Cash Flow Pro-Forma: The Fine Print

Stunning Oceanfront Retreat | 6 BR /4 BA | Private boardwalk to the beach Experience true coastal living in this beautifully renovated 6-bedroom, 4-bath oceanfront home located in the heart of Nags Head. With over 100K in current bookings and projected rental income exceeding 150K, this property is fully turnkey—ideal as both a personal retreat and a high-performing investment. Step inside to a bright, open-concept living space filled with natural light and sweeping ocean views. Over 280K in improvements in the past couple of years. Major upgrades include new plumbing lines (replacement of polybutylene), a newly built oceanfront deck, updated HVAC systems, four renovated Tiled Bathrooms, fresh paint, arcades, custom tiki bar, a new hot tub and more. Updated kitchen features granite countertops, Keurig, stainless steel appliances and kitchen essentials. Interior upgrades include luxury vinyl plank flooring, modern stairs, game room with 4 arcades and brand-new furniture throughout. Each bedroom includes a large flat-screen TV and blackout curtains. Spacious decks offer direct beach access with a private boardwalk to the beach and ocean views. Hot Tub is on the ocean side deck for easy access. Located along South Virginia Dare Trail in a highly desirable and high-demand rental corridor. Convenient to dining, shopping, and local attractions including Jockey’s Ridge State Park and directly across from Austin's Seafood. Highlights: Oceanfront | 6BR/4BA | Fully Renovated | Four Remodeled bathrooms | Game Room | Tiki Bar | Hot Tub | New Deck | Strong Rental Income

Welcome to your dream coastal retreat in Southern Shores. This beautifully updated oceanfront home offers the perfect blend of luxury, comfort, and location. Featuring 4 spacious bedrooms, 2 of which offer expansive ocean views, a private pool, and a brand-new hot tub, this property is designed for relaxing and entertaining. Projected to do over $214,000 in annual rental income! Confidently nestled in town with easy access to local shops, dining, and attractions, the home sits on a gorgeous stretch of wide beach, ideal for sunrises, sandcastles, and sunset strolls. Recent upgrades include a refinished pool, new hot tub, new private beach walkway, and all-new windows and siding, new top level HVAC, and new hot water heater, ensuring modern style and peace of mind. Whether you’re seeking a serene getaway or a standout investment, this oceanfront gem is ready to deliver. Don’t miss your chance to own a slice of paradise!

Experience the best of Outer Banks oceanfront living in Corolla's coveted Ocean Hill community. Perched on one of the highest lots in the neighborhood, this exceptional 7-bedroom, 5.5-bath home offers over 5,100 square feet of beautifully designed living space with panoramic Atlantic Ocean views, a private boardwalk to the beach, and the amenities today's vacation renters seek. Designed with a reverse floor plan to maximize breathtaking ocean vistas, the upper level showcases soaring wood-accented cathedral ceilings, a stunning picture window framing the Atlantic, spacious gathering areas, and expansive sun and covered decks perfect for entertaining or relaxing after a day on the beach. An elevator provides convenient access to every level, while the private pool, hot tub, screened porch, and outdoor shower create the complete resort-style experience that keeps guests returning year after year. This property has been thoughtfully updated and is truly turnkey, featuring fresh exterior and interior paint, a new vinyl pool liner, updated interior furnishings, upgraded mattresses, and new outdoor furniture. These recent improvements enhance both owner enjoyment and long-term investment value while minimizing immediate capital expenses. Ideally located just minutes from the Currituck Beach Lighthouse, Historic Corolla Village, shopping, dining, the 4WD beaches, and the famous Corolla Wild Horses, this home offers the location, size, and amenities that consistently make Ocean Hill one of Corolla's most desirable vacation destinations. Whether you're expanding your investment portfolio or searching for a luxury second home that generates substantial rental income when you're away, this home offers the ideal combination of strong income potential, exceptional guest appeal, and enduring coastal value. This is a rare opportunity to own a proven vacation rental in one of Corolla's premier oceanfront communities while creating lasting memories for generations to come.

