Life Is Always Better on the Porch | Southport NC Real Estate

Some houses have a front porch. Others have a front porch that makes you want to stay a little longer.

There is something special about a front porch in the South. It is where the morning begins with a cup of coffee, where conversations stretch well beyond sunset, and where a simple wave to a passing neighbor can turn into one of those unexpected moments that makes a day feel complete.

A porch is more than an architectural feature. It is an invitation to slow down, open the door, and welcome life as it comes.

And here in Southport, North Carolina, that invitation is part of what makes this historic coastal town so extraordinary.

The Front Porch: A Little Piece of the American Dream

In an increasingly busy world, we spend so much of our time indoors, behind screens, rushing from one obligation to another. Yet there is something wonderfully uncomplicated about sitting on a porch and watching the world go by.

The front porch has long been a gathering place for American families. It offered shade on warm summer evenings, a place to visit with neighbors, and a comfortable setting for sharing stories, laughter, and the news of the day.

Over time, the way we use our outdoor spaces has changed. Back patios, decks, and outdoor kitchens have become popular extensions of our homes. But the front porch holds onto something uniquely meaningful: its connection to the street, the neighborhood, and the people around us.

A backyard can be a private retreat. A front porch can be a bridge to the community.

Perhaps that is why the porch continues to capture our imagination. It represents a lifestyle many of us want more of—one with fewer hurried moments and more opportunities to connect.

Southport, North Carolina: Where Porch Life Still Feels Natural

If you have ever taken an evening stroll through the historic streets of Southport, you understand.

Mature live oaks shade the streets. Historic homes tell stories of generations past. A gentle coastal breeze moves through the trees, and the pace of life seems to soften just a little.

There is a special charm in seeing a welcoming porch, noticing the details of an older home, or exchanging a friendly greeting with someone enjoying the evening outdoors.

Southport’s porches are part of the fabric of the town. They complement its historic architecture and reflect a community where the simple pleasures of everyday life still matter.

Those of us who have enjoyed the town’s porch concerts, community gatherings, or the Southport Historical Society’s Christmas Tour of Homes know that these spaces are about more than curb appeal. They are part of the experience of living here.

They help tell the story of Southport.

And for someone considering a move to coastal North Carolina, that story can be every bit as compelling as the house itself.

A Porch That Tells a Story: 708 N Atlantic Avenue

Some homes seem to understand the assignment.

https://www.flexmls.com/share/EkmTf/708-N-Atlantic-Avenue-Southport-NC-28461

At 708 N Atlantic Avenue in Southport, the historic Westcott-Dosher House offers a wonderful reminder of why we continue to fall in love with older homes and their inviting outdoor spaces.

Dating to approximately 1920, this historic cottage has the kind of character that cannot simply be recreated overnight. Its covered, screened front porch welcomes you to imagine the possibilities: morning coffee beneath the Carolina sky, a quiet afternoon with a good book, or an evening spent talking with family and friends as the neighborhood settles down.

Picture yourself stepping outside before the day begins. The air is fresh, the mature live oaks cast their shade, and there is no particular reason to hurry.

Later, perhaps you return to the porch after exploring downtown Southport, browsing local shops, or enjoying time near the Cape Fear River and the waterfront. You settle into your favorite chair, take a breath, and realize that home is not just the place you return to. It is the feeling that greets you when you arrive.

That is the beauty of a home like this.

The Westcott-Dosher House brings together historic character, coastal atmosphere, and the everyday pleasure of outdoor living. Its porch is not simply something to admire from the sidewalk. It is a space to imagine making your own.

For buyers looking for a historic home in Southport, NC, it offers an opportunity to become part of the town’s story while creating a new chapter of their own.

And isn’t that one of the most wonderful things about buying a home?

You are not just choosing walls, rooms, and square footage. You are choosing the setting for the moments that have yet to happen.

Why a Front Porch Still Matters

When buyers search for homes, they naturally consider practical details: the layout, the kitchen, the bedrooms, the location, and the features that make everyday living comfortable.

But sometimes it is the less tangible qualities that make a home unforgettable.

A welcoming front porch can create a sense of arrival. It offers an outdoor space that feels connected to the neighborhood. It gives family and friends a place to gather, and it provides a quiet corner to enjoy the changing seasons.

In a coastal community such as Southport, where outdoor living is such a natural part of the lifestyle, a porch can be especially appealing.

It encourages us to spend a little more time outside, appreciate our surroundings, and make room for the small rituals that become treasured memories.

