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Is There a Difference Between Ocean and Beach Front?

March 17, 2016 by admin 1 Comment

Along the Brunswick Islands are many small towns with oceanfront properties but is there a difference between oceanfront and beachfront?

They are often used simultaneously to refer to a home along the ocean but they can mean different things to appraiser, tax assessors and real estate agents.

Oceanfront

An oceanfront property is usually directly along the coastline of an actual ocean. Sometimes gulf homes may also be classified as oceanfront but usually we are talking the Atlantic or the Pacific Ocean without a bay, inlet or some other parcel of land out beyond the ocean. If a home is on salt water but on the inlet side, like the Intracoastal Waterway, we would usually classify it as waterfront or on the waterway instead of ocean front even thought it’s on actual ocean water.

Most oceanfront homes have beautiful views of the ocean without obstruction other than some beach grass. Most homes are built as to maximize the look and view of the ocean. Living rooms, patios, decks and balconies are positioned to take the most advantage of the oceanview. And of course, living on the Atlantic means we’ll have the most sensational sunrises!

Oceanfront may also mean privacy. Some oceanfront homes may have beach access and be public so you may not have much privacy but then it comes down to the rights of the homeowner. Check with the listing on whether or not everyone and their brother can come traipsing across your beach.

Beachfront

Beachfront can actually have several connotations. It can mean an ocean view or just a beachfront access or close to a sandy beach. This could be on the gulf coast, waterway or even a large bay or sea. Some of the bays up close to Southport and Caswell Beach have homes along the beach of Cape Fear River but are not necessarily oceanfront homes. There are several beachfront homes along the Intracoastal waterway that we would not classify as oceanfront. Beachfront may also mean public access as well. The home may be close to the beach or offer access, but also offer access to the general public as well, making privacy something you say goodbye too.

Read more: 4 Tips to Buying a Beachfront Home

Both types of properties can offer great value to the homeowner. It can be a great investment and offer years of pleasure. So, what would you prefer? Oceanfront or Beachfront?

Images by Hector Alejandro & Loozrboy Flickr

What Inspectors Look for on an Oceanfront Property

March 10, 2016 by admin Leave a Comment

Buying a home on the ocean or beachfront property may require a little bit different home inspection. If you’re considering buying a home in Brunswick County North Carolina anywhere up and down the Brunswick Islands you want a home inspector that knows oceanfront properties, the problems that they can have and issues to look for.

Here are some of the top things that inspectors should be aware of when inspecting oceanfront, beachfront or waterfront property.

#1. Structural damage.

Many of these oceanfront properties are built on stilts so they can handle any type that might come in, storms or other elements. Inspectors will checked for the structural integrity of the stilts, beams, braces and foundation to make sure there is no rot, termites or other wood destroying insects or elements. A home inspector will also check to make sure that there hasn’t been any major damage from past homeowners, the elements or whether. They will look for leakage, mold, cracks, separation from baseboards and proper building permits if there were any additions or renovations.

#2. Proper construction.

Sometimes, home inspectors will find properties that have had additions, renovations or remodels done that were not permitted and therefore not up to code for proper beachfront properties. The inspector will check over all of these structural issues to make sure that the home is properly secured and constructed for its type of location. The last thing homeowners want to find is that their home was improperly maintained or built voiding their homeowners insurance should anything major happened.

#3. Land grade.

The home inspector should also check for sloping or draining towards the house or underneath the house. If there are damp crawl spaces, foundation movement, cracking or settling, water can wick up the foundation leading to rot inside the home and major problems later on.

#4. Roof.

Roofs will naturally take the brunt of the weather and the elements, especially on an oceanfront home. Your home inspector will make sure that the shingles and the roofing construction has been properly maintained or give you an estimated idea of how long the roof will last.

These are some of the biggest things that home inspectors of oceanfront property will need to be concerned about but all inspectors should check the electrical outlets and the electrical box or panel, plumbing, appliances, leaks on faucets in showers or behind toilets and the general structure of the inside and exterior part of the house.

For more information on inspecting oceanfront or beachfront property contact our office today. We have inspectors that we work within the area that specifically no beachfront land and property and can help you make an informed decision on your next home purchase.

