Oceanfront-OuterBanks.com ...

For an Immediate Look at Available Oceanfront Properties
For Sale from COROLLA TO NAGS HEAD ...

   Select:  ALL OBX Oceanfront Homes

The Outer Banks has an Excellent Oceanfront Market with a wide Range of Values and Opportunities from S. Nags Head North to Corolla - with Beachfront Homes Offered from $600K to $6M ... There is something for Everyone!

From a cute Older Beach Bungalow, to a Premier Pine Island Oceanfront producing gross rents in the $300,000 Plus Range Annually, you will find something of interest to you.

If you intend to finance, Jumbo Money is available, and rates are attractive.  There is a Great Selection available right now in 2011; and Sellers remain pliable and willing to negotiate ... it is the Time to Buy!

To receive a List of all Currently Offered Oceanfronts, you can accomplish this Multiple Ways within this Website:

a)    You Search and Select Properties of Interest ... simply go to the Home Page and Complete the Property Organizer Form - you

       can manage and watch the status of any Oceanfront(s) of Interest.

b)    For a Quick Look at Oceanfronts, simply go to the Home Page and select the Search Properties "Oceanfronts" under each area of

       Interest, or scroll back to the Link at the Top of This Page which will take you to Current MLS Results showing All Oceanfronts For Sale.

c)   Select "Receive Free Automated Email Reports" to sign up to receive an initial List of All Oceanfronts meeting your Specific Requirements

      regarding Location, Price Range and whatever additional features you require.  You will receve an initial Email with all Oceanfronts Meeting your

      Requirements.  Then, after that, you will be set to receive an "Automated Email Notification" Direct from the MLS each Time a Newly Listed

      Oceanfront enters the Market, or an Existing Listed Oceanfront has a change in Price.  This way you do absolutely nothing - it is all automated

      and it is done for you.  This will be done with No Obligation and can be done completely through the Email process- No Phone Calls required.

The Outer Banks Market cycles every approximately 15 Years.  The last bottom cycle we experienced was in 1996.  15 Years Later here we are now yet again at the next Bottom Cycle.  Although the Media is not yet touting it as such, it is here.  We may see some slight softening in values this coming year.  This is likely to occur until the Foreclosures clear out of inventory.

Below is the most recent Article I wrote for the Outer Banks News Newsletter which expounds on the subject of our Outer Banks Market Cycles in more detail ...

"Greetings!  I am excited to write you and tell you the latest happenings in the Outer Banks Real Estate Market.  I know you know we are still in a tough market.  Just how tough, I will get to in a minute.  But first, let me tell you the good news.  Our Outer Banks Association of Realtors statistical data shows that we (Outer Banks area) experienced a 21% increase in Sales Volume in 2010 over 2009, and that’s a good thing! Our Firm, RE/MAX Ocean Realty, celebrated our 10^th Year in a row as #1 in Sales over all other OBX Real Estate firms. 

Although our Market had a 21% increase in sales volume, “values” continued to soften through 2010 … softly adjusting in a downward trend.  But, why the increase in “Sales Volume” when values are declining?  The answer is Purchasers (consumers) have been watching the market very closely waiting for the right time to step into a real estate investment.  Those who “plan” to hit the peaks and valleys of the up and down market cycles often miss the best time to Sell … which is “before” the peak, or Purchase … which is “before the bottom”.

This is where we are now … “Before the Bottom”.  People are asking … “When will we hit bottom?”  My answer is I don’t know, but soon.  In the last newsletter, I outlined the cycles of the real estate market as they have played out here on the Outer Banks for the past 25 years.  During that time we have experienced 2 Growth Markets, and 2 Down Markets – we are into the “Second Down Cycle” now.  Historically, in our Resort Market,  “Cycles last about 15 years”.  We experienced a Peak Market in 1990 and in 2005; and Bottom Market in 1995 and in 2010.  Wait … using this math on this last down cycle would lead you to believe that we should have hit bottom last year.  We are not there yet, but … soon! 

I hate to say it, but many of we Americans have become like sheep.  We let others think for us when we are supposed to be thinking for ourselves.  We are a media driven society, taking our cues and limiting our knowledge to that which we get from our choice of media.  If you look for the cycles, you may not hit it perfect, but close enough is good enough.  Buyers in today’s market understand the cycles and recognize that they are purchasing close to the bottom now, based on their own investigation of the market and cycles, and not waiting for the media to tell them we are at bottom.  This is why the increase in sales volume!

When the “Media tells the Public” that the real estate market has hit bottom, the likely result will be more Buyers in the Market, more Competition.   However, there will also be an increase in Sellers in the market at that time (those who have been waiting to sell), and as is typical in this phase of the market there will be a smaller % percent negotiation happening between seller and buyer.  In addition, by that time, rates may not be as favorable. Rates are still very attractive!  This is also a factor in many buyers electing to purchase now.  

The determining factor in “when” we hit bottom is, as it always is, supply and demand.  As soon as the foreclosures and short sales diminish is when we will likely see the market hit bottom.  I have recommended to each Buyer client I work with that they consider anything they purchase now a long term investment - at least 10 years.  This will give enough time, based on historical cycles to catch the next growth wave!

Anyone thinking of selling, we do have a market!  It is a tough market and a property will not sell unless it is priced to compete in this market, but we do have buyers in the market!

Breaking News … “SandmanTeamOBX.com” is being overhauled and updated with all kinds of new and exciting features.  Most notable is the Mapping System for locating properties of interest.  In addition to that The Sandman Team has just installed a complete new Office Computer System with server and full back up.  In this current day and age no one can afford to be down – because then you are out of business!  Please check out our Brand New Billboard advertisements on the Main Highway in Currituck!  Last, but not least, The Sandman Team has contracted with a New 24 Hour Hotline Ad company – these are the sign riders that we put on our for sale signs that allow prospective buyers to call the Hotline #, enter the PIN# for your property, and listen to our Detailed Voice Ads for your property.   This is a great service as it allows a possible buyer to have immediate information.  After listening to the message, they can just hang up, or leave a message in the system.  Either way, through caller ID the Company we have this service with emails the name and PH# of the Caller literally within seconds.  This allows me to reach out to the caller to see if they have questions regarding your property.  This is a wonderful tool.  The Sandman Team is all set to serve you in the technology department, and is ready on all fronts to be of service to you!

To date, indicators are that we should expect 2011 Sales Volume activity to be similar to 2010.  For many of you who own Weekly Vacation Rental Homes, rents were the strongest they had been in the previous 5 years, and all expectations are for an equally strong year in this segment of our market for 2011.

Regardless of the market … The Market is the Market is the Market!  And, we have experienced many changing markets over the past 25 plus Years!

Still here, still going strong, because … In our Business, it’s all about Service & You!  It always has been.

God Bless,

John “The Sandman”    "