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First Time Homebyuers Guide
Buying your first home is a milestone to celebrate! Read our First Time Homebuyer Guide to get the facts before you buy.
STEP 1: BECOME PRE-APPROVED BY YOUR LOCAL LOAN OFFICER
One of the most important steps in buying a home is obtaining financing. Before you even start searching for your dream home, you should talk with your loan officer and determine what you can afford and learn about what types of loans are available.
STEP 2: FIND YOUR HOME WITH PROFESSIONAL GUIDANCE BY A LICENSED REALTOR.
Looking for a home to buy is very different than looking for a home to rent. There are multiple ways to find your new home and the home buying process can be confusing, especially if you’re a first-time buyer. Your trusted agent can help you navigate the market and simplify the process.
STEP 3: MAKING AN OFFER AND SECURING A RATIFIED CONTRACT TO PURCHASE
- So you think you’ve found your new home…
the next step is to make an offer! Every market is different, but if you’ve found the right one, it’s best not to wait. Your Realtor will work with you to determine the best sales price and details of the offer. - You’ll need a Pre-Approval letter in hand before most sellers will consider your offer.
- There may be a bit of “back and forth” negotiating with the Seller before both parties reach an agreement and sign the contract.
- Most contracts require an “Earnest Money Deposit” from you which will be applied to your down payment or closing costs at settlement.
STEP 4: PRE-CLOSING
Once you have a ratified contract, you’re officially on the way to purchasing your new home! Before you get to closing, there are a few more important steps:
- Financing – Finalize loan product, discuss rate lock options, and ensure your loan officer has all documents needed to process and underwrite the loan.
- Select closing or settlement agent and secure homeowner’s insurance for your home.
- Appraisal – Your lender will coordinate an independent, licensed appraiser to determine if the property’s valuation is satisfactory.
- Inspections – Your REALTOR® will coordinate property specific inspections as needed
- If your property is a condominium or part of a homeowners association, your REALTOR® will help you understand the applicable terms and conditions.
STEP 5: CLOSING (A.K.A. SETTLEMENT)
You’ve found your home, your offer has been accepted, the financing is in place and the inspections are complete. Now, there’s just one more key step in the process—closing!
- The closing occurs when all the conditions of the contract have been met (full loan approval, evidence of clear title, insurance is in place, etc.).
- Prior to the actual closing date, expect to review the list of fees and the terms and conditions of the contract. In addition, you’ll need to know the amount that you’ll need to bring to closing. Your Realtor and Loan Officer will assist you with this process.
- Closings generally will occur at the office of the settlement agent you selected. At the closing, the lender “funds” the loan with a wire to the closing agent who disburses funds in exchange for the title to the property. This is the point at which transfer of ownership occurs and the buyer receives possession of the property.
- Remember to carefully review all documents before signing. Be sure to ask the closing agent if you have any questions or concerns.
- Get the keys to your new home!
THE PRE-APPROVAL PROCESS
The application requires your personal information as well as your employment and residence history for the past 2 years.
We will also require:
- Copies of your pay stubs for the past 30 days
- Copies of your Federal tax returns for the past 2 years (include income attachments such as W-2 forms and all schedules)
- Copies of your asset statements for the past 2 months (checking, savings, stocks, 401k, etc.)
SOURCES OF DOWNPAYMENT
If you’re like most people, the down payment on your house will likely be one of the biggest cash investments that you’ll make. There are a number of ways that you can get that amount of cash together.
SAVINGS – Buyers often save regularly for years by reducing expenses, taking a second job or getting a smaller apartment if they are renting.
GIFT – If you accept a cash gift, you’ll need to get it clearly in writing that the person making the gift has no financial interest in or obligation toward the property. A bank will not accept it if your “gift” is really a loan.
PROCEEDS FROM SALE OF EXISTING HOME- If you sell your home before you buy your next home, you may have proceeds from that sale that can be applied to the down payment on your new home.
