Wilmington / Coastal NC — Market 17

The Honest Guide to 55+ Living
in Wilmington & Coastal NC

All 26 active adult communities across New Hanover, Brunswick, Pender, and Duplin counties. Brunswick vs New Hanover County tax comparison, coastal NC insurance reality (\$200–\$420/month — the cost inland buyers miss), NC 65+ homestead exclusion, and true all-in monthly costs.

All 26 Wilmington-Area 55+ Communities

Coastal NC insurance — the number that shocks buyers from inland marketsHomeowners insurance in Brunswick and New Hanover counties runs \$2,400–\$5,000+/year. That’s \$200–\$420/month added to your carrying cost — 2–4x what you’d pay in Charlotte, Raleigh, or most other retirement markets. Factor it into every community comparison before you tour.
Brunswick County vs New Hanover County — the tax differenceBrunswick County effective rate (~0.50%) is meaningfully lower than New Hanover County (~0.60%). On a \$500K home that’s ~\$208/mo vs ~\$250/mo — a \$42/month gap (\$504/year). Over 20 years: ~\$10,080. Most Wilmington communities are in Brunswick County. The New Hanover communities (Riverlights, Village at Mott’s Landing) get the Wilmington city address and NHRMC hospital proximity as the offset.
Del Webb / PulteGroup

Del Webb at RiverlightsNHC

Wilmington · 500+ homes · Resale Only · Cape Fear River
\$400K–\$700K~\$250/mo HOA · ~0.60% tax
OverviewAmenitiesCosts

Del Webb at Mallory CreekBrunswick

Leland · ~800 homes · New Construction · Lower Tax
\$350K–\$600K~\$240/mo HOA · ~0.50% tax
OverviewAmenitiesCosts
Large Master-Planned Communities

St. James PlantationBrunswick

Southport · ~5,000 homes · 4 Golf Courses · Marina · Beach Club
\$350K–\$1.5M+~\$165/mo HOA · ~0.50% tax
OverviewAmenitiesCosts

Brunswick ForestBrunswick

Leland · ~4,500 homes · Golf · Town Center · 100+ mi Paths
\$350K–\$700K~\$155/mo HOA · ~0.50% tax
OverviewAmenitiesCosts

Compass PointeBrunswick

Leland · ~1,200 homes · Gated · Golf · Resort Pools
\$350K–\$650K~\$200/mo HOA · ~0.50% tax
OverviewAmenitiesCosts

LandfallNHC

Wilmington · Luxury · Jack Nicklaus Golf · Gated
\$600K–\$3M+~\$280/mo HOA · ~0.60% tax
OverviewCosts
New Hanover County — Wilmington City Address

Village at Mott’s LandingNHC

Wilmington · ~500 homes · 55+ Deed-Restricted · Gated
\$350K–\$575K~\$220/mo HOA · ~0.60% tax
OverviewAmenitiesCosts

Porters Neck PlantationNHC

Wilmington · Golf · Intracoastal Access
\$500K–\$700K~\$180/mo HOA · ~0.60% tax
OverviewCosts

Barclay CommonsNHC

Wilmington · 55+ · Midtown · Value Tier
\$350K–\$550K~\$200/mo HOA · ~0.60% tax
OverviewCosts

Autumn HallNHC

Wilmington · ICW Proximity · 15 min to Wrightsville
\$400K–\$700K~\$175/mo HOA · ~0.60% tax
OverviewCosts
Brunswick County — Leland Corridor (20 min to Wilmington)

Longlea at Compass PointeBrunswick

Leland · 55+ Section · Compass Pointe Amenities
\$350K–\$575K~\$200/mo HOA · ~0.50% tax
OverviewCosts

Cape Fear National at BFBrunswick

Leland · Golf Course Homesites · Premium Tier
\$400K–\$800K~\$155/mo HOA · ~0.50% tax
OverviewCosts

Magnolia GreensBrunswick

Leland · 27-hole Golf · Established
\$300K–\$550K~\$155/mo HOA · ~0.50% tax
OverviewCosts

Waterford of the CarolinasBrunswick

Leland · Pond Views · Established
\$300K–\$525K~\$145/mo HOA · ~0.50% tax
OverviewCosts

Silver Creek PlantationBrunswick

Leland · Value Tier · Lower Entry
\$275K–\$500K~\$140/mo HOA · ~0.50% tax
OverviewCosts

The Bluffs on the Cape FearBrunswick

Leland/Rocky Point · Riverfront · Private Beach
\$350K–\$650K~\$155/mo HOA · ~0.50% tax
OverviewCosts

Grayson ParkBrunswick

Leland · Golf · Value
\$325K–\$525K~\$150/mo HOA · ~0.50% tax
OverviewCosts
Brunswick County — Southport & South Coast Corridor

Winding River PlantationBrunswick

Bolivia · Golf · River Access
\$325K–\$600K~\$160/mo HOA · ~0.50% tax
OverviewCosts

Ocean Ridge PlantationBrunswick

Sunset Beach · 4 Golf Courses · Beach Club
\$300K–\$600K~\$165/mo HOA · ~0.50% tax
OverviewCosts

Sea Trail PlantationBrunswick

Sunset Beach · Golf · Affordable
\$275K–\$550K~\$150/mo HOA · ~0.50% tax
OverviewCosts

Ocean Isle Beach 55+Brunswick

Ocean Isle Beach · Beachfront Corridor
\$375K–\$750K~\$175/mo HOA · ~0.50% tax
OverviewCosts

Sunset Beach 55+Brunswick

Sunset Beach · Quiet Beach Town
\$300K–\$550K~\$145/mo HOA · ~0.50% tax
OverviewCosts

Holden Beach 55+Brunswick

Holden Beach · Family Beach Character
\$350K–\$650K~\$160/mo HOA · ~0.50% tax
OverviewCosts

Carolina ShoresBrunswick

Calabash · Near Myrtle Beach · Lowest Prices
\$275K–\$475K~\$130/mo HOA · ~0.50% tax
OverviewCosts
Pender County · Duplin County — Northern & Inland Corridors

WyndwaterPender

Hampstead · 10 min to Topsail Beach
\$375K–\$575K~\$145/mo HOA · ~0.55% tax
OverviewCosts

River LandingDuplin

Wallace · 36-hole Golf · Inland · Lower Prices
\$300K–\$575K~\$175/mo HOA · ~0.55% tax
OverviewCosts

County Tax Comparison

Brunswick County (~0.50%) — Most Communities

\$500K home, monthly tax~\$208/mo
vs New Hanover on same home-\$42/mo savings
20-year advantage~\$10,080

New Hanover County (~0.60%)

\$500K home, monthly tax~\$250/mo
What you get for the premiumWilmington address, NHRMC hospitals, shorter beach drive

Pender County (~0.55%)

\$450K home, monthly tax~\$206/mo
Key advantageTopsail Beach proximity — 10 min from Hampstead

Research Pages for Serious Buyers

Brunswick County Tax GuideHomestead exclusion, AV-9 filing, effective rates by communityCoastal NC Insurance Reality\$200–\$420/month — what wind/hail coverage actually costsRiverlights vs Mallory CreekResale established vs new construction — the honest comparisonBrunswick Forest vs St. JamesTwo large master plans — which fits which buyerTriangle vs Wilmington 55+Coastal premium vs inland value — insurance math includedHilton Head vs WilmingtonSC coast vs NC coast — tax, insurance, and community comparison

Questions About the Wilmington Market?

We can run your county tax comparison, coastal insurance reality check, and true all-in monthly cost before you schedule any Wilmington tours.

Talk to a Specialist