Oct. 2014 Newsletter

Experience Fall on the OBX!

Positive Cash Flow Search

You can now search for homes that have a Gross Rental Income to Purchase Price ratio of 5% or higher. Only about half of the properties in a general marketplace would generate positive cash flows and a decent, actual return such as 5.55 percent. In actuality, real estate investing is much more complicated than just penciling out your cash-on-cash return, but that analysis is a good start. And with that nice positive cash flow, you also will get some extra return yield as a result of the amortization of your mortgage. Plus you probably will get some tax benefits and possibly some appreciation in value too.

Cash flow is king, and if you buy positive cash flow properties, you will feel like royalty each month as your bank account balance builds up and you earn wealth over the years! - Homes.yahoo.com

Fall is always a busy season for buying and selling - contact us now so we can get you started before the rush!

www.OBXListings.com

2014 YTD Residential Sales Update

Units Sold Per Town Year to Date

	Jan - Sept '14	Jan - Sept '13	Change
Corolla	129	128	+0.1%
Duck	69	74	-6.7%
Southern Shores	73	55	+33%
Kitty Hawk	70	68	+3%
Kill Devil Hills	237	268	-11.6%
Nags Head	131	134	-2.2%

Average Sale Price

	Jan - Sept '14	2013	Change
Corolla	480,000	$480,000	0%
Duck	$505,000	$499,900	+1%
Southern Shores	$438,000	$420,000	+4%
Kitty Hawk	$276,000	$262,000	+5%
Kill Devil Hills	$231,250	$214,500	+8%
Nags Head	$350,000	$335,000	+4%

Single Family Homes

	Jan - Sept '14	Jan - Sept '13	Change
Units Sold	1009	1071	-6%
Total Sales	$401,654,921	$393,221,129	+2%
Average Sales Price	$398,072	$367,153	+8%
Median Sales Price	$292,000	$285,000	+2%
Avg Days on Market	205	224	-8%

*Data from Outer Banks Association of Realtors

Featured Listings


Corolla, Whalehead Club Ocean views, theater, elevator, guest house , sauna, pool, great rental 9 BR, 8 BA * $1,599,000 * MLS 85017	Kill Devil Hills Westside West side, lots of upgrades, lot with Live Oaks, open floor plan 3 BR, 2 BA * $224,900 * MLS 84865


Kitty Hawk, Martin's Point Soundfront, incredible views, pool, dock, quality build, oak floors 4 BD, 3 BA * $825,000 * MLS 83246	The Landing, Kill Devil Hills West Side, Open floor plan, fireplace, jet tub, mature trees on lot, new carpet 4 BD, 3 BA * $369,000 * MLS 85412


Ocean Sands, Corolla Oceanside corner lot, fireplace, pool, new roof, strong rental history 6 BD, 4 BA * $495,000 * MLS 83060	Pirate's Cove, Manteo Canalfront with sound and canal views, never rented, boat slip, fireplace 4 BD, 3 BA * $535,000 * MLS 84623

Search Outer Banks Listings by Map

We've activated a new way to search on our website, by map. The cool feature about this search is you can pull it up on any mobile device or tablet if you are out and about on the Outer Banks, and you can see the properties for sale right there. Ever pulled up in front of a house for sale, wanted to know the price, how many bedrooms, what was the rental income last year? Here's the answer: the map will show you and you can click on the house for details, to call OBXListings.com or to set up an appointment to view. Give it a try!

Seven Staging Secrets From a Pro

Stage rooms with one purpose.
Rooms that have many uses can confuse or even deter homebuyers, so staging rooms with one purpose is vital. Determine who your most likely target market will be, whether it's young professionals with no kids, families, or even empty nesters. Then present your areas to fit their needs. If you've been using a room as a guest room/kids playroom/home office, pick the one use that best suits your buyers.
Tackle the easy "do-it-yourself" projects. Spruce up your home by updating kitchen and bathroom fixtures and updating cabinet hardware. Add a fresh coat of paint in a neutral palate that won't distract from your home's features.

A fresh coat of neutral paint goes a long way
Focus on the living areas. Potential buyers should envision themselves entertaining friends and family in the living areas of the home. Make sure those areas feel as spacious as possible by removing any unnecessary furniture to allow for easy traffic flow.
Make sure the master bedroom appeals to both sexes. Remember that the master bedroom is a room that a couple will be sharing, so the d�cor should appeal to both sexes. It should feel like a calm and peaceful refuge, not a frilly boudoir. Remove any feature that seems too gender-specific and paint the walls a neutral colour.
De-clutter & depersonalize. Buyers want to picture their family living in a home, not the previous owners. You're going to be moving anyway, so start now by packing away family photos, personal mementos knickknacks. Store away valuables under lock and key. Some property owners find they need to store some of their belongings off premises to create an open feel.
Furnish the home, but don't overdo it. While an empty house may look spacious, it's often hard for buyers to visualize their belongings in a home if they're just looking at bare walls and floors. Leave the basic components that allow the viewer to define each room.
Don't forget the outside spaces. First impressions can play a key role in a consumer's decision-making process, so don't neglect your home's curb appeal. Make sure the home's exterior is inviting by trimming the bushes, mowing the lawn and painting faded window trim. Buyers will appreciate the seller's efforts with the yard work, and will tend to assume that the same attention to detail has been devoted throughout the property.