SPECIAL PROGRAMS- State and local governments offer down payment assistance to low- and moderate-income homebuyers. Many nonprofit organizations also offer down payment assistance. Contact your bank or your state housing authority for information on these programs. If you choose conventional financing (a loan other than FHA*, VA, etc.) and you have less than 20% down, you will be required to pay.
Content provided by TowneBank Mortgage for informational purposes only. The information contained herein (including but not limited to any description of lending programs and products, eligibility criteria, interest rates, fees, and all other loan terms) is subject to change without notice. This is not a commitment to lend. TowneBank Mortgage NMLS# 512138. Equal Housing Lender.
March Outer Banks Events
A Guide to Early Spring on the OBX
Spring Fever is activated! March is one of the most exciting times of the year on the Outer Banks. As winter fades and warmer weather begins to arrive, locals and visitors alike come out to enjoy festivals, races, parades, and community events across the islands. From food festivals to St. Patrick’s Day celebrations, there are plenty of reasons to visit — or consider making the Outer Banks your home.
If you’re planning a trip or exploring real estate opportunities, here are some of the top events happening around the Outer Banks in March 2026.
First Friday in Manteo
📍 Downtown Manteo
📅 March 6, 2026
Kick off the month with one of the Outer Banks’ favorite community traditions. First Friday in Manteo transforms downtown into a lively street celebration featuring local shops, restaurants, live music, art galleries, and special promotions from local businesses. It’s a great way to experience the charm of historic Manteo and connect with the local community.
OBX Taste of the Beach
📍 Multiple locations across the Outer Banks
📅 March 13–15, 2026
One of the biggest culinary events on the Outer Banks returns this March. OBX Taste of the Beach is a weekend-long celebration of the region’s incredible food scene. Guests can enjoy chef demonstrations, wine tastings, multi-course dinners, tapas crawls, and unique dining experiences hosted by restaurants throughout the OBX.
Whether you’re a foodie or simply looking for a fun night out, this festival is a highlight of the spring season.
View OBX Taste of the Beach Events
Running of the Leprechauns 5K & 10K
📍 Nags Head
📅 March 14, 2026
Grab your green gear and lace up your running shoes for the Running of the Leprechauns race. This festive 5K and 10K event includes music, Irish-themed celebrations, and plenty of post-race fun. It’s a great event for runners, families, and anyone looking to celebrate St. Patrick’s Day early.
Kelly’s Annual St. Patrick’s Day Parade
📍 Nags Head (Virginia Dare Trail / Beach Road)
📅 March 15, 2026
One of the Outer Banks’ most beloved annual events is the St. Patrick’s Day Parade in Nags Head. This family-friendly parade features floats, marching bands, local businesses, and community groups. The 2026 parade also serves as a kickoff celebration for Dare County’s America 250 commemorations.
Expect plenty of green outfits, festive decorations, and a lively atmosphere along the beach road.
Soundside Spring Market
📍 Nags Head
📅 March 21, 2026
Soundside Spring Markets 2026
Support local artists and makers at the Soundside Spring Market. This community market showcases handmade goods, local crafts, and unique items from Outer Banks artisans. It’s a perfect opportunity to shop local and discover one-of-a-kind pieces while enjoying a beautiful spring day on the OBX.
Holiday Events on the OBX | Week of 12.15.25
Your OBX Holiday Happenings: December 15 – 21, 2025
Coldwell Banker Seaside Realty’s Guide to Festive Fun Across the Outer Banks
The holiday magic is in full swing on the Outer Banks! Whether you’re a local looking for family activities or a visitor planning your winter getaway, there’s something for everyone this week. From festive markets to historic celebrations and themed pop-ups, here’s what’s happening around town.
Monday, December 15
The 12 Bars of Christmas (Multiple Locations)
The ever-festive 12 Bars event continues! Pop into themed holiday bars across Kill Devil Hills, Nags Head, and Manteo for seasonal drinks, cozy vibes, and passport prizes.
