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Owning an ocean front house on the Outer Banks is a dream shared by a lot of people. Not many of them have the resources and/or the courage to actually make that dream come true. If you are one of the fortunate ones looking to buy an ocean front property then you should find this site useful.
Oceanfront: These homes are directly on the Atlantic Ocean, with no other properties between them and the beach. They offer immediate beach access, direct ocean views, and the sound of crashing waves. Not all oceanfront homes are the same and the same can be said about oceanfront lots. The contour of the ocean floor varies which results in varying oceanfront erosion rates from one end of the OBX to the other.
Different areas have different rules on what you can do with your property. For example, there are some areas where you can not build a walkway across the dunes to access the beach and some where you can build a walkway and a dune top gazebo. Some properties share an access with the neighbors and some with 4 or 5 homes.
A good sand dune line running parallel with the ocean in front of your oceanfront home can be very comforting during a storm and the more dunes the better. The beauty of the ocean front dunes obscures the reality that these dunes were crafted with heavy machinery during the depression by the CCC and just how delicate they are.
There was a time when you could find different FEMA Flood Zones on the ocean front in different areas across the Outer Banks. There are even oceanfront homes perched up on top of a tall dune where flood insurance was not required. Oceanfront homes are all required to obtain flood insurance.
Not all ocean front views are the same. The style of the house, the size of the dune and the location of the neighboring houses all can affect the ocean view.
The same storms that sank hundreds of ships off the coast of the Outer Banks continue batter the line of oceanfront homes causing routine household maintenance not typical to most homes.
Up and down the Atlantic coast you can find private communities where they have private beaches just for the residents and their guests. You won't find any of those in North Carolina.
Some areas like Southern Shores, Corolla and Nags Head have very stable oceanfront beaches while some areas like Kitty Hawk, South Nags Head and the north end of Rodanthe, all have high erosion rates with up to 14 feet of ocean front eroding yearly. This is where you will find the really really discounted prices on oceanfront wash-ins.
Understanding Your Oceanfront Investment: Location, Risk, and Costs
What Defines "Oceanfront" and Why Location Matters
Oceanfront homes are positioned directly on the Atlantic Ocean, with no other properties between them and the beach. They offer immediate access, direct views, and the irreplaceable sound of crashing waves. However, not all oceanfront lots are created equal, especially on the Outer Banks (OBX).
Erosion Rates Vary: The contour of the ocean floor and local geology result in varying erosion rates. While areas like Southern Shores, Corolla, and Nags Head often have stable, accretive beaches, areas like Kitty Hawk, South Nags Head, and the north end of Rodanthe are known for high erosion rates.
The Price vs. Risk Trade-Off: You may find heavily discounted prices on oceanfront properties in high-erosion zones (sometimes called "wash-ins"). A buyer must recognize that this discount reflects a significant and immediate risk that affects financing and long-term resale potential.
Actionable Tip: Always ask your agent for the property’s official Coastal Setback Line and review recent beach nourishment project schedules for the area.
Mandatory Insurance: The Two Essential Policies
Owning an oceanfront home means managing unique risk, which translates to specialized insurance requirements.
While all oceanfront homes are required to obtain flood insurance, you will actually need two separate policies to adequately protect your investment:
1. Flood Insurance (NFIP or Private): Standard homeowner's insurance never covers flood damage (storm surge, tidal overflow). Federally backed mortgages require coverage through the National Flood Insurance Program (NFIP), which often has a coverage cap of for the structure.
The Elevation Certificate (EC): There was a time when you could find different FEMA Flood Zones, and even homes perched on dunes where flood insurance wasn't required. Now, all oceanfront homes require coverage. The EC is a critical document that measures the home's lowest floor height compared to the Base Flood Elevation (BFE). A higher elevation translates directly into a lower annual insurance premium. Always request this certificate before purchasing to determine your true ownership cost.
2. Wind and Hail Insurance: Because the OBX is prone to hurricanes and severe weather, wind and hail damage is often excluded from standard homeowners policies and must be purchased separately. These policies typically carry a percentage deductible (e.g., 2% to 5% of the dwelling coverage) instead of a flat dollar amount, which is a major financial consideration during a claim.
Maintenance and Property Rules
The same storms that sank hundreds of ships off the coast continue to batter the line of oceanfront homes, causing routine household maintenance not typical to most homes.
Corrosion: Salt air accelerates the corrosion of HVAC condensing units, metal flashings, and fasteners, requiring higher annual maintenance budgets.
Dunes and Access: A good sand dune line running parallel with the ocean can be very comforting during a storm. Different areas have different rules regarding dunes. For example, some towns prohibit or severely restrict building a walkway across the dunes to access the beach, while others allow dune-top gazebos.
OBX Private Oceanfront Beaches