Investing in Beachfront Property

February 18, 2016 by admin Leave a Comment

Right now is a great time to be investing in property. The markets are up all across the country and while many markets have certainly bounced back to pre-recession days, the rest are certainly on their way.If you’re planning on investing in beachfront property whether for your own investment purposes, vacation property or rental investment, it’s best to know as much about the property as possible and any situations or concerns about the process.

If you love the beach, you’re likely to want to buy on or near it. The Sunset Beach and Brunswick County has beautiful options all up and down the Intracoastal waterway. But there are some issues and concerns to be aware of before jumping in. Here are our top tips for investing in beachfront property.

#1. Understand Insurance Costs

Insurance is going to be different for a waterfront home verses one far from the beach. Oceanfront is even more tricky as homes are subject to the harsh elements of the sea. Salt water and storms have the potential to wreak havoc on properties and you’ll want to make sure you’re covered, just in case.

#2. Will your home keep the perk it has?

What I mean by this is, will your home still have all the amenities and perks it had when you bought it when it comes time to sell or in the future? This means, are developments going up around the home, diminishing your view? Will the development cause an issue in the future? Does the beach have a tendency to erode causing problems for your beach access? Talk to neighbors about their concerns and make sure you have at least a good sense of where the area is going in the future.

#3. Check for any and ALL water damage.

Water damage is one of the biggest issues when it comes to beachfront homes. Not just from rain but salt sea spray, high tides, etc.. Make sure the previous owner has been vigilant in maintaining the property otherwise you might have a heap of problems to deal with once you own the home. Check the roof, foundation or stilts and make sure your inspector knows to check for these things as well. Choose an inspector that is proficient in waterfront and beachfront homes and properties, especially for your area. They should be able to tell if the home has been maintained properly or how you can prevent further damage in the future.

#4. Financing

Financing a home that is not your primary residency can be more expensive. You will most likely need a conventional loan with at least 20% down if not more. Talk to your lender about the options and if you need additional coverage for homeowners insurance. Be as honest as you can about the property and your needs and you’re more likely to get the best deal possible.

Buying and investing in a beachfront home is a great way to vacation on the beach for less, all the while building your equity. But poor planning could cost you big time. Plan ahead, understand all the issues involved and you’ll be enjoying your beach house for years to come.

Thank you to Don Payne with Vision Realty for his guest post this week. Visit Don’s site for information on investing in real estate, financing and more. Contact us for information on buying a waterfront home on the coast in North or South Carolina!

New Home Construction in Brunswick County

November 24, 2015 by admin Leave a Comment

If you’re in the market for new construction or brand-new homes in Brunswick County North Carolina, the majority are located in Leland, just north of the ocean, Ocean Isle Beach, Southport and right across Cape fear River from Wilmington.

Lena Springs is a news construction company built by Yarborough Construction. These homes are priced from $130,000-$140,000 and feature homes from 1270 ft.² to 1300 ft.². There are two home plans available, both offering three bedroom, two bathrooms and a one car garage. Homeowners dues are $19 per month payable to Lena Springs.

Cyprus Pointe at Brunswick Forest is built by Brunswick Forest Homes and there are 11 homes featured in this community priced from $400,000. Homesites are still available from the $100,000 range and properties are between 1800 ft.² and 3400 ft.² with several home designs, single-story and two-story floor plans and are currently ready to build.

Park Landing is also located at Brunswick Forest and are currently selling 25 homes in sizes from 1600 ft.² to about 3200 ft.² priced from $270,000 to about $350,000. Two-story options are available and all units are ready to build.

Lanvale Forest by McKee Homes is another option located in Leland in the heart of North Brunswick County just minutes from downtown Wilmington. There are 13 homes for sale from 1300 ft.² to 2400 ft.² priced from $160,000. These affordable homes feature two-story designs with a one or two car garage and 2 to 4 bedroom floor plans. There are homes currently under construction and sites ready to build.

Southbend by Yarborough Construction Company features eight homes from 1620 ft.² to 2400 ft.² and offered 22 wooded homesites just off Lanvale Road. These homes are priced from about $195,000-$250,000 and feature one and two-story floor plans with a two-car garage and all have three bedroom and two or three bath options.

