obx sandbar living monthly market update

Happy July!

Hope you had a happy and safe 4th of July and got to spend some time relaxing and celebrating with your nearest and dearest!

The summer season is in full swing on the Outer Banks, but we still have a variety of great listings on the market — get the full scoop here. Also, there’s never a dull moment on our events calendar, so be sure to bookmark our Around the Outer Banks page so you never miss a minute of fun!

As always, if you’d like to learn more about the intricacies of Outer Banks property ownership, do a deep dive into a particular neighborhood, or are curious about what your home might be worth in the current market, get in touch with me! I’m never too busy to help you reach your real estate goals!

-Danielle

Outer Banks Real Estate Market-at-a-Glance for YTD 2025

Sold and Under Contract Analysis

SINGLE FAMILY RESIDENTIAL:

  • YTD residential sales units are up 4.2% versus YTD 2024 

  • YTD residential sales dollars are down 2.3% vs. YTD 2024 

  • YTD median sale price is $710,000, down 1% vs. YTD 2024 (meaning that half of the properties sold above $710,000 and half sold below that price)

  • YTD average sale price is $889,090, down 6.1% vs. YTD 2024

  • June 2025 residential sales units were up 24.5% versus June 2024

  • Sales units June ‘25 over May ‘25 were up 8%   

    • New listing inventory for June was down 19.6% versus May

  • As a comparison, new listings for June ‘25 were down 17.6% versus June ‘24

  • June residential sales volume vs. May was up 12.3%

  • Active listings are down 4% versus May

  • While year-over-year sales units are up just over 4%, the median sold price is down slightly, and the average sold price is down 6.5%. As we will discuss below, days on market is still lengthening on a year-over-year basis, but shortened month-over-month. With new and active listing inventory numbers continuing to lag, it was notable that sales units were up 8% June over May. As always, we will keep you up to date as to how these metrics progress (and what they mean for you)!

    • As we noted in recent updates, new listing inventory tends to wane in the summer months, so if you’re thinking of selling, you might have less competition during the remainder of the rental season.

    • Buyers continue to have increased sensitivity to income potential and expenses, and are seeking a strong value proposition when it comes to amenities. If your home has a strong rental history, privately-owned amenities (such as pool, spa, game room, etc.), have low or no HOA dues (or have a great amenities-to-dues ratio), these factors might put you in a better position as a seller in this market.

    Now, let's look at month-over-month:

  • Median sale price for all Residential property sold in June was $720,500, up 6% versus May ‘25. 

  • June 2025's median sale price was flat (up .5%) versus June 2024.     

  • June ‘25 vs. June ‘24, residential properties sold 36% slower, but at a slightly higher (.5%) sales price, We’re seeing a slight reduction in cash buyers (down 1%) and disclosed multiple offers (down 1.5%) year over year.

    RESIDENTIAL LOTS AND LAND:

  • YTD residential land sales units are down 18% versus YTD 2024. 

  • YTD residential land sales dollars are down 14% versus YTD 2024. 

  • YTD residential land median sold price is $172,000, down 14% versus YTD 2024. 

  • June residential land sales units were down 20% compared to June ‘24. 

  • June residential land sales units were up 14% versus May ‘25. 

  • June residential land sales dollars were down 6% versus June ‘24. 

  • June residential land sales dollars were up 31% versus May ‘25.

inventory analysis

  • New listing inventory for June 2025 was down 17.6% versus June 2024 and down 19.6% versus May’s new listings.

    • Drilling down, 131 new residential listings hit the market in June 2025, with 22% of those properties already sold or under contract.

    • Average days on market for these is 5; median days on market is 6 (the new, good inventory is still moving fast!).

    • 25% of the sold listings were cash; no multiple offers were disclosed (disclosure of multiple offers is not required by our MLS).

  • See the chart below for the full breakdown by area…

Inventory Analysis by Area YTD 2025

If you’d like to get more hyper-local with your neighborhood or area, please feel free to contact me!

days on market and distressed data analysis

  • Average days on market for SOLD residential properties in June was 68, down 5.6% from May’s average of 72 days. 

    • As demonstrated in our pricing analysis chart below, we’re seeing increased days on market across the board in all pricing categories.

  • The average home sold 36% slower in June 2025 (68 days) versus June 2024 (50 days).   

  • The Median days on market in June was 41, meaning that half of the sold units did so in 41 days or less. 

  • Year over year, the average DOM for properties sold in 2025 is 73 (up from 53 days YTD 2024), meaning that the average property sold 38% slower than one year ago. 

  • Average days on market for all current ACTIVE residential listings is 115 days (up 4.6% versus May)

  • Month-over-month, the average days on market for Under Contract properties is 70 days (flat to 70 days in May 2025). 

  • 22% of properties listed in June have already gone under contract or sold with an average days on market of 5. 

  • It still rings true that homes that are priced consistent with their condition and/or are located in high demand areas per the chart above are still moving quickly and with multiple offers.

  • For distressed sales (short sales and/or bank-owned properties), there was 1 sold unit in June ‘25 (up from 0 in June 2024). There were 4 active distressed units as of June 30, 2025 (up from 3 in June 2024).

Year-Over-Year Market Comparison

pricing analysis

Residential Median Sale Price for YTD 2025 was $710,000, which was down 1% versus the year prior.

You’ll find a breakdown by price point below:

Year-over-Year Sales Comparison by Price Point

area data at-a-glance

*All market data presented is courtesy of the Outer Banks Association of REALTORS MLS Single Family Residential, Jan 1 - June 30, 2024 and 2025.


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