Buying a Beach Home? There’s Something Here for Everyone.

With prices coming down, great interest rates and the income on vacation rental homes going up, many people are thinking this might be the year to purchase an Outer Banks property. Spring is a good time to purchase because it gives the new owner an opportunity to immediately collect rental income and possibly get a chance to enjoy the property before the busy summer season. From oceanfront to soundfront and everything in between, the variety of properties available here can be overwhelming. This article will help buyers narrow down their search by describing features of each area. Also, there are some tips at the end of the article that should further help save time during the home buying process.

Rarely does purchasing a home at the beach result in an instant financial windfall. In fact under almost all market conditions, it will cost a buyer a significant amount the first few years to own the property. Over the last 20 years there have only been a few periods of time when buyers could quickly make money on their beach home. Investing in the Outer Banks should be seen as a long-term lifestyle and monetary investment. Purchasing a home here should be considered an opportunity to make memories with family and friends and, perhaps one day, to provide a great financial return on the investment.

Rental income often plays a key role in the purchasing decision. Consequently local Realtors closely monitor the income on vacation rental homes. Like many local Realtors, Mike Ross, a broker with Southern Shores Realty, likes to look at the ratio between asking price and annual gross rental income for his clients. The gross rental income usually runs between three and six percent of the purchase price for properties on the oceanside of the main road. Of course the higher this percentage the more affordable the cottage becomes.

Below are a few different categories of property available here and some of the pluses and minuses of each area.

Oceanfront:
There is nothing like going to sleep listening to the waves wash up against this barrier island or watching the sun rise over the Atlantic promising another day full of joy and fun. The beach and the ocean are why most people visit or live here, and every square foot of oceanfront is precious. Somewhere around the beginning of the 20th century the first home was built along the oceanfront in Nags Head. People thought the ones who chose to build there were crazy because they would be exposed to winter’s strong northeast winds and blowing sand. Little did these nay sayers know that the draw of the ocean would make enduring the harsh elements well worth the cost in the years to come.

Oceanfront property is generally more expensive than anywhere else on the beach. Prices here range from around $300,000 for a small older condo to multi-million dollar mansions with guest quarters. Besides the proximity to the beach and the views, oceanfront properties also provide the highest and most consistent rental incomes. Oceanfront homes book faster than properties off the ocean. Oceanfront properties also tend to appreciate faster than other properties. Linda Harper, a broker with Resort Realty, stated, “From my experience during 21 years of selling real estate on the Outer Banks, waterfront property has always appreciated at a higher rate than interior property. It is simply a function of supply and demand, and there is less waterfront property.”

Oceanfront properties also require a higher level of maintenance. For example, heat pumps on oceanfront homes are exposed to blowing sand and moist, salty air. Gray Berryman, a broker with Carolina Designs Realty, stated that, “The heat pump on an oceanfront house may only last five years, while you might get seven to 10 years on an oceanside property.” The strong winds that buffet oceanfront homes can also create additional maintenance issues. Windows, doors and shingles tend to have a shorter lifespan closer to the ocean. Regardless of these additional costs, owning an oceanfront property has its rewards with the fantastic views, the short distance to the ocean and the tremendous rental income potential.

Oceanside of The Bypass:
Throughout the Outer Banks there is one main thoroughfare, locally known as The Bypass and officially as U.S. Highway 158, that carries the majority of traffic up and down the Outer Banks from Kitty Hawk to Nags Head. North and south of these two towns, the main thoroughfare becomes the two-lane N.C. Highway 12 (Additionally, there is the two-lane Beach Road that runs parallel to The Bypass in the Kitty Hawk to Nags Head areas, but for delineation purposes in this article, we use The Bypass as our reference point). The Bypass can be difficult and dangerous to cross during the busy summer season unless crossing at a stoplight. Most vacationers prefer renting on the east side of this road for convenience. Homes here are still in the beach zone and make great vacation rental properties. Quite a few homes in this oceanside area have good views of the ocean, and getting to the beach may take only a minute or two. Prices in this area vary from a modest monthly mortgage payment to homes costing much more than a million dollars. Future oceanfront owners typically start with a home in this area and eventually move up to oceanfront. Many of these buyers are able to move up in less than 10 years as they build up enough equity in this oceanside property for a down payment on an oceanfront home. Often these buyers will be surprised to find that their carrying costs are not much more than their existing property due to the increased rental income an oceanfront home generates.