And while every buyer has a different vision of home, I have always believed that the best homes offer something beyond their features. They make us feel something.

A beautiful porch can do exactly that.

Finding Home in Southport

For anyone dreaming of a move to coastal North Carolina, Southport offers a distinctive combination of historic charm, waterfront surroundings, local shops, restaurants, and a sense of place that is difficult to duplicate.

Whether you are searching for a historic cottage, a coastal getaway, or a full-time residence, exploring Southport real estate is about discovering more than properties. It is about finding the lifestyle that feels right for you.

As a real estate professional who appreciates the character and charm of this special town, I believe those details matter. The welcoming entrance. The shady street. The porch where you can picture yourself spending a Sunday afternoon.

Sometimes, the little things tell us the most about a home.

And sometimes, the right home makes it easy to imagine the life you have been hoping to find.

Come Sit a Spell

I keep coming back to the same thought I shared in my original reflections on porch life: our porches serve as an invitation. They are a welcome.

In Southport, that invitation feels especially meaningful. It is an invitation to enjoy the outdoors, to connect with neighbors, to appreciate a slower moment, and to make a house part of a community.

At 708 N Atlantic Avenue, the front porch offers a beautiful place to begin imagining what that life might look like.

So the next time you pass a charming Southern porch, take a moment to appreciate it. Imagine the conversations it has witnessed, the quiet mornings it has welcomed, and the memories still waiting to be made.

Because in the end, a home is about so much more than what is inside.

It is about how you feel when you walk through the door, what you see when you look outside, and the moments that make an ordinary day feel extraordinary.

Home is where the heart is, and sometimes the heart begins right on the front porch.

And as I have always said:

Life is always better on the Porch.

About the Author

If you are considering buying or selling a home in Southport, North Carolina, and would like to explore the historic homes, coastal properties, and distinctive neighborhoods that make this area so special, I would love to help you discover what makes Southport feel like home. I am a Southport Local with the area expertise that comes from the past dozen years living in the heart of the community. Remember buying a home is so much more than the house, it is all about that community and where you can best fit in. Reach out to Mary Carneiro at Southport Realty. Mary@Southport-realty.com.

Let’s find your place in Southport.

https://www.flexmls.com/share/EkmTf/708-N-Atlantic-Avenue-Southport-NC-28461

Discover the charm of porch life in Southport, NC, through the historic Westcott-Dosher House at 708 N Atlantic Avenue. Explore historic homes and coastal living with your local real estate professional.

Brunswick County NC Real Estate Fraud Warning: The Rise of “Title Pirates”

A Brunswick County property owner may not even realize their land is being “sold” until a REALTOR® sign suddenly appears on it.

It sounds unbelievable, but so-called “Title Pirates” are becoming one of the fastest-growing threats in real estate. Across North Carolina, scammers are impersonating property owners using public tax records, fake IDs, disposable email addresses, and online-only communication to attempt fraudulent sales of vacant land, inherited property, and second homes.

Fraudulent real estate sales are on the rise especially since Covid and rise in remote signings. The FBI’s Internet Crime Complaint Center warns that losses from real estate and rental scams are steadily increasing, reaching more than $396 million in 2022. Beware of ‘Title Pirates’ Wreaking Havoc on Closings. Title pirates can then profit by, among other things, securing a loan on the property, renting the property out, temporarily living in the property or attempting to sell the property to a potential buyer.

Coastal communities like Southport and Brunswick County can be especially vulnerable because so many properties are owned by retirees, investors, inherited family estates, and out-of-state owners who may not physically visit their property often.

As a local REALTOR® here in Brunswick County, I have personally encountered these scam attempts often, and they area only increasing.

The pattern is usually similar. An unknown “seller” contacts an agent wanting to immediately list property. They insist on communicating only by email or WhatsApp. They avoid phone conversations or in-person meetings. They push for a quick sale and often claim to be traveling, overseas, or unavailable. They may even provide what appears to be a valid driver’s license.

But something feels off.

In several situations, after recognizing the common warning signs, I independently tracked down the actual property owner — only to discover they had absolutely no idea someone was attempting to impersonate them online.

That is the part consumers need to understand:
Today’s real estate fraud is sophisticated.

Scammers are pulling ownership information directly from public county tax records. They study properties online. They target vacant land, inherited homes, and second homes because they know those owners may not be physically nearby. In a world where listings, contracts, signatures, and even closings can happen digitally, fraudsters are counting on busy professionals failing to slow down and verify identity.

