Moving to the southeastern NC coast? Read This Before You Pick a County

If you’re coming to southeastern North Carolina from out of state, welcome—smart choice. This stretch of coastline blends big-sky beaches, liveable towns, and lower friction than many coastal markets. But “the coast” is not one place; the feel and the price tag change fast as you cross county lines.

As local agents, we compare three neighbor counties with very different vibes and buyer math: Brunswick County, New Hanover County, and Pender County. Below let's walk through what each county really offers, who they suit, and the practical things that matter the day you move in.

Quick summary

• New Hanover County = Wilmington + island beaches. Best if you want city amenities, walkable beach towns (Wrightsville, Carolina Beach, Kure Beach), and are willing to pay a premium for proximity and energy. Good for professionals, families who want good schools and cultural life, and people who value a short drive to an airport and hospitals.

• Brunswick County = calmer, more retirement- and second-home-friendly beach towns (Sunset, Holden, Oak Island, Bald Head). Generally more island/beach-centric living and, depending on where you land, a bit more affordable than New Hanover — but prices have been rising with demand. Great if you want quieter beaches and a strong island/small-town vibe.

• Pender County = mixes rural and beach (Topsail Island, Surf City, Hampstead). More space and often better value-per-acre for families who want land or newer suburban developments but still want quick beach access. A practical middle-ground if you want cheaper land but don’t want to be far from Wilmington’s services.

  • • Search homes in New Hanover County
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Market and price realities (what the numbers say)

You’ve probably heard coastal NC is “affordable.” Relative to many East Coast beach markets - and definitely relative to many West Coast markets - that’s true, but prices vary county by county.

• New Hanover County (Wilmington area): median listing / sale prices sit noticeably higher than its neighbors—expect to pay a premium for proximity to Wilmington, its beaches, and the downtown scene. Recent market data shows New Hanover’s median listings well into the upper range among the three counties.

• Brunswick County: historically attractive to retirees and second-home buyers; strong demand for barrier-island homes has pushed median prices up, but you’ll still find more island-specific product (condos, vacation homes) and occasional bargains inland. Recent county-level reports show healthy increases year-over-year in sales volume and median sales price.

• Pender County: mixed signals depending on town—beach towns on Topsail can be pricey, but inland Pender (Hampstead, Burgaw) often shows lower median sales and more single-family, land-friendly lots. Some market trackers show Pender’s median sale price lower than the peak prices in New Hanover or parts of Brunswick.

Takeaway: if buying power is important, expect to pay most in New Hanover, variable in Brunswick depending on island vs inland, and potentially the best value in Pender if you prioritize land or new subdivisions.

Lifestyle & vibe: which county “feels” like what

This is where buyers get tripped up—price is one thing, vibe is everything.

New Hanover County

• Anchored by Wilmington (historic downtown, restaurants, arts, hospital systems, and a steady stream of film/production work).

• Island beaches — Wrightsville, Carolina Beach, Kure Beach — give you classic surf-town culture, more restaurants, and more events. If you want nightlife, craft coffee, better hospital access, and things that happen year-round, this is it. Wrightsville and other beaches also get steady attention from national travel lists.

Brunswick County

• Essentially a string of barrier islands and small towns: Sunset Beach, Holden Beach, Ocean Isle, Oak Island, Bald Head. It reads more “quiet escape” than “happening beach scene.” If you want slower weekends, marine-focused recreation, and an island community that tends to skew older or second-home oriented, Brunswick is the draw. Holden Beach, for example, is frequently noted for its calm, family-friendly feel. Brunswick County is also replete with golf courses, and golf communities. Condos for partial-year residents, or large developments like St. James, are popular options here.

Pender County

• Topsail Island (Surf City, Topsail Beach) is surf-friendly and family-focused; inland Pender (Hampstead, Burgaw, Rocky Point) offers more rural/suburban living with larger lots, lower density, and quicker access to inexpensive land. You’ll find a mixed demographic: year-round locals, military families (Fort Bragg and Camp Lejeune), and commuters who work in Wilmington but want more space.

Commuting, airport access, and practical mobility

One of the real advantages of the region is ILM (Wilmington International Airport)—it’s small enough to be easy and big enough for convenient connections. New Hanover owns and operates the airport, and it’s increasingly connected to larger hubs. If you travel frequently, New Hanover wins for shorter airport access; Pender and Brunswick are workable but involve longer drives depending on where you live.

Drive-time examples (give-or-take, depending on traffic and where exactly you live):

• Southport (Brunswick) to Wilmington ≈ 35–45 minutes by car. That’s roughly the same ballpark for many northern Brunswick towns. Southern Brunswick is a great option for accessing Myrtle Beach International Airport with just an hour or so drive.

• From Hampstead (Pender) or Surf City to Wilmington, 20–40 minutes depending on route and bridge crossings.

• From Wilmington neighborhoods or Wrightsville Beach to downtown: 15–25 minutes.
  If commuting to jobs in Wilmington is a factor, map your daily route before you buy—bridges and the single main corridors can be chokepoints.

