Welcome to our blog, At Home With Topsail! Here we will discuss the history of Topsail Island, the real estate market and area happenings around Topsail Island. Please feel free to comment, we'd love to discuss Topsail with you!

May 1, 2023

How to Make the Most of Your Oceanfront Property on Topsail Island

Buying an oceanfront home can be a dream come true–salt air breezes, the sound of seagulls, and the view of the setting sun over the water are only a few of the benefits of this type of property. With a location as amazing as Topsail Island, you'll want to do your best to maximize the natural beauty of your surroundings and live life to the fullest.

Outdated houses, boring yards, and inefficient room designs can minimize your enjoyment of the natural beauty of the property. In order to get the most out of your oceanfront home, you'll need to maintain and update your house with features that you'll use. 

If you're looking to level up your oceanfront property to its fullest potential, you might consider some changes to the exterior and interior of your home. Some simple new additions can add a lot to the value of your home and your quality of living. We'll go over some of the top ways to make the most of your oceanfront property on Topsail Island.

Create a Cozy Outdoor Living Space

One of the best ways to make the most out of your oceanfront property on Topsail Island is to create a comfortable outdoor living space. Because of the natural beauty of the coast, you'll want to spend most of your time outside while the weather is nice. Creating a comfortable and cozy space for your family to relax and spend time together is a great addition to your home. 

Getting some comfortable outdoor furniture will create the perfect space to lounge around while enjoying a sunny day overlooking the ocean. You'll want to get furniture that can withstand the humidity, sun, salt air, and weather of the North Carolina coast. Synthetic materials tend to fare better in these conditions, though metal furniture is also sometimes used. 

You may also want to consider adding other features to your outdoor living space. When the sun starts to set on Topsail Island, it doesn't mean you can't enjoy the outdoors. A fire pit is a perfect addition to any backyard. For family nights, you can create memories of roasting marshmallows over the fire while enjoying the night beside the ocean. 

Install an Outdoor Shower

If you live close to the beach, an outdoor shower may be a useful feature for your home. After spending a long day at the beach, you'll want to find a way to rinse off all of the sand, mud, and salt to avoid messes in the house. Outdoor showers can be customized and will fit just about any place you would like them. However, you'll need to install plumbing and drainage, which might take a bit of effort. You can keep the design of the shower simple or create a more elaborate structure, depending on your preferences. 

Prioritize Any Water-Facing Windows in a Room

Maximizing the potential of your outdoor space is important. However, you should also consider how to make the best use of your interior space as well. Most oceanfront houses are built and designed to show off the beautiful view of the water, so you'll want to emphasize these features when planning your room layouts. If your home doesn't have enough windows that capture the gorgeous view of the ocean, you might consider installing some in the most opportune places. The extra expense will be worth it, as more views of the water will only increase the value of your home.

If you're working with a room that has a view of the ocean, you'll want to plan the design of the room around the view. For example, if your living room has a view of the water, you should try to place seating, such as a couch or an armchair facing the window. 

Additionally, you'll want to avoid placing anything in front of the window that might distract from the view. Placing a television in front of a window with a view is not a good idea. Also, you might consider opting for neutral-colored drapes and blinds so that you can keep the focus on the view.

Choose Colors and Decorations That Blend With the Natural Landscape

Figuring out the right decor and wall colors for your home may seem difficult, as you won't want to detract from the view. But decorating your oceanfront property on Topsail Island doesn't have to be challenging. Sticking to neutral colors that complement the local landscape is often the best option. Blues, beiges, and greens are relaxing shades to incorporate into your home. For outdoor living spaces, you'll also want to consider colors that can hide discoloration from the sun and sand well. 

You'll also want to consider the art and decorations of your home. Loud prints and busy paintings will draw focus from the view of the ocean. If you want to keep the focus on the beautiful scenery, you may want to consider coastal-inspired decor. Nautical prints, local wildlife, and other seaside elements will blend seamlessly with the view. 

Oceanfront property on Topsail Island is a great investment. You'll get to experience coastal island living at its finest, especially if you make an effort to turn your home into a seaside oasis. Because the oceanfront is such a beautiful place to have a home, you don't need to worry about expensive decorations or outdoor activities. Keeping your property simple and neutral with useful items to enjoy the natural beauty is all you need. If you're still looking for the perfect oceanfront property on Topsail to call home, get in contact with our team to begin your home-buying journey. 

April 28, 2023

Why Topsail Island Is a Great Place to Invest in Real Estate

Coastal real estate has always been a hot commodity. People love to spend time near beautiful beaches and soak up the sunny weather. For a lot of people renting homes near the beach for a short vacation is the only option, as buying oceanfront homes can be too expensive. However, if you can afford to buy real estate near the coastline, you'll find that it is a lucrative investment. 

If you're looking for a real estate investment off the coast of North Carolina, you should consider Topsail Island. Located about forty minutes north of Wilmington, this charming island has miles of sandy beaches and a small-town atmosphere. Though it gets many visitors during the peak summer season, it never gets too loud or crowded. 

Why is a Topsail property a good investment? Topsail Island's property values have remained steady over the years. Plus, thanks to its idyllic location, the island is a popular vacation spot. You can rent out the property year-round for a sizeable income, particularly during the peak summer months. We'll explain in more depth why you should consider a real estate investment on Topsail Island. Plus, we'll go over some of the factors you should think about when choosing a property.