Experience the best of Corolla living in this stunning 10-bedroom oceanfront retreat. Perfectly positioned to capture sweeping Atlantic views, this expansive coastal home offers the ideal blend of luxury, comfort, and income potential, consistently boasting over $300K in annual income. The home features an elevator for easy access to all levels, a home theatre, and a spacious game room for endless entertainment. Step outside to your private pool, tiki bar, and hot tub, or head straight to the beach from your oceanfront walkway.

One of the most well-appointed and premier homes on the Outer Banks, this oceanfront estate is almost 10,000 sq ft of living space and was constructed in 2018 in the world-class Palmer’s Island community. Generating well OVER $700K IN 2026 and tracking for OVER $800K IN RENTAL INCOME FOR 2027, the home is an amazing investment and an idyllic summer home. You'll be hard pressed to find a home on the Outer Banks that has this kind of income potential, lot size and privacy, amazing unobstructed ocean to sound views, and unique amenities. Situated on over an acre of land with 150 feet of oceanfront, the property boasts expansive panoramic views overlooking the Atlantic Ocean to the east and the Currituck Sound to the west.  This pristine home is designed to fuse the classic coastal shingle style of historic Outer Banks cottages and the shingle style of the north, with modern touches throughout in a location where privacy and seclusion are paramount.  A private boat dock and ramp on the Currituck Sound offers access to boating, kayaking and fishing. The nearby Pine Island Racquet Club, Sanderling Resort, and Currituck Club Golf Course offer indoor tennis, Spa, indoor pool and fitness club, exclusive restaurants, and premier golf respectively. Located in between the towns of Duck and Corolla, Palmer’s Island can also be accessed by landing a private plane at the nearby Pine Island airport and is just over an hour away from the Norfolk airport. This coastal retreat features 12 luxurious ensuite bedrooms, hardwood floors, gourmet kitchen, multiple living areas and kitchenettes, it's own theatre room, game room with arcades pool table, private elevator, laundry facilities on each level, custom tiled bathrooms, and even it’s own private English Pub on the top level. Outside, the private 24’ x 50’ heated pool and poolside cabana feature a relaxing lounge area with outdoor entertainment, grilling area, and two hot tubs that flow into an impressive game area under the home with mini golf, shuffleboard and ping pong, corn hole, horseshoes, and rock climbing wall.  Step out onto the private boardwalk to the beach leading to a dune-top sun deck and easy access to the beach. The home is elevated over the dune (no flood insurance required) and offers exquisite views of the stunning coastal landscape from all levels, allowing you to take in both sunrises and sunsets from every level. Four of the twelve master bedrooms are large luxurious suites, each with private deck access, custom baths, and comfortable furnishings. The additional eight master bedrooms have their own private bath as well, two of which are unique kids rooms with built in bunk beds. You will not find a more perfect home on the beach, and it’s no wonder it was recognized as the winner of the Judges award of Excellence and People’s Choice award in the 2018 OBX Parade of Homes.

WHAT IF YOUR INVESTMENT PROPERTY FELT LIKE YOUR FAVORITE VACATION? Welcome to TIDAL TREASURE, an exceptional oceanfront retreat set along one of Hatteras Island’s most sought-after stretches of beach. This 8-bedroom home with 7 primary suites is a proven rental machine, generating more than $220,000 in rental income in each of the past two years. Add in the space, amenities and oceanfront lifestyle guests return to Hatteras Island for, and you have an investment that's just as enticing to own as it is to vacation in. With approximately 5,250 square feet, ocean OR dune views from every level, multiple gathering spaces, an elevator, private pool, hot tub, theater room, and game room, this home was designed for memorable vacations—and to give everyone room to spread out while still bringing family and friends together. Outside is where vacation mode really begins. The expansive private pool area feels like your own backyard resort, complete with a tiki bar, cabana, outdoor shower, outdoor speakers and plenty of room for lounging in the sun. The ground level was made for entertaining. Challenge the family to a game of pool in the game room with wet bar, full-size refrigerator and Bluetooth sound system, or turn movie night into an event in the dedicated theater room with stadium seating and a large projection screen. Two primary suites on this level provide comfortable accommodations away from the home's main gathering areas. Take the elevator to the mid-level, where you'll find a laundry room with two washers and two dryers, a queen bedroom, bunk room with shared hall bath, and three king primary suites. One suite offers accessibility-minded features, including a roll-in shower, roll-under sink and other features designed to make the space easier to navigate. The top level is the heart of the property. Walls of windows fill the great room with natural light and showcase the coastal views, creating a beautiful backdrop for slow mornings, family dinners, and evenings spent together. The spacious living and dining areas flow into a chef's kitchen featuring granite countertops, stainless-steel appliances, and dual dishwasher—perfect for feeding a house full of family and friends. A king primary suite with beautiful ocean views completes the top level. Just a few steps above, the observation loft provides another special place to escape, relax and take in the sunset views. A Bluetooth surround-sound system allows music to flow throughout the top floor and out onto the decks, setting the mood for everything from morning coffee to evening cocktails. And then there's the reason everyone comes to Hatteras Island—the beach. For even more convenience, nearby Ramp 49 offers both vehicle and pedestrian access to the wide ,uncrowded beaches of Hatteras Island, and the Frisco Bathhouse provides seasonal lifeguards, showers, and changing rooms. Or visit Sandy Bay, sound side, just minutes away for kiteboarding, kayaking and paddleboarding, while local restaurants, galleries and shops capture the laid-back character of Hatteras Island. A short drive south brings you to Hatteras Village for fresh seafood, offshore fishing charters and the ferry to Ocracoke Island. TIDAL TREASURE is more than an investment home it's a place where you and your multigenerational family can make memories.

