Real Estate - Currituck.com

Currituck County boasts a unique real estate market due to its collection of both vacation rental and full-time residential communities. As a result, retirees, second homeowners, and new Outer Banks residents will find a lot of properties for sale to suit their needs.

Because of this diversity and distinction, newcomers will want to review the following FAQs and guidelines to seamlessly navigate the Currituck County real estate market.

What type of properties are available?

A multitude of property types are always for sale on Currituck County, and they include the following.

Commercial Properties - Businesses, long-term leases, etc.
Land- Typically several acres or less
Acreage - Larger land parcels that can often be divided into smaller lots with the proper permits
Construction Package - A lot, plus the development of a new home
Boat slips - Ownership of a slip, (and sometimes access to community amenities), in an established marina
Single family home - Also known as a stick-built home
Modular home - Also known as a trailer, doublewide, or singlewide.
Condo
Duplex
Co-op - A partial ownership of a property for designated, and often rotating, weeks throughout the year.

In addition to these distinctions, the homes, condos and duplexes in Currituck County can effectively be broken down into three classifications:

Primary Residence - A property where the buyer will live full-time.
Second home - A property that the buyer uses occasionally, but does not rent out to tenants.
Investment Property - A vacation rental home or property that is rented weekly to Outer Banks visitors, or monthly to long-term tenants.

Mortgage rates, insurance policies, and even tax deductions will vary based on both the type and the purpose of the property, so buyers will want to detail the intended use of their purchase with their lender and insurance company accordingly.

How can I find properties in Currituck County?

The best way for buyers to browse Currituck County real estate for sale is online via the Outer Banks Multiple Listing Service (MLS.) This is effectively a database of all of the properties that are currently for sale in the county, (and in the Outer Banks in general), that are listed with a REALTOR. Virtually every real estate company has an online MLS on their website, as well as filters for narrowing down the thousands of listings by location, price range, area, or type. The MLS database is also updated regularly, ensuring that the listings available for sale remain up-to-date

While in the county, buyers can also pick up a copy of the Outer Banks' two primary real estate publications, Homes and Land and Home Tour, which are available for free at small newsstands throughout the area.

What are the Currituck County areas like?

The mainland properties are predominantly year-round homes, second homes, and long-term rentals. There are very few weekly vacation rentals in this region, although there are a handful to be found near the golf courses and along the Currituck Soundfront. This region has a number of single family homes, modular homes, and boat slips, but few (if any) condo complexes or duplexes.

The barrier island beaches are effectively the opposite. This region is home to a large number of vacation rental homes, but very few primary residences and long-term rentals. There are a number of single family homes, and a selection of condos, but few (if any) modular homes.

As to be expected, the mainland has more of a residential feel, and is where the majority of the county's governmental entities are found, as well as doctors, lawyers, and other professional services. The barrier island region of the county has more of a vacation-feel, with a host of beachy shops, restaurants, and attractions.

What do the waterfront designations mean?

The majority of properties for sale in Currituck County, especially along the beach, typically have a waterfront designation such as "soundfront" or "soundside." The definitions for these terms are as follows:

Soundfront - Adjacent to the Currituck Sound

Oceanfront - Adjacent to the Atlantic Ocean

X Lots from Oceanfront or Soundfront - The number of lots that a property is located in relation to the ocean or sound. For example, if a property was "Two lots from oceanfront," it would be in the third row of homes, and a resident would have to pass by two potentially developed lots to reach the undeveloped beach or waterfront.

Semi-Oceanfront or Semi-Soundfront - Property is one lot away from the water

Canalfront - Property is located on a canal that connects with the sound, which may or may not be accessible by a boat.

Oceanside - Property is located on the oceanside, or the eastern side, of NC Highway 12 with no major highway to cross.

Soundside - Property is located on the soundside, or the western side, of NC Highway 12 and will have to cross the highway in order to reach the beach

Please note that there can also be additional waterfront distinctions, such as lakefront, pondfront, creekfront, or harborfront.

What are the benefits and drawbacks of purchasing a vacation rental?

Many Currituck County real estate purchases are from investment buyers, who are buying a vacation rental home to rent in weekly increments as an investment. There are many factors to consider when making the decision to purchase an investment home, as well as a notable number of benefits and drawbacks.