Popular Vacation Destination

Topsail may not be the best destination for spring breakers looking to party, but it is a popular vacation spot for families and retirees alike. The uncrowded beaches, small local businesses, and abundance of wildlife make this island the perfect spot for a quiet and relaxing trip to the coast. During the summer months, the island comes alive with visitors and part-time residents who are ready to enjoy the beautiful weather. 

The island is also a great place to relax during the off-season. With fewer crowds of people and less competition for rentals, there are still people who prefer to visit or stay during the winter months. If you decide to rent out your property during the winter, you'll likely find renters during this time too. 

Affordable Beach Living

Compared to other popular beachfront communities, Topsail Island has relatively affordable home prices. You'll find a wide range of home prices, including affordable condo options. In addition, the cost of living is low compared to other coastal communities. You can have a high standard of living at an affordable price point. 

Rental Income Potential

Thanks to Topsail's reputation as a popular vacation destination, renting out your island property is easy and can earn you an income. During the peak summer months, visitors will pay a lot of money per week to stay at your property. If you work with a local property management company, you won't even have to worry about all of the small details, like customer service or cleaning. 

Though the island's tourism industry slows during the fall and winter months, you might find long-term or short-term renters looking to experience the beautiful North Carolina coast during the off-season. The rental prices might lower during the winter months compared to spring and summer, but it's still a great way to earn passive income. 

Steady Property Values

If you're looking at real estate investments, then you'll want to consider the appreciation rates. Topsail Island, like other coastal communities, has stable property values. Because of the high demand and limited supply of oceanfront homes, you can feel confident that your home will retain its value years down the line. 

Other Factors to Consider

If you're looking for a real estate investment on Topsail Island, there are a few factors to consider as you shop around for properties. Though your needs may vary, depending on your budget, timeline, and personal preferences, you should always conduct thorough research to ensure that you end up with the right property for your situation.


Though you may not intend on living at your real estate investment, you should consider the schools in the area. The value of your home when you sell it in the future will depend on the local school's ratings. When families look to relocate, they will certainly prefer to live in an area with a great school district.

Poor schools in the area might significantly affect the value of your property. Topsail Island's school district is positively rated. So even if you don't plan to enroll children in the local schools, your property's value will not decrease. 

The Property's Amenities

If you opt for a property like a condo, you'll want to consider the community's amenities. Does it have a swimming pool? Does it have convenient features like a private dock for residents? Having desirable features may allow you to make more money, as renting visitors might willingly pay more for specific amenities. 


The location of your property is an essential part of its value. If you purchase a property with beautiful views of the water and direct beach access, you'll certainly have higher rent prices. Additionally, if you decide to sell your property in the future, it's less likely to decrease in value. Topsail Island has 26 miles of coastline, which means there are many great properties located close to the beach. You'll find that all three towns on the island have amazing views and beaches, so there are plenty of options. 

If you're looking for a great real estate investment, Topsail Island properties are great options. With affordable beach homes, charming towns, and an active tourism season, there are a lot of opportunities to make money on your investment. Plus, oceanfront homes tend to hold their value over the years. For those looking to start their property search, get in contact with a member of our experienced and knowledgeable team.

April 26, 2023

Condo vs. House: Which Is Right for You on Topsail Island?

Topsail Island is an affordable and beautiful place to buy a home. There are many options from luxury oceanfront houses to modest condos close to beach access. Deciding on the right property may be challenging, especially if you're looking to purchase a vacation or rental property. 

Houses are great if you need space for your large family or extra guests. There is often more space for outdoor gear like boats, surfboards, and bikes. However, if you don't need the extra space you may prefer the simplicity of a condo. With little maintenance on your plate and access to the community's amenities, you'll have more time to relax and enjoy your vacation. If you're stuck wondering whether a condo or house is right for you, we'll review some of the pros and cons of a condo vs. a home. 

What Are Your Housing Options on Topsail Island?

There are three different towns on Topsail Island–North Topsail Beach, Surf City, and Topsail Beach. North Topsail Beach has newer builds and more condo options than Topsail Beach. So, if you're looking for condos, you may have to limit your search toward the north end of the island. However, there are houses for sale available in all three towns. The island has sandy beaches, fishing piers, and water access no matter which town you choose. 

Why Choose a Condo?

There are many reasons why people choose to purchase a condo vs. a home. For starters, there is a lot less responsibility in taking care of the property. For retirees and those who are just looking for a low-maintenance vacation home, this housing option might be the most ideal choice. 

Property Amenities

When you purchase a condo, you're also getting access to community features. Some of the cool features might include a pool, hot tub, boat docks, and outdoor grills. With this kind of access to amenities, you'll have a great time while on vacation to the island. Plus, having these types of features will be highly desirable if you decide to rent out your condo. Visitors would find these features convenient, and you may have the ability to set a high rental price.

Less Maintenance and Upkeep

There is a lot less worry, stress, and work involved when owning a condo vs. a home. Condos require much less maintenance and upkeep than houses. With condos, you'll have a certain amount of responsibility for the cleanliness and condition of the interior of your home. However, you won't have to worry about the exterior or grounds of the building. If you don't plan to stay on the island full-time, less maintenance might be the best choice for you. 

More Affordable

If you're working with a tight budget, affordability may be a deciding factor in your final decision. In general, condos are more affordable than houses. When purchasing a condo, you'll need a smaller down payment than you would with a house. The monthly mortgage payments will also likely be lower. 

Even though condos are more affordable to buy than houses, you can still earn a sizeable rental income during the peak summer months. Many smaller families and couples prefer the amenities and condo lifestyle to a house. If you own a condo with a view or quick beach access, you'll find it easy to rent it out to visitors on the island.

