butter924

Does anyone know about living in Topsail, NC? I know most of the posts here are in regards to vacationing there but we're interested in moving there.

We've been looking to relocate to a coastal town with waterfront views and reasonable cost of living (which excludes all of California coastal towns and Florida isn't that much of an interest).

Any residents here? Or any other NC towns we should look into?

GeorgeW

Topsail Island has been afflicted with beach inflation as much as any resort on the east coast. For instance, my folks bought a small house on one of the canals on the south end of the island for about $60,000 in 1980. Today it would go for about $500,000+ with the expectation that the house would be knocked down and replaced by a much bigger house.

Eating breakfast at Mollie's two weeks ago, I thumbed my way through a local realty book. I was astounded by the prices for any house on the water, oceanside or soundside. Even houses without immediate water access were expensive.

I am sure some Fodorites might have an insight better than mine, but I believe that with the tens of millions of affluent Americans now retiring and/or winding down their working lives, houses in desirable areas, like the beach, will only skyrocket in price. It is the old rule of supply and demand. There is only so much beachfront in the USA and Topsail Island is one of the last "undiscovered" aquatic Shangril-Las.

kgh8m

I recently attended a wedding on Topsail Beach, and my husband and I picked up flyers from homes that were for sale along the beach. The oceanfront homes (those that were renovated or new construction) were all over $1M. Second row houses were in the $800k range, generally, unless really nice.

Rmkelly313

A good source of information about Topsail Island can be found in David A. Stallman's book, "Echoes of Topsail".

wanderluster

I was just about to post a trip report when I saw this post. Hope no one cares if I add to it?

We recently spent a long weekend at *North* Topsail Island (4 nights over July 4th) and enjoyed it very much. I must admit to being a bit concerned after reading several posts here, but the area is lovely.

We did venture down to Surf City for dinner, and also to the southern end to check out the orgininal Topsail Island. I have to say we much preferred the *North* end. The southern, or original beach area, is similar to many older beach towns, somewhat congested in regards to the cottages - they are all extremely close to one another, with not much (if any) view available to those across the street (which are also very tight.)

We did find some of the cottage names quite charming, as many are named similar to the way boats are named in our marinas.

The *North* end is composed of 1.5 - 2.5 MM oceanfront homes, architecture that reminded us of, for lack of a better description, a cross between Charleston SC and Cape Cod. Absolutely lovely, definitely much more upscale. The North end has very few (if any?) restaurants however, so one must drive to Surf City or Sneads Ferry for dinner.

We stayed at the St. Regis Resort in the North end and were very pleased with it. This was a very last minute reservation, chosen because other NC beach towns were totally sold out.

Our condo seemed to be newly renovated, was spacious, well equipped and had perfect oceanfront views and balcony from the living room and both bedrooms. The resort is clevely designed so each unit faces the ocean and each balcony feels fairly private. The outdoor and indoor pools were both good sizes and the beach was well kept.

We didn't try either restaurants in the resort after reading reviews, but had dinners in Surf City at
-The Crab Pot
-Max's Pizza / Italian Restaurant
-Sears Landing (dined outside by the water)
-Riverview in Sneads Ferry -- by far the best of the four. Their shrimp cocktail, said to be right *off the boat* was the best we've ever had. (and indeed we saw the shrimp boats in the ocean each day).

Shopping and entertainment is a bit lacking but there were a few shops in Surf City that appeased the kids, and we enjoyed their mini-golf one night, also (sorry, can't recall the name).

As long time Hilton Head and Nags Head fans (as well as Myrtle Beach on occasion) we had a delightful weekend and we would probably return. However, we may try Wrightsville Beach before we do.

Thanks to GeorgeW and the others who gave such good recommendations.

GeorgeW

kgh8m is right. How can people afford that? I guess that many who can afford $995,000 homes on the beach are empty nesters who have sold the suburban homes where they raised their families and sunk the proceeds into their dream home. But what happens when a hurricane like Fran in 1996 blows over the island?

wanderluster

GeorgeW, we saw the results of recent hurricane damage when we walked on the beach *much* further North. There was a home literally in the water, as well as several whose walkways ended at the edge of the water, possibly *IN* the water at high tide.

We always pick up real estate guides on our travels and considering the nearby damage, we were a bit surprised also. The area we liked best is called *The Village*, consisting of only 1 (2?) streets oceanfront, with some massive, 3 story homes. Loved the picket fenced - wrap around decks on each level.