Welcome to Laughing Gull, a classic oceanfront escape tucked away on Liberator Way in Hatteras Village. This 4 bedroom, 2.5 bath coastal home is all about the views, the breeze, and easy days by the water. Step inside and you are greeted by beautiful wood floors and a bright, open living area filled with natural light. The sun pours through the windows and reflects off the Atlantic, creating that magical glow you only get from an oceanfront home. From the living room, step out onto the sun deck where the sound of the waves becomes the soundtrack to your day. One of the most special spots in the house is the crow’s nest, offering truly unmatched panoramic ocean views. It is the perfect place for morning coffee, watching dolphins pass by, or catching the colors of a Hatteras Island sunrise. After a day on the beach, rinse off in the outdoor shower and slip into the hot tub tucked beneath the home, where you can relax and listen to the surf roll in. Located in the heart of Hatteras Village, you can hop on your golf cart and cruise down to Teach’s Lair Marina to see what the charter boats brought in for the day, grab dinner at one of the village’s waterfront restaurants, or browse the shops at The Landing. Feeling adventurous? The Hatteras Ferry Dock is just minutes away for an easy day trip to explore charming Ocracoke Island. For those looking for an investment opportunity, Laughing Gull is already a strong short term rental with 15 weeks booked for the season, giving the next owner a great head start on rental income. Oceanfront homes in Hatteras Village with views like this do not come along often. Do not let this one get away. Come claim your own slice of oceanfront paradise.

A rare, sweet oceanfront home reminiscent of old Hatteras, but with updates. This “beach box” as it is known here, is situated right behind the dunes and the ocean. Its manageable size, prime location, and reasonable fees make it a popular oceanfront dream rental property. From the expansive deck, see the sunrise, the evening constellations, and dramatic far- away lightning at times. A laundry and storage room for beach equipment adds to easy living, as does the wonderful outdoor shower and fish table. (You may enjoy catching them from the surf, just a few steps away.) This cottage is a golf cart ride away from the Hatteras Ferry, the Graveyard of the Atlantic Museum, the marinas, and the excellent restaurants and diverse stores of Hatteras Village.