In today’s real estate market, being a REALTOR® is about far more than opening doors and putting listings online. It’s about recognizing red flags, protecting buyers and sellers from costly mistakes, understanding the local landscape, and sometimes stopping fraud before it happens.

That is where hyper-local knowledge matters.

Knowing Brunswick County street by street, understanding which properties may be vulnerable, recognizing suspicious behavior patterns, and having relationships within the local community can make all the difference. Technology may help people search for homes online, but it cannot replace experience, instincts, accountability, and a REALTOR® who truly knows and protects their market.

Common Red Flags of “Title Pirate” Scams

Property owners and buyers should be cautious if they encounter situations such as:

Sellers who insist on email or WhatsApp communication only
Refusal to speak live by phone or video
Pressure to move unusually fast
Vacant land or unoccupied homes being listed far below market value
Sellers claiming to be overseas or unavailable
Suspicious or recently created email addresses
Wiring instruction changes sent only through email
Sellers who cannot answer basic local property questions

Many of these scams specifically target vacant land because it can sit unnoticed for long periods of time. Unfortunately, Brunswick County’s growing popularity and large number of absentee owners make awareness especially important here along the coast.

How Brunswick County Property Owners Can Protect Themselves

One of the best tools available is already offered through our local Register of Deeds office.

Brunswick County property owners can register for Fraud Alert notifications that send an email if documents are recorded under their name. This can provide an early warning if suspicious deed activity occurs.

FREE Fraud Alert Registration:
https://www.brunswickcountync.gov/997/Fraud-Alert

Additional ways to protect yourself include:

Regularly monitor vacant property
Be cautious sharing personal information online
Verify all wire instructions by phone with known contacts
Work with trusted local REALTORS® and attorneys
Avoid relying solely on email communication for major transactions
Keep updated contact information on file with local professionals
Respond quickly to suspicious activity involving your property

Real estate today is not just about marketing property — it’s about protecting clients.

Hyper-local knowledge means understanding the market, knowing the neighborhoods, recognizing suspicious behavior, and identifying when something simply doesn’t feel right.

As a REALTOR® deeply involved in the Brunswick County community, I believe experience and careful verification matter more than ever. Knowing local property histories, understanding ownership patterns, recognizing unusual communication behavior, and taking the time to properly vet transactions can help prevent buyers and sellers from becoming victims of increasingly sophisticated scams.

Professional REALTORS® also have access to tools like FOREWARN, an identity and safety verification platform that can help validate information connected to names and phone numbers. These are resources many consumers may not realize exist, but they are becoming increasingly important in today’s digital real estate environment.

Unfortunately, scammers often target situations with little oversight, including vacant land sales and “For Sale By Owner” transactions where owners may not fully recognize the warning signs of fraud.

A good REALTOR® is not just there to market a property. They are there to help protect clients, verify information, recognize red flags, work alongside trusted attorneys and lenders, and help prevent problems before they become devastating financial losses.

That’s the difference local representation still brings to real estate in coastal North Carolina.

— Mary Carneiro, REALTOR®
Southport Realty
At the Pulse of Real Estate with True Local Knowledge

Follow:
#marysgonecoastal

https://marysgonecoastal.blog

I’m Coming Home — Back at Southport Realty!

The times… they are always a-changin’.

About a year ago, I embraced a new chapter in my real estate journey, inspired by growth, innovation, and the desire to expand my toolbox. It was a season of learning, stretching, and seeing this ever-evolving industry from a different business perspective—and I’m truly grateful for the lessons from it.

But here’s what I’ve come to realize: sometimes growth doesn’t take you away from home… it brings you right back to it.

Today, I’m beyond excited to share that I’ve returned to Southport Realty — and I am incredibly thankful to this amazing team for welcoming me back with open arms. From when I first walked up the porch steps at their office by the waterfront as a client to meet with a Realtor in 2014 when were looking to relocate to Southport, to starting my Real Estate career with them as a Broker in training the following year, through today- I have always been proud and loud to call them the best darn hometown agency of Southport.

What I missed most wasn’t just a place—it was a feeling. The intimacy of a boutique agency. The one-on-one relationships. The deep, shared knowledge of this incredible community we call home. A place where clients aren’t just passing thru—they become neighbors, friends, and lifelong connections!

At Southport Realty, our honest approach has always been simple and meaningful: listen first, understand your goals, and guide you with our local expertise, care, connections, and a strategy tailored just for you. You are not treated like just another transaction, It’s about building relationships that last far beyond the closing table.

