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Hampstead, NC · Pender County · Active Adult · Topsail Beach Proximity

Wyndwater

Active adult community in Hampstead with the closest proximity to Topsail Beach of any Wilmington-area 55+ community — 10 minutes to the island. Pender County tax rate at ~0.55%.

~$145/moHOA / Month
$375K–$575KPrice Range
~0.55%Pender Co. Tax
OverviewTrue CostWilmington Hub

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Amenities

Clubhouse with pool
Fitness center
Pickleball and tennis
Walking trails
Lawn care included
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True Monthly Cost

All-in monthly cost — $450K Wyndwater home

HOA fee~$145/mo
Pender Co. property tax (~0.55%)~$206/mo
Homeowners insurance (coastal NC)~$200–$420/mo
Utilities~$150–$200/mo
Total monthly carrying cost (excl. mortgage)~$701–$971/mo
Pender County Tax + NC 65+ Homestead ExclusionPender County effective rate ~~0.55%. NC residents 65+ meeting income limits can file Form AV-9 to reduce taxable value — saves $300–$800/year. File annually with Pender County Tax Administration.
Coastal NC Insurance — budget $200–$420/monthWind/hail coverage in Brunswick and New Hanover counties runs 2–4x inland NC rates. Factor it before comparing Wilmington against Charlotte or Raleigh-Durham communities.

Questions About Wyndwater?

We can run your Pender County tax estimate and coastal insurance reality check.

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Free Consultation · Vetted Agents · No Obligation

Ready to take the next step on
the right 55+ community?

Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.

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Personally vetted by the Nova55Living founderNo scripts. No pressure.Always free