• This report is provided to you by Rick Kinne (REALTOR) with Keller Williams Outer Banks in Southern Shores, North Carolina. My Outer Banks real estate market report is a monthly feature for my soundfronts OBX Facebook page and soundfrontsobx.com website, intended to keep you informed of the local real estate market.
• Before we get started, I need to preface the report with some stipulations and provide some context: The Outer Banks Association of Realtor’s disclosure is printed on all of OBAR’s statistical reports and reads as follows:
“This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market.”
• Clearly, sales take place through For Sale By Owner (FSBO’s), Real Estate Agents who are not Realtors and therefore don’t have MLS access, etc. However, I don’t believe that amount is significant.
• The Outer Banks market covered by OBAR is a bit unique. It’s a mixed market but it’s primarily a vacation/rental home market. Coverage stretches from lower Currituck County and the Dare County mainland, all along the beaches from Carova through Ocracoke.
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
Executive Summary
Summary - So, what does it mean for you?
• High interest rates are still driving reduced demand and sales. Sales were up by 14% over January 2024.
• Residential Sales are up by 25% and Land Sales are down 18% over 2024. Under Contract listings are up by 8% over last year. There are 247 units under contract as of February 1, 2025.
• Good News! MLS Inventory is up 27% and home prices remain high!
Ø Residential inventory is up 48% over last year and is at 752 units with the Median home price at $587,714 (See individual pages by town).
Ø Lots/Land inventory is up 1% over last year and is at 342 units
• Absorption is a direct reflection of inventory for both homes and land. Home absorption was at 6 months and Land was at 10 months as of February 1, 2025. Representative of a Neutral Market!
• The average Days on Market (DOM) increased to 72 days for homes and was up to 137 days for land
• Appraisers, Inspectors, Surveyors, and Attorneys are operating at a normal pace
• It is fairly easy to show homes with the rental season over.
• Interest rates continue to fluctuate and were at 7.01% for a conventional loan this week and 7.125% for a 2nd home
• There are still considerations for buying land and building new. Primarily cost and timing (contractor availability). This can still be a great option.
• Seller’s –It remains a great time to sell! Nice homes that are priced correctly are going under contract in a reasonably short amount of time. Multiple offers are not as prevalent as they once were during the market peak and not as many are selling over asking price but it still happens. DOM remains fairly reasonable but has been increasing. We are currently a neutral market overall. With the NAR Settlement this past August, Sellers can decide if they will offer Buyer Agent compensation or not. The NAR settlement was recently approved by the Court. We will continue to keep a close eye on inventory, interest rates, and average days on market!
not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
Summary So, what does it mean to you?
• Buyer’s – It remains somewhat challenging to find the “right” home due to lower inventory and higher prices. Nice homes are still moving fairly quickly despite the higher price points and a few are still getting over asking price. New NAR Settlement rules require Buyers to sign a Buyer Agency Agreement prior to touring homes and to potentially compensate their agent. Be prepared - get pre -approved, be ready to make a move quickly, and to potentially address multiple offers! Interest rates are a factor for many buyers and are at + or- 7% and likelu won‘t be reduced until inflation is closer the 2% mark.
• An advantage of buying now is that there is less competition since many people are waiting to see if prices and interest rates will drop. Most mortgage companies do offer attractive Arm Programs if you don‘t want to wait We will continue to watch the impact of economic indicators on mortgage rates (we will see).
• Due Diligence Fees (money at risk) is still required to make an offer attractive. How much can you risk? Offers need to be carefully structured. It can still be done. After all, 126 people did it in December and we are still at 247 units under contract!.
• Higher interest rates in general (especially on 2nd homes and high balance loans), along with the impact are still detering sales.
• The conforming loan limit was raised to $806.5K for 2025
• Remember that most homes remain under contract for 45 to 60 days before closing. So, data is always behind. it‘s like turning a large ship.
• So, what are we predicting? If we only had a crystal ball. Our best guess is that inventory will continue to increase.
• We expect to see more buyers coming to market if/when rates are reduced. We believe home prices will remain somewhat flat – up a little in some towns and down a little in others but nothing dramatic.
• It is always a good time to plan and strategize if you are interested in buying or selling. Call me today to get started!
• Please feel free to call, e mail or text me at any time with questions or assistance...
January 2025 Number Details…
Sales
Residential Inventory
The Absorption Rate for Homes as of February 1, 2025 is 6 Months (calculation assumes under contract listings are active)
Residential Days on Market
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
Lots and Land Inventory
The Absorption Rate for Land as of February 1, 2025 is 11 Months (calculation assumes under contract listings are active)
Lots and Land Days on Market
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
Under Contract – All Classes
Inventory – All Classes
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025) )
Sales by Year…
Distressed Property Sales…
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
New Construction (Dare County)
Building Permits (Dare County)
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
Building Permits (Currituck County)
Building Permits (Currituck County)
Sales by Town…
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
Sales by Town…
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
Sales by Town…
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
Sales by Town…
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
Sales by Town…
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
Sales by Town…
This representation is based in whole or in part on data supplied by, and to the Subscribers of the Outer Banks Association of REALTORS® Multiple Listing Service. Information contained herein is deemed reliable but not guaranteed. Data maintained by the OBAR MLS is for its own use and may not reflect all real estate activity in the market. Based on information from the Outer Banks Association of REALTORS® for the period (2/1/2024) through (1/31/2025)
