“Snow is like a free trial of winter—fun at first, but then you’re ready to cancel.” – Unknown

We hope this message finds you well and that your February is off to a great start! January brought some unforgettable weather to the Outer Banks. A winter storm rolled through, leaving parts of the beach covered in up to eight inches of snow! While the snowy beaches were a rare and magical sight, we’re pretty sure many of us are already counting down to warmer, sunnier days.

As we reflect on the devastating January fires in Los Angeles, it’s a reminder of how crucial it is to review your homeowners insurance policies to ensure you’re fully covered for any catastrophic events. Here in the Outer Banks, hurricanes are our primary concern, making proper coverage a necessity. On that note, homeowners should be aware that insurance rates are expected to increase across northeastern North Carolina and the Outer Banks over the next two years. While these increases could have been much higher, they will still be significant for many policyholders, especially in coastal areas.
With these changes on the horizon, now is the perfect time to review your insurance coverage and ensure it meets your needs. Check for any gaps in your policy that could leave you vulnerable during hurricane season or other unexpected disasters. Being proactive now can save you significant financial and emotional stress later—don’t wait until it’s too late to make sure your home and family are fully protected. If you’d like to compare quotes, please let us know, and we’d be happy to connect you with trusted insurance contacts.

January 2025 brought a noticeable shift in the Outer Banks real estate market, with inventory climbing 27% compared to the same time last year. This increase was largely driven by a 48% surge in residential listings, while lots and land inventory saw only a modest 1% rise. On the sales side, residential transactions remained strong, rising 25%, with 105 single-family homes sold compared to 85 last year and 19 condos sold versus 13 the previous year. However, sales of lots and land declined by 18%. Median prices showed mixed trends, with residential prices increasing by 8%, while lots and land prices dipped by 5%. The OBX Homes Team has noticed a significant uptick in properties hitting the market, but it remains to be seen whether this trend will continue or if inventory levels will taper off in the months ahead.

If you’re contemplating selling, looking to buy, or have friends or family interested, please feel free to reach out to us. We can offer a complimentary market analysis to sellers for your property, or include potential buyers in auto-email notifications tailored to specific properties. Additionally, if you’re unable to visit in person, we provide virtual showings and are happy to preview homes for you, sending detailed notes. Whether your real estate needs span the globe for personal use or investment, we’re here to help. Our extensive network of agents ensures seamless transactions, regardless of location. Our team is equipped to deliver an enjoyable experience wherever you are. Reach out today, and let’s make your real estate dreams a reality.

We’ve included the OBAR statistics report for January for your review. If you would like a more tailored report with specific figures for your neighborhood, please let us know, as the report we send contains figures from Corolla south until Nags Head.

Please don’t hesitate to call or email us if you have any questions or should you need anything at all.
Heather and Mandi

The past year has brought significant policy changes to the real estate industry, marked by transformative shifts and unprecedented challenges that have redefined how the market operates. At the core of these changes is the landmark lawsuit concerning agent commissions, which has fundamentally reshaped real estate transactions.One of the most notable outcomes is that the National Association of Realtors (NAR) can no longer display on the MLS what a seller is willing to pay for a buyer’s agent commission. This change, driven by legal and antitrust concerns over limiting competition, allows buyers and sellers the opportunity to openly discuss and negotiate these fees. This shift moves away from previous practices where such details were standardized and not actively negotiated.For real estate professionals, this highlights the importance of clearly demonstrating their value to clients. For buyers and sellers, it offers increased clarity and control, enabling them to understand what they’re paying for and to negotiate commissions more openly and efficiently. While our policy has always been that everything is negotiable, these changes mark a significant shift in the industry. Brokers nationwide, including those locally, are still adapting to this evolving landscape.

While election years often bring a market slowdown, this year’s uncertainty magnified the pause, adding a layer of complexity to an already evolving landscape. Compounding these factors, economic pressures and speculation about a potential market correction—whether through increased inventory or lower interest rates—led many buyers and sellers to proceed with caution.The OBX Homes Team faced these headwinds but met them with determination and perseverance. In spite of the challenges, we closed the year with over $10 million in sales and an impressive average sales price of $963,000—a reflection of our commitment to excellence and the trust of our clients. Throughout the year, Heather also traveled extensively to connect with other Sotheby’s International Realty firms, strengthening relationships and enhancing the visibility of the Outer Banks market.