This one-of-a -kind oceanfront estate masterfully blends architectural elegance, luxury amenities, and outstanding rental income potential. Designed to capture sweeping Atlantic views, the 8-bedroom residence features seven ensuite bedrooms, soaring ceilings, expansive windows, and walls of glass that fill the home with natural light and showcase the ocean from nearly every angle. The top level is a spectacular gathering space, highlighted by a dramatic great room with panoramic views, expansive oceanfront decks, and a chef's kitchen designed for entertaining. Equipped with two ovens, two refrigerators, two dishwashers, a large cooktop, wine cooler, pantry, and curved seating bar, the kitchen easily accommodates large groups. A gas fireplace, workstation, game area, and three ensuite bedrooms—two oceanfront—complete this level. An elevator provides convenient access to all floors. Designed with both luxury and rental performance in mind, the mid-level offers four additional ocean-view ensuite bedrooms, including an accessible suite with a roll-in shower and roll-under vanity. A standout family suite features built-in Duo bunks, a private bath, adjoining playroom, and ocean views, making it ideal for multi-generational gatherings and maximizing occupancy. The recreation room and sports bar elevate the guest experience with a pool table, bar seating, refrigerator, ice maker, dishwasher, and multiple TVs. An oversized laundry center with double washers and dryers supports high-capacity rentals with ease. Outdoor living rivals a private oceanfront resort. A heated saltwater pool, hot tub overlooking the Atlantic, fitness room, poolside bath, outdoor showers, expansive sun decks, and direct beach access create an unforgettable coastal experience that guests return to year after year. Recent improvements include a 2024 Fortified Roof, 2023 HVAC replacements with transferable warranties, 2024 exterior paint, upgraded Andersen sliders, and a new beach walkway and stairs. Meticulously maintained and thoughtfully designed, this distinctive oceanfront retreat offers the rare combination of luxury living, exceptional guest appeal, and strong investment potential. This home has moved to Twiddy for 2027.

Constructed in the pristine 4WD beaches of Carova, Summer Fridays is a newly completed oceanfront Villa that seamlessly blends exceptional investment performance with luxury coastal living. Completed in May of 2026, the home generated over $263,000 in bookings during its partial inaugural season, with projected rental income approaching $400,000 in 2027. Buyers have the rare opportunity to own an income-producing new construction home without the time, cost, and uncertainty of building. Positioned to capture breathtaking ocean views from nearly every room, this extraordinary residence was thoughtfully designed from the ground up with every detail focused on creating an unforgettable guest experience. From the carefully selected homesite and architectural design to the curated furnishings and resort-style amenities, every element reflects a committment to comfortable luxury. Designed to rival a private resort, the outdoor living spaces are truly exceptional. The expansive pool area features a 16x35 heated salt water pool with a large 10x16 tanning ledge, integrated seating, and generous lounging areas in both the sun and shade. The oversized pool cabana serves as a true outdoor living room, complete with a television, electric fireplace, ceiling fan, beverage center, microwave, blender, and extensive seating and countertop space. Adjacent to the cabana, the fully equipped outdoor kitchen includes a premium Kitchen Aid six burner gas grill and pizza oven, creating the perfect setting for entertaining. Guests will also enjoy an outdoor theater overlooking the ocean, a fire pit gathering area, outdoor games, a luxury outdoor shower finished with exotic IPE hardwood, and a convenient poolside bathroom. Expansive decks wrap 3 sides of the home, maximizing panoramic Altantic Ocean Views, refreshing coastal breezes, and spectacular sunrise vistas from every level. Inside, the home comfortably accomodates large groups (sleeps 24) without sacrificing luxury or privacy. Ten of the twelve bedrooms are Master Suites, and two are custom-built bunk rooms. Premium architectural finishes include shiplap ceilings, custom millwork, stainless steel cable railings that preserve uninterrupted views, textured cork feature walls, and designer furnishings throughout. The chefs kitchen is designed for effortless entertaining, featuring double wall ovens, a separate range, two dishwashers, a full size refrigerator, separate full size freezer, beverage center, expansive prep space, and seating for 32 between the oversized island and dining area, allowing everyone to gather together for meals. Three levels of entertainment ensure every guest has space to relax. Two additional wet bars provide convenient access to refreshments, while the private indoor theatre offers standium seating for 13 guests. Outdoors, a second movie theatre with seating for twelve creates an unforgettable evening experience beneath the stars. Adding even greater value the home is located within a desirable X Flood Zone, meaning flood insurance is not required. Surrounded by Carova's unspoiled beaches, roaming wild horses and remarkable natural beauty, Summer Fridays offers a rare combination of privacy, luxury, and investment potential. Whether you're seeking an exceptional income-producing property, a legacy family retreat, or both, this newly completed oceanfront represents one of the finest opportunities available on the Outer Banks.