Benefits:

Vacation homeowners can enjoy a stay at the beach whenever they would like, saving thousands on annual vacations.
Most vacation rentals are managed by a property management company, ensuring that a reliable local team of reservationists, maintenance personnel, housekeepers and managers is looking out for the home's best interest.
Historically, Outer Banks property values increase over time, making a vacation home a relatively sound investment for long-term real estate holdings.
Any rental income losses, "working" vacations, and repairs can classify as tax deductions.

Drawbacks:

It is very difficult for the weekly income of a vacation rental to cover the expense of the property, especially if a mortgage is required.
Buyers will want to note and account for extra fees that may be required in addition to the monthly principal and interest payments, including subdivision or community amenity fees, property management fees, housekeeping fees, flood insurance, and other costs.
Buyers will want to ensure the property is well-maintained and regularly updated to keep it competitive in the vacation rental market. This includes adding amenities like Wi-Fi, hot tubs, or stylish furnishings for guests.

Is it worth it? For the majority of homeowners on the Outer Banks, a vacation rental is a labor of love, and an excuse to own a slice of the beach while garnering extra income to off-set the overall costs. With that being said, prospective buyers who pay in cash up-front, or have a minimal mortgage payment, may be able to make a profit during their first years of owning a vacation home.

How much do Currituck County properties cost?

The cost of Currituck County properties vary drastically depending on area, with mainland real estate being noticeably cheaper.

The mainland Currituck County properties are among the cheapest residences along the Outer Banks, simply because they are not within walking distance of the ocean or beach attractions. Prices do increase, however, for soundfront properties or homes that are close to the water or one of the region's famed golf courses.

Conversely, the Currituck Beaches properties are among the most expensive along the Outer Banks, due to their popularity with both buyers and vacation rental guests, as well as their extensive amenities. 4WD properties tend to be less expensive, however, as visitors and owners require a 4WD vehicle to access these homes.

Overall, expect most mainland homes to be in the $100K-$500K range, and expect Currituck Beaches home to be in the $250K to $750K+ range.

Should I work with a REALTOR to find a home?

Yes. With few exceptions, buyers do not have to pay a commission to a Buying Agent, (a REALTOR who represents the buyers in the sale of a home), and a REALTOR will have extensive knowledge about the properties and communities in the area. They will also be able to recommend mortgage companies, insurance agents, and property management companies that represent Currituck County.

Tips and Tricks

Have a specific set of criteria in mind? Contact a local REALTOR and ask them to set you up with automated MLS updates. These automated updates will notify you via email the instant that a property which fits your criteria hits the market, so you can be among the first to know and take a look as needed.
Talk to a lender and obtain a pre-qualification letter before looking at properties. This will help you determine what you can afford, and is also a good bargaining chip for offering lower than a property's asking price.
If purchasing a vacation rental home, request a rental history of the property for the past several years to garner an idea of the property's overall income. If you're planning to add amenities, such as a hot tub or pool, ask a local property manager for an estimate on how said amenities would improve a property's earning potential.
Be sure and account for all associated fees, like community or subdivision dues, flood insurance, and monthly utilities. Does the community have trash-pick up included, or is that extra? If there's a boat-slip on site, is there an extra fee to dock there? These questions need to be factored into your monthly expenses.
For investment homes, start searching in the late fall and purchase by early spring to obtain a full year's rental income. Many vacation homes rent from March until October, but are fairly dormant during the winter months.
If buying a rental home, consider setting up an LLC, which will offer extra legal protection in the event of an accident at the property, and in certain situations, extra tax benefits.
Don't go it alone. Enlist the assistance of a REALTOR to find the best properties possible for your set criteria, and to garner an understanding of the local real estate market.

Hotels

Currituck County has a surprisingly large amount of hotels both along the beach and scattered throughout the mainland. The following information will help area visitors wade through the bevy of options available.

When to Book a Currituck County Hotel

With the wide range of vacation rentals available, guests may not be sure whether a hotel or a vacation home or condo best suits their needs. Generally, a hotel is the better accommodations option when the following factors come into play.

A single night, weekend or long-weekend stay
A party size of 1-4 people, (with just 1-2 rooms required)
An interest in community or resort-style amenities, including on-site spas, indoor pools, on-site restaurants, concierge services, and room service

If the above factors apply to your party, than a hotel or motel is most likely the best choice for a Currituck County stay.

Currituck Mainland Hotels

The mainland offers a small selection of hotels and motels for visitors either passing through, or in need of a launching point for a Currituck Sound fishing or kayaking adventure.

These hotels include the Midway Marina and Motel, Barry's on Walnut Island, and the Sea Oats Motel.