I’m proud to once again be part of a team that not only delivers results but truly believes in serving and strengthening our community every single day.

Turns out, for me, the real change wasn’t leaving—it was realizing where I belong.

And yes… I’m still here to help you navigate those doors of change—whether we walk through them together or build them from scratch.

Welcome home.

Southport NC Real Estate: Zoning Matters

But buying or selling property in Southport is not the same as purchasing in a typical town.

Southport has unique zoning rules, community regulations, and market dynamics that can significantly impact a real estate transaction. That’s why working with a local, experienced REALTOR® who lives and works in Southport can make a tremendous difference.

As someone who lives in Southport proper and works daily in the local real estate market, I’ve seen firsthand how local knowledge protects buyers, sellers, and their investments.

Southport NC Real Estate Is Unique

One of the most important things buyers quickly learn is that Southport real estate comes with specific regulations that affect how property can be used.

A major example involves short-term rental (STR) rules within the City of Southport.

Currently:

New short-term rentals are prohibited in residential zoning districts
STRs are allowed only in certain business or mixed-use zones such as CBD, BD, and PUD
Residential STRs are allowed only if they had documented bookings prior to July 8, 2021

For buyers interested in investment property, vacation rentals, or future rental income, these rules can dramatically impact purchasing decisions.

Unfortunately, not every agent outside the area understands these regulations.

When Local Knowledge Is Missing

Recently, a home within Southport city limits went under contract and then returned to the market shortly afterward.

In real estate, when a property goes under contract and then falls through, it can create a perception problem. Future buyers often wonder what went wrong, and the listing can unfortunately feel “tainted,” even if the issue had nothing to do with the home itself.

In this situation, the buyers intended to use the property as a short-term rental investment.

However, they were not informed ahead of time that Southport prohibits new short-term rentals in residential districts.

Once the reality of the ordinance became clear during the due diligence process, the contract fell apart.

The result:

• Lost time for the seller
• Disappointment and frustration for the buyers
• A property unnecessarily returning to the market

Situations like this highlight how important it is to work with professionals who truly understand Southport NC real estate and local zoning regulations.

Understanding the Layers of Regulation

When purchasing property in Southport, buyers must understand that multiple layers of regulation can affect how a property can be used.

The most restrictive ordinance always takes priority.

Typically the order is:

POA / HOA rules
City of Southport ordinances
Brunswick County regulations

In addition, Southport and surrounding areas have recently seen significant zoning updates within the ETJ (Extra-Territorial Jurisdiction).

These changes can affect everything from:

rental potential
development opportunities
property use
future property value

Understanding these rules before entering a contract is essential.

Southport’s Rising Popularity

Southport’s popularity continues to grow as more people discover the coastal lifestyle our town offers.

Brunswick County has been named one of the most desirable counties to move to in the United States, according to U.S. News & World Report.

As demand increases, so do home prices and competition.

That means both buyers and sellers must approach Southport NC real estate with careful strategy and strong market knowledge.

The Southport Advantage

Southport is more than a real estate market — it’s a historic coastal town known for its maritime heritage, beautiful waterfront views, and welcoming community.

Understanding the nuances of this special place is essential to navigating its real estate opportunities successfully.

When you work with someone who lives here, serves here, and understands the unique landscape of Southport NC real estate, you gain insight that simply cannot be learned from a map or a listing service.

Why Hiring a Local REALTOR® Matters — Especially in Southport, North Carolina

Choosing the right REALTOR® is one of the most important decisions a buyer or seller can make. And while national websites and online tools may seem convenient, nothing replaces the expertise, relationships, and real-time insight that come from working with a true local expert—someone who lives in the community, understands its rhythms, and studies its market every single day.

That local advantage is especially important here in Southport and coastal Brunswick County, where neighborhoods can differ dramatically from one HOA or street to the next.

Here’s why hiring a local REALTOR® matters—and how my clients describe the difference it makes.

1. Local Knowledge You Can’t Google

A local agent knows far more than what appears in the MLS. We understand:

Subtle neighborhood differences
What has actually sold and why
Flood zones, insurance realities, and coastal considerations
Builder reputations—good and bad
Where development is happening
Micro-trends that influence pricing and long-term value

One recent client summed this up perfectly:

“Mary was fantastic to work with! She will absolutely shoot you straight and give you the facts, no fluff. She stays on top of the market and knows what’s sold and even minute details of those listings just off the top of her head! I have not met a more knowledgeable realtor in my dealings.”