Everything from doors to heat pumps will last a little longer in this oceanside area because the elements do not beat on houses as much. Typically this area also has a little bit more of a neighborhood feel. Most of the time the lots are smaller and the focus of each house is not always on the ocean. During holiday weekends, out of town owners enjoy meeting their neighbors. They will take time to discuss the new house going up around the corner, the fishing or share information about a good handyman.

Buyers who have a view of the ocean on their list of “must haves” can usually find a home with this view in their price range. Some oceanside areas have high elevations and can overlook the houses in front of them. Other areas have large spaces between the houses and allow for views between them.

In year’s past buyers would purchase homes in this area and rent them out for years with the intent of retiring in the property. Usually this works great for the owners until they decide to retire. At that time they soon discover that owning a home in the middle of a vacation rental area may be a little too busy for them in the summer time. Vacationers may be frequently coming and going and enjoying themselves at different hours than the retiree is used to. Furthermore, a typical vacation rental home may not be suited for year round living. Carrying groceries to the third floor and living with smaller closets might be better left for vacation renters.

All this said, the oceanside area is perfect for most people buying their first vacation rental home. It gives them the feel of the beach without all the cost and also provides the opportunity for significant rental income.

Soundside of The Bypass:
This area is where the majority of the beach locals choose to live. Prices in this area start at less than $150,000 for a modest flat-top home or one-bedroom condo and can range to three-quarters of a million dollars for a large, new home with views. It tends to be quieter during the summer months in this area. During the winter months, cars and homes are more protected from storms. When the nor’easters come in the winter, it is hard to keep car windows clean on the oceanside due to the salt spray. People who make a permanent move here look for familiar surroundings. Having trees and neighbors makes living at the beach feel a little more like home. There are still quite a few soundside neighborhoods where local kids can go outside and play and not worry about traffic or crime. Locals get used to driving to the beach from their soundside homes, and most areas of the beach have fantastic public parking areas. It does not take long to get packing down to a science for a successful day at the beach.

There is a large, vegetated dune that runs the length of the island in most places. Locals tend to move to the top of this dune for the views or to the soundside of this dune to get out of the wind. In the winter a tempest might be raging along the beach but on the soundside of this dune you wouldn’t know it.

Buyers thinking about purchasing a second home at the beach that they do not want to put into a rental program may consider this area as well. Prices are more affordable and neighbors in these areas look out for each other. Having a friendly relationship with the year round resident next door can give an out of town owner an additional peace of mind. Depending upon a buyer’s tax situation, purchasing a second home in this area can make more financial sense than purchasing a vacation rental home that generates considerable rental income. The mortgage interest deduction on a second home is similar to what is allowed on a primary residence. Within seven to 10 years of their purchase, these buyers oftentimes move up to oceanside property.

There are a few golf courses on the soundside as well. Besides canalfront properties, properties fronting a golf course can produce some weekly rental income to help offset expenses. These homes generally have better views and sometimes additional community amenities. At every golf course there’s a group of regular golfers. Second homeowners can easily “get in the game” when they are here.

Soundfront:
History shows that first vacationers to the Outer Banks preferred the sound side of the island to the ocean side. Residents of the towns near the Albemarle Sound like Elizabeth City, Hertford and Edenton came to the Outer Banks by boat and stayed in the hotel located over the water just south of Jockey’s Ridge. The same appeal that the sounds here offered 100 years ago makes soundfront properties today more expensive than soundside ones. Prices run from around $250,000 for a soundfront condo to well more than two million for a soundfront palace.

It does not get much better than being on the sound in the summer. Prevailing winds almost always come off the sound and keep the temperature at a comfortable level. Listening to the waves lap up against the shore has an almost hypnotic appeal. But, the best aspect of soundfront living is the sunsets. There are many places along the beach where the sun sets over the water. The famous Key West sunsets have nothing on ours! There is something magical about enjoying the company of good friends and family while watching the sunset on the Outer banks.

Sometimes the ocean gets too rough for swimming. The sound is a perfect spot in the summer for those days. Also, sound water is much warmer most of the year. There are not many soundfront properties that offer protected dock space. However, many soundfront owners store their boats all summer on lifts at the end of their pier. Soundfront owners also enjoy great crabbing and fishing off the end of their piers.

Great soundfront living does not end in September. In the winter the cold prevailing winds are out of the north and east. When these biting cold winds are blowing off the ocean, the warmest place to be is along the sound. There are many days throughout the winter on the sound when a coat is not required to stay warm.