Misfit Bars Holiday Events
From Holiday Trivia at Trio to A Coastal Christmas Wine Dinner at The Saltbox Cafe, local venues are hosting themed gatherings perfect for date nights or meetups with friends.
Tuesday, December 16
Santa at Kill Devil Grill
Catch Santa from 5 – 8 p.m. and enjoy seasonal vibes, great food, and fun for families and friends alike.
Wednesday, December 17
Celebration of the Wright Brothers First Flight (Kill Devil Hills)
A special Wright Brothers Day commemorates the anniversary of the first successful powered flight. Activities and historical moments take place at the Wright Brothers National Memorial (9 a.m. – 5 p.m.). Admission is FREE to the Wright Brothers National Memorial All Day.
Aquarist for a Day (North Carolina Aquarium, Manteo)
Get up close with marine life and learn from aquarium staff in this interactive experience — a great family-friendly opportunity to explore local wildlife.
Dinner With the Grinch (Jolly Roger Restaurant)
Cap the day with themed dinner fun from 4 – 7 p.m. — perfect for kids and adults with a playful holiday twist.
Dowdy Park Candy Cane Hunt-December 17th, 2025 5-6pm
Bring the family and join us at Dowdy Park for a festive Candy Cane Hunt! Kids will have a great time searching for hidden sweet treats in this fun holiday tradition. Don’t forget your holiday spirit, a flashlight, and your best candy cane hunting skills! The hunts will be divided into two age groups.
December 19th 2025
First Flight Holiday Market-Aviation Park, Kill Devil Hills-3pm-7pm
Get ready to shop, eat, and experience all the festive fun because the holiday markets are officially starting soon! From handmade gifts to delicious treats, community vibes to holiday music, there’s something for everyone at our markets!
Don’t miss out—mark your calendars, grab your friends, and get ready to shop, snack, and spread cheer!
December 20th, 2025
First Annual Holiday Market-Christmas Shop, Manteo
We’re decking the halls and can’t wait to host our very first Christmas Market on Saturday, December 20th from 10:00 AM – 3:00 PM! The Market will take place outside the General Store in the outdoor courtyard.
Want more ideas for things to do during your visit or are you thinking about making the OBX your home? Reach out to Coldwell Banker Seaside Realty — we’d love to help you find the perfect property or make the most of your Outer Banks stay!
Holiday events on the OBX Week of December 8, 2025
Holiday Happenings on the Outer Banks
The week of December 8, 2025
The holiday season is in full swing on the Outer Banks, and this week is packed with festive events, twinkling lights, and plenty of coastal holiday cheer. Whether you’re a local, a visitor, or dreaming of making the OBX your home, there’s no better time to experience the magic of winter at the beach.
WinterLights at The Elizabethan Gardens – Manteo
Stroll through one of the most beloved holiday traditions on the Outer Banks as The Elizabethan Gardens transform into a glowing wonderland of lights, decorations, and seasonal displays. This family-friendly event is perfect for an evening walk under the stars and runs on select nights throughout December. View the website for dates.
Santa & Community Holiday Events
Throughout the week, several towns across Dare County will host visits with Santa, family festivals and small community celebrations. These events are a wonderful way to enjoy the simple charm of the Outer Banks during the holidays and create lasting family memories.
Holiday Pop-Up Bars, Events & Seasonal Menus
Local restaurants and bars are embracing the season with festive pop-ups, themed cocktails, and special holiday menus. From cozy Christmas décor to creative seasonal drinks, it’s the perfect way to warm up after a winter beach walk.
- Meet the Grinch at 1903 Bar & Kitchen, December 10th, 2025 5pm-7pm
- Pony Cart Rides with Santa at Jolly Roger Restaurant, December 10th, 2025 4-7pm.
- Ugly Sweater Holiday Restaurant Crawl, December 12-14 at the following restaurants:
Shipwrecks Taphouse & Grill, Black Pelican, Hurricane Mo’s and 1903 Bar & Kitchen - Shipwrecks Winter Fest, December 13th, 3pm-8pm at Shipwrecks Taphouse & Grill
Pony rides, gingerbread house making, photos with Santa and more. - 12 Bars of Christmas-Check out the website for all participating restaurants and events here.