I told DH I would like one for Christmas

butter924

GeorgeW,

I agree with you in the concern about hurricanes. That is my biggest fear...

GeorgeW

Duke University Prof. Pilkey maintains that North Carolina's barrier islands are migrating south. Thus the north end of Topsail receives more erosion damage than the south end. Six months ago, the Wall Street Journal did a front page piece on the south end of Topsail Island where the Boryk family (one of the island's original developers) stands to gain forty or so acres due to beach accretion.

IMKeleke

Hi Butter924, GeorgeW, kgh8m, RMKelly313, and wanderluster,

I am a resident of the Topsail Island area, and would be happy to provide you with any information you need. The prices on Topsail have gone up significantly, but I have seen some of the prices descreasing. Right now, it's a buyer's market so you could get a good deal on some beach property.

One thing to keep in mind if you are considering purchasing a home in North Topsail. If the home is in a Cobra zone, you will not be able to get Federal Flood insurance. You can get private insurance, but the premiums are extremely high.

If you would like to be close to the beach (within 5-10 mins) then you could always consider purchasing something on the mainland. There are some new homes being constructed that start in the low 200's.

If you are looking at homes on the ICWW for boat access, there are several areas that are still close to the beach that are still affordable. Some communities have water access, which means you do not necessarily have to be directly on the water.

Let me know if any of you would like any additional information on the area, homes for sale, maps, etc, and I would be happy to send it to you. Just send me an email with the information you are seeking to [email protected].

SAnParis

This is just one of the reasons I will continue to rent my beachside homes in the off season well into retirement. We had explored buying property on the NC coast several years ago, & are now happy we did not pull the trigger. For the cost of a home on the beach, well lets just say I can rent it much cheaper for many years since we always go off-season. Someone else can incur the risk, thank you very much. My permanent retirement home will be in the Mts.

SAnParis

Much of the erosion is also caused by the constant 'dredging' of the waterways & inlets. It has taken officials some time to realize the impacts that this has on what are very fragile coastal environments.

butter924

SAnParis, you have a good point there.

IMKeleke, thanks for your post! We are planning a trip out there so I might email you for some advice....thanks!

SAnParis

As an aside I am partial to Amelia Island, Fl. as well. They seem to miss the hurricanes for the most part + they have a small historic district which is very interesting. Also close to a major airport in JAX. Different from where you are looking but...just take a look. Wilmington, however, does seem to be a bit of a hurricane magnet. I've been going to Holden Beach for a long time & have been evacuated 3 times myself. They have also fared better than some other beaches due to the fact that they ( & a couple of others) face south, rather than east, which seems to help a bit.

moondoggie

We have a place in the OBX (Corolla) that we bought for both pleasure and as an investment four years ago. Insurance costs are outta sight for obvious reasons, and maintenance is also sky high. Was it a good investment? Yes. Was it worth it? Maybe. We own it with my SIL and BIL, but neither of us could ever afford to buy it alone now. EVERYTHING near/on the ocean is expensive--I'm just glad we don't have high rises ruining the area! Our plan now is to buy on the mainland and drive to the house, especially in the off season and when it isn't rented.

GeorgeW

Some renters will make special arrangements for long term rentals out of season. My parents rent their place on a canal in south Topsail Beach at a special rate because the folks who rent it take it for a month each October. Unless you are quite wealthy, renting may be more viable in an ocean resort than owning. Especially oceanfront.

SAnParis

GeoW - you are correct & we always try & stay on the beach now that we have children. We've found that the cost off-season is essentially 1/4 - 1/3 of high season prices. A huge difference, but one that I am nore than happy to take advantage of...

GeorgeW

I agree. Although as a business-owner I can only vacation at one week increments, I almost always rent in early September, Columbus Day week in October or pre-Memorial Day in late May. The rents are cheaper, the crowds are less and you usually do not have to contend with the 90+ degree weather of high-summer.

SAnParis

Funny you should mention the Holiday weeks, I do the same thing to save my vacation days. We had Labor Day week scheduled but moved it to Columbus Day week as we are going to be moving around that time. We do two week increments sometimes also & I've been offered monthly deals if I could just get someone to split it w/me...

southtopsailgirl

to RMKELLY313... another book, just recently released, and written much more from an emotional/personal level than Stallman's book-which is interesting but mainly factual and not personal, is by Ray McAllister called TOPSAIL ISLAND MAYBERRY BY THE SEA. That's what I'd want to read if I was looking to move there and didn't know a lot about the place! It's a great book!