Luxury Oceanfront Condos on the Outer Banks of NC
The Outer Banks beach is an ever-changing, migrating sand dune system and, to some degree, most people understand that to be the case. Yet, some make a decision to purchase a piece of property on the Outer Banks beach without ever conducting any meaningful due diligence on the actual beach. The same people who typically scrutinize cash flow analysis and rental pro forma as a basis to a long term purchase plan often overlook the absolute necessity of developing an understanding of the vast differences in the various stretches of Outer Banks beach. Beach erosion, increased insurance premiums, and loss of functional usage can completely cripple an Outer Banks rental if the owner is relying on revenue. Thus, your research of Outer Banks real estate should begin with developing a thorough understanding of the strength of the underlying Outer Banks beach.
The Quest Begins
We began looking at historic shore migrations and current beach erosion rates and were absolutely alarmed at the major variances from one stretch of Outer Banks beach to another. How close you can construct to the ocean is largely contingent upon the erosion rates of your stretch of Outer Banks beach. Typically you have to be set back 30 times the erosion, as specified by CAMA, for a structure that is less than 5000 square feet. So if your stretch of Outer Banks beach is eroding at two feet per year, then you would be 60 feet back from the first line of stable vegetation on your dune. If you were losing three feet per year, you would have to be 90 feet back, and so on. There are certainly other criteria to consider when constructing on the oceanfront in the Outer Banks, but this was of particular interest at the time, as we wanted our new home to be as close to the ocean as safety would allow. Although there are some areas that have historically experienced low or no erosion, the two foot per year rate is applied to those properties as an overriding minimum. This chart clearly illustrates that certain areas experience greater erosion than others. What was of particular interest to me, and my ultimate motivation to explore the supporting science further, was the couple of small areas that show an historic accretion. It was the same area that held strong during the Dennis and Floyd activity.
Seeking Confirmation
I had long heard local rumors that the section of Outer Banks beach in Kill Devil Hills was “anchored” by something. In researching this possibility, I found a paper published in the journal Marine Geology (April 2002), written by Dr. Stephen K. Boss of the University of Arkansas. The study examined the ancestral Roanoke/Albemarle drainage system extending from the present-day shoreline to the shoreline as it was during the last Ice Age, several miles to our east. The entire area was evidently a flood plain, and there were specific wide channels, which are now subterranean and are comprised of different types of soil. It appears that one artery cut through modern day Kitty Hawk and was close to the inlet that was arguably used by the Lost Colony so many years ago. When taking a close look at the study in conjunction with a modern day shore migration map, it is easy to draw a positive correlation between the two. The ancient “river channels” appear to align almost precisely with the areas of high erosion that we have today. No one can say that this is anything more than a positive correlation, yet it is almost exact.
I felt very confident in the underlying beach of the area we researched and was very taken aback when FEMA changed the flood zones from AE to VE in September of 2006. We were in the planning phase of the Croatan Surf Club at the time and this change very much affected our planning and budgeting. The insurance premiums for a VE flood designation are much, much higher than premiums on a similar property with an AE designation. Flood zones also dictate the manner in which buildings must be constructed.
A Change Was in Order
We built the Croatan Surf Club to meet or exceed the highest VE standards. We did, however, begin to explore our options for appealing the flood mapping change that we felt was erroneous. We felt that we had a section of Outer Banks beach that should be reclassified as an X flood zone based upon the strength of the frontal primary dune and the overall high elevation of the lots. An X zone is superior to an AE with respect to wave action and risk. There was no X zone designation on the ocean front of any Outer Banks beach at the time.
The state of North Carolina leads all others in flood mapping and is a recognized partner: one of the few states that are authorized to work with FEMA on mapping. It took Kill Devil Hills a year of working with the state and FEMA, but we were able to secure a Letter of Map Revision that recognized the strength of the beach for what it is: an X flood zone (PDF). Flood insurance is not even required in an X zone, though we do maintain it.
Make a FIRM Decision
Here are two websites sponsored by the National Oceanographic and Atmospheric Administration (Tides and Currents and Shoreline) that illustrate past and future sea level trends and specific information on all beaches. The strength of the Outer Banks beach has been, and will continue to be, the foundation of any buying decisions we make. Our newest venture, The Croatan Surf Club, located on the Outer Banks beach in the X zone of Kill Devil Hills, NC, is scheduled for completion by the end of April 2009. If you are contemplating a piece of paradise for yourself, please do your homework! If you are interested in contacting a broker who understands these issues, please contact us for more information today.
Oceanfront Pool … Indoor Pool … Hot Tub … Spray Park for the Kids. Brand new and beautifully furnished, great location too.
Located in “downtown” Kill Devil Hills, these exclusive condos and townhomes offer comfort and elegance and are convenient to area attractions including the Wright Brothers Memorial and Jockey’s Ridge.
Upscale furnishings, appliances and fixtures compliments these one of a kind Outer Banks oceanfront retreats.
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