For more information on new home construction in Brunswick County please contact our office today. We’d be happy to send you a list of current new homes for sale throughout the community and provide you with expert buyer representation, especially on new construction.

4 Tips to Buying a Beach House on the North Carolina Shore

November 17, 2015 by admin 2 Comments

Buying a beach house can be an adventure but it can also be a caveat for creating a lifetime of memories. The North Carolina shore stretches from the Outer Banks to the Brunswick Islands and each area offers a different shore front terrain. Finding where you want to buy is really the first step.

Location

Find out where you want to be, the amenities around the area and commute, if this plays a role. The Outer Banks are probably the most windy and treacherous but a little farther south in Sunset Beach and Ocean Isle, the shoreline is a bit more protected. Farther south is also more family friendly with calmer beaches, fishing and some swimmable waters. However, if you prefer the rough and tumble and stormy seas, the north end is your better bet but you may have more issues with home repairs and wind damage.

Check out prices on Ocean Isle Beach oceanfront homes

2. Style

The style of the home is your second step. Most oceanfront homes are built on stilts to withstand storms and flooding. This allows the water to swirl underneath while leaving the home dry on top. However this also means stairs. If you don’t want the struggle of stairs up to your home, you might consider buying a little farther from the shore.

3. Depth

This follows into the next tip; how close do you want to be to the shore? Some shoreline homes have sensational views but also come with the drawback of higher prices and more structural risk. Homes closer to the ocean require more maintenance and upkeep due to the salt air and wind. Prices and maintenance go down tremendously each block away from the ocean you go.

4. Negotiating

Depending on the time of year, vacation homes and ocean front properties can cause quite a bidding war. You can negotiate a great deal with a short sale home or foreclosure but this does tend to take much more time than a traditional sale. If you’re looking to move in quickly, you’ll want the expertise and skill of a professional real estate agent that knows the coastline homes and how to negotiate with homeowners. Getting what you want for the price you want, all the while understanding the risks and nuances of a coastal home is what we do best. With years and years under our belt, when it comes to helping folks buy the right coastal home, trust the experts with Frank and Karen Baker.

Ready to browse? Take a look at our website for all homes for sale along the North Carolina coastline. Ready to see one closer? Give us a call to schedule a showing.

“Image” by Dgreco – I created this work entirely by myself.. Licensed under CC BY-SA 3.0 via Wikipedia –

Condos and Townhomes in Sunset Beach NC

October 27, 2015 by admin 1 Comment

Sunset Beach North Carolina has numerous townhomes, townhouse communities and condominiums whether on the ocean side or nestled in a month’s parks and golf courses. At any given time there are roughly 60 to 85 condos style multifamily properties for sale at any one time throughout Sunset Beach. Condo prices start at about $55,000 for a one or two bedroom condominium to about $550,000 depending on size, condition, amenities and maintenance. As of the publishing of this post condo prices were from $55,000-$450,000 for a three bedroom and three bath condo on Shoreline Drive with 1800 ft.² of living space.

The median condo price is about $125,000. This will buy you a one or two bedroom condominium between 950 ft.² to about 1300 ft.². There are several buildings throughout Sunset Beach But no more than about three or four stories. There are oceanfront condominiums priced from $600,000 to over $800,000. Many of these condos and townhouses were built in the 1970s and 1980s.

Those on the ocean side of Sunset Beach tend to run a little higher than those on the mainland.

Something to consider when purchasing a condo or a townhome is homeowners association fees. Residents typically pay monthly but quarterly or even annually is sometimes an option. Monthly fees are generally between $100 and $500 per month depending on the complex and the amenities it provides. Buildings and complexes that feature swimming pools, fitness centers, gated entrance or other perks will tend to have higher homeowners fees. These fees will cover all amenity maintenance as well as building maintenance, roof maintenance and generally some utilities and limited insurance. Be sure to check with the exact specifics on all requirements, conditions and restrictions for each condominium building and listing.

If you’d like a complete list of all condos or townhomes throughout Sunset Beach please contact us today. We would be happy to send you a customized list of properties that meet your search criteria and price and schedule a showing.

Is There a Difference Between Ocean and Beach Front?

Oceanfront

Beachfront