Accurate, real-time market knowledge comes only from living and working full-time within the community you serve—and that’s exactly what a local agent delivers.

2. A REALTOR® Who Understands Relocation—Because I Lived It

When my family moved from Connecticut to Brunswick County in 2024, we went through the same relocation questions and uncertainties many of my clients face. We researched, dreamed, compared, and ultimately found our perfect coastal home here in Southport.

Because I have lived that journey personally, I connect deeply with out-of-state buyers’ concerns, questions, and lifestyle adjustments.

One buyer shared:

“Mary was a joy to work with. She understood what I was looking for in a home and we found it quickly. Mary knows a lot about the town and was always available to give me information on how to get set up in my new location. She’s very good at keeping things calm and enjoyable during a time that can be very stressful.”

Relocation is more than a transaction—it’s a transition. Working with a local who has walked that path makes all the difference.

3. Hyperlocal Expertise Built Through Years of Service

Since 2015, I’ve specialized in Southport and the greater Brunswick County market—first with Southport Realty and now proudly with Keller Williams Innovate. My focus is intentionally narrow so my clients receive the highest level of insight and accuracy.

This is especially valuable for out-of-state buyers who need a trusted, boots-on-the-ground expert.

Another client described their experience this way:

**“We knew our retirement property search was going to be challenging and potentially very long. However, Mary’s professionalism, expert knowledge of the area, and enthusiasm for her work made all the difference. She helped us think outside the box… and because of her creative thinking, we found a property that offers more than we imagined.

Mary exceeded our expectations as an agent working with out-of-state clients. She made us feel like family and a part of the community. We highly recommend her.”**

This is the heart of local service: familiarity with the land, the people, and the hidden opportunities buyers can’t see from afar.

4. Relationships and Community Knowledge That Support Every Step

A home is more than a structure—it’s a lifestyle. A local REALTOR® helps buyers feel the community, not just tour it. That includes:

Local organizations and volunteer opportunities
Beaches, parks, and recreation
Hidden gems and everyday conveniences
Trusted business and service providers
Tips for settling in and feeling at home quickly

My years of volunteer work and community involvement allow me to connect clients to the heartbeat of Southport—ensuring that their new home fits far more than their budget. It fits their life.

5. Service Rooted in Honesty, Integrity, and Human Connection

My clients know exactly what to expect from me: truthful guidance, transparent communication, and a calm, steady hand throughout the process. Real estate can be emotional; local support makes it easier, clearer, and more enjoyable.

Whether buying or selling, you deserve someone who sees the full picture—and tells you the truth, not what you want to hear.

The Bottom Line: Local Matters. Always.

In a coastal market where tides, insurance, land features, and community knowledge all influence your experience, hiring a local REALTOR® isn’t just beneficial—it’s essential.

When you choose an agent who:

✓ Lives here
✓ Works here
✓ Studies the market here
✓ Knows the community from the inside
✓ Has personally relocated and understands the process

—you gain a partner who is invested in your success long after closing day.

Let’s Open—and Close—Your Next Door in Brunswick County

Honest guidance. Local knowledge. A community-first approach.

I’m here to make your transition smooth, informed, and enjoyable—just as a local REALTOR® should.

MARY CARNEIRO

Email Marytcarn@kw.com Mobile (914) 649-7100

REALTOR® 284480 | Keller Williams Innovate 5721 E Oak Island Drive, Oak Island, NC 28465

Why Retirees Are Choosing Brunswick County, NC for the Next Chapter

Opening your door

If you’re nearing retirement and looking to trade snow shovels for sandy beaches, Brunswick County, North Carolina might just be the hidden gem you’ve been searching for. Tucked between Wilmington, NC and the South Carolina border, this coastal region is rapidly becoming a top choice for retirees—especially those from the Northeast.

Sunshine, Shorelines, and Serenity

Brunswick County offers a slower, more relaxed pace of life—without sacrificing beauty or charm. With its mild winters, long summers, and over 45 miles of pristine beaches, outdoor living becomes a way of life. Whether it’s walking along the shore, fishing in the Intracoastal Waterway, or enjoying a round of golf, there’s no shortage of ways to stay active and connected with nature.

Lower Cost of Living & Tax Perks

Retiring in Brunswick County often means stretching your dollars further. Compared to the Northeast, housing is more affordable, property taxes are lower, and North Carolina doesn’t tax Social Security income. That combination adds up quickly—and for many, it means living more comfortably on a fixed income.

