The Kitty Hawk Real Estate Market is typically quieter than other Outer Banks areas, but Kitty Hawk is nevertheless a sought-after region for retires, new residents, and vacation rental investors. With its mix of unique properties that range from vacation condos to quiet westside homes in posh neighborhoods, Kitty Hawk buyers will find ample options, regardless of what features their dream Outer Banks property entails.

Types of Kitty Hawk Real Estate

Because of its relatively small size, which includes hundreds of acres of undeveloped wooded reserve, Kitty Hawk has noticeably less real estate listings for sale at any given time than other central OBX regions.

There are typically less than 100 homes, or single-family residential listings, at any given time. There are also typically less than a dozen condos for sale, and no duplexes on the area, (though the local real estate market is prone to change with new developments always in the works.)

Condo listings, typically found at Sandpiper Cay and the Gables, are typically available in the $165k to $250k+ range. Residential homes are more expensive, and start in the $225k range. Kitty Hawk is surprisingly popular with second homeowners and new residents, thanks to its proximity to local schools, local golf courses, and town amenities including several public parks and shopping centers.

Lot listings are somewhat sparse, with roughly 30-50 undeveloped properties for sale at any given time. Because there are so few undeveloped lots in the region, the prices are in a higher range for the Outer Banks, and typically start at $75K. The good news is that many of these lots are in desirable neighborhoods, in private westside locales, are close to the beach, or all of the above. There are very few, if any, undeveloped oceanfront lots for sale in Kitty Hawk, but there are a number of canalfront or soundfront lots for sale.

Vacation homes are found on the oceanside of the Beach Bypass, while year-round residential properties are more commonly found on the westside, or soundside, of the dividing 4-lane Highway. With that being said, the westside is gaining a resurgence of investor interest as more vacation rental communities are being established along the Currituck / Albemarle Soundfront

Finding and Buying Kitty Hawk Real Estate

  • Most properties for sale in Kitty Hawk are listed with a licensed North Carolina Broker, or REALTOR.
  • The listing REALTOR, or the seller's agent, posts the property and accompanying information and photos to the Outer Banks Multiple Listing Service (MLS.) This makes it easy for buyers to find properties for sale via an online search.
  • Potential buyers can scout out Kitty Hawk properties for sale by going to any local Outer Banks property manage company and / or real estate company's website, or by accessing a national search site, like REALTOR.com.
  • Real Estate listings are also posted in print in the Outer Banks' Homes and Land, Home Tour, and in local papers like the Outer Banks Sentinel or The Coastland Times.
  • Buyers can and should contact a local real estate agent early in the process to keep an eye out for new properties on the market that fit their criteria, schedule showings, and later make an offer.
  • Buyer's agents can also create "email alerts" for potential buyers which create instant, emailed notifications when a property that meets specific criteria is added to the Outer Banks MLS.
  • A complete database of local REALTORs can be found via the Outer Banks Association of REALTORS, or by contacting a local property management company or sales office directly. Most offices have "On-duty" agents who are on call during business hours to answer questions from potential buyers.
  • Vacation rental buyers should note that the majority of rentals for sale are occupied weekly during the summer months. This means that the best time to view properties is on a weekend "changeover day" - or in between rental guests. A buyer's agent can also schedule a showing mid-week with the property's tenant or property management company for buyers who can only view properties on a weekday.
  • Residential homes may have year-round tenants or occupants at the property. An advanced showing appointment is required to view these properties as well, which is best done with the assistance of a buyer's agent.
  • North Carolina has its own suite of standardized forms which are generally used for real estate purchase contracts and addendums. These can be obtained online by the individual buyer, although the easiest way to access these forms is by enlisting the assistance of a buyer's agent.
  • Buyers should be prepared to put a non-refundable earnest money deposit down when making an offer. This is often applied to the purchase price at closing, and serves as a good-faith sign that the buyer is serious about closing on the property.
  • New North Carolina State laws also allow buyers to pay a fee, instead of earnest money, which is not applied to the purchase price, but allows the buyer to back out of the contract at any time, for any reason.
  • Most North Carolina closings take between 30-60 days, but this timeframe can be extended if a special second or investment mortgage needs to be secured, there are existing tenants, or other factors come into play.

