If you are choosing between Landfall and Wrightsville Beach, the better investment comes down to your strategy, risk tolerance, and how hands-on you want to be. Both sit in the same metro, but they behave like different asset classes. Let’s compare how income, costs, risk, and exit options stack up so you can pick the right fit for your portfolio.
Landfall vs Wrightsville Beach Snapshot
Landfall is a gated, amenity-rich community on the mainland with golf, lakes, and planned neighborhoods. It tends to favor owner-occupants and longer leases. Community leasing rules and steady demand often translate to more predictable appreciation and simpler operations, but weaker short-term rental economics due to covenant limits and lifestyle expectations per the Landfall lease framework.
Wrightsville Beach is a small barrier island across the Intracoastal Waterway. It draws strong vacation demand with premium rates in peak season, limited inventory, and a high-end guest base. That mix can create compelling short-term rental revenue but also brings higher entry prices, elevated wind and flood insurance costs, and more volatility tied to seasonality and storm risk see the town’s flood readiness resources.
Choose Your Rental Strategy
Short-term rentals: demand drivers
- Who books and why: On Wrightsville Beach, most guests are families and small groups seeking beach proximity, views, and walkability. Properties near the ocean, with updated design and outdoor spaces, command higher nightly rates. STR datasets show meaningful seasonality, with summer capturing a large share of bookings and rates as summarized by third-party trackers.
- What moves the needle: Ocean views, direct beach access, modern kitchens and baths, ample parking, outdoor showers, gear storage, and pro photography all lift average daily rate and occupancy. Fast response times and strong cleaning standards protect reviews and repeat stays.
In Landfall, whole-home STRs are often constrained by community rules, and many sections require longer minimum terms. That points investors toward long-term or mid-term furnished stays, such as relocation, insurance, or corporate tenants per Landfall’s lease addendum and covenants.
Long-term leases: stability factors
- Predictability: In Landfall, longer leases reduce turnover and cleaning costs, smooth cash flow, and align with neighborhood expectations. Screening, well-timed renewals, and minor upgrades drive retention.
- Who rents: Professionals between moves, local executives, and households building or remodeling. This segment values gated security, amenities, and school or commute access.
On the island, long-term leases exist but compete with the opportunity cost of peak-season STR rates. Seasonality and landlord-tenant rules also matter for annual lease decisions.
Hybrid use: personal plus income
- Trade-offs: Using the property yourself during peak weeks will cut STR revenue. Many Wrightsville Beach owners block a few prime weeks for personal use and price shoulder seasons aggressively to offset the gap. Dynamic pricing, minimum-stay rules, and early owner scheduling help protect returns.
- In Landfall, hybrid use often looks like furnished 3 to 6 month stays for relocations, then personal use, which keeps turnover manageable and respects community standards.
Revenue, Occupancy, Seasonality
Who your renters will be
- Wrightsville Beach: beach vacationers, wedding groups, and seasonal travelers with high expectations for design and cleanliness. Pet-friendly options and family-ready amenities can widen the audience.
- Landfall: relocation clients, executives, and families seeking a quiet, amenitized setting. Longer stays mean fewer turnovers but a stronger focus on maintenance and responsiveness.
Booking windows and stay length
- Wrightsville Beach: summer weeks often book months in advance, with shorter lead times in shoulder seasons. Minimum-stay rules vary by owner, but 3 to 7 nights are common. Events and school calendars shape demand.
- Landfall: 12-month leases and 3 to 6 month corporate or insurance placements are typical. Lead times depend on employer moves and school cycles.
Pricing levers and upsells
- Nightly and monthly rates: On the island, view, walkability, and renovation level heavily influence ADR and occupancy consistent with STR market patterns. In Landfall, garage space, home office setups, and access to club amenities can lift monthly rents, though club membership is separate and optional.
- Upsells: Beach gear packages, early check-ins, and pet fees can add material revenue in Wrightsville Beach. In Landfall, lawn care, cleaning, and utility bundles simplify longer leases.
Costs, Risk, and Regulations
Carrying costs and dues
- Property taxes: New Hanover County adopted a property tax rate of 30.6 cents per 100 of assessed value for FY25 to FY26. Island properties also pay the municipal rate, so confirm the combined millage when modeling cash flow per New Hanover County.
- Community dues: Landfall owners typically pay annual HOA or COA dues. Club membership is separate and not required, but initiation and dues are significant if you choose to join. In Wrightsville Beach, many single-family homes have no HOA but face higher exterior and storm-related upkeep.
Insurance, flood, maintenance
- Wrightsville Beach: Expect higher wind and flood premiums due to barrier-island exposure. Budget for stronger exterior materials, corrosion prevention, and storm reserves. Local reporting notes that coastal premiums can be thousands per year and are trending higher in some coastal zones see regional insurance cost discussions and private market guidance on coastal wind coverage. The town provides flood readiness guidance and encourages owners to review maps and elevation data town resources.