Holiday Markets & Shopping
Support local small businesses at holiday markets happening across the Outer Banks this week. Shop for handcrafted gifts, coastal décor, artwork, ornaments, and unique finds while enjoying live music and a cheerful atmosphere.
Soundside Holiday Market-December 14th, 2025 at the Nags Head event site from 12-4.
Experience the Outer Banks Year-Round
One of the best things about life on the Outer Banks is that the sense of community never disappears—especially during the holidays. From quiet beach mornings to festive town events, winter is truly a special time to live and invest here.
At Coldwell Banker Seaside Realty, we don’t just help you find a house—we help you discover the lifestyle that comes with it. If you’re thinking about buying, selling, or investing on the Outer Banks as we head into 2026, our local experts are here to help every step of the way.
Christmas events on the OBX | Week of December 1st, 2025
What’s Happening This Week — Christmas Events on the Outer Banks
If you’re on the Outer Banks this week, there are so many festive events going on — from cozy historic holiday celebrations to tree-lightings, markets, and parades. Here’s a roundup of recommended events to help you catch the holiday spirit 🎅
🌟 Highlights of the Week
Manteo Christmas Tree Lighting — Friday, December 5, 2025
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When: Friday, December 5 — 6:00 PM ✨
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Where: Manteo Waterfront / Downtown Manteo
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What to expect: Hot cocoa and fire pits, holiday music, lights, and maybe even a visit from Santa! The event kicks off with kids’ activities and a Gingerbread House contest at Magnolia Pavilion starting 4:00 PM.
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After the tree lighting: enjoy a holiday market, ornament decorating, children’s crafts, and caroling — a festive evening for the whole family.
Parade & Old-Time Holiday Charm: Manteo Christmas Parade — Saturday, December 6, 2025
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Time: Parade starts at 10:30 AM.
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What to expect: Floats, marching bands, community groups — and Santa making his way through Downtown Manteo.
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Tips: Parking is available at College of The Albemarle – Dare Campus and Manteo Elementary, with free golf-cart shuttles running.
🕯️ Historic Holiday at Christmas Past (at Island Farm, Roanoke Island) — Friday & Saturday, Dec 5–6, 2025
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Dates & Time: December 5 & 6 — 2:00 PM to 7:00 PM
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What it is: A charming, low-key way to celebrate — experience what Christmas looked like in the mid-1800s on Roanoke Island. There will be candlelit historic homes, traditional decor, musket firing, hot cider, holiday treats, wreath/ornament crafting, and visits with St. Nicholas.
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Admission: $11 (ages 4 and up); free for children under 4.
This week captures a wonderful mix of traditions and community spirit — from the historic charm of candle-lit homes at Island Farm to the cheerful small-town gatherings in Manteo and Duck. Whether you want to buy unique gifts from local artisans, make holiday memories with family, or simply enjoy the glow of Christmas lights along the calm OBX coast — there’s something for everyone.
Third Quarter OBX Superstars
Congratulations to our Third Quarter SuperStar Agents at Coldwell Banker Seaside Realty! Your hard work, dedication, and exceptional service continue to raise the bar across the Outer Banks. We’re proud to celebrate your outstanding achievements and the commitment you bring to helping clients navigate the local real estate market with confidence. Thank you for representing our team with professionalism, passion, and true OBX spirit. Here’s to continued success!
Team: The VanderMyde Group
Agent: Cameron Griggs
Team: The Heather Sakers Team
Agent: Haley Winslow
CBSR Donates to Outer Banks Dementia Friendly Coalition
Coldwell Banker Seaside Realty is proud to donate $2,000 to the Outer Banks Dementia Friendly & Coalition and sponsor the Love to Remember Racquet Sports Tournament.
Thank you to Jan Collins to all she does for this organization! Still time to donate to the October 24-26 event.