Found either along or just off of US Highway 158, these establishments are good options for visitors who are heading to the Outer Banks and need a close place to stay for the night before their arrival, or who are passing through via The Intracoastal Waterway (ICW) and need a convenient spot to rest for the night.

Currituck County mainland hotels and motels are typically noticeably cheaper than the beach communities, and several local establishments, (namely Midway Marina and Motel and Barry's on Walnut Island), offer easy sound access and views. They may also offer additional amenities including outdoor pools, on-site restaurants, and close proximity to local golf courses like the Kilmarlic Golf Club and the Pointe Golf Club.

Currituck Beaches Hotels

The hotels along the Currituck beaches are a collection of resorts and nationally-recognized chains, and include the Hampton Inn & Suites, Sanderling Resort, and the Inn at Corolla Light. These establishments are a bit more posh than their mainland counterparts, and offer beach access, indoor and / or outdoor pools, and on-site spas, (particularly the Sanderling Resort which has an acclaimed spa open to resort guests and area visitors alike.)

While rates at these hotels are higher than mainland motels, guests will enjoy easier beach access, potential ocean views, and a world of either on-site or neighboring restaurants, services, shops and amenities, all in a coastal, "resort" atmosphere.

How to Book a Currituck County Hotel

The process for booking a Currituck County hotel or motel is fairly standard. Guests can call ahead directly, or often book online, to reserve a room. An extra fee is often required for pet-friendly rooms, and a security deposit of $25 to at least half of the rent is expected.

Please note that the security deposit may be higher in the resort hotels along the beach than in typical mainland hotels. The amount of time to cancel a reservation without financial penalty may be different in these regions as well, with most establishments along the Currituck beaches requiring anywhere from 48 hours to a full week's notice to cancel.

When to Book a Currituck County Hotel

The good news is that unlike vacation rentals, which as a rule of thumb should be rented months in advance, a Currituck County hotel or motel can be rented weeks or even days in advance, depending on the season.

Popular beach weekends like Labor Day Weekend, 4th of July Weekend or Memorial Day Weekend should be booked as far in advance as possible.

Tips, Tricks and Considerations for Booking a Currituck County Hotel

Plan an off-season visit for reduced rates. Like vacation rentals, hotels often have peak season rates in the summer months, and noticeably reduced rates in the off-season spring, fall and winter months. Early fall, (like September), is a great time to visit for both the lack of crowds, the abundance of open businesses, and the typically warmer ocean waters.
Comparison shop when you can. National websites, (like kayak.com or tripadvisor.com), often display a range of rates offered by online travel companies, allowing potential guests to secure the lowest possible cost for their dates of choice.
Ask about discounts. A number of regional motels and hotels offer discounts for AAA members, seniors and / or AARP members, and active military personnel.
Call ahead and ask about the view. By contacting the hotel / motel directly, guests can request a room with a good ocean or sound view, a room that's on the first level, or other specific hotel-related locale requests.
Ask about on-site discounts. Some area hotels may offer special discounts for guests at the on-site spa, restaurant, marina, or other desirable amenity. Check ahead to see if any discounts apply.
Bring your boat. Some mainland motels and RV parks, like the Midway Marina and Motel, feature a boat launch on the premises for easy access to the Currituck Sound.
Check out neighboring communities. Elizabeth City, located approximately 30 miles west, has a wealth of hotels as well as acclaimed and historic B&Bs, while Kitty Hawk, just south of Duck, is home to one of the Outer Banks' newest grand hotels, the Hilton Garden Inn.
Extend your vacation. Many long-time visitors who are vacationing on the Outer Banks stay on the Currituck mainland the night before a Saturday or Sunday check-in to both beat the weekend traffic on the Wright Memorial Bridge, and to enjoy an extra "full" day at the beach. Consider arriving the night before, and dedicating a little time to the seldom explored but nevertheless beautiful Currituck mainland area.

Beach Information

To enjoy the Currituck County beaches to their fullest, keep the following local regulations, guidelines, and tips in mind.

All rules, which are typically mandated by the Currituck County government, are applied to all county beaches from Corolla to the 4WD area of Carova.

Pets - Dogs are allowed on the beaches of Currituck County year-round, but they must be leashed at all times. (There are no leash length requirements.) Visitors should bear in mind that the sand is exceptionally hot in the summer months, and it's recommended that pets are brought to the beach in the evening and early morning hours to protect their delicate pads from the sand. Also, always have fresh water on hand.