Rental income on soundfront property can be good in most beach locations. The spring and fall seasons are the peak times of year for kiteboarders and windsurfers. These watersport enthusiasts prefer to be as close to the sound as possible. Also, many vacationers prefer the sound over the ocean.

The affordability of beach property is as good as it has been for years. Prices have come down in every beach market segment. Linda Harper, a Resort Realty broker, recently stated, “Because of market conditions over the past two years, there are some fantastic bargains available to astute buyers; smart investors always move against the tide while others are fleeing the market.” Vacation rental income is up as well due to the increase in visitors and the limited supply of vacation rental homes. Also, interest rates are excellent. As of this writing a 30-year loan was hovering around six percent. If you thought about purchasing property in the past five years and just could not find the right property, it may be time to look again. You will be surprised at how far your dollars will now go.

In choosing a location for a beach home buyers should determine their specific use. Buying a vacation rental property or second home is a little like purchasing a car or a boat. There are compromises a buyer must make regardless of the property. Each person should consider what factors are most important to him or her. For example, how important is a view? How important is beach access or access to goods and services. Fishermen may want to be closer to Oregon Inlet or Hatteras, and windsurfers may want to be closer to the Croatan Sound or Canadian Hole. The best rental home may not be the best second home or primary residence. Take time to write down those factors that you must have as well as those that you cannot live with and share this information with your Realtor. This will save you a tremendous amount of time in your property search.

Smooth Move ––– Relocating to the Outer Banks

by Lisa Loy

The decision to make a life on the Outer Banks is influenced by a series of factors. For the majority of us, the call of the sea, typically after a few vacations here, becomes overpowering. We don't want to leave. We start to wonder what it might be like to own a home here and how much it might cost, and so we generally begin to convert the idea into a possibility by picking up a real estate sales publication such as the one you are holding in your hands. We thought you might also like to gain a sense of our people, our attitudes on growth and education, our physical and financial health and the level of commitment to community. But before we dive in to our many fine qualities, we should begin with our most compelling feature, the number one reason people make "the natural choice" and move to the Outer Banks.

"We live in a wonderful and dynamic environment. Proximity to beautiful ocean beaches and secluded, braided streams coursing their way through vast wetlands are but a few of the diverse environments that can be found in our area," George Wood of Environmental Professionals in Kill Devil Hills said of the Outer Banks. "Large tracts of land thanks to the existence of the Cape Hatteras National Seashore, Jockey's Ridge State Park, the Alligator National Wildlife Refuge, the Pea Island National Refuge, the Nature Conservancy's Nags Head Woods, the North Carolina Estuarine Sanctuaries and other areas are conserved or protected.

"There is always a place to get out and see bald eagles, pilliated woodpeckers, black bear, deer, shore birds and the occasional alligator or red wolf, among the host of other exotic and common animals," he continued. "This is, in part, because so many large tracts have been conserved to accommodate the wide-ranging habitats required by many of these animals. We are also on major migratory pathways for many species from ducks, geese, swan and butterflies. The opportunities change every season if not every day to see new and wonderful inhabitants of our environment.

"We exist in the transition zone between south and north Atlantic ecosystems so our plant life is equally varied. Hatteras Island can host palmetto palm while Currituck Outer Banks can support the rare sea beach amaranth. The transition in our oceans also provides richness. We are located where the Gulf Stream and the Labrador Currents collide fighting for dominance of our water temperatures, resulting in rich food sources for the better known sport species of our oceans, including marlin, sail fish, tuna and rock fish, and our sounds are home to redfish, speckled trout, flounder and many more.

"If you happen to be a geologist, you could revel in the largest active sand dune on the East Coast, in the changing landscape of wind-borne and water-molded sculptures that change hourly. Very clean ocean air makes for a great life but also assists in viewing the incredible vastness of our night skies. Low light pollution and clear cool weather allow for inspection of displays of meteors, stars, planets and space stations.

"Everywhere you look, taste, smell, touch and listen you are treated to the freshness of this area I call home if you are willing to take the time. Enough said," he smiled. "I think I will walk over to the beach and refresh my soul. Come join me."

George Wood's remarks sum up beautifully the great variety of natural features here that draw so many of us to move to this very special place. But he is also well-versed in the science behind the nature with a master’s degree in both biology and marine biology. Before George founded his consulting company, he worