These Coastal Property FAQs are a good start to the learning process needed to make a good decisions about purchasing Outer Banks real estate.
Download the state brochure on purchasing coastal property here.
What unusual hazards can affect real estate along ocean shorelines?
What causes shoreline erosion?
Do North Carolina’s ocean beaches experience ‘long-term’ erosion?
What is the typical erosion rate of a North Carolina shoreline?
What building construction features help reduce or prevent storm damage?
Does the Outer Banks have beach nourishment?
What does the proximity to salty water do to property improvements?
Erosion
What unusual hazards can affect real estate along ocean shorelines?
The greatest difference between real estate adjacent to the ocean or an inlet and inland real estate is the hazard of shoreline erosion. For inland real estate, property lines are generally unchanging. However, property on the oceanfront or adjacent to an inlet has a moving property line along the shore that is determined largely by the forces of nature. This moving boundary, called the ‘mean high water line,’ can change from day to day.Back to top
What causes shoreline erosion?
Shoreline erosion is caused by a variety of factors. Along the oceanfront, hurricanes, northeasters and other storms cause seasonal fluctuations of the beach. As a general rule, North Carolina’s beaches erode more in the stormy fall and winter months than in the calm summer months. It is not unusual for the mean high water line to move landward temporarily by 75 to 100 feet during the stormy season. Of course, when an ocean shoreline is hit directly by a hurricane, beachfront erosion can be even more dramatic.
Inlets are also affected by seasonal storms and can change configuration rapidly and severely as tremendous amounts of water and sand flow through them. In severe storms, it is even possible for new inlets to form and existing inlets to close. Erosion associated with storms is often severe because large quantities of sand can be moved quickly offshore from the beach and dunes. This type of erosion is usually called ‘short-term’ because the shoreline can return to its original profile as conditions calm.Back to top
Erosion Rates
Do North Carolina’s ocean beaches experience ‘long-term’ erosion?
Yes. Long-term erosion can be caused by a variety of factors. Although this process can cause erosion along the entire oceanfront, areas adjacent to inlets are often the most profoundly affected. Some ‘migrating inlets’ are constantly moving in one direction. Others may stay in the same general location but expand and contract constantly. These inlets are often called ‘oscillating inlets.’ In addition to its natural causes, erosion can be set in motion by human activities. For example, a jetty constructed to stabilize an inlet or a structure built to stabilize a beach can trap sand on one side but increase erosion on the other. Such erosion will continue until the structure is removed or the beach adjusts. You can gain access to North Carolina erosion charts here.Back to top
What is the typical erosion rate of a North Carolina shoreline?
Studies by the N.C. Division of Coastal Management show an average long-term erosion rate of 2 to 3 feet annually for the entire coast over the last 50 years. However, the annual erosion rate is more than 20 feet for some shoreline areas, while others have been relatively stable. Here’s a link to the State’s Coastal Management interactive website where you can find the erosion rate for any property on the NC Coast. Ocean shorelines near inlets and inlet shorelines usually experience the greater fluctuations. Frequently, erosion from storms is temporary. However, some land area lost to storms may not return. There is more good information in the link above about erosion and also in the link to the state brochure at the top of the page.Back to top
Construction
What building construction features help reduce or prevent storm damage?
Several features can prevent or substantially reduce the likelihood of damage from severe storms or erosion. Pilings can raise the first floor above expected flood elevations and waves. In many areas, embedding the tip of pilings deeper than five feet below sea level can help a building stand during severe erosion. Any ground floor walls constructed between pilings should be designed to break away when hit by waves to prevent damage to the elevated portion of the building.
Elevating a building to protect it from storm surge and flood increases its exposure to storm winds. The key to reducing storm wind damage lies in the quality of the building’s design and construction. Building codes are constantly changing to improve the chances of homes withstanding a hurricane. However, most Outer Banks municipalities have been enforcing pretty stringent building techniques since the 1990’s. If buying an existing older home, an engineer can help assess the structure’s strengths and weaknesses, and suggest modifications to make the house more damage-resistant.
Sand dunes also provide significant protection during the most severe storms. You can protect and enhance frontal dunes by keeping vehicles and people off these areas. Installng sand fences and planting additional dune grasses are also helpful. Keep in mind that sand dunes protect against short-term erosion caused by very severe but infrequent storms and offer little protection from long-term erosion.Back to top
Beach Nourishment
Does the Outer Banks have beach nourishment?
Quite a few of the municipalities on the Outer Banks now have beach nourishment. These projects are funded by an occupancy tax collected from vacation rental homes, hotels and motels in Dare County. Owners near the ocean usually pay an additional tax to the municipality for that nourishment. These areas are called municiple service districts. The additional tax in these municple service districts is usually not to burdensome. For example the town of Nags Head had one that cost around two years’ worth of property taxes paid over a five year period. Nourishing the beach is somewhat like cutting the grass in your yard. It has to be done regularly. Most OBX beach nourishment projects are designed to last at least five years. Here’s a link to the county’s website where you can learn more about beach nourishment on the Outer Banks..Back to top
Humid and Salty Environment
What does the proximity to salty water do to property improvements?
Being surrounded by water almost always makes the atmosphere on the Outer Banks a little more humid than inland. There are benefits to humidity but it also can take a little longer for things to dry out. It’s a good idea to look for wood rot in shady areas of a house. They’ll take longer to dry out and have a better chance of deteriorating.
If your home is close to the ocean then you also maybe affected by sea spray. When the ocean is rough and the wind blows towards your home, tiny particles of salt water are carried to your home. It’s common for homes close to the ocean to have to have their windows cleaned often because that salty water particle will stick to the window. They also stick to metal objects. That salty water particle along with our humid environment cause metal objects to rust much quicker than inland. For example, the outside unit for HVAC systems on ocean front houses last about half as long as they would where salt spray is not common.Back to top