BRAND-NEW 20-BEDROOM OCEANFRONT HOME | PROJECTED 2027 GROSS RENTAL INCOME OF $566K–$652K | FULLY FURNISHED | PROFESSIONAL MANAGEMENT IN PLACE Daisy’s Dune presents a rare opportunity to own a brand-new, purpose-built oceanfront vacation rental in the Outer Banks. Offered fully furnished with professional rental management in place, this exceptional property combines extraordinary scale, luxury finishes, resort-style amenities, and a highly desirable oceanfront location. The Outer Banks has a long-established tourism economy and a proven demand for large vacation homes. Daisy’s Dune is uniquely positioned to capitalize on that demand, with a combination of features that are increasingly difficult to replicate. Here are the top 7 reasons why this investment should be at the top of your list: 1. Management Choices: There are multiple options for full service, professional rental management and maintenance. 2. Favorable Financing: Residential classification offers a range of long-term fixed rate financing options at attractive rates unavailable in the commercial sphere. 3. Lower Expenses: Brand-new construction, quality materials, durable low-maintenance finishes, and the scale of the home are designed minimize future expenses 4. Higher Income: There is very well-established demand on the Outer Banks for homes of this scale. In-season rental rates show robust historical growth due to limited supply due to scarcity of competition. Shoulder season occupancy rates show continued strong growth due to strategic community planning and marketing, shoulder season events, exceptional weather, and favorable demographic and employment trends. 5. Limited Competition: The number of homes of this size is restricted going forward due to recent zoning changes, sewer capacity, the limited number of large parcels and the inherent scarcity of oceanfront property. 6. Favorable Investment climate: The local community is supportive of the short-term rental economy, low property taxes and continued private and government infrastructure investment to improve our guests’ experience. 7. An Exceptional Home: Rarely does an oceanfront property combine this level of luxury, size, amenities, and designer finishes. “Daisy’s Dune” is purpose-built for large groups with professional design and finish expertise specific for vacation rentals. Located directly on the ocean with private beach access, this impressive home is also within easy walking distance of popular restaurants, Swells'a Brewing, and other attractions. The property features 20 bedrooms with 14 en-suites, an ELEVATED OCEAN-VIEW POOL, two hot tubs, elevator, multiple decks, and expansive gathering spaces designed to maximize guest enjoyment. Entertainment amenities include a recreation room with pool table and shuffleboard, private theater, lounges, wet bars, and multiple kitchenettes. The spacious main living level showcases panoramic ocean views, an oversized great room, and a commercial-scale kitchen featuring two refrigerators, two dishwashers, three ovens, two ranges, two sinks, and an ice maker—perfectly equipped to accommodate large rental groups. A dedicated exercise area with Peloton and Tonal equipment adds another premium touch. With its oceanfront setting, substantial sleeping capacity, resort-style amenities, and walkable location, Daisy’s Dune offers a compelling opportunity for investors seeking a high-end vacation rental property with the features and scale to attract large groups and repeat guests. Add in high-quality construction by Randy Saunders and a notably stable dune system, and Daisy’s Dune stands apart as a truly distinctive Outer Banks investment property!

Welcome to Peridot, an oceanfront gem located at 54169 Sandpiper Drive in Frisco, NC. This stunning 5-bedroom, 4.5-bathroom coastal retreat offers the perfect blend of relaxation, comfort, and breathtaking views. Nestled directly on the oceanfront, you’ll enjoy endless sunrises, soothing sea breezes, and the sound of the waves right from your deck. Designed for beach living, Peridot features expansive decking on multiple levels—ideal for soaking up the sun or gathering with family and friends. Unwind after a day at the beach in the hot tub, rinse off in the outdoor shower, and savor the easy coastal lifestyle this home provides. Inside, you'll find a bright and open living area with panoramic ocean views, a well-equipped kitchen, and inviting spaces throughout for entertaining or relaxing. Currently part of Resort Realty’s vacation rental program, Peridot is a proven favorite among guests and offers a fantastic investment opportunity or second home escape. Whether you’re watching the sunrise over the Atlantic or stargazing at night from the deck, this oceanfront haven captures the true essence of Outer Banks living. Peridot at 54169 Sandpiper Drive — where every day feels like a beach vacation. Note: Some polybutelene plumbing exists in the home.