Health & Convenience

Access to quality healthcare is a top priority for retirees—and here, you’re well covered:

Dosher Memorial Hospital in Southport is the only independent critical access hospital in North Carolina, offering emergency care, inpatient/outpatient services, surgical and cardiology services, and rehabilitation, plus nine clinics across southern Brunswick County.
Novant Health Brunswick Medical Center in Bolivia (opened in 2011) includes 74 all-private patient rooms, a 24-hour ER, surgical, imaging, lab, and rehab services.
For serious emergencies or specialized care, Novant Health New Hanover Regional Medical Center in Wilmington provides a Level II Trauma Center with advanced surgical and medical services.

This comprehensive healthcare network—ranging from local clinics to a major trauma center—ensures peace of mind without sacrificing the peaceful coastal lifestyle.

Strong Sense of Community

You’ll find a warm welcome here. Whether you’re into golf, gardening, volunteer work, or just socializing with new friends, Brunswick County offers plenty of clubs, local events, and a culture that makes it easy to feel at home. Many retirees here mention how quickly they find “their people” in pursuit of peace, purpose, and connection.

It’s Closer Than You Think — Travel Made Easy

Brunswick County isn’t as remote as it might feel, especially for Northeastern retirees. Here are the key airports that make travel simple:

Wilmington International Airport (ILM)

A mid‑sized airport just north of Wilmington serving over 1.46 million passengers in 2024, ILM boasts two runways and a modern terminal with eight gates FlightsFrom+6Wilmington & Beaches.
With Airport expansions underway at ILM now making long-distance travel even more convenient. Wilmington International Airport (ILM) offers budget-friendly flights to 29 nonstop destinations and over 500 destinations worldwide through seven airlines. https://flyilm.com/

Myrtle Beach International Airport (MYR)

MYR offers nonstop service to around 58 U.S. destinations via 10 airlines, with up to 64 departures per day Visit Myrtle Beach+4FlightsFrom+4Direct Flights+4.
Popular routes include flights to Boston, Hartford, Providence, Westchester County (NY), Tampa, Akron-Canton (OH), and Wilkes-Barre/Scranton (PA) Myrtle Beach International Airport+1. In 2025 Avelo Airlines introduced 6 days a week nonstop service between Myrtle and New Haven, CT airports.

These airports offer direct or one-stop options to many Northeast cities, making travel for visiting family or winter getaways both easy and accessible.

Final Thoughts
If you’re ready to trade icy driveways for palm trees and a tight-knit community, Brunswick County may be the perfect place to start your next chapter. It’s not just a move—it’s a lifestyle upgrade with sunshine, coastal calm, trusted healthcare, and hassle-free travel.

Ready to explore life in Brunswick County?

Whether you’re just beginning your journey or ready to make a move, I’m here to guide you.
👉 Contact me today to learn more about relocating, accessing reliable healthcare, and embracing the retirement lifestyle you’ve been dreaming of.

Open Doors for Buyers

Could this be the long awaited buyers advantage in Brunswick County real estate?

Our coastal market follows the national trends, particulary the North East as we are 2nd home and retirement destination. Majority of our buyers come here as a choice not a necessity so the market elsewhere determines our local demands.

National news with a fresh labor market data and a jump in housing inventory offer new hope to prospective buyers, even as high mortgage rates continue to weigh on affordability. The latest Realtor.com report suggests the shift in the housing market is favoring buyers again, first in quite a long time.

A confluence of factors—including more homes for sale, rising price cuts, and slower-moving inventory—is giving buyers more leverage than they’ve had in years, according to the June 2025 housing report from Realtor.com®. There are an estimated 1.9 million homes for sale across the country, but only about 1.5 million active homebuyers. That leaves a gap of nearly 500,000 — the largest on record, according to Redfin. If the tables are turning in the U.S. housing market, at this time buyers are calling the shots.

The number of homes for sale has now increased for 20 consecutive months, reaching a post-pandemic high, according to Realtor.com data. The increased inventory has helped to extend time on the market and push more sellers to cut prices—both favorable trends for buyers. For the first time since the pandemic, a growing number of sellers are no longer actively trying to off load their homes. As opposed to slashing the list price to attract buyers, some sellers are taking their properties off the market altogether.