Looking ahead, there is every reason to feel optimistic. The real estate market has consistently demonstrated remarkable resilience, and the obstacles of the past year have paved the way for fresh opportunities and growth. With anticipated economic adjustments and renewed market confidence, we are excited for a more dynamic, balanced, and prosperous year. We will embrace the opportunities ahead and continue building success in the Outer Banks and beyond!

Hope everyone is staying warm! Heather and Mandi

As we begin the month of November, let us consider the words of American novelist William Arthur Ward: “Gratitude can transform common days into Thanksgiving, routine jobs into joy, and ordinary opportunities into blessings.” This season invites us to pause, think, and enjoy the small pleasures that enhance our lives. May this month be full of gratitude, warmth, and meaningful moments spent with loved ones. Wishing you and your loved ones a very Happy Thanksgiving from the OBX Homes Team!

In local news, Dare County will be updating property values with a new reappraisal effective January 1, 2025. In North Carolina, each county must reappraise the value of all real estate, like land and buildings, at least every 8 years to ensure fair property values. Counties can choose to do it sooner or adjust the schedule with approval from their county board. Dare County’s last reappraisal was on January 1, 2020, making this a five-year cycle. Given recent market trends over the past several years, there is a strong chance that property values will increase with this reappraisal.

The October 2024 MLS Statistical Report indicates steady trends in the Outer Banks real estate market, with rising inventory levels amid a slight decline in overall sales. Residential inventory has grown by 45%, while lots and land inventory has increased by 31% over previous months. Year-to-date data show a 7% dip in total sales, with residential sales down by 4% and a larger 22% drop in lot and land sales. However, October brought encouraging news with a 24% boost in residential sales, though lot/land sales saw a 46% decrease.

The OBX Homes Team is cautiously optimistic about the fourth quarter of 2024, especially as we enter the off-season, when home showings become more accessible for buyers. With the election and hurricane season now behind us, market conditions may stabilize as buyers and investors have a clearer outlook on future policies related to taxes, interest rates, and housing regulations. This added clarity can help those who were waiting for the election’s outcome make informed real estate decisions.

Hope everyone has a wonderful fall! Heather and Mandi


As October ushers in cooler temperatures and vibrant foliage, the charm of autumn is fully upon us. The season invites us to embrace the warmth and comfort of fall, with festive traditions and cozy moments becoming part of our daily routine.

On a more somber note, we are grateful here in the Outer Banks for having been spared the direct impact of Hurricane Helene. However, our thoughts remain with those in western North Carolina and other regions who have suffered significant losses. Our hearts go out to them as they face the difficult task of recovery and rebuilding. In times like these, it’s essential that we continue to extend support and compassion to all of our neighbors!

In regional news, North Carolina continues to debate a proposed increase in homeowners insurance rates. Insurance providers, represented by the state’s Rate Bureau, are requesting a 42.2% average statewide increase, with coastal communities potentially facing larger increases. Insurance Commissioner Mike Causey earlier denied this request because of strong public opposition, which prompted a hearing on October 7. The insurance sector claims the premium hike is required because of climbing building material costs and more severe weather scenarios. After the hearing takes place, Causey will have 45 days to make a final determination on whether to modify the rates or not.

In local real estate news, OBAR shared the latest MLS data from a quarterly standpoint, revealing several notable trends. Total sales have decreased slightly, down 2% from the third quarter of 2023 and 9% lower for the year. In contrast, the residential median sales price has increased by 9% compared to last year and is up 5% year-to-date, while total inventory has surged by 38% for the quarter and 28% for the year. The market is cooling, but a clearer outlook for next year is anticipated after key events such as the presidential election, the end of hurricane season, and a possible rate cut from the Federal Reserve. Many buyers and sellers are waiting until after the election, and while transactions will continue, they are unlikely to set new records.

If you’re contemplating selling, looking to buy, or have friends or family interested, please feel free to reach out to us. We can offer a complimentary market analysis to sellers for your property, or include potential buyers in auto-email notifications tailored to specific properties. Additionally, if you’re unable to visit in person, we provide virtual showings and are happy to preview homes for you, sending detailed notes. Whether your real estate needs span the globe for personal use or investment, we’re here to help. Our extensive network of agents ensures seamless transactions, regardless of location. Our team is equipped to deliver an enjoyable experience wherever you are. Reach out today, and let’s make your real estate dreams a reality, no matter where you’re located.

