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Oceanfront, soundfront and canalfront homes each offer unique advantages, different price points and important considerations that buyers should understand before making a purchase.
Pamela Smith, President of Coldwell Banker Seaside Realty in Kitty Hawk, North Carolina sat down with Heather VanderMyde of The VanderMyde Real Estate Group to talk about what buyers should know when choosing the right type of waterfront property on the Outer Banks.
Oceanfront Living: There’s Nothing Quite Like It!
Pamela: Heather, let’s start with oceanfront. It’s probably what most people picture when they dream of owning a home on the Outer Banks. What makes oceanfront so special?
Heather: There’s really nothing like waking up to the Atlantic Ocean right outside your window and being able to walk directly from your home onto the beach. It’s an incredible lifestyle!
Oceanfront properties generally command a premium price, but they also offer something very special. And for buyers interested in vacation rental income, direct beach access and ocean views can be major attractions for guests.
Pamela: With an oceanfront home, what should buyers be looking at beyond the home itself?
Heather: That’s such an important question because when you’re buying oceanfront, you’re buying more than just the house. You really need to understand the beach, dune and shoreline in front of the property.
I encourage buyers to ask several questions. How substantial is the dune? Has the area experienced erosion? Is the property located in an area with beach nourishment? And who’s responsible for maintaining the dune?
Those responsibilities can vary depending on the town or community. Some areas have beach nourishment or dune-management programs, but homeowners may still have individual responsibilities. There may also be special taxes or assessments associated with those programs.
And remember, the beach you see today can look very different after a major storm.
Pamela: What about the cost of insurance? Wind & hale, homeowners, flood, etc. It can all add up on an oceanfront property.
Heather: Oceanfront homes experience greater exposure to wind, salt air, blowing sand and storms. That can mean additional exterior maintenance and insurance considerations.
Oceanfront ownership can be absolutely incredible, but buyers need to understand the full picture before paying that premium price which is why I always recommend talking with a local insurance agent to unerstand the potential costs before making an offer.
Soundfront Living: Sunsets, Water Sports and Beautiful Views
Pamela: Let’s move over to the sound. We have some absolutely beautiful soundfront communities here on the Outer Banks. What attracts buyers to soundfront properties?
Heather: Soundfront offers a completely different waterfront experience. Think spectacular sunsets, kayaking, paddleboarding, fishing and potentially boating right from your backyard. For many buyers, it’s a wonderful combination of beautiful water views and recreational opportunities.
Pamela: I live on the sound and appreciate the gorgeous sunsets! I know boating is a big reason people want soundfront property. What do boat owners need to know before purchasing on the sound? For example, is every soundfront home suitable for a boat?
Heather: Absolutely not! In fact, one of the first questions I ask a buyer is, “What kind of boat do you have?” Some areas of the sound can be surprisingly shallow. Just because a home sits directly on the sound doesn’t mean you can pull your boat up to the property. We need to understand the size and type of boat, how much water it draws and how the buyer plans to use it.
Then we look at the property itself. What’s the water depth at the dock? How quickly does the water get deeper? Is there an existing pier, dock or boat lift? And can those structures be modified if necessary?
The goal is to make sure the property actually works for the buyer’s boat, not just that it has a beautiful view.
Pamela: Are there other things buyers should research with soundfront properties?
Heather: Definitely. The shoreline is very important. Is there a bulkhead? What condition is it in? Is it a natural shoreline? Are there erosion concerns? And if the buyer is considering the property as a vacation rental investment, we want to examine actual rental history and comparable properties. Not all waterfront homes generate the same rental income.
Canalfront Living: A Boater’s Dream?
Pamela: Now let’s talk about canalfront homes. We have beautiful canalfront communities here on the Outer Banks. Southern Shores, Pirates Cove, Colington Harbour, for example. I think some buyers overlook these properties, but they can offer a wonderful lifestyle, especially for boaters.
Heather: They really can! Canalfront properties can be fantastic for someone who loves boating and wants convenient access to the water, often without paying the same premium as direct oceanfront or soundfront. But once again, the boat matters!
Pamela: What should buyers ask before purchasing a canalfront home?
Heather: First, we need to know how deep the canal is and what the water depth is at the property’s dock.
Then we need to understand where the canal leads. Does it provide access to the sound? Are there bridges along the route? If so, what’s the bridge clearance? A buyer may find a beautiful canalfront home with a wonderful dock, but if their boat can’t navigate the canal or pass under a bridge, it may not meet their needs.
Pamela: What about the cost of maintaining docks and bulkheads?
Heather: Absolutely. Buyers should carefully evaluate the condition and age of the dock, boat lift and especially the bulkhead. Replacing a bulkhead can be a significant expense, so it’s something you want to investigate before purchasing.
And if the home is located in an HOA or planned community, you’ll also want to review any rules governing docks, lifts, bulkheads and waterfront improvements.
So, Which Waterfront Property Is Right for You?
Pamela: Heather, now that you’ve educated us on the different waterfront areas, what is one piece of advice you would offer to someone trying to decide between oceanfront, soundfront and canalfront?
Heather: I would tell them to think about how they actually want to live on the Outer Banks.
If your dream is walking out your door and directly onto the Atlantic Ocean, and you’re comfortable with the additional maintenance and ownership considerations, oceanfront might be your perfect fit.
If you love spectacular sunsets, beautiful water views, kayaking, paddleboarding and the possibility of boating from your backyard, soundfront deserves a serious look.
And if you’re a boater who wants convenient access to the water from your own dock, canalfront could be an excellent choice.
There’s no single best type of waterfront property. The best waterfront is the one that fits your lifestyle.
Pamela: Great advice, Heather! I think the biggest takeaway for buyers is that waterfront ownership involves much more than falling in love with the view.
Heather: Exactly! That’s why working with an agent who understands the Outer Banks waterfront market is so important. We want our buyers to be excited about their purchase and confident that the property truly meets their needs.