Why Choose a House?

While owning a condo does have its advantages, there are also a lot of reasons to buy a house instead. For instance, you may need more space than a condo will provide. Having a large family or the ability to entertain guests may be a deciding factor in choosing between a condo vs. a home. 

More Space and Privacy

If you purchase a house, you'll have more space and privacy than with a condo. If you have kids, multiple vehicles, or outdoor equipment and gear, you may need a lot of space. Having an attached garage or shed may be essential for your situation. 

Additionally, if you prefer to have more privacy, a house will be the better choice for you. With condos, you're typically right next to your neighbors, which offers limited privacy. But with houses, you'll have more privacy and space depending on the size of the lot. 

Larger Rental Income Possibility

Though condos also have rental income possibilities, bigger houses have more potential to pull in large sums of money. Condos are typically only one or two bedrooms, which limits the number of renters you can have in your home. However, houses generally have more bedrooms available. You'll be able to charge a higher price per stay if you offer sleeping for eight rather than two. 

Another way to step up your rental income is by making home improvements. Updating the decor, appliances, and other features of your home will make it more desirable to renters. Additionally, having convenient features like a garage and private beach access can also make your rental more attractive to guests.

More Location Options

There are more limited condo options on Topsail Island. If you're looking for a condo in a particular neighborhood or community, it's unlikely that you'll find exactly what you're looking for, as the southern end of the island has limited condo options available. Most of the available options are in North Topsail Beach. If you're looking for a house, you'll find a variety of options available in all three towns.

Choosing between a condo and a house can be challenging, as both options have pros and cons. If you want less maintenance and more amenities, a condo may be the right choice. However, if you want space, privacy, and more location options, you'll likely prefer the homes of Topsail Island more than the condos. We have condos and single-family homes available for sale. Get in touch with our team if you're ready to begin your home search.

April 24, 2023

The Top 5 Benefits of Owning an Oceanfront Property on Topsail Island

The oceanfront has always been a premium location to own a home. Next to the water, you'll have access to beautiful views, the sound of the seagulls, and plenty of seaside activities to keep you busy on the beach. Locations by the coast are the perfect place to relax and unwind, which is why it's a popular destination for vacationers and retirees.

Topsail Island is located off the coast of North Carolina and offers the perfect mix of island life and convenience as it is only a short drive or ferry ride to the mainland. Thanks to its idyllic location, Topsail is a great place to invest in real estate. You'll also have the option to choose between its three distinct towns–North Topsail Beach, Surf City, and Topsail Beach. 

Whether you're looking to permanently relocate to a beach community or you want a second home to take your family on vacation, Topsail is a great place to consider owning an oceanfront property. If you're on the fence about owning oceanfront property on Topsail Island, we'll go over some of the top benefits of purchasing a home in the community. 

Beach Access

One of the most obvious but important benefits of owning an oceanfront property on Topsail Island is easy beach access. Depending on the property, you will likely only have a short walk from your doorstep to the sandy beaches. For families with small children, having the beach within a short walking distance will take out a lot of hassle. 

Having easy beach access is incredibly convenient as coastal life during the summer months revolves around fun outdoor activities enjoyed near the water. You can do your favorite activities, like surfing, fishing, collecting sea glass, and swimming. 


One of the other great benefits of oceanfront property is having stunning views of the water from the comfort of your own home. Picture yourself sipping a glass of wine on a balcony watching the sun go down over the ocean. Or maybe you want to enjoy the view of the waves crashing on the shore with your morning cup of coffee. Either way, you won't have to go far to enjoy the beauty of the ocean. 

Depending on the property itself, the views may vary from unobstructed views to more limited views. However, any home with a view of the ocean will typically have a high resale value because of its location. A home in a prime location with a view of the water is usually always a great investment. 

Reduced Stress Levels

Owning oceanfront property is not only a great real estate investment, but it can also improve your quality of life. Vacationers and retirees flock to the island to experience the rest and relaxation of coastal living. Whether you're just looking for a second home or you want to make a permanent move to the coast, Topsail Island is a great place to live. 

The sunshine, fresh air, and the sound of the waves are known to reduce stress and increase happiness levels. Not to mention, living near the beach gives you plenty of opportunities to work physical activity into your daily routine. A long daily walk along the beach can improve your overall health–mentally and physically. 

Potential for Renters

Another reason that oceanfront property is a great investment is its rental potential. Topsail Island is a vibrant vacation destination during the summer months. Tourists come from all over to experience the beautiful sandy beaches and ocean. With the tourism industry in mind, you can potentially rent your property during peak months for a sizeable income. 

Oceanfront property on Topsail Island has a particularly high potential for rental income. Many tourists come to the island to experience the ocean in a convenient location close to the beach. Depending on the size of your property and other factors of the home, you can potentially make thousands of dollars in rental income in a given season. 

Plus, there are great options to make the whole renting experience stress-free and easy for you. Our company can handle property management for your home on Topsail Island. If you use our services, we will take care of customer service and other aspects of renting out your property. 

Island Community

While coastal living comes with intrinsic environmental benefits, like amazing views and relaxing beach activities, the community itself can also be a benefit. Topsail Island has a vibrant local community filled with small locally owned businesses, community-led events, and public art and parks. Though many people who own homes on the island only live there part-time or rent out their properties, there are still a few full-time residents who create a welcoming community for their neighbors.