August Top Producers
We’re thrilled to recognize the outstanding accomplishments of our top-producing Outer Banks agents at Coldwell Banker Seaside Realty.
Your dedication, market knowledge, and commitment to exceptional client service continue to define excellence across the Outer Banks real estate community. From helping buyers discover their perfect coastal home to guiding sellers toward successful results, you exemplify the professionalism and passion that drive our success.
Congratulations to our Top Agents for August — your achievements inspire us all and showcase the very best of Coldwell Banker Seaside Realty!
Agents of the Month:
Kill DevilHills: Melissa Morgan
Elizabeth City and Kitty Hawk: Haley Winslow
Teams of the Month:
Kill Devil Hills: The VanderMyde Group
Kitty Hawk: The Heather Sakers Team
Top Teams:
1. Heather Sakers Team
2. Vandermyde Group
3. Courtney & Johnny
4. The Garcia Team
5. The Sandman Team
Top Agents:
1. Haley Winslow
2. Melissa Morgan
3. Martin Griffin
4. Devin Fisher
5. Kent Copeland
Coldwell Banker Top July Agents
Congratulations to our Top Agents for July
We are proud to recognize the exceptional achievements of our top-producing Outer Banks agents at Coldwell Banker Seaside Realty. Their dedication, expertise, and unwavering commitment to client success continue to set the standard for excellence in our market. Whether helping buyers find their dream homes or guiding sellers to achieve the best results, these outstanding professionals embody the values and spirit of our company.
Congratulations to our top agents—you inspire us all with your hard work, passion, and remarkable results!
Top Teams:
#1. The VanderMyder Group
#2. The Heather Sakers Team
#3. The M&M Team
#4. The Garcia Team
#5. The Sandman Team
Top 5 Agents:
#1. Cameron Griggs
#2. Emily Bray
#3. Joanna Kane
#4. Devin Fisher
#5. Ann Taylor Hinton
Agent of the Month-Kill Devil Hills
Joanna Kane
Agent of the Month-Kitty Hawk
Cameron Griggs
Agent of the Month-Elizabeth City
Emily Bray
From Application to Keys: Your Speedy Mortgage Timeline Explained
How Long Does it Take to Get A Mortgage?
Dreaming of your new home? While the excitement of finding “the one” is immense, the next big step – securing your mortgage – can feel a bit daunting. One of the most common questions we hear is: “How long does it really take to get a mortgage?” As your trusted local lender, we’re here to demystify the process, break down the typical timeline from your initial application to the glorious moment you get your keys, and, most importantly, show you how we can work with you to achieve a truly expedited closing.
The path to homeownership, from initial mortgage application to holding your new keys, typically averages 30 to 60 daysacross the industry. However, at TowneBank Mortgage we pride ourselves on our efficiency. Thanks to our local expertise and streamlined processes, we frequently close loans in as little as 21-30 days and can often accommodate even quicker timelines to meet your specific needs.
Key Stages & Timelines:
Here’s a breakdown of the typical steps and how long each usually takes:
- 1. Mortgage Application (1-2 Hours): Your journey begins here. Fill out your application with us, providing initial financial details. Being accurate and thorough at this stage sets a strong foundation for a swift process.
- 2. Loan Disclosures (Under 1 Week): Within three business days of your application, you’ll receive your Loan Estimate from us. This crucial document clearly outlines the estimated interest rate, monthly payments, and all associated closing costs.
- 3. Documentation Gathering (Under 1 Week): Get ready to share! We’ll request a comprehensive set of documents to verify your income, assets, and liabilities. This includes W-2s, pay stubs, bank statements, tax returns, and more. The faster you provide these to us, the quicker this stage moves.
- 4. Appraisal (1-2 Weeks): An independent, licensed appraiser will evaluate the home’s fair market value. As a local lender, we have strong relationships with local appraisers, which can help ensure this step is completed efficiently. Your loan program will often determine the speed of the appraisal process.