Are you wondering if now is the best time to sell your home? National real estate expert forecasts say prices could dip by about 1% by the end of 2025. Our local inventory is up, sellers are more open to offers, and buyers have more leeway to negotiate. The hottest housing markets continue to be concentrated in the Northeast and Midwest, which means buyers in those regions still face competition. As those that are the seasoned sellers prepare for their new choice relocation to our coastal area they will be expecting to negotiate and move fast. Brunswick county’s residential real estate market has fortunatly proven resilient, and our numbers continue to show strong results. So, you should keep all of these factors in mind if you’re considering putting your house on the market. Be smart by being competitive, you gain the most attention when first listed, do make it stand out.

Buyers and sellers please always remember to use a local area expert broker when entering our real estate market. In our complex and ever-changing neighborhoods, a market-savvy local guide with deep experience is an extremely valuable asset. Navigation without one will be a deficiency as you sail through these uncharted waters. Since the pandemic, our area steadily continues to gain attention in record-breaking numbers. It may seem to be trending toward a buyer’s market this summer, but we remain a ‘hot’ location and a consistently proven solid investment opportunity.

According to the Cape Fear Realtors of Brunswick County, the residential real estate market in Brunswick County continued its positive momentum through June. Infact, sales last month were the second-highest in a decade. Remember, life (and real estate) really is always better at the beach!

New Listings
June 2025: 731
June 2024: 724
Increase/Decrease: +1%

Units Sold
June 2025: 558
June 2024: 557
Increase/Decrease: +0.2%

Average Sales Price
June 2025: $521,568
June 2024: $445,709
Increase/Decrease: +17%

Total Sales Volume
June 2025: $291,034,700
June 2024: $248,259,701
Increase/Decrease: +17.2%

The Times They Are A-Changin’

The times they are a-changin’, so embrace change! I just watched the Bob Dylan movie, A Complete Unknown. Those soul searching songs of that era were just what was needed to ignite some of the change that so desperatly craved. Nothing ever stays the same for long, and it isn’t supposed to. Change keeps us fresh and challenges us, and that’s what makes life more interesting to navigate. The smart thing is not to be afraid but to embrace it. Being an experienced Real Estate agent in Brunswick County at the same independently owned boutique agency in Southport for 10 years, I felt I had to up my game. Our local real estate arena is now so very competitive and ever evolving, and in order to best serve my clients, some change was necessary. After some soul searching and serious research, I made the choice to join Keller Williams, one of the most innovative and successful real estate companies in the world. The best thing about being a member of KW is having real time access to the latest up-to-date real estate facts and figures, as well as access to the latest tools in technology. They have ready and immediate support in place. Their mission of celebrating honesty, integrity, creativity, communication, and teamwork really rings true with my core values in how I choose to run my career. Their company-wide philanthropic commitment through programs like KWCares and organized Volunteer Days, venturing out into our communities to help renew, energize, and donate, strongly resonates with me. I am inspired and very excited to guide my clients successfully through to the next chapter of their lives with my enhanced toolbox. I am here and ready to help you navigate those doors of change, even if we have to build some ourselves!

And you better start swimmin’
Or you’ll sink like a stone
For the times they are a-changin’

Water, water everywhere. Buyer Beware for North Carolina Real Estate.

What flooded here in Brunswick during our no name storm in September, most likely had similair outcome during Hurricane Florence six years ago, almost to the date. In many cases for this storm damage was even worse due to the rapid accumulation of rains, over 30 inches here in Southport in less than 24 hours.

Since July 2024 in North Carolina, for existing home sales, the mandatory Residental Property Disclosure (completed by sellers when listing) now requires answers on any history of flooding, under section F.

https://www.ncrec.gov/Forms/Consumer/rec422.pdf

This did not exist before in our state. Sellers unless directly asked, did not have to share any degree of past history. Ideally your local agent would be aware or researched the property’s positioning and potential for water issues, and able to educate you to the best of their ability. Again, why you ALWAYS use a local buyer’s agent, we know the problem areas. Sadly, in many cases buyers were never warned and declined opportunity to purchase flood insurance as a wise safety precaution.

For new construction this disclosure is NOT required. Therefore Buyer Beware! These new developments are often placed in areas where land was cheap because it was a swamp, nature’s important drainage system. Clear cutting, raising the land with fill, and inadquate drainage systems/ponds based on outdated data are all within the local zoning laws allowed. An upsetting but true situation with very little to no roadblocks in place until our government changes and makes wetlands a priority. These builds are also famous for changing the landscapes for adjoining neighborhoods that never had water issues beforehand.