The three towns on the island have distinct characteristics that make them unique. However, in all towns, you'll find the same welcoming and relaxed attitude that the island is known for conveying. If you're looking for a small-town residential community, you should consider oceanfront properties near Topsail Beach (the southern end of the island). If you're looking to be near the action, Surf City has plenty of restaurants, shops, and bars to keep you busy. Additionally, North Topsail Beach has many homes with beautiful views of the ocean and a lot of public parks. 

Owning an oceanfront property on Topsail Island is a smart financial investment, as properties with views of the water typically have a high resale value and rental potential. Additionally, you'll also find that owning an oceanfront home improves your quality of living. You'll have easy access to beach activities and spectacular views. Plus, you'll be a part of a welcoming local community on Topsail Island. If you're interested in researching available properties for sale on Topsail Island, we can help you find the perfect home.

April 20, 2023

A Guide to Buying a Vacation Home on Topsail Island

Buying a vacation home can be stressful and confusing. However, if you're looking to buy the perfect vacation home on Topsail Island, you're in luck. The island has relatively affordable home options that provide great value to property owners. All you will need is the proper research, planning, and real estate team in your corner to make that happen. 

On Topsail Island, there are unique considerations that you will need to take into account when choosing a property on the island, including flood zones, town options, insurance, and other aspects to island living. Whether you're familiar with the island or not, it's important to prepare as much as possible since there are a lot of factors to consider. 

Buying a vacation home on Topsail Island is a smart investment but can be tricky if you're unfamiliar with the ins and outs of local real estate. We'll explain some of these factors in greater detail. Plus, we'll include helpful tips as you navigate the home-buying process to make the whole experience simple and easy. 

Figuring out Your Financing Options

One of the first steps you should take when considering buying a vacation home is to figure out your financial situation. Understanding your financing options will determine the kind of home you can afford. It's a good idea to go over the numbers yourself at home if you are able to do so. You can then get pre-approved for a mortgage. 

Getting pre-approved for a mortgage is a simple process that shouldn't take too much of your time. Once you have pre-approval from a mortgage lender, you'll know how much house you can afford and the cost of your monthly payments. Additionally, getting pre-approved for a mortgage bodes well for you during the negotiation process, as it lets the seller know that you are able to afford the property. 

Choosing a Home

Once you get pre-approved for a home, you'll then have the ability to search out available homes in your price range. At this stage, you'll need to do a lot of research on properties available in the area and figure out your priorities. Do you want a view of the water? Is the size of the home non-negotiable? Understanding your priorities is the key to finding the right vacation home for you and your family.


Topsail Island is a unique place to live. You'll have the option to choose a home among three distinct towns–North Topsail Beach, Surf City, and Topsail Beach. Though all three towns have beautiful views and sandy beaches, each of them has a different vibe. 

North Topsail Beach has miles of sandy beaches, beautiful public parks, and new builds. You'll find that the area doesn't have many shops, restaurants, or bars. However, if you love the outdoors and amazing views, you'll love living in North Topsail Beach.

If you want to be near the action, Surf City is the town you should consider. In this town, you'll have easy access to the mainland, plus many dining options, shops, and local businesses within walking distance. There are also a lot of community events and a vibrant social scene during the summer months. 

Topsail Beach has the quintessential small-town feeling that's perfect for families and those looking to move permanently to Topsail Island. You'll find a tight-knit community, a few locally owned businesses and restaurants, and gorgeous beaches. Though not as busy as Surf City, many people prefer the quiet and peaceful streets of Topsail Island.

Location Considerations

You'll need to consider other factors when choosing a home on the island. Because of the possibility of weather events and flooding due to its location along the coast, you'll need to consider your insurance options, particularly if you live in a flood zone. Working with a local real estate team can help you navigate these tricky policies and considerations. 

The Home-Buying Process

The home-buying process is stressful, even if you adequately prepare. There are a lot of small details and paperwork you need to take into account. We'll review some of the steps of the process you should consider to make things simpler and easier.

Finding a Respected Real Estate Company

One of the first and most important tips for executing a smooth home-buying process is finding the right real estate team. Particularly with coastal real estate, you'll want to work with a local team that is familiar with the process of buying and selling on Topsail Island. They can guide you through the tricky process of buying a vacation home on the island, including insurance, taxes, and other local considerations.

Making an Offer

Once you've found a home you love, it's time to put in an offer on the home. You'll want a real estate team that can help you navigate the negotiation process and paperwork that comes with this step. 


The inspection is one of the final steps before owning your new home on Topsail Island. However, it's an important step that you shouldn't skip. A professional inspection will uncover any significant issues that will cost you a lot of money to repair down the road. With coastal real estate, you'll want to pay particularly close attention to water damage issues and leaky roofs. These problems could cause expensive repairs in the near future. 

Buying a vacation home on Topsail Island is an excellent investment. You'll live in a great community not far from beautiful beaches, amazing parks, and natural wildlife. However, the home-buying process may feel intimidating at first, as there are a lot of details to consider. Working with a trusted, experienced, and local real estate company will make the whole process a lot more simple and easy. If you're ready to start searching for your dream vacation home on Topsail Island, get in touch with our team.


April 18, 2023

Beth Dudley Receives Topsail Island Good Neighbor Award

Beth Dudley, a broker associate at Lewis Realty Associates, Inc, recently received the Topsail Island Association of Realtors Good Neighbor Award.


The Good Neighbor Award is an annual award given to a member of the local Topsail Realtor community who has went beyond normal expectations to help the local community. The Topsail Island Association of Realtors asks for nominations and from those nominations the Good Neighbor Committee chooses the winner each year.