- Landfall: Many parcels sit inland of the beach with lower flood designations, though risk varies by lot. Always pull the FEMA FIRM panel and get quotes for the specific address before closing FEMA map search.
Management and turnover costs
- Wrightsville Beach: Professional STR management typically runs a percentage of gross rent plus cleaning and linen turnover. Each turnover adds cost but also generates review opportunities. Smart locks, noise monitoring, and clear house rules protect revenue and the property.
- Landfall: Long-term leasing reduces cleaning and turnover expenses but requires attentive maintenance. Residents expect quick response times and well-kept landscaping. Many owners hire a property manager for tenant screening and compliance.
Permits, rules, and compliance
- Wrightsville Beach: STRs have been allowed and periodically discussed by local officials. Operators must register for and remit room occupancy taxes at the county level and follow town rules. Always confirm the current permitting and zoning requirements before you purchase because local policy can change county occupancy tax overview and town planning and inspections. News coverage has documented ongoing discussions on STR policy local reporting.
- Landfall: The HOA requires leases to comply with community documents, and owners must provide executed leases to the association. Some sections impose minimum lease terms, which limits STR operations and favors long-term leasing Landfall lease addendum.
Buy, Finance, and Exit Plans
Entry price and property types
- Wrightsville Beach: Small-lot single-family homes and duplex-style or condo units, often near or on the ocean. Inventory is thin, and one-off luxury sales can sway medians. STR revenue potential is strong but must be weighed against high entry price and operating costs.
- Landfall: Larger lots and custom homes inside a gated community with controlled access. Entry price is still high, but comps are more consistent because the neighborhood is bigger and less seasonal.
Lending, DSCR, and reserves
- Financing: For STR-driven purchases, lenders and DSCR programs will focus on projected rent and your reserves. Conservative underwriting is common in coastal markets. Plan for higher deductibles on wind policies and require a robust reserve for storm events.
- Insurance and flood: Many lenders will request an elevation certificate and binders before closing. In all cases, model a higher reserve line item for coastal assets and validate flood zone status early FEMA FIRM lookup.
Resale timelines and liquidity
- Wrightsville Beach: With limited inventory and high prices, time to sell can vary by segment. Market stats can swing because the sample size is small. Patience and premium marketing help with exit timing.
- Landfall: A larger buyer pool for gated, amenitized living often makes valuation more consistent. Leasing restrictions may narrow the pure-investor pool, but lifestyle buyers remain active.
Investor Profiles and Fit
Cash-flow first approach
Lifestyle plus rental approach
- Likely fit: Landfall supports personal use with longer leases in between, delivering steady occupancy and lower operational burden. The community’s standards support curb appeal and resale, though HOA and optional club costs reduce net yield lease and compliance framework.
Remote owner considerations
- Wrightsville Beach: Strong systems are essential. Use pro management, smart home tech, and clear guest rules. Budget extra for rapid maintenance after storms and for guest support.
- Landfall: Remote owners benefit from local property managers who handle maintenance, compliance, and renewals. Fewer turnovers reduce surprises.
1031 and tax planning notes
- Timeline: Map your identification and exchange deadlines around local seasonality and inventory. Coordinate with your CPA on depreciation schedules, personal use limits, and the impact of converting a personal property to a rental or vice versa.
Move Forward With Local Guidance
Side-by-side property comparisons, conservative revenue modeling, and real insurance quotes make the difference between a good coastal buy and a great one. If you want a tailored breakdown of projected returns, compliance steps, and exit options for Landfall or Wrightsville Beach, start a conversation with Stephanie Bolleyer. We will model STR and long-term scenarios, connect you with local managers and insurers, and guide your offer and due diligence so you can invest with confidence.
FAQs
Are short-term rentals allowed in Wrightsville Beach?
Does Landfall allow short-term rentals?
- Landfall’s lease framework requires compliance with covenants, and some sections set minimum lease terms, which limits STRs and favors long-term leases Landfall lease addendum.
How seasonal is revenue on the island?
- Very seasonal. Summer captures a large share of bookings and rate strength. Use conservative revenue modeling and plan reserves for off-season months market seasonality context.
What insurance costs should I plan for?
- Expect higher wind and flood premiums on the barrier island. Get quotes early and confirm flood zone and elevation. Mainland parcels can be lower risk, but verify per address FEMA map search and regional insurance trends.
What taxes apply to STRs?
- Short-term stays are subject to local room occupancy taxes. Register and remit per county guidance and follow town requirements room occupancy tax information.
What is the county property tax rate?
- New Hanover County’s adopted rate for FY25 to FY26 is 30.6 cents per 100 of assessed value. Island properties also pay the town rate. Confirm current rates before closing county update.
How can I stress-test projected returns?
- Use conservative ADR and occupancy, include full management and cleaning, add reserves for storm events, and run a sensitivity table. Example STR calculators show how high purchase prices can compress cap rates even with strong summer revenue illustrative model output.