My advice beside just being aware is, get Flood Insurance. Stop with the nonsence ‘it is not in a flood zone’ Do the storms stop and read the maps before the destruction is unleashed? Yes, the builders do read those maps and already capitalize in advertising not in a flood zone (based on outdated data, only info they have to legally follow). See below NPR article on this 60 year weather old data that shapes our current flood maps. And always use a local agent with history of that area you are buying. Sure, Trust but always Verify. Why risk your home and investment for future, because guess what? Once purchasing a home in North Carolina with known water issues you are now legally required to disclose when Selling!.

Copied from https://www.npr.org/2024/10/01/nx-s1-5133530/hurricane-helene-rain-flooding-climate-change. See for full article.

The catastrophic damage is a sign of what climate scientists have been warning about: as the Earth heats up, rainfall is becoming increasingly extreme and deadly. And torrential rain can occur anywhere, including far from coastlines.

The heaviest storms in the southeastern U.S. today are already dropping 37% more rain since 1958, according to a recent study. As the climate keeps changing, that could increase by 20% or more.

“We’ve had these shocking amounts of rain,” says Bill Hunt, a professor at NC State University who works on stormwater infrastructure. “It’s hard to imagine where you’re safe.”

The infrastructure in most cities, including roads, bridges and buildings, isn’t set up to handle increasingly intense storms. That’s because engineers design it using old rainfall records, sometimes decades old. That means even recently built infrastructure is only adequate for last century’s storms.

“The situation is just getting worse,” says Chad Berginnis, executive director of Association of State Floodplain Managers. “Every decade, the average annual flood losses in the U.S. is roughly doubling. It’s unsustainable.”

Still, cities could soon have new tools to make themselves safer. The National Oceanic and Atmospheric Administration (NOAA) is currently updating the rainfall records for the whole country, including projecting how much worse storms could be. North Carolina, like some other states, is also working on in-depth flood planning to help communities prepare for the risks ahead.

Hurricane Helene is not a one-off

As Hurricane Helene approached the U.S. coast, forecasters sent out alerts that it had reached a Category 4 storm. That’s the rating system for a hurricane’s severity, which is based entirely on wind speed.

But that masks the hidden danger hurricanes bring: rainfall. In 2018, Hurricane Florence hit North Carolina as only a Category 1, but the slow-moving storm dropped up to 30 inches of rain, causing severe flooding. Just in mid-September this year, a storm dropped 20 inches of rain on Wilmington, N.C., causing flooding there.

In Asheville, the steep mountain terrain funneled the runoff into the river valley, where much of the city is built. Most cities are also largely paved over, preventing the rainfall from soaking into the ground. As a result, flooding can happen far from any water body.

“It’s not isolated to Hurricane Helene and it’s not isolated to North Carolina,” Hunt says. “It’s no longer tha

All of the infrastructure in a city is designed to handle water. Bridges and highways are constructed to withstand large floods. Roadways and sidewalks funnel water into storm drains, which prevent rainfall from pooling in the streets and flooding buildings.

When all of that is built, engineers need to know how much rainfall the infrastructure should be able to handle. For that, they turn to historical rainfall records that are maintained by NOAA, known as Atlas 14.

But those rainfall records are only sporadically updated, which means they don’t reflect the increasing severity of storms. Some cities use records that are more than 60 years old. That means billions of dollars of infrastructure spending is going toward projects that may not be able to handle climate change.

“We’re flying blind right now,” Berginnis says. “We don’t know what the appropriate standard is because we have outdated data that we’re making those assumptions on.”

After a new federal law was passed in 2022, NOAA began updating rainfall records nationwide. Atlas 15, as it’s known, will also take climate change into account, helping city engineers design infrastructure that will be adequate in the decades ahead. The records are expected to be released in 2026 for the Lower 48 states, with the rest of the country in 2027.

EMBRACE YOUR COMMUNITY IN 2023

My new year’s resolution is to increase my Shop Local efforts here in downtown Southport. It is a gift that keeps giving.

Jobs and Wages support, when you buy locally you are helping hire and retain employees (these are our friends and neighbors).
Stronger Tax Base, when we add more businesses, we strengthen our tax base. More dollars to contribute to our community infrastructure all benefitting our home values.
Local business owners invest in our community. They are owned by people who live and work in our community, raising their families and investing in our community’s future. They support our churches, our schools, our organizations, enriching our way of life.
Discover Interesting Things and People. Southport is filled with one-of-a-kind shops and restaurants, an important part of what makes our city a great place to live.
Locally-Made Products. Many of business owners often sell locally made or locally sourced products, which helps preserve the community’s distinction and uniqueness. Shop for a farm to table dinner without ever leaving downtown!