ATVs - ATVs are not allowed on the Currituck beaches, as only local residents and property owners with the proper permits are allowed to operate ATVs anywhere in the county.

Alcohol - Alcohol is technically allowed on the beach, however glass bottles are not permitted. Visitors must also clean up after themselves and not leave any trash behind, and not have any open bottles in their vehicle. North Carolina has a strict law against any open containers in a vehicle.

Fires - Bonfires on the beach are prohibited in Currituck County, and this includes fires in the dunes, as well as in local subdivisions and any areas behind the dune line. The Currituck Beaches are serviced by the Corolla and Carova Beach Volunteer Fire Department, and visitors should call 911 in case of a fire or other emergency.

Camping - Overnight camping on the Currituck Beaches is prohibited, however, there are a selection of campgrounds available in mainland Currituck County, as well as in neighboring Kitty Hawk, including Adventure Bound Campground and the Kitty Hawk RV Park.

4x4 regulations - There are a number of rules and guidelines to keep in mind when accessing the 4x4 beaches of Currituck County, which include the following

Driving is permitted on Currituck County beaches after the paved road ends, and is also permitted from Oct 1st. - April 30th outside the 4WD area at designated beach accesses
Make sure you only use a 4WD vehicle to access the beaches. 2WD and AWD vehicles will not perform well on the shoreline.
Vehicles must be registered and the vehicle operator must have a valid driver's license. ATVs are not allowed.
Open containers of beer, wine and liquor are prohibited.
Speed limit is 25 mph unless otherwise marked
Drivers should follow the tire tracks along the high tide line to avoid getting stuck, and to also be considerate of beach goers close to the water.
Drivers will want to reduce their tire pressure to 15-20 psi to reduce the risk of getting stuck. Air is provided at area gas stations in Corolla.
Follow the rules of the road. Stay to the right side of the vehicular tracks, use turn signals, and allow pedestrians the right of way.

Fishing - Fishing is allowed and celebrated on the Currituck County beaches. Surf fishermen must possess a valid North Carolina Saltwater fishing license, which can be picked up online or at a local tackle shops, and anglers must abide by the length and bag limit as administered by the Wildlife Resources Commission. Visit http://portal.ncdenr.org/web/mf/recreational-fishing-size-and-bag-limits for a complete list of current and species-specific regulations.

Fireworks - Self-propelled fireworks, or fireworks that spin or explode, are illegal in North Carolina. (Sparklers are allowed.)

Glass bottles - Glass is not permitted on the beach, so visitors should transport beverages accordingly.

Lifeguards - There are a number of lifeguarded beaches available in Corolla from 9:30 a.m. to 5:30 p.m., and typically from Memorial Day to Labor Day. These beaches and regions include the following.

Pine Island - In front of the oceanfront community pool, at the intersection of Audubon Drive and NC Highway 12.
Corolla Public Beach Access - At the intersection of Old Stoney Rd. and NC Highway 12.
Ocean Sands - Multiple locales, including the oceanfront edges of Marlin Way, Sand Fiddler Road, Sea Bird Way, and Driftwood Way.
Crown Point - At the intersection of Crown Point Circle and NC Highway 12.
Buck Island - At the intersection of Orion's Way and NC Highway 12.
Whalehead Beach - Multiple locales, including the oceanfront edges of Sailfish Street, Bonito Street, Herring Street and Although Sturgeon Street.
Corolla Light - At the intersection of Austin Street and NC Highway 12.
Currituck Beach Lighthouse - At the intersection of Franklyn Street and NC Highway 12.
Villages at Ocean Hill - At the intersection of Franklyn Street and NC Highway 12.

Keep in mind that some of the public access to these lifeguarded beaches may only be open to community residents and guests. Check with your property management company or area hotel while booking to confirm the closest available lifeguarded beach to your accommodations.

Surfing - Surfing is always allowed along the Currituck Beaches, although surfers will want to keep an eye out for the "red flags" that are positioned along the beach when there are rough swimming and surfing conditions present.

Litter - It is illegal to litter anywhere along the beach in Currituck County. Many communities set up local trash cans close to the dune line for convenient disposal of waste

Canopies and tents - Though not illegal yet, the practice of setting up a canopy or beach tent for the duration of a weekend or weeklong stay is frowned upon on the Outer Banks. Current legislation is being considered for making the overnight placement of a canopy or beach tent illegal, but in the meantime, be considerate of your neighbors and remove your beach equipment when you are done for the day.