Selling on Figure Eight Island takes more than beautiful photos. Buyers here want privacy, design, and confidence that a coastal home is well built and easy to own. If you bring them a polished story with proof on risk, access, and lifestyle, you can command attention and strong offers. This guide shows you how to prepare, position, and promote a Figure Eight Island listing to reach qualified buyers and reduce friction at every step. Let’s dive in.
Why Figure Eight stands apart
Figure Eight Island is a private barrier island in New Hanover County near Wilmington. You get a secluded coastal setting with quick access to regional amenities, including Wilmington’s dining, healthcare, and travel through ILM. Many homes are in a Property Owners Association with covenants and architectural review. Confirm POA rules early, especially short-term rental policies, exterior changes, docks, and landscaping.
The island’s gated access and security appeal to high-net-worth buyers. It also shapes showing logistics, guest passes, and delivery planning. Set clear expectations in your listing copy so buyers understand privacy and access.
Get your due diligence ready
Luxury buyers move faster when you remove unknowns. Before going live, assemble a complete property packet:
- POA covenants, dues, resale package, and any assessments
- Recent survey, plot plan, and elevation certificate
- Insurance history and current premiums for flood and windstorm
- Maintenance and upgrade records, including roof, HVAC, dock, seawall or dune work
- Permit history for additions or renovations
- Utilities overview, including municipal water/sewer versus septic
- Termite or wood-destroying organism report, if available
Craft the value story
Your message should balance lifestyle and technical assurances. Highlight private beach access, unobstructed views, boating convenience, and quiet streets. Pair that with facts that lower perceived risk, such as elevation above base flood, hurricane-rated windows and doors, reinforced roofs, and recent systems updates.
If you have a private dock or a permitable mooring, feature it prominently. Note any guest suite, carriage house, elevator, or turnkey furnishings included. Buyers also appreciate professionally designed interiors and energy-efficient or green features.
Visuals that sell the coast
Elite visuals make the lifestyle real and help remote buyers shortlist your home. Prioritize:
- Professional photography with wide-angle and detail shots
- Aerial and drone imagery by a licensed FAA Part 107 operator
- Twilight photography and sunrise or sunset video
- 3D virtual tour with floor plans and room measurements
- A short cinematic video that shows boating, sunrise coffee, and effortless entertaining
- A dedicated property microsite with gallery, specs, neighborhood overview, downloadable packet, and contact form
Digital reach to qualified buyers
Target the audiences most likely to buy. Aim campaigns at high-income ZIP codes and interest segments tied to boating, yachting, and luxury travel. Use geo-targeted search and display ads for feeder markets like Raleigh, Charlotte, and northern metros. Layer in retargeting ads and an email series for engaged prospects.
Syndicate broadly, including premium luxury networks if your brokerage provides access. Pair listing distribution with social video ads and short-form reels that highlight the island lifestyle and your home’s standout features.
High-touch showings and events
Plan for privacy and convenience. Offer private, appointment-only tours with clear guest instructions and parking notes. Build in time for weather and tide variability. Consider a VIP preview for vetted buyers and a broker open for top regional agents.
For qualified prospects, arrange concierge-level visits tied to ILM travel schedules. Share a digital showing kit with FAQs, the property packet, and video highlights so decision-makers can review the details with their advisors.
Pricing and timing strategy
Use the local MLS to pull true comps on Figure Eight and nearby waterfront areas. Values change based on lot orientation, views, elevation, hurricane mitigation, and dock capacity. Elevate pricing when you can document elevation above base flood, a newer wind mitigation package, or turnkey finishes. Adjust if there are pending maintenance items, POA rental limits, or unresolved permits.
Launch ahead of peak spring and early summer activity when possible. That said, high-end buyers shop year-round. Create a pre-market teaser, then follow with a full media rollout and consistent ad cadence. Maintain flexibility for private showings around weather events.
Insurance, permits, and coastal realities
Most barrier-island homes sit in FEMA flood zones. Buyers often request the elevation certificate, current insurance policies, and loss runs. Be ready with contacts for the seller’s carriers to help lenders and buyers estimate costs.
Coastal work such as repairs, additions, and dune management may require state and local permits. Seasonal wildlife protections can limit exterior work windows. If the property relies on septic instead of sewer, document age, location, and service records. Transparency reduces delays and builds trust.
What buyers ask most
Get ahead of the most common questions in your listing copy and property packet:
- Annual POA dues and what they cover
- Rental policy, especially short-term stays and registration rules
- Dock details, permits, and boat size limits
- FEMA flood zone and elevation certificate access
- Flood and windstorm premium history and current carriers
- Utility services, including septic versus sewer
- Special maintenance obligations such as seawall or dune work
- How guest and vendor access works through the gate
Our Figure Eight marketing plan
You deserve a plan built for this island. Here is how we position a luxury listing for success:
- Listing prep audit: We review POA rules, permits, and documents, then recommend updates that deliver the best ROI.
- Risk clarity: We package elevation, mitigation features, insurance history, and service records to reduce buyer uncertainty.
- Premium media: We book top photographers, a licensed drone pilot, and produce a cinematic video, 3D tour, and floor plans.
- Property microsite: A branded site with gallery, specs, downloadable packet, and inquiry form.
- Targeted distribution: Paid social to feeder markets, geo-targeted search and display, retargeting, and email drips to engaged prospects. Brokerage luxury channels expand reach to qualified buyers.
- High-touch showings: Appointment-only tours with clear access logistics, VIP previews, and a broker open for top agents.
- Reporting and optimization: Weekly performance updates with ad tuning and strategic next steps.
Next steps
If you are considering a sale on Figure Eight Island, the right message and distribution make all the difference. Let us tailor a plan that protects your time, elevates your home’s story, and reaches the right buyers with confidence. Connect with The Waller Team to get started.
FAQs
How does the Figure Eight Island POA impact a sale?
- The POA sets covenants and review processes that can affect rentals, exterior changes, docks, and landscaping, so gather and share these documents before listing.
What insurance details do Figure Eight buyers want to see?
- Most will ask for the elevation certificate, flood and windstorm policies, and loss history so they can estimate risk and carrying costs early.
Which media matter most for a luxury coastal listing?
- Professional photos, licensed-drone aerials, twilight shots, a cinematic video, and a 3D tour with floor plans help remote buyers vet your home quickly.
When is the best time to list on Figure Eight?
- Spring and early summer attract high activity, but qualified buyers shop year-round, so focus on media quality and targeted distribution rather than a single month.
How do private showings work on a gated island?
- Showings are appointment-only with guest access coordinated in advance, plus clear parking and timing instructions to respect privacy and security.
Do short-term rental rules affect value on Figure Eight?
- Rental allowances or restrictions can influence buyer demand and pricing, so verify the current POA policy and disclose it upfront.