Hope to see you in Duck soon! Heather and Mandi

September brought in wonderful fall weather, complete with refreshing coastal breezes. Despite the changing season, many are still enjoying the late summer atmosphere, with vacationers continuing to visit. Local restaurants and shops are thriving, thanks to these late-season tourists. If you’re planning a trip to the Outer Banks in the coming weeks we hope the beautiful weather sticks around. The fall season on the beach offers a variety of events for everyone to enjoy. Music lovers can look forward to the Duck Jazz Festival and the Bluegrass Island Music Festival, while food enthusiasts will relish the renowned Outer Banks Seafood Festival. For outdoor adventurers, there are great waves for surfing, fantastic fishing, and even a marathon for the more daring. It’s no secret that the fall season is a favorite here for many!

In local real estate news, to summarize the OBAR MLS statistics report for August 2024, this summer has seen a notable increase in real estate inventory on the Outer Banks, with total inventory rising by 38%, residential inventory up by 51%, and lots/land inventory growing by 24%. However, sales have been relatively weak. One significant indicator of this is the 7% increase in days on the market for residential listings in 2024, compared to a 29% rise from the same period last year. Additionally, listings under contract have dropped by 20%. A review of sales data for 2024 reveals a 5% decline in residential sales and a 17% drop in lots/land sales. We feel these trends suggest a market adjustment period where increased supply is not yet translating into higher sales, and buyers may be waiting for more favorable financial conditions before making moves. It is safe to guess that we will gain a clearer understanding of the market adjustment once the Federal Reserve makes its rate cut decision later this month and after the presidential election results. These upcoming events could play a crucial role in shaping buyer sentiment and financial conditions, potentially influencing both inventory levels and sales activity in the Outer Banks.

If you’re contemplating selling, looking to buy, or have friends or family interested, please feel free to reach out to us. We can offer a complimentary market analysis to sellers for your property, or include potential buyers in auto-email notifications tailored to specific properties. Additionally, if you’re unable to visit in person, we provide virtual showings and are happy to preview homes for you, sending detailed notes. Whether your real estate needs span the globe for personal use or investment, we’re here to help. Our extensive network of agents ensures seamless transactions, regardless of location. Our team is equipped to deliver an enjoyable experience wherever you are. Reach out today, and let’s make your real estate dreams a reality, no matter where you’re located.

Hope everyone has a great fall and that we see you in Duck soon!
Heather & Mandi

During a recent baseball game broadcast, one of the announcers joked about the extreme heat, saying, “It’s so hot that I saw a dog chasing a cat… and they were both walking!” This amusing description captures the intensity of this summer’s heat. We cannot thank Willis Carrier enough for developing the air conditioner. His revolutionary idea has considerably improved the comfort and quality of life for many people throughout the world, radically changing the way we live. We hope everyone is keeping cool and can find some shade or air conditioning for the remaining weeks of the summer!

Believing in the Mid Currituck Bridge project was starting to feel like believing in the Tooth Fairy—something you heard about but never really expected to see. However, after years of delays, legal battles, and skyrocketing costs, the bridge is finally moving closer to reality. Though there’s still no firm construction start date, the bidding process is set to begin next year, and construction could kick off in 2026 for the now $1 billion project. This long-awaited development follows the resolution of legal challenges, including the U.S. Court of Appeals rejecting a petition against the bridge in February 2023. Despite the progress, funding remains a challenge. The costs are expected to be covered by a combination of federal and state funds, along with the introduction of tolls. A $423 million grant has also been requested from the U.S. Department of Transportation, receiving widespread support from local counties. While design and development are on track to finish this year, the timeline for construction and opening remains uncertain, although State Representative Bobby Hanig remains optimistic.

The July 2024 Outer Banks MLS Statistical Report indicates a notable rise in real estate inventory compared to the same period last year, showing a 37% increase since July 2023 and a 31% surge since January 2024. Particularly, residential inventory has seen a substantial uptick, marking a 52% rise from July 2023 and a 36% increase from the beginning of the year. In contrast, land inventory has experienced a more modest growth of 21% since last July and 25% since the start of 2024. Despite these changes in inventory, sales figures for 2024 have been somewhat inconsistent. While total home sales have decreased by 6% this year, there was a notable 21% spike in July 2024 compared to the same month in 2023. However, the number of under contract listings has declined by 18% over the year and by 17% since July 2023. Our team expects a sales rebound following the summer peak rental season, supported by the recent drop in mortgage rates. However, the election year is creating some market headwinds, which may slow down the fall market, though the duration of this slowdown remains uncertain.

