacation home rentals.

Walking, biking, jogging, dog walking, and stand up paddleboarding are popular activities in this energetic town that is centrally located to just about every Outer Banks amenity you could be looking for, including schools and medical care, with some of the most breathtaking sunsets on the entire island.
4. Southern Shores

Consisting of beach houses cheerfully lining the road into Duck on the ocean side, and quiet neighborhood roads lined with beautiful dogwood trees and canals on the sound side, Southern Shores is one of the most popular towns on the Outer Banks for families who want to buy a home, settle down, and raise children.

Kitty Hawk Elementary School is located in Southern Shores, and many parents and community members volunteer with or contribute to the school. Southern Shores real estate brings images of a focus on community, and beautiful, cozy homes nestled among small hills, as children happily play and ride bikes along idyllic neighborhood roads.
5. Kitty Hawk

One of the oldest towns of the Outer Banks, Kitty Hawk has a little something for everyone. Many year-round residents live here, and this historic town offers convenience to everything from grocery and home goods shopping, restaurants and nightlife, to schools and medical care.

Kitty Hawk real estate is a boon for vacation rental homes on the ocean side, and happy neighborhoods of local’s on the sound side. Life in this accessible town means life on its beautiful beaches…surfing, fishing, dog walks in the evenings, and relaxing with friends while soaking up the sun on the weekends. All-in-all, Kitty Hawk is a wonderful place to raise a family, and live the quintessential Outer Banks beach life of your dreams!

Find out what the rest of the Outer Banks has to offer in the second part of our guide: Which OBX Town is Right for YOU? (Middle & Southern Beaches)

Tips to Buying Your Outer Banks Dream Home

When it comes to the beach, the only thing better than vacationing on the Outer Banks is actually LIVING here! When you finally decide to make your dream a reality and plan to purchase your own Outer Banks dream home, put your faith in OBX4Sale and I’ll put my experience and passion into finding the perfect home for you. In the meantime, here are a few tips to prepare yourself to take the walk down the exciting path to home ownership on the Outer Banks!
Step 1: Choose a Location

Once you’ve decided to finally call the Outer Banks HOME, it’s time to choose where you want to start looking, if you haven’t fallen in love with a particular area already. Are you interested in buying a soundfront home, do you hope to wake up in a beachfront property, or is something in the middle of the island more to your liking? The unique thing about these beautiful barrier islands is that you have the option of all three. From Corolla, Duck and Southern Shores, all the way through Nags Head and south to Rodanthe and Hatteras Island, the choice is YOURS!
Step 2: Do Some Research

Ok, so you might know all there is to know about visiting the Outer Banks since you’ve been doing it as long as you can remember, but is there anything about living like a local that you want to look into before you make the move? Give me a call if you have any specific questions, or start checking out local Facebook pages and forums, HOA community guidelines, proximity to schools, hospitals etc. depending upon what you and your family’s needs are. Checking out some of the area’s print publications and their respective websites will also help to give you a better idea what the day to day life is like in a particular area, and what the difference is from one town to the next to help you better align your interests and living style with your new community.
Step 3: To Rent or Not to Rent?

Outer Banks real estate offers homeowners the unique opportunity to live full time or part time on the OBX, depending on their needs and wants. If you’re a regular vacationer who is looking to finally settle down year-round in your favorite vacation destination, we have just the house for you! And if you’re looking for an investment opportunity to purchase a second home to rent out for a few months out of the year, or one you hope to retire to in a few years, we have just the right one for you, TOO! Knowing what your plan is for your home in the beginning of the process will give your Realtor an idea of your financial forecast upfront and help to narrow the focus of your home search to find exactly what you need!
Step 4: Contact a LOCAL Agent

No one knows the different towns, neighborhoods, requirements, restrictions, and benefits of the areas that make up the OBX like a local Outer Banks real estate agent! You can search the internet high and low, but you can’t compare to personal interaction when it comes to making one of the most important decisions you can make…purchasing your dream home. So give me call at (252) 202-2156 , request to receive Outer Banks listings by email, or visit my website, www.obx4sale.com and let’s make your dream a reality!

Gaining the Upper Hand in a Buyers Market

There is no doubt that the Outer Banks Real Estate Market is in recovery mode. However, with the large inventory available it is still a strong Buyer’s Market. So how does a Seller gain the upper hand when deciding to list their property for sale? The answer is simple! Price it to sell! You will not only get a larger percentage of the list price but you will experience less days on market and may even receive multiple offers.

This was exactly the case with a listing I recently put on the market in Section K of Ocean Sands. MLS #87129 was put on the market on March 11, 2015 and went under contract on March 27, 2015. JUST 16 DAYS! We received two offers I can’t not disclose the sales price until it closes but it is very close to FULL PRICE!

Click Here to View Listings

I have reviewed a Sold Price report for Single Family Homes Year to Date. (This covers all SF Sold homes in all areas ytd) It demonstrates, over and over again, the homes that are listed at market price are selling in less days for a higher percentage of list price. Email me today at obxrealtor@embarqmail.com to recieve a copy of this report.

Market value is simply what a buyer is willing to pay and what a seller is willing to sell for and what a lender is willing to lend. Buyers have more real estate information at their fingertips than ever before, they are knowledgeable in the markets they are buying in. They are savvy buyers and they will not over pay.

This means, if you are a property owner on the Outer Banks and you want to list your property for sale, the biggest advantage you can give yourself is ‘PRICE IT RIGHT’. If it is priced right you do not need to leave room for negotiating. The worst thing you can do for yourself is ‘OVER PRICE’ your property. If it is overpriced, the buyers simply will not come. The market will reject your property and it will become ‘stagnate’ and ‘stigmatized’ along with the other listings that are accumulating ‘Days on Market’.

If you are a property owner on the Outer Banks and you wish to sell your home with similar results contact me today for a free comprehensive ‘Comparative Market Analysis’ of your home and a complete ‘Marketing Plan’. Let’s get started in getting your property sold!

Until next time may you wiggle your toes in the sand often!

Welcome to My Blog

I justed wanted to take a moment to wish everyone a very Merry Christmas and a Happy New Year filled with Peace!

Old Post

Lorem Ipsum is simply dummy text of the printing and typesetting industry. Lorem Ipsum has been the industry’s standard dummy text ever since the 1500s, when an unknown printer took a galley of type and scrambled it to make a type specimen book. It has survived not only five centuries, but also the leap into electronic typesetting, remaining essentially unchanged. It was popularised in the 1960s with the release of Letraset sheets containing Lorem Ipsum passages, and more recently with desktop publishing software like Aldus PageMaker including versions of Lorem Ipsum.

Real Estate News (Yahoo News)

Corolla Real Estate

Lorem Ipsum is simply dummy text of the printing typesetting industry.

Duck Real Estate

Lorem Ipsum is simply dummy text of the printing typesetting industry.

Kitty Hawk Real Estate

Lorem Ipsum is simply dummy text of the printing typesetting industry.

Nags Head Real Estate

Lorem Ipsum is simply dummy text of the printing typesetting industry.