Beth Dudley receives the Good Neighbor Award Topsail IslandBeth founded and has organized the "Go Red TI" gala along with Corporate Sponsor Lewis Realty Associates, Inc to raise money and awareness for heart disease. This past year the gala featured dancing, great eats and even Nashville Recording artists, the Dreyers.


The funds raised from this two year annual event has been donated to the local Pender County EMS. The Pender County EMS used these funds to purchase several "Lucas" unit. A "Lucas" unit is an automatic CPR machine which is 98% effective in keeping the circulation system functioning in a heart patient until the person can be stabilized at the hospital. It has been reported that at least 7 lives have been saved in the past two years with the "Lucas" machine purchased from the Go Red Gala contributions!

Pender EMS demonstrates the Lucas Machine


In connection with receiving the award the Topsail Island Association of Realtors donated $500 to the Pender EMS. Beth & Lewis Realty will be matching that donation as well. 

Lewis Realty Associates, Inc. President Chris Rackley said, "Beth is not only a valuable member to our team but a valuable member to our community. We were very proud to partner with her in her Go Red endeavors and are equally proud to know she has received the Good Neighbor award for her efforts.".

Beth continues to serve the Topsail and Coastal North Carolina area her local coastal real estate expertise. 

March 13, 2023

Common Issues That Can Arise When a Home Sale is Pending

When it comes to home buying, being overprepared is a good thing, especially in beautiful locations like Topsail Island. There are a lot of small details that go into the process of a home sale. Sometimes these small details can mean big problems, so it’s important to understand and know the process as much as possible.

Closing a deal on a home can take weeks of time. During this timeframe, there are a lot of things that could go wrong. From issues with the buyer’s finances to problems with the title of the seller’s property, having in-depth knowledge of these common problems can help protect you from experiencing them. We’ll go over some of the most common issues you might encounter during the pending sale of a home. Additionally, we’ll explain what measures you can take to ensure that any home sales on Topsail Island go smoothly.

What Is a Pending Home Sale?

A pending sale is also referred to as “under contract.” This term refers to the time period after a seller has accepted an offer until the sale is finalized. During this time, there may be contingencies that arise, which may impact the sale of the home. In these cases, the sale may fall through. 

When a sale of a home falls through, this means that the seller has to repeat the whole process with another potential buyer. Having to go through another contract with a different buyer is a hassle and not something that sellers want to go through. In order to avoid this headache, it’s important to think ahead of all the possible issues that could arise during the pending sale. 

What Can Go Wrong During a Pending Home Sale?

There are a few issues that commonly occur during the pending home sale process. By understanding and anticipating these possible issues that prevent the sale from being finalized, you can prepare for most contingencies for selling real estate on Topsail Island.

The Buyer’s Financing Falls Through

One of the most frequent reasons that home sales aren’t completed is because the buyer is rejected for financing. Since most homebuyers use some sort of financing to purchase a home, most potential buyers will submit a pre-approval or pre-qualified letter. With a pre-qualification letter, the bank will estimate a number for a loan that they believe the buyers are able to afford. With a pre-approval letter, the bank takes a closer look at the buyer’s credit and buying capabilities and approves a particular loan amount based on that information. 

However, neither one of these options is a sure thing. The bank could still not approve the mortgage when it comes time to finalize the deal. The reason for this change may have to do with the buyer’s financial status. If the buyer goes through sudden job loss or acquires more debt than originally submitted to the bank, then the loan might not be approved. In this case, if the buyer includes a financing contingency in the contract, they may be able to walk away without paying any penalty fines. 

Problems With the Home Inspection

Another common issue that arises during the pending sale period is a failed home inspection. Most buyers will hire a home inspector to take a look at the property to ensure that it’s in top condition. If there are serious and costly repairs necessary, then the buyer may be able to back out of the sale or start negotiations on price. 

If you are aware that your home needs serious repairs, like a new roof or eliminating mold that is present in the home, then you should consider making those repairs before the sale. It might also be a good idea to hire your own inspector so that you won’t be caught off guard by any issues. Waterfront homes often deal with water and weather damage, so it’s important, if you’re selling Topsail Island real estate, that you look out for any issues related to that. 

The House’s Appraisal Is Lower Than the Sale Price

Lenders will generally send out an appraiser to inspect the property to ensure that its value is congruent with the sale price. If the sale price and the appraiser’s opinion of the property value don’t match, the lender may not approve the mortgage. In a hot seller’s market, properties are limited and, therefore, can fetch a higher price than it may actually be worth. So when a bidding war happens, and the final price is much higher than the home’s value, the bank could decline the loan or request that the buyer pay more cash upfront. 

There Are Existing Issues Concerning the Title or Property Liens

In order to sell a property, there must not be any issues with the title or property liens. The lending bank will hire a company to look into title issues to ensure that the sale can go through. Some possible issues include property taxes and contract work that hasn’t been fully paid or other people on the deed who haven’t signed off on the sale. If a buyer doesn’t want to wait for however long it takes to clear up these kinds of issues, the sale won’t happen. 

How Can You Protect Yourself From These Common Issues?

With so many potential problems that can happen during the pending sale of your Topsail Island real estate, it’s important to prepare yourself to avoid these issues. There are a few things that you can do to prevent a situation where the sale falls through. It’s a smart idea to stay ahead of these issues and remain proactive before they become a problem.

