Outer Banks Real Estate Market Update – April Recap 2025
Greetings from the beautiful shores of Hatteras Island! I’m John Head with Colony Realty Sales, bringing you your April 2025 Outer Banks Real Estate Market Update. As always, we’re excited to share insights from the latest market trends while enjoying the sunshine here on the coast of North Carolina.
Inventory on the Rise
April brought a continued increase in available inventory across the Outer Banks. According to the latest data:
- Monthly inventory rose by 29%
- Year-to-date inventory is up 54%
This increase provides more options for buyers, but also more competition for sellers. The growing number of listings means that homes are taking longer to sell, a trend we’ve been watching closely over the past few months.
Sales & Days on Market
Residential sales were down approximately 6% in April—a modest decline that aligns with what I believe is a return to a more traditional market cycle. Homes aren’t flying off the shelves like they did during the peak of the pandemic-era market, but that’s not necessarily a bad thing.
We’re seeing average days on market climbing into the 92–110 range, depending on location. This shift suggests that buyers now have more time to evaluate options, while sellers must ensure their properties are priced competitively from the start.
Market Highlights by Area
Let’s take a closer look at several popular Outer Banks locations based on April’s MLS data:
Nags Head
- Experienced a peak in activity in March, followed by a decline in April.
- This is a natural ebb and flow in our local market, and nothing to be alarmed about.
Hatteras Island
- Continues to show value, although market behavior remains somewhat unpredictable.
- A great option for buyers seeking potential deals in a high-value coastal area.
Corolla & Duck
- Inventory is notably higher across both oceanside and westside homes.
- Days on market vary significantly by sub-region:
- Corolla (Oceanside): 125 days
- Corolla (Westside): 137 days
- Duck (Oceanside): 46 days
- Duck (Westside): 74 days
Kill Devil Hills
- Offers some of the most stable numbers:
- Between the highways: 77 days
- Oceanside: 135 days
- Westside: 59 days
Homes in these areas that are priced accurately and in good condition continue to sell well. Overpriced listings, however, are sitting longer and often require multiple price reductions to attract buyer interest.
Pricing Strategy: Key Takeaways
If you’re considering selling your property in today’s market, here’s my advice based on over 27 years of experience in Outer Banks real estate:
- Price your property to market—or even slightly below (3–5%) to generate more interest and potentially multiple offers.
- Avoid “chasing the market down” by starting too high and repeatedly reducing.
- Buyers are becoming more selective. Accurate pricing and presentation are essential.
Market Snapshot
Here’s a quick look at the broader market metrics:
- Total active residential listings: 708
- Average list price: $990,000
- Median list price: $747,000
- Average days on market: 110 (and likely increasing)
These stats reflect a robust but shifting market, where smart strategy makes all the difference—whether you’re buying or selling.
Vacation Rental Owners: Plan Ahead for 2026
If you’re already a homeowner in the Outer Banks and are thinking about transitioning your property into the vacation rental market for the 2026 season, now is the time to plan. Contract renewals typically begin in July and August, so reach out early if you’d like guidance.
We work closely with Resort Realty of the Outer Banks, and our partnership can help streamline the vacation rental onboarding process. Feel free to contact Lisa Nicholson at (252)255-3569 for more details.
Have Questions? Let’s Talk.
Whether you’re a buyer exploring opportunities or a seller preparing to list your home, we’re here to help. Reach out directly to the agent who shared this update with you—or call me personally at 252-592-4629.
Thanks again for tuning in to this month’s market update. Until we see you here at the beach, take care—and start planning that Outer Banks getaway if you haven’t already!
Make it a great day until we see you here at the beach.
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