Please don’t hesitate to reach out if you need anything and hope to see you at the beach this fall!
Heather & Mandi

The peak of summer is here. The days are long, enjoyable, and filled with sunshine. We keep a pair of flip flops in our car in case we have a spontaneous trip to the beach or a barbecue. Ah, Summertime, it’s delightful how you can put a grin on nearly every face without making an effort. We hope everyone had a memorable Fourth of July holiday and had a chance to slow down and enjoy the celebrations.

In local news, the Whalehead Property Owners Association (WPOA) is suing Currituck County and CB Land Development over a 13-acre mixed-use development. The WPOA claims that the approval process was flawed and that revisions to the plan were not properly conveyed to the community. In particular, the lawsuit argues that the permitted design differs dramatically from what was presented during a mandatory community hearing and petitions the court to overturn the decision. They are concerned about the project’s size and its impact on the community. A hearing is scheduled for August 12.

This month, the Outer Banks Association of REALTORS® MLS took a comprehensive approach to analyzing their statistics by incorporating quarterly data. The median sales price for residential properties reached a new peak in the final quarter of 2023 and approached this milestone again by the second quarter of this year. Furthermore, there has been a notable rebound in total inventory levels from recent lows. As of June 2024, year-to-date residential inventory saw a substantial 62% increase compared to June 2023. Quarter-to-quarter data indicated a 34% decline in sales of single-family detached homes compared to the previous year. Throughout this year, the average days on the market for residential properties has remained stable at around 55 days. Similar to the national real estate scene, the Outer Banks market is facing various challenges, including inflationary pressures, seasonal fluctuations, economic uncertainties, and the typical slowdown during presidential election years. Despite these challenges, the market exhibits resilience and has the promise to remain above a nationwide basis.

If you’re in town this summer, please stop by and say hello! Hope everyone has a wonderful rest of July!!
Heather and Mandi

In June, the inviting beaches of the Outer Banks are filled with the sound of seagull calls that blend with the sound of endless waves breaking on the shoreline. The saltwater breeze and smooth, warm sand make it easy to unwind. It’s the sort of spot where all of your worries seem to disappear much like a sandcastle when the tide comes in. The expansive views and laid-back atmosphere make it the ideal place to relax and recharge. Welcome to summer on the Outer Banks, where leisure and relaxation await! We would like to take this opportunity to wish a happy Father’s Day to any dads and all father figures out there! We are deeply thankful for the important role fathers play in our lives.

For some exciting local news, the Outer Banks has made history as the first location in North Carolina to welcome Wawa, a development that many familiar with the company will especially appreciate. This inaugural store marks the beginning of an ambitious plan to open in 90 more locations across the state. Wawa’s business model emphasizes deep community integration. Since the end of last year, Wawa associates have been residing in the area, not only to prepare for the grand opening but also to build relationships with local residents. “We don’t just open the doors. Long before the shovel even hits the ground, we become part of the community,” said area manager Jay Ratcliffe. The store will operate 24/7, providing a convenient spot for travelers and locals to grab coffee and gas. We are optimistic that it will be a tremendous success and a valuable addition to our community.

In real estate news, the May 2024 MLS Statistical Report highlights a significant boost in inventory levels. Residential inventory is up by 67% from last year, and lot and land inventories have also seen substantial increases. Despite this, residential sales are experiencing a seasonal downturn. Single-family home sales have seen a modest decline both year-over-year and since January, whereas condo sales have increased by 8% compared to last year but have recently experienced a slight dip. Additionally, the number of properties under contract has decreased by 19% compared to the previous year. There are still buyers out there and looking, but we have noticed a bit of a decline for requests to see properties, which we feel correlates to seasonality we generally experience during the peak season.

If you’re contemplating selling, looking to buy, or have friends or family interested, please feel free to reach out to us. We can offer a complimentary market analysis to sellers for your property, or include potential buyers in auto-email notifications tailored to specific properties. Additionally, if you’re unable to visit in person, we provide virtual showings and are happy to preview homes for you, sending detailed notes. Whether your real estate needs span the globe for personal use or investment, we’re here to help. Our extensive network of agents ensures seamless transactions, regardless of location. Our team is equipped to deliver a luxurious experience wherever you are. Reach out today, and let’s make your real estate dreams a reality, no matter where you’re located.

Happy Summer and hope to see you all in Duck soon!