Sources & Confidence

Confidence methodology

HIGH — corroborated across ≥2 independent sources.
MED — sourced, but from aggregators/agent data or a single source.
LOW — directional only.
CONFLICT — sources disagreed; both readings surfaced.

Research compiled July 2, 2026. All listing URLs returned live results as of that date. Prices/specs/tax lines tagged VERIFIED were seen on a live page; gross-rent figures are advertised projections or booked-to-date, not guaranteed actuals.

Known soft spots (read before citing)

Gross-rent projections are sales copy. Agents/PMs quote optimistically. Haircut 10–20% for underwriting.
Per-week July rates are [RANGE]. Twiddy/Village Realty hide live per-week pricing behind booking calendars. One verified anchor (Duck 8BR OF $7,690/wk); the rest are sourced market ranges.
Some richest-data comps are recently sold, not active (Duck’s 116 Buffell Head, 1170 Duck Rd) — flagged inline; used for their complete verified records.
Corolla attribution conflict — a 10BR ($2.25M) and a 4x4 7BR (“Gull Cottage”, $1.949M) share an identical income narrative across feeds. Confirm against MLS before treating as one home. CONFLICT
Coastal insurance +16%/yr is documented for southern-coast beach counties; the exact Dare/Currituck line sits in a non-parseable NCDOI PDF. Used as the coastal-tier benchmark. MED
We model tax on list price, NC taxes assessed value — slightly conservative.

Sources by topic

Listings & market data

Outer Banks Home (for-sale feeds, Duck/Corolla) — outerbankshome.com
Coastal Outer Banks (income-marketed oceanfront) — coastalouterbanks.com
Village Realty OBX (MLS, Nags Head tax lines) — villagerealtyobx.com
Twiddy (rentals, 4x4/Carova) — twiddy.com
Redfin / Rocket Homes / Homes.com / Realtytrac (medians) — market reports
Brad Beacham Group (Duck Apr 2026 median) — bradbeachamgroup.com

Taxes & fees (official)

Town of Duck tax rates FY25-26 — ducknc.gov/taxrates
Dare County Tax Department — darenc.gov/departments/tax-department
Currituck County Tax — currituckcountync.gov/tax
Town of Nags Head beach-nourishment financing — nagsheadnc.gov
NCDOR rentals of accommodations — ncdor.gov

Financing

NerdWallet current mortgage rates (Jul 2, 2026) — nerdwallet.com/mortgages/mortgage-rates
The Mortgage Reports (second-home vs. investment) — themortgagereports.com
Bankrate (investment property rates) — bankrate.com
HomeAbroad / SiStar (DSCR rates) — homeabroadinc.com, sistarmortgage.com

Insurance

NC DOI — Causey homeowners settlement (Jan 17, 2025) — ncdoi.gov
Port City Daily — beach regions up to 31.9% over two years — portcitydaily.com
WFMY News 2 — NC rate increases by region — wfmynews2.com
Wilcox Family Insurance / Harbor Insurance (coastal cost guides)

Federal tax

IRS Pub 925 (passive activity & at-risk rules) — irs.gov/publications/p925
IRS Pub 527 / §280A (vacation-home mixed-use rule)
The Real Estate CPA — short-term rental loophole — therealestatecpa.com
R.E. Cost Seg / Ravenscroft Group — bonus depreciation & OBBBA 2026

Prepared as an intellectual-curiosity deep-dive, July 2026. Not investment, legal, or tax advice. Verify live listings, get an actual PM quote, and consult a CPA before committing capital.