Fall Fun Awaits on the Outer Banks
Mark Your Calendars!
There’s no better time to experience the magic of the Outer Banks than in the fall. The summer crowds have drifted away, the weather remains pleasantly warm, and the ocean breezes carry a hint of crispness that makes every walk on the beach feel refreshing. Best of all, autumn brings an exciting lineup of events, with something happening nearly every weekend. Whether you’re a music lover, outdoor enthusiast, or foodie, there’s an event waiting to make your OBX getaway unforgettable.
FEATURED COMMUNITY
September
Outer Banks Triathlon
September 12–13
Join athletes from across the country in Manteo for this exciting two-day race! Swim the Croatan Sound, bike the scenic roads of Roanoke Island, and run along the beautiful waterfront. With Olympic, Half, and Sprint distances, there’s a challenge for every level.
OBX Jeep Invasion
September 19–20
Jeep lovers, this one’s for you! Head to the Outer Banks for a weekend packed with beach rides, show-and-shines, live music, vendors, and family fun. Whether you’re cruising the sand or showing off your custom build, the OBX Jeep Invasion is the ultimate gathering for Jeep enthusiasts.
October
Outer Banks
Parade of Homes
October 9–11
Tour some of the most stunning new and remodeled homes on the Outer Banks! This annual event showcases coastal architecture, innovative design, and breathtaking views—perfect inspiration whether you’re dreaming, building, or just love beautiful homes.
October (cont.)
Duck Jazz Festival
October 11–12
Celebrate music by the sea at the annual Duck Jazz Festival! Held on Columbus Day weekend, this free, family-friendly event brings world-class jazz performances to the Duck Town Green, with food, drinks, and a lively coastal vibe.
Wings Over Water Wildlife Festival
October 14–19
Nature lovers won’t want to miss this weeklong event showcasing the incredible wildlife and habitats of the Outer Banks. Enjoy guided birding trips, paddling, photography workshops, and more—all celebrating the rich natural beauty of coastal North Carolina.
Outer Banks
Seafood Festival
October 18
Taste test all of the local seafood options while enjoying the view at the Soundside Event Site in Nags Head. A feast for the senses with fresh local seafood, live music, and cultural exhibits celebrating the area’s rich maritime heritage.
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Bluegrass Island Music Festival
October 17–18
Set against the waterfront in Manteo, this three-day festival brings together some of the biggest names in bluegrass for an unforgettable weekend of pickin’ and grinnin’. With great music, food, and a laid-back coastal setting, it’s a must for bluegrass fans.
8th Annual Outer Banks Brewtag
October 25
Cheer on teams as they see who can launch a homemade, keg-themed flying machine the farthest! Held in Nags Head, this quirky, family-friendly festival pairs hilarious competition with great craft beer, food, and live music.
This fall, trade crowded beaches for peaceful shorelines and jam-packed event calendars. Whether you’re here for the music, the food, the wildlife, or simply the sunsets, the Outer Banks is ready to welcome you with open arms — and plenty of fun .
Our sales brokers share their insider tips in Agent Spotlights. This season reveals their recommendations for their favorite Outer Banks fall events and activities.
Jessica
My favorite fall activity is the Duck Jazz Festival. It’s a fantastic free event held every Columbus Day weekend at the Town of Duck’s Green and Amphitheater. You can bring your beach chair, blanket, and have a picnic on the lawn while listening to national, regional and local jazz musicians on two stages. Food and drink vendors are available, and the event is kid and dog friendly. You will also find all throughout Duck there are jazz-related events leading up to the main event including a Children’s Storytime and Rhythm Play, a Movie on the Green, a Community Concert on the Green and a Live Jam at the Bluepoint. The weather is usually pretty perfect, but the event will happen rain or shine. For more info visit, https://ducknc.gov/ recreation-special-events/duckjazz-festival
Connie
Agent Spotlights
Bodie Island and Pea Island. My destination is the Pea Island National Wildlife Refuge. This preserve provides nesting, resting and wintering for migratory birds. Fall is when the action begins at the refuge. Often the fall sky and ponds are filled with south bound fowl: ducks, geese, swans, herons, egrets and shorebirds. And if I am lucky, I might spot an eagle or snowy owl. The marshes and shallow ponds of the Pamlico Sound dominate the west side of the refuge and on the east, across Highway 12, is the mighty Atlantic Ocean. Walk the shore and find treasures left behind by the retreating tides: shells, driftwood and even an occasional stranded boat!