Kitty Hawk Real Estate Considerations

  • Buyers should enlist the services of a buyer's agent. This is a free service for real estate purchasers, as in North Carolina, buyer's agents are typically compensated by a portion of the selling agent's commission - not by the buyers themselves.
  • Buyer's agents can schedule showings, generate the standard North Carolina contracts, and act as a resource for local mortgage companies, property management companies, and other essential businesses or services. In essence, out-of-area home buyers or any casual investor can only benefit from a real estate agent's services.
  • The Kitty Hawk Westside is developing an almost secretive boost in real estate interest, thanks to its locale that's close to schools, golf courses, shopping centers, and the North Carolina mainland. Because of this, Baby Boomer retirees, second homeowners, and year-round residents are becoming the most prevalent Kitty Hawk home and land buyers.
  • Flood insurance is often required by mortgage companies for Kitty Hawk oceanfront and oceanside properties. The rates differ depending on the property's value and designated flood zone, (often determined by height above sea level and flooding probability.) For most oceanside homes, this is an extra cost of a few hundred dollars per year at most.
  • Vacation rental investors will want to talk with the current property management company for an overview of the property's past annual income, as well as a projection of future performance.
  • Vacation rental owners will have extra costs besides the standard monthly mortgage payments. These costs include regular utilities, commission to a property management company, and any other regular or unexpected maintenance to keep the property in good condition for rental guests.
  • The good news is that vacation rental owners can often write-off a portion of their trip, providing that they are making repairs and / or improvements to their investment property.
  • For vacation rental owners, it is very rare that a weekly rental's income can offset monthly expenses, especially if a mortgage is required to purchase the property. That being said, Outer Banks lovers agree that owning a piece of the beach is worth the cost and effort, especially in a historic little beach town like Kitty Hawk.

 

Super Wings

Super Wings

Best store on the beach! Everything you need for your vacation. The newest ladies' and girls swimsuits, 20% off every day! Largest selection of beach supplies and the best deals on T-shirts, sweatshirts and mens, ladies, and kids, apparel, swimwear and resort wear. Get all your souvenirs, suntan lotions, beach towels, floats, kites, and more. The only 1 stop shop on the beach.

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Gray's

Gray's

Gray’s Outer Banks Lifestyle Clothing Company offers the absolute best in Outer Banks T-shirts and Sweatshirts including Champion, Under Armour with "Outer Banks” and Gear! We carry quality fashions and accessories for the whole family by all your favorite brands including Tommy Bahama, Tribal, ESCAPE, Billabong, Quiksilver, Jack O’Neill, RVCA, Olukai, Cobian, Spartina, Scout, Brighton.

 

Whether you’re shopping for apparel, shoes & accessories, gifts & toys or OBX and Big Duck souvenirs, Gray’s offers the best brands and quality for a beach lifestyle at any of our 4 locations! From sportswear to beachwear and everything in between, Gray’s will outfit your entire family. You can also find great beach accessories at Gray’s, such as Costa sunglasses, Olukai sandals and Sun Bum sunscreen and hair products. Be sure to shop Gray’s signature Big Duck found on t-shirts, sweatshirts and gift items!

 

Established in 1948 by Walter and Stelle Gray, Gray’s began as a single store on the beach road in Nags Head, a land mark that has been beautifully transformed into Seagreen Art Gallery. Visitors to the original Gray’s may remember that the family home was located above the store and that Walter Gray had a passion for Big Band music that was often playing on the store speakers, giving shoppers a little swing in their step.

 

Modern-day Gray’s is still family owned and operated by their children Ronnie and Julie Gray, who carry on a legacy of superior customer service and traditional values. Ronnie’s wife Susan is also an important part of the business. “It really was always a family operating as a business rather than a business being run by a family,” explains Ronnie Gray. “When our visitors come in, they are greeted by a warm hello and a ‘Welcome to Gray’s.’ We try to welcome them as if they’re entering our own home”

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Resort Realty

Resort Realty

For more than 30 years, Resort Realty has been providing unforgettable Outer Banks vacations. From Corolla to Hatteras Island, Resort Realty offers nearly 550 Outer Banks vacation homes that range from cozy 1-bedroom condos to exquisite 13-bedroom luxury estates. Whether you’re counting down to a beloved family vacation, getting away for a long weekend, or planning a special event, our homes represent a variety of lifestyles and locations, with amenities and furnishings such as elevators, private pools and gourmet kitchens to more simple pleasures like wraparound porches, dune-top gazebos, and oceanfront hammocks made for afternoon naps.

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