Schools, hospitals, and services

• New Hanover has more concentration of hospitals, specialty care, and private-school options (because Wilmington is the urban center). If school quality is a top factor, drill down to specific districts and charter options—New Hanover often has more choice.

• Brunswick and Pender offer school systems with pockets of strong performance, but service density is lower—meaning some specialists, big hospitals, and certain conveniences will require a Wilmington trip. If you need frequent specialty medical care, factor in travel time. (Local county education and health pages are good starting points; talk to a local agent about districts before you sign.)

Housing stock: new builds vs historic vs beach condos

• New Hanover: mix of historic downtown homes, newer infill, and high-demand beach cottages/condos. If you want a restored bungalow near downtown or a walkable beach cottage, this is the place.

• Brunswick: lots of island-oriented housing stock—condos, vacation rentals, and single-family homes built for life on the sound or the ocean. Bald Head Island is car-free and unique; other islands have different development rules and access—know the ferry schedules and HOA rules.

• Pender: newer suburban developments, larger lots, and Topsail’s classic beach homes. If you want acreage, a new build, or a suburban-style yard, look here.

If you're buying as an investor or second-home owner, Brunswick’s islands tend to attract short-term rental interest; New Hanover’s proximity to year-round tourism and film production drives steady demand; Pender can be a sleeper pick for appreciation where inventory is constrained but land is available.

Weather, storms, and resilience

Coastal Carolina is hurricane country. That’s not fearmongering; it’s a reality. Flood insurance, elevation, dune setback rules, and local beach renourishment programs matter more here than in inland markets. If you’re moving from a place with low hurricane risk, budget for:

• higher wind-mitigation construction (hurricane straps, impact windows),

• flood insurance (often required if in a FEMA flood zone), and

• potential evacuation planning and seasonal readiness costs.

Buyers often underestimate maintenance for beach homes—salt air corrodes faster, and dune management / beach nourishment can affect insurance and long-term shoreline stability. Local towns across all three counties maintain plans and programs—ask your agent for recent FEMA maps and the latest local ordinances for setbacks and renourishment projects.

Who each county is best for (practical match)

• New Hanover — professionals who want cultural life, families who want choice in services and schools, buyers who want walkable beaches and don’t mind higher prices. Frequent flyers and people who want easier access to medical specialists will like this. 

• Brunswick — retirees, second-home buyers, people who want quieter barrier-island living, or those who prioritize long, slow beach days over nightlife. Also attractive to buyers who want smaller-town shopping and island-focused recreation. 

• Pender — buyers who want space, newer subdivisions, or better value per acre; families who want yard space but still want Topsail or Wilmington within reach. Good for commuters to Wilmington who don’t want Wilmington taxes or density. 

Questions to ask before you make an offer (the things your agent should be able to answer)

1. What FEMA flood zone is the property in? (If it’s VE, budget accordingly.)

2. What insurance has recently been needed on this house (Hurricane, wind, wind-only, or flood)?

3. What’s the average utility reliability / septic vs sewer? (Many beach homes are on septic.)

4. How long do properties take to sell in this neighborhood, and are we in a seller or buyer market right now?

5. What are HOA rules (if any) about rentals, pets, or short-term use?

6. Any ongoing beach renourishment or inlet management plans that affect this stretch of shoreline?

Don’t skip these. A good inspection plus a knowledgeable local agent are non-negotiable.

A realistic checklist for someone moving here from out of state

• Visit in different seasons (summer and off-season) to test congestion and noise.

• Rent first if you can—especially on an island—so you get a weekend-to-week feel for commute, shops, and services.

• Have a realistic transport plan: where will groceries, urgent care, and your children’s school be? How long is the drive?

• Budget for homeowner maintenance that’s higher than inland homes—salt, humidity, and wind take a toll.

• Talk to neighbors about flood history—sometimes local stories tell you more than church records.

• If you work remotely, check cell and internet coverage at the property (it varies).

Final, straight-from-the-agent advice

If you want a lively, walkable coastal city with high convenience, New Hanover is the trade-off: more money, more services. If you want quieter, island-first living and don’t mind being a little more remote, Brunswick is your lane. If you want more square footage, land, and value with still-easy beach access, Pender is the sensible middle.

Every coast has trade-offs—beaches and sunsets don’t buy you good schools, hospitals, or smooth commutes. Decide what you’re willing to trade for the life you want, then buy the house that supports that life. If you want, I’ll put together a targeted list of neighborhoods in each county that match your priorities (budget, kids, commute, yard size) and a realistic budget mockup for purchase + insurance + mitigation costs for each. Which is more useful for you right now: a set of neighborhoods to tour or a line-item budget for buying in each county?

If you are ready to explore the coastal lifestyle, a KBT real estate agent can map a realistic three-day house-hunt itinerary (one county per day) with drive times, sample listings in three price bands, and what to inspect on each property. No fluff—just the things you’ll regret not checking. Which counties or towns do you want us to prioritize for that?