- 5. Underwriting (1-3 Days, potentially longer): This is where our in-house team meticulously vets all your submitted information, your credit history, and the property itself to assess the loan’s risk. Our direct communication channels mean quicker answers and less back-and-forth.
- 6. Conditional Approval & Additional Documentation (1-2 Weeks): It’s common for our underwriters to have follow-up questions or require additional clarifications. You might receive a list of “conditions” that need to be met. Our personalized service means we guide you through these requests efficiently. This process can often be speed up by quickly providing us with the requested documents.
- 7. Clearance to Close (3 Days Mandatory Wait): Once your loan has received final approval, you’ll receive your Closing Disclosure from us. This final, detailed document outlines all the terms of your loan and closing costs. Federal law mandates a three-business-day waiting period to allow you to review everything carefully before signing.
- 8. Closing and Funding (1 Day): The grand finale! On closing day, you’ll meet with all parties to sign a stack of legal documents. You’ll pay your down payment and closing costs, the funds will be disbursed, and then – voilà! – the keys are officially yours. We’ll work closely with your agent and the title company to ensure a smooth and timely closing meeting.
What Can Affect Your Timeline?
While we strive for efficiency, a few factors can influence the overall timeline:
- Your Preparedness: The single biggest factor. Having all your financial documents organized and readily available is crucial for a swift process.
- Communication with Us: Being highly responsive to any requests from your loan officer prevents significant delays. We’re here to communicate clearly and directly with you every step of the way.
- Property Issues: Unexpected problems uncovered during the home inspection, a low appraisal, or issues with the home’s title (e.g., old liens) can necessitate renegotiations or further investigations, adding time.
- Changes to Your Financial Situation: Avoid making major financial changes (e.g., changing jobs, opening new credit lines, making large purchases on credit) between application and closing. These can trigger re-underwriting and significant delays.
- Market Conditions: In a very busy real estate market, even local services like appraisers and title companies can experience increased volume. However, our strong local relationships often help us navigate these challenges more effectively than large national lenders.
Why Choose a Local Lender for a Speedy Closing?
This is where we shine!
- Personalized Service & Direct Access: As a local lender, you’re not just a number. You’ll work with a dedicated team who understands your unique situation and can answer your questions directly, without navigating large call centers.
- Streamlined Local Processes: We have in-house underwriting and processing teams who work in sync. This means fewer layers of bureaucracy and quicker decision-making compared to larger national institutions.
- Local Market Expertise: We live and work here, just like you. We understand the nuances of the local real estate market, including common property types, appraisal trends, and local closing customs.
- Strong Local Relationships: We have established relationships with local real estate agents, appraisers, and title companies. This network fosters smoother communication and can help expedite various stages of your loan.
- Agility & Flexibility: Because we’re local, we can be more agile and responsive to your specific needs and closing timeline. We pride ourselves on our ability to work with you and your real estate agent to meet even tight closing deadlines, often closing in 21-30 days when a national lender might take much longer.
How You Can Help Achieve a Speedy Closing with Us:
- Get Pre-Qualified with Us Early: This is crucial! Our comprehensive pre-qualification process gives you a clear picture of what you can afford and makes your offer stand out. It also significantly streamlines the full application once you find your home.
- Organize Documents Ahead of Time: Anticipate the documentation we’ll need (W-2s, pay stubs, bank statements, tax returns, etc.) and have them neatly organized and ready to submit as soon as we request them.
- Maintain Financial Stability: Avoid any significant changes to your credit, employment, or debt-to-income ratio during the mortgage process.
- Communicate Promptly and Clearly: We’ll be in close contact, and your quick responses to any requests for information are vital. Don’t hesitate to ask us questions either – we’re here to help!
- Partner with a Responsive Real Estate Agent: A strong partnership between your agent and us ensures seamless coordination throughout the process.
While the mortgage process involves many moving parts, choosing a local lender like TowneBank Mortgage can make all the difference in achieving a smooth, stress-free, and most importantly, speedy closing. We’re committed to getting you into your new home faster!
