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St. James Plantation — True Monthly Cost

HOA + Brunswick County tax + coastal NC insurance. The real number including what inland-market buyers miss.

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All-In Monthly Cost

All-in monthly cost — $525K St. James Plantation home

HOA fee~$165/mo
Brunswick Co. property tax (~0.50%)~$219/mo
Homeowners insurance (coastal NC)~$200–$420/mo
Utilities (mild NC coast)~$150–$200/mo
Total monthly carrying cost (excl. mortgage)~$734–$1004/mo
Brunswick County Property Tax — NC 65+ Homestead ExclusionBrunswick County effective tax rate is approximately ~0.50%. NC residents 65+ with income under the threshold can file Form AV-9 with Brunswick County Tax Administration to reduce taxable assessed value. The exclusion saves $300–$800/year for qualifying buyers. File annually — it does not renew automatically.
NC Coastal Insurance — the cost that shocks buyers from inland marketsHomeowners insurance in coastal Brunswick and New Hanover counties runs $2,400–$5,000+/year depending on distance from the water, home value, and wind/hail coverage. This is 2–4x higher than NC inland markets like Charlotte or Raleigh-Durham. Factor it as $200–$420/month when calculating all-in carrying cost. Buyers from Florida will recognize this pattern; buyers from the Midwest or Northeast often don’t.
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