December 2025 OBX Market Update

Market Update

For the most part this year was pretty stagnant. If we recall the last cycle peak in 2005, it was 2008 before the cracks started to show, but 2011 before we bottomed out. This year was giving 2007/2008 vibes. You can feel it coming, but it hasn't quite hit.

For the 2026 forecast click here.

Need a New Roof?

"The Strengthen Your Roof" fortified program is extended until May 31, 2026, so there's still time to get up to a $10,000 grant.

If you are an NCIUA (Beach Plan) policyholder, click here to apply.

Appraisal Changes

Before the year end of 2026 new forms and guidelines will be in place for the appraisal process.

New requirements will place additional scrutiny on the condition of homes and systems than we have seen in the past. Conventional appraisals will have a similar standard as 0FHA appraisals.

This means homes with obvious maintenance and repair needs may not be able to slide through the system as easily as before without deep discounts or concessions.

If you are planning to sell, put a plan in place to take care of these issues now, so it doesn't impact you at the closing table.

I once again successfully ran for another 2 year term to serve on the local Board of Realtors. This volunteer service is very rewarding and I truly enjoy being part of the process in maintaining the highest integrity for the local real estate industry.

Ilona Matteson, REALTOR(r)

Beach Realty NC

4826 N Croatan Hwy

Kitty Hawk, NC 27949

Direct: (252) 619-5225

Office: (252) 261-3815

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