Festival, Manteo’s First Fridays and the Surfrider Foundation Beach Clean-Up. The Duck Jazz Festival offers a great setting to take in some fantastic music and play “tourist” while in Duck. Manteo’s First Fridays also offer another way to experience some great local musical artists and enjoy the charm of downtown Manteo. The Surfrider Beach Clean-Up allows us to help preserve the beach, which is our favorite place to spend time together. We especially enjoy Saturday afternoons in the fall listening to Hokie football games—well, maybe not this year!
Randy
When fall comes I head south to Hatteras Island. A few miles south of Nags Head is one of the most spectacular drives in the world: crossing Oregon Inlet on the 2.8 mile long Marc Basnight Bridge. This remarkable, 70-foot high bridge gives you a breathtaking view of the Atlantic Ocean and Pamlico Sound; it bridges
As much as I love summers on the Outer Banks, I always look forward to the fall. September and October generally provide the nicest weather of the year, so my wife and I enjoy spending as much time as possible outside. Some of the events and activities we like to attend or participate in are the Duck Jazz
Vanessa
The exact date is never on my calendar, but one morning something is different. I can feel it. It’s like flipping a switch. It’s the official day that summer comes to an end but fall has many warm days left in store for us. And that only means one thing to me. It’s time to stop and smell the salt! Literally! This is one of my favorite times of the year to head to the beach. Early mornings and late afternoons are my favorite times of the day for a visit. I cherish long walks in the cool sand, curling up on a beach towel reading a good mystery or maybe even wetting a line! It’s unmistakably the best time of the year to catch an Outer Banks sunrise and all the magic that moment holds. It’s a special season for sure but it too is like flipping a switch.
Marc Basnight Bridge spanning Oregon Inlet, connecting Bodie Island with Pea Island
MARKET NOTES
• Inventory is up 12% over August 2024. Yet about 40% below the pre-COVID range for active Residential Listings of 1200–1500.
• YTD Residential sales are relatively flat from 2024.
• Average Sales Price is DOWN 1%; Median Sale Price is UP slightly.
• Approximately 20% of all transactions are cash deals.
• On average, listings are selling at 96.5% of list price; Down 1% from a year ago.
• Though Units Sold are down slightly from pre-COVID year of 2019, property values remain about 60% higher than the 2019 values.
• The Average Days on Market is 68 days, slightly higher than this time last year, but still historically low.
• The highest sale price this year is $4,780,000: 15 BR/15 BA in Kill Devil Hills.
• 277 listings sold so far in Q3. 37 of those were listed and closed in the same period—an average of eight Days on Market. Why? These sellers understood our current market and priced accordingly.
TIPS FROM THE BROKERS
FOR BUYERS:
1. Get pre-qualified from a local OBX lender.
2. Be ready to move quickly on your chosen listing.
3. Be prepared to offer some amount of Due Diligence Fee to the seller with your Offer to Purchase.
4. For cash offers, make sure you have a Proof of Funds verification letter.
5. Shopping for homeowners insurance should be a top priority upon getting a listing under contract.
FOR SELLERS:
1. Make sure your agent uses a professional photographer for listing photos.
2. Address any known repair issues.
3. Know your closing costs:
a) Realtor Commission;
b) Dare County Transfer Tax @ 1%;
c) NC State Stamp @ .2%;
d) Closing Attorney ~$500; and
e) Prorated property taxes & HOA dues
Interested in receiving an accurate assessment of your home’s current market value? Call our experienced sales brokers at 252.489.2121.
