Shoreline Resilience & Property Value
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Shoreline Resilience & Property Value
Several major efforts — including a significant upcoming project in Nags Head, a long-term study in Corolla, and maintenance nourishment planned for 2027 in multiple northern towns — highlight the region’s commitment to proactive coastal stewardship.
Nags Head: Nourishment Planned as Early as Summer 2026
The Town of Nags Head is preparing for its next beach nourishment project, which could begin as early as summer 2026. The project area extends from Bonnett Street at 2919 South Virginia Dare Trail, continuing south to the town limits adjacent to Cape Hatteras National Seashore.
Beach nourishment has played a crucial role in Nags Head since 2011. Over more than a decade, these projects have reinforced the shoreline, reduced storm damage, protected homes and infrastructure, and supported the economic stability of both residents and the local tourism industry. For buyers, this ongoing investment reflects a town deeply committed to long-term coastal resilience.
Project Schedule
• November 13, 2025: Bid opening
• December 17, 2025: Board of Commissioners workshop to review bids and discuss financing
• January 7, 2026: Expected issuance of the Intent to Award
Once the Intent to Award is issued, the Town will confirm whether construction will occur in summer 2026 or summer 2027, depending on contractor availability.
For prospective buyers, this forward-planned project provides reassurance that one of the Outer Banks’ most popular oceanfront communities is actively managing erosion and ensuring long-term stability for oceanfront and oceanside properties.
Corolla (Currituck County): Long-Term Study Guides Future Decisions
In Corolla, Currituck County is undertaking an extensive multi-year Shoreline Stability Study to evaluate the entire 22.6-mile oceanfront. Rather than immediately launching a nourishment project, the county is collecting detailed data, including:
• Annual beach profile surveys
• Offshore bathymetric mapping
• Erosion and accretion modeling
• Dune and vegetation assessments
This study will determine whether nourishment, dune enhancements, vegetation work, offshore structures, or a combination of approaches will offer the best longterm protection. County leaders have been clear that nourishment remains an option if the data shows it is needed.
For buyers, this indicates thoughtful, science-driven planning — an important factor for long-term investment confidence in Corolla’s premium oceanfront market.
Northern Beaches: 2027 Nourishment
Maintenance Planned
In addition to major projects in Nags Head and ongoing study in Corolla, several northern Outer Banks towns — Duck, Southern Shores, Kitty Hawk, and Kill Devil Hills — have scheduled maintenance nourishment for 2027. These routine cycles help maintain beach width, support dune systems, and reinforce storm protection.
For buyers exploring these areas, it’s a strong indicator that towns remain committed to long-term shoreline health.
What
This Means for Property Buyers
While every coastal area experiences natural change, the Outer Banks stands out for its coordinated, proactive approach to managing its shoreline. For buyers, this translates to:
• Greater long-term property value stability
• Improved storm protection for oceanfront homes
• Better insurance outlook when towns invest in resilience
• A more attractive environment for rental demand
With major nourishment planned, long-term studies underway, and maintenance cycles scheduled, the Outer Banks continues to invest in the coastline that protects local communities — and the homes people are choosing to buy here.
Agent Spotlights: Make a Strong First Impression
Our sales brokers share their insider tips in Agent Spotlights. This season reveals their recommendations to make a strong first impression when you list your property.
Jessica
It’s no question that homes that have been staged sell faster and for higher prices. Even the smallest update can show buyers that you are motivated and serious about selling.
One of my favorite and easiest staging updates is interior paint. On the Outer Banks, we suggest light coastal blues and grays, the more neutral palette the better, to create that calm, coastal inviting environment. It makes the house feel fresh and can help buyers visualize themselves living there. It can also help an older home feel new again.
Another trick is replacing or adding white faux wood blinds to all of the interior windows. The white faux wood is clean and coastal looking and very affordable. I think it is the most bang for your buck when home staging as the blinds start at about $35 per window and can be easily found at Home Depot or Lowes.
I always try to keep in mind two words when staging, and that is to keep things cheerful and cheap. It will help make staging the secret weapon to making the best first impression with a buyer, without breaking the bank.
Connie
Preparing a home before listing makes all the difference. My clients owned an eight-bedroom, seven-bath,
oceanfront home with a pool and elevator. It had been on and off the market for six years with no success. This time, after taking the time to prepare the home properly, it went under contract in just four days.
When I first toured the property, I had an honest conversation with the owners: “There’s no point in relisting unless we make some changes to improve the presentation.” At first, they were hesitant about the investment, but together we created a plan and budget that felt comfortable.
Most of the updates were simple, affordable improvements—replacing yellowed switch plates and vents, repainting high-traffic areas, refreshing artwork, adding a rug and pillows, swapping worn shower curtains and lamp shades, deep cleaning, refinishing the dining table, updating linens, and giving the exterior a refresh with power washing, trimmed bushes, and a newly painted front door.
A small investment had a big impact and ultimately led to a fast, successful sale.
Randy
One of the priorities I stress to my seller clients, besides interior updates, is curb appeal. This doesn’t exclusively pertain to new exterior paint, although if the house is desperately in need of a new paint job, the cost will be worth it in the long run.
Some other smaller (and less expensive) items to consider:
1. Do the decks or steps need power washing?
2. Do the shrubs, weeds or other vegetation need to be trimmed or cut out?
3. Do flower beds need new mulch?
4. Is the area around the house free of debris?
Ensuring these smaller considerations are addressed before listing your property can make a big difference on the first impression a potential buyer has when looking at your house. Thus, a greater potential for an offer and maximum sale price for the seller.
Vanessa
One of the conversations I have with my seller clients is the importance of investing in interior home improvements before listing to maximize the final sales price and minimize time on the market. The payoff they will realize can result from the simplest of enhancements like the crisp look of new bedding and accent pillows to the more complex of a total kitchen renovation.
One of my 2025 clients said goodbye to his dated living area furniture. This was an excellent decision. The new furniture opened him up to a wider buyer pool seeking a turn-key property as well as those seeking an emotional connection to a home where they could envision living. The professional listing photos showcasing the new furnishings were stunning. The inquiries were immediate, and the house sold with multiple offers.
MARKET SALES
MARKET NOTES
• Inventory is up 10% over December 2024. Yet about 40% below the pre-COVID range for active Residential Listings of 1200–1500.
• YTD Residential sales are UP 2% 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 69 days, higher than this time last year, but still lower than the historical norm of 100 days.
• The highest sale price this year is $4,780,000: a 15 BR/15 BA in Kill Devil Hills.
TOWN
TOWN
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.
