Why Brunswick County’s Growth Is Reshaping the Market

Have you felt the pace pick up across Brunswick County lately? You are not imagining it. The county’s population is estimated at 167,112 as of July 1, 2024, which is about 22% higher than 2020, and a large share of new neighbors are retirees seeking the coast. You will learn how this growth is reshaping prices, inventory, taxes, and day-to-day decisions for buyers, sellers, and investors. Let’s dive in.

Brunswick County at a glance

Brunswick County’s population grew quickly to an estimated 167,112 in mid‑2024, with thousands of new housing permits issued in 2024 alone. The county also has an older profile, with roughly 34% of residents age 65 and over, which influences the types of homes that sell fastest and the services people need. You can explore these details in the U.S. Census QuickFacts for the county, which also shows strong recent building activity and demographic shifts (Census QuickFacts).

Typical home values sit in the low to mid $400,000s as of 2025 based on major market trackers, after several years of growth followed by periods of moderation. Coastal and amenity-rich areas still command premiums, while inland and suburban neighborhoods are more price-sensitive. Understanding these differences will help you set realistic expectations.

Why people are moving here

Retirement and second homes

Retirees are a key force in today’s market. Local business reporting points to large in‑migration of older adults who bring non‑wage income and steady demand for low‑maintenance and single‑level homes (regional economic snapshot). Many buyers in this group use cash or larger down payments, which can change negotiation dynamics and keep certain price tiers competitive. Coverage of regional trends also notes that seniors provide a stable economic floor during shifting interest‑rate cycles (seniors and regional economy).

Wilmington access and jobs

The northern corridor functions as a suburban extension of the Wilmington metro. Ongoing road projects like I‑140 have improved cross‑river access and will continue to shape commuting patterns (I‑140 overview). Regional anchors, including the Brunswick Nuclear Generating Station, support employment and a stable local tax base that indirectly supports housing demand (Brunswick Nuclear).

Coastal lifestyle and tourism

Beaches, boating, and ICW access attract both year‑round residents and second‑home buyers. Tourism supports local businesses and fuels interest in short‑term rentals in communities like Oak Island, Holden Beach, and Bald Head Island. This coastal pull helps keep well-located properties in demand.

How growth is reshaping the market

Prices by product and location

Prices rose materially after 2020, then eased in some months as rates rose and inventory improved. Beachfront, ICW, and newer luxury builds continue to earn premiums. Inland suburbs and conventional subdivisions are more price-sensitive, so buyers have more room to compare value and sellers must price carefully.

More new construction

North Carolina is a national leader in housing growth, and Brunswick County is part of that story. A steady flow of new homes and neighborhoods is expanding choices for both primary residences and second homes (state housing growth overview). New supply also brings neighborhood change, from new retail nodes to added traffic and infrastructure needs.

Buyer and seller behavior

The buyer pool blends retirees, second‑home shoppers, regional movers, and some remote workers. Many favor single‑level living and low‑maintenance communities. On the seller side, equity gains and rising assessed values support confidence, but more inventory in some tiers means you should plan for targeted pricing and polished marketing.

Rates and affordability

Higher mortgage rates have cooled some urgency, though cash and large down payments from retirees often offset rate pressure. Affordability depends on submarket, price tier, and financing mix. If you are financing, locking strategically and comparing new‑build incentives can help your budget.

If you are buying in 2025

• Clarify your submarket. Inland and suburban areas often deliver newer homes and better value, while island and ICW locations carry premiums and seasonal competition.
• Prioritize due diligence. Review FEMA flood maps and local hazard‑mitigation resources before you write an offer, especially near waterways (NC hazard‑mitigation hub).
• Compare new builds. Builder incentives can offset rates, but verify HOA details, build timelines, and warranty coverage. A walkthrough checklist and third‑party inspection are smart.
• Plan for ownership costs. Budget for insurance, HOA dues, and maintenance, which vary between beachfront, ICW, and inland communities.
• Align your offer strategy. Cash and larger down payments are common. If you are financing, a strong preapproval and flexible terms improve your position.

If you are selling in 2025

• Set a submarket‑specific price. Coastal, ICW, and luxury segments behave differently than inland neighborhoods. Use fresh comps and a price‑tiered plan.
• Elevate presentation. Professional visuals, accurate floor plans, and concise feature highlights help your home stand out as inventory grows.
• Prepare for varied timelines. Some tiers still move fast, while others see longer days on market as supply expands. Staging and early repairs can protect your leverage.
• Highlight lifestyle. Proximity to beach access, boat ramps, golf, trails, and services often drives decisions for today’s buyers.

For investors and STR buyers

• Confirm local rules. Each town sets its own short‑term rental ordinances and permits. Check the municipality before you buy.
• Model seasonality. Beach and shoulder seasons drive occupancy and rates. Build in reserves for off‑season months and maintenance.
• Underwrite insurance and upkeep. Coastal properties carry distinct coverage and maintenance needs. Price them in at the start.
• Tap local operations. A vertically integrated rentals and sales platform can help you validate revenue potential and simplify post‑closing management.

Community impacts to watch

• Taxes and revaluation. The county’s recent revaluation cycle and new construction boosted the tax base, shaping budgets and services. Your actual bill depends on rates and your new assessed value (county budget context).
• Roads and infrastructure. Growth strains key corridors. Regional projects like I‑140 aim to improve flow, though relief arrives over years, not months (I‑140 overview).
• Schools and capital plans. Enrollment shifts vary by area. County capital planning documents outline where new facilities may be prioritized (county CIP reference).
• Resilience and flooding. Coastal communities face flood and sea‑level risks, with planning support and mitigation programs available through state and regional partners (NC hazard‑mitigation hub).

Growth brings opportunity if you navigate it with good local insight. Whether you are choosing between inland value and island access, weighing a new build versus a resale, or considering an income‑producing property, you deserve clear guidance and a plan that fits your goals. For tailored strategies across Oak Island, Caswell Beach, Southport, and surrounding towns, connect with the coastal experts at Better Beach Sales.

FAQs

Is Brunswick County a seller’s market in 2025?

• It depends on the submarket and price tier, so check months of inventory and days on market for your specific town or neighborhood before you decide.

How fast is the population growing and why does it matter?

• The county reached an estimated 167,112 residents by mid‑2024 and grew roughly 22% since 2020, which affects inventory, pricing, and services (Census QuickFacts).

What should I know about flood risk near the beach?

• Review FEMA flood maps, talk to your insurance agent about coverage and premiums, and use state hazard‑mitigation resources to plan for long‑term resilience (NC hazard‑mitigation hub).

Are property taxes rising after the recent revaluation?

• The tax base increased with revaluation and new construction, but your bill depends on your updated assessed value and the tax rate adopted by local governments (county budget context).

Where is growth most noticeable within the county?

• Northern communities near Wilmington and several beach and ICW areas are expanding, as reflected in permits and demographic trends you can explore in Census data (Census QuickFacts).