2026 Pender County Real Estate Market Outlook

2026 Pender County Real Estate Market Outlook

Pender County, NC – Burgaw, Rocky Point, Hampstead & Topsail Beach

The 2026 real estate market in Pender County, North Carolina is shaping up to be active, opportunity-rich, and still very local. From historic Burgaw to fast-growing Rocky Point, from family-friendly Hampstead to the beaches of Topsail, buyers and sellers are both finding reasons to make a move this year.

As Jennifer Blake, your local REALTOR® in Pender County, I’m watching these trends day-by-day and helping clients navigate them with confidence.

Mortgage Rates: A New “Normal” That Creates Movement

After the roller coaster of the past few years, mortgage rates in early 2026 are edging lower from their 2023–2024 peaks and are now hovering around the mid-6% range on average, with many experts expecting rates to trend closer to – or just under – 6% as the year goes on. (Bankrate)

What that means for you:

• Buyers:
  
  
  • Monthly payments are beginning to improve compared to the peak-rate years.
    
    
  • More homeowners now have 5–7% mortgages instead of the ultra-low 3% rates, which is breaking the “rate lock” and encouraging more people to list their homes – giving buyers more choices. (MarketWatch)
    
    
• Sellers:
  
  
  • As rates ease, more qualified buyers enter the market, especially move-up buyers and people relocating to the coast.
    
    
  • Properly priced homes in desirable areas of Pender County are still attracting strong interest and multiple offers. (Redfin)
    
    

Home Prices & Resale Values Across Pender County

Overall, Pender County remains a desirable coastal-adjacent market with prices that are more attainable than some neighboring beach counties, but still showing strong long-term growth.

• County-wide, recent data shows median sale prices in the high-$400s, with homes typically going under contract in about 2–3 months. (Redfin)
  
  
• Burgaw offers a more affordable entry point, with median sale prices in the low-to-mid $300s and strong year-over-year appreciation, making it appealing for first-time buyers and investors. (Realtor)
  
  
• Hampstead & the 28443 area (which includes parts of Hampstead and Surf City) see median prices around $500,000, reflecting the demand for coastal-close living, good schools, and newer homes. (Redfin)
  
  
• Topsail Beach remains a luxury and second-home market, with recent median sale prices around $1.2M and longer days on market, typical for high-end coastal properties. (Movoto Real Estate)
  
  

For sellers, this mix means:

• Well-maintained properties in move-in-ready condition are holding value and, in many pockets, still appreciating.
  
  
• Strategic pricing and strong marketing can help you stand out in a market where inventory is rising but still not oversupplied. (FRED)
  
  

New Construction: Choices for Every Lifestyle

Pender County has quietly become one of the region’s new-construction hotspots.

• There are 70+ new home communities across the county, with starting prices under $250,000 and an average new-build price in the $470,000 range. (New Homesource)
  
  
• In Rocky Point, communities like Brick Chimney Landing offer single-family homes in riverfront and amenity-rich neighborhoods, with coastal-inspired designs starting in the mid-$300s. (Brick Chimney Landing)
  
  
• Hampstead continues to grow with new subdivisions, golf-oriented neighborhoods, and planned communities that appeal to commuters headed into Wilmington or Jacksonville. (New Homesource)
  
  

For buyers, new construction can mean:

• Modern floorplans, energy-efficient systems, and lower maintenance.
  
  
• Builder incentives that can sometimes help with closing costs or rate buydowns.
  
  

For sellers of resale homes, it means:

• You’ll want to compete on condition, pricing, and presentation against shiny new builds.
  
  
• Upgrades like fresh paint, updated fixtures, and strong curb appeal can help your home feel “new” without the new-construction price tag.
  
  

This is where working with Jennifer Blake, your local REALTOR®, becomes crucial—understanding how your home stacks up against nearby new developments is key to getting top dollar.

Why Buyers Are Choosing Pender County in 2026

Beyond the numbers, people are moving to Pender County for a lifestyle you can’t duplicate just anywhere:

• Proximity to the coast: Topsail Beach and Topsail Island offer that classic Carolina beach feel, sea-turtle sanctuaries, fishing piers, boating, and water sports without the congestion of larger resort towns.
  
  
• Small-town charm: Burgaw’s historic downtown, courthouse square, and festivals like the North Carolina Blueberry Festival create a true hometown atmosphere.
  
  
• Room to breathe: Rocky Point and rural parts of Hampstead and Burgaw offer larger lots, farmland, and quiet communities while still being an easy drive to Wilmington or Jacksonville for work and shopping.
  
  
• Outdoor lifestyle: Rivers, trails, game lands, and coastal waterways make the area a playground for fishing, kayaking, hiking, and boating.
  
  

When buyers compare cost of living, coastal access, and quality of life, Pender County stands out as a smart long-term choice.

Why 2026 Is a Smart Time to Sell in Pender County

If you’re a homeowner in Burgaw, Rocky Point, Hampstead, Topsail Beach, or surrounding communities, 2026 offers several advantages:

1. Easing Rates = More Buyers
   As mortgage rates stabilize and gradually trend lower, more buyers can qualify – especially move-up buyers and relocations looking for coastal North Carolina. (Bankrate)
   
   
2. Strong Lifestyle Demand
   Coastal and near-coastal areas remain highly desirable nationally. Buyers continue to prioritize outdoor space, flexible work-from-home options, and small-town communities with access to bigger-city amenities – exactly what Pender County provides.
   
   
3. New Construction Sets a Price Bar
   With many new-builds priced in the mid-$400s and above, well-kept resale homes in established neighborhoods can look especially attractive on a price-per-square-foot basis. (New Homesource)
   
   
4. Rising Rental Demand
   Median rents around $2,300 county-wide show strong tenant demand, making Pender County appealing to investors as well. That can add an extra pool of qualified buyers for your property. (Realtor)
   
   

How Jennifer Blake, Your Local REALTOR®, Can Help

The 2026 market isn’t “one size fits all.” Burgaw behaves differently than Topsail Beach. Rocky Point and Hampstead each have their own micro-markets, school zones, and neighborhood dynamics.

As Jennifer Blake, your local REALTOR® in Pender County, NC, I:

• Track current list-to-sale price trends, days on market, and competition in your specific area and price point.
  
  
• Help buyers compare new construction vs. resale, factoring in taxes, HOA dues, insurance, and commute patterns.
  
  
• Create custom marketing plans for sellers, including professional photos, online exposure, and clear pricing strategies to attract serious buyers quickly.
  
  
• Guide you through inspections, appraisals, and negotiations so you can move with confidence – whether you’re upsizing, downsizing, investing, or relocating.
  
  

Thinking About Buying or Selling in 2026?

Whether you’re dreaming of a beach house in Topsail, a starter home in Burgaw, a new-construction community in Rocky Point, or a family home in Hampstead, this year offers real opportunities for both buyers and sellers.

Ready to talk about your next move in Pender County?

Reach out to Jennifer Blake, Your local REALTOR®, for a personalized market update and strategy session tailored to your goals in Burgaw, Rocky Point, Hampstead, Topsail Beach, and beyond.