One of the easiest ways to avoid any issues is to be selective about which offer you choose. A high offer doesn’t necessarily mean that it’s the best option. If you want to prevent a buyer from backing out of a sale due to financing issues, you should require a pre-approval letter, plus proof of funds for the down payment.

Another option to avoid any problems down the road is to hire an inspector before you try to sell your property. With this strategy, you’ll be prepared for any damage or repairs that will come up later. You may want to take care of these issues or state them outright to any potential buyers to avoid any issues later in the process. 

Generally, most Topsail Island real estate finds buyers fairly easily, thanks to its tranquil and idyllic island location. But completing home sales on Topsail Island can have its challenges. However, being prepared for any possible contingencies is the best strategy to sell your home quickly and easily. Working with a trusted real estate company that has extensive ties to the community is the most foolproof way to ensure that the selling of your property goes smoothly. Our team is experienced and ready to take on new clients on Topsail Island, so get in contact with us today if you would like to learn more about how we can help you sell your home.

March 9, 2023

Being a First-Time Homebuyer on Topsail Island

Being a first-time homebuyer on Topsail Island is an exciting but nerve-racking journey. You have to deal with all of the special coastal real estate considerations in addition to all of the regular preparation for buying a home for the first time. However, buying your first home doesn’t have to be challenging and stressful if you adequately prepare yourself. 

From beginning your housing search to closing the deal on your new home, you can have a smooth and enjoyable first-time home-buying experience if you follow a few simple steps and tips. Topsail Island is an incredible place to call home, and with the right preparation, you can be ready to close on the perfect house. We’ll go over the first steps of the home-buying process, as well as tips to keep in mind as first-time home buyers.

How to Get Started on the Home Buying Process

As a first-time home buyer, getting started can seem challenging and complicated. You may have a lot of questions swirling around in your head. Where do you start? Who should you contact? Research and preparation are essential in this phase of the home-buying journey and can be the difference between a smooth process and a lot of headaches.  

Consider Working With a Trusted and Respected Team

One of the first and most important steps first-time homebuyers should take is to get in touch with a respected real estate team local to the area. Having the right team in your corner as you navigate tricky paperwork and situations is important. Additionally, a real estate team that is local will have invaluable information on neighborhoods, common issues in the area, and other things to consider that an out-of-towner won’t know.

Get Your Finances in Order

For first-time home buyers, it’s important to get your finances in order and have a realistic idea of the house you can afford. Vacation towns like Topsail Island tend to stay competitively priced, as many people enjoy living or investing in properties there. It is worth the time to explore different loan options to see which benefits may fit your financial situation the best. After you find a loan option that works for you, it’s also a good idea to get prequalified. This way, your offer is more likely to be accepted by the seller.

Think About Where You Want to Live

For any homebuyer, it’s important to consider the neighborhood just as much as the house. If you want to put down roots as a homeowner, you’ll need to think about what kind of area you want to live in. For instance, do you value being within walking distance of shops and restaurants? Do you want a waterfront home? These kinds of questions are important to ask, as buying a home is a commitment to a particular neighborhood. 

Tips for First-Time Homebuyers on Topsail Island

While getting started on the home-buying journey can be a daunting task, there are a few tips you should consider to make the whole process easier. For first-time home-buyers, these tips will help eliminate stress and prepare you for successfully closing on your dream home. 

Get Prequalified for a Loan

It’s important to be realistic about the state of your finances early in the process. By getting prequalified by your lender, you should have a solid idea of your price range and the kind of loan you qualify for. For first-time home buyers, it’s a smart move to get prequalified before submitting an offer on a home, as the seller will be more likely to approve your offer. However, being prequalified doesn’t equate to being approved for a mortgage, so you’ll still have to go through the process later after you’ve submitted your final offer on a home. 

Research North Carolina First-Time Homebuyer Programs to See if You Qualify

There are a few different options available for first-time home buyers in North Carolina. There are also other programs out there that can help offset the downpayment of a house. It’s a good idea to research and figure out all the options available to you before deciding on a loan option. Depending on your circumstances, you may be able to save money on upfront costs, like the downpayment with certain programs.

Be Aware of the Special Considerations of Coastal Real Estate

If you decide that you are interested in waterfront properties, then you’ll have to be prepared for the associated costs and risks of living so close to the ocean. There might be issues that you haven’t thought about yet, which is why it’s a good idea to hire a local real estate team who knows all the ins and outs of homeownership on Topsail Island. A local real estate team will be able to help navigate you through the home search process as well as answer any questions you might have about ownership of coastal properties.

Scout out the Neighborhood

There are three distinct towns on Topsail Island. Each town has its own unique charm. North Topsail Beach is up and coming with new builds but plenty of public parks. Surf City is the place to be if you like exploring all the local shops and restaurants. And Topsail Beach at the southern tip of the island has a laid-back, small-town energy. 

With a few different options available, you should try to get out and explore different neighborhoods on the island if you aren’t completely sure what part of the island you want to live on. It’s always a good idea to scout out different locations where you could see yourself living in person rather than just online virtual house tours. You may discover a particular area that you love but just haven’t explored yet.

Hire a Home Inspector

When it comes time to put in an offer on a house, you should always hire a home inspector to check out the property. Though a cute beach house may seem like everything is in top condition, there may be hidden or small details that can be problematic. 

The inspector can note any significant and costly repairs in the future, like roofing issues, mold, or structural damage. It’s important to remember that coastal real estate sees a lot of brutal weather, which can cause issues or damage to the home. Paying for an inspection can potentially save you a lot of money down the road when the house you bought is in need of serious repairs.

Buying a new home is an exciting time, but it could turn stressful if you are unprepared. For first-time home buyers on Topsail Island, there are a lot of small details to consider before making an offer. Since coastal real estate has its own set of considerations, choosing a respected real estate team is crucial to getting the right home. A local real estate team will be able to help you through the process and avoid any costly mistakes. If you are interested in working with a local real estate business with strong ties to the Topsail Island community, get in touch with us today and learn more about how we can help you buy your first home.

March 6, 2023

The Impact of Interest Rates on Real Estate Investments

Topsail Island is a beautiful coastal community with sandy beaches, mom-and-pop shops, and a slow pace of life that makes it the perfect place to invest in real estate. Tourists flock to spend time in the surf and sand during peak times of the year. Because of the influx of visitors to the area, local houses are a hot commodity that can be rented out during the summer months to make a sizeable profit.

Houses also make a great investment for those looking to live on the island for the foreseeable future. Real estate on Topsail Island has continued to remain competitive, so you can expect to sell it for a reasonable price in the future. However, for those looking to invest in properties on Topsail Island, understanding how interest rates can affect a real estate investment is important. 

We’ll go over how an increase in interest rates can affect real estate investments, as well as explain the current climate of interest rates today. Additionally, we’ll describe what current interest rates mean for those who are keen on investing in oceanfront property, like buying a home on Topsail Island.

What Are Interest Rates?

An interest rate, in regard to real estate, is the amount you pay for borrowing money on a mortgage. When you take out a mortgage, you pay back the lender the amount you borrowed, plus interest. When you have a high-interest rate on your mortgage, you might end up paying more over the lifetime of the loan. 

What Do Interest Rates Mean for Real Estate?

If you’re going to invest in real estate, you need to think about the current economic climate and how it might affect your future returns. Though property values tend to trend upward over time, those who are interested in a real estate investment will need to consider current interest rates. 

Typically, when our economy is strong, interest rates rise, which means that mortgage loans will have higher costs. This increase in rates can cause a lower demand, which can then make sellers reduce their asking prices to attract buyers. But if the economy is growing alongside the interest rates (salaries and wages are going up), then there won’t be a significant impact on housing prices or values. This is good news for both buyers and sellers in a booming economy, as high-interest rates likely won’t affect the market too drastically.

However, if the salaries and wages aren’t increasing along with interest rates, then housing prices will drop, as fewer people will be able to afford to buy homes. So selling your home during this time will not yield the best profits. Instead, this is the time to buy homes if you can afford the increased interest rates. With lower prices, you’ll be able to scoop up properties cheaply and then rent them.

How Does Rising Interest Rates Affect Real Estate Investments?

What do rising interest rates mean for real estate investors? Rising interest rates can be a good thing for real estate investments when the circumstances are right. If a lot of people can’t qualify for mortgages due to the increased interest rates, there will be a higher demand for rentals. So if you have a real estate investment to rent out, then you can potentially make a large profit during this time. However, it’s important to note that selling during this time frame may not be a good idea if property values have dropped. Higher interest rates are a better time to buy up properties rather than sell them. 

If your current financial situation is able to handle rising interest rates, then now is a good time to buy a home. Since fewer people have the power to afford mortgages, there is less competition when putting an offer on a place. So, if you’re looking to invest in real estate, now might be a good time for you. 

What Is the Current Climate of Interest Rates?

In 2022, the Feds increased interest rates, and those numbers have been climbing upwards ever since. What does this mean for those looking to invest in real estate today? This increase in interest rates means that purchasing investment properties is a good idea. Mortgage interest rates tend to follow along with any increase in Fed interest rates. So, mortgage interest rates are also high right now for the foreseeable future. 

A long-term real estate investment that can fetch a hefty rental price is a smart way to make a large profit over time. If you are able to afford the increase in mortgage interest rates, then now might be a good time to invest in rental properties. 

What Do Current Interest Rates Mean for Those Looking to Invest in Real Estate on Topsail Island?

If you’re looking to invest in real estate on Topsail Island, now is a great time to buy a property. With affordable home prices and a low cost of living for a vacation island, you’ll be able to make a profit from all of the visitors that come to the island every season. Many people look to rent for short periods of time for a quick weeklong vacation. But there are also visitors looking to stay for the entire summer and even renters who are looking for a long-term lease. Because it’s such a beautiful area and a highly desirable vacation destination, there won’t be a shortage of visitors looking for a place to stay on Topsail Island during the summer months. 

Why Should You Consider Topsail Island as a Real Estate Investment Opportunity?

Oceanfront property has long been regarded as an ideal place to live and relax on vacation. All around the world, oceanfront property is highly valued and priced accordingly. You can expect to pay millions of dollars for an oceanfront property in some places. Because an oceanfront property has a high value, it’s a great investment. 

Topsail Island real estate is a unique opportunity as prices are affordable compared to other island vacation destinations. However, it is still a highly desirable location thanks to its sandy beaches and small-town island energy. Every year, many tourists flock to the island for a relaxing getaway. You’ll be able to nab a property at an affordable price and have a lot of rental opportunities that can make you a profit, as people are looking to pay high rental prices for the unique island experience.

Overall, if you’re thinking about expanding your portfolio to include real estate investments, now may be a good time to do it. Interest rates mean generally mean that there is less competition for properties, so you are unlikely to get into any bidding wars over houses. Less competition typically means that properties aren’t overpriced. With interest rates increasing over the last year and the demand for rentals high, buying oceanfront property on Topsail Island can make you a profit over time. If you are interested in learning more about the properties for sale on the island, you can peruse some of the available houses for sale and see if any properties feel like a good fit for you. 

March 3, 2023

Discovering the Charm of Topsail Island: A Guide To Buying a New Home

When it comes to buying a home, many people say that location is the most important feature. You can always fix up the house to your liking, but you can’t change where it’s situated. If you buy a home in a neighborhood that you don’t like, you’re stuck there. Or, if the property values are likely to decrease over time, you could lose money down the road. Both situations aren’t ideal, which is why it’s important to carefully consider where you would like your next home to be located.

With Topsail Island, you can feel secure about buying a home in this beautiful island location. Living on the island has its own unique charms and benefits, plus purchasing a home is a good investment due to the demand for rentals in the area and the steady property values.

If you’re looking for coastal real estate in North Carolina, you won’t be disappointed in the properties for sale on Topsail Island. With affordable home prices, a vibrant local community, and picturesque views practically everywhere you turn, buying a home on the island might be the right choice for you. We’ll go over the unique benefits of living on Topsail Island that you need to consider as you go through your home-buying search. 

Unique Towns

As you consider home listings around the island, you’ll need to take into account the three different towns–North Topsail Beach, Surf City, and Topsail Beach. Each of these towns has its own energy and distinct features that make it a desirable place to live. Depending on what you value most, you may prefer one of the town’s atmospheres over the other. 

Topsail Beach is located at the southern tip of the island. Known for its laidback vibes and small-town atmosphere, many locals and families call this town home. Thanks to its lack of condos and commercialization, homeowners are able to relax and enjoy the quiet streets and beaches. There is also a lot of history associated with this side of the island, so if you enjoy hitting up history museums, you can check out Missles and More Museum

In the middle of the island is Surf City. Here, you’ll find the social center of the island with many restaurants, shops, and fun activities. If you enjoy living within walking distance of all the action, then you’ll appreciate this community-oriented town. However, though there are a lot of shops and restaurants, you’ll still be able to enjoy and learn more about the local wildlife. The Karen Beasley Sea Turtle Rescue and Rehabilitation Center offers many learning opportunities and ways to get involved with the organization if you’re at all interested in marine wildlife conservation.

At the northern end of the island is North Topsail Beach. You won’t find many shops or restaurants, but you will see a lot of new builds. With lower prices than the rest of the island, you’ll appreciate the affordability of housing options in this area. New condos have been built recently, offering more home options for those looking to downsize or want to experience coastal living on a budget. Besides low housing prices, you’ll also enjoy the lush parks, wildlife, and empty beaches. 

As you go through home listings for Topsail Island real estate, it’s important to think about what atmosphere and community benefits that you are looking for in your next home. If it’s important to you to be near restaurants and activities, then you’ll like living in Surf City best. If you prefer empty beaches and affordable new builds, then North Topsail Beach will be the right choice. However, if you like sleepy beach towns that are family-oriented, then Topsail Beach is the best option out of the three towns. No matter what option you choose, all three towns offer access to incredible views of the ocean and surrounding wildlife. 

Beautiful Views

An important feature to consider when browsing through home listings is the value you place on scenic views. Fortunately, if you live on Topsail Island, you are never far away from beautiful coastlines and nature views. However, depending on where the home is located, you may not have the perfect coastal views from your living room windows. 

If having amazing water views is important to you, then you might want to consider a waterfront property or second-row home. Typically home listings will detail if the property is waterfront or second-row because of the high demand for these types of homes. Many people want a gorgeous water view when they wake up in the mornings. However, this also usually means that these houses carry a higher price tag than those without a view of the water. 

If having a water view is important to you, then you may need to compromise on other areas. You’ll find a lot more affordable condos in North Topsail Beach compared to the other two towns that mostly feature single-family homes. Generally, North Topsail Beach has the cheapest housing options available, but it lacks some of the community features that Surf City and Topsail Beach offer. There are also not many restaurants and shops located in this town, so if you want to find these kinds of activities, you’ll have to drive to a neighboring town.

Abundant Wildlife

While going through the process of home searching, you should consider a house’s proximity to wildlife. A lot of home listings on Topsail Island are located near parks and coastlines that have an abundant wildlife population. You can see sea turtle eggs hatching on the beach or take in bird watching at different spots around the island. 

If you enjoy watching the local wildlife, you’ll appreciate Topsail Island real estate regardless of the town you choose. Thanks to its geography, no matter where your home is located, you’re never far away from the Intercoastal Waterway or the Atlantic Ocean, both of which are filled with active populations of aquatic wildlife. 


Compared to other beach towns, Topsail Island offers affordable prices on homes and a low cost of living. Because of this, investing in a Topsail Island home is a smart financial move, as home prices have remained affordable yet competitive. If you want to experience the laid-back atmosphere of island living, then buying a home on Topsail Island is an affordable option. A lot of islands and coastal real estate tend to be incredibly expensive. But Topsail Island, though a popular vacation destination, remains affordable for those who want to call the island home.

Buying a new home can be stressful, but if you focus on the benefits of the location, you can easily make the right call. Topsail Island offers a lot of unique benefits thanks to its prime location. You’ll be able to enjoy beautiful views and local wildlife. Additionally, home prices are affordable compared to other island properties and coastal real estate. You’ll also be able to choose from three distinct towns so you can live in the area you enjoy the most. If you’re ready to start exploring home listings,  get in touch with our team today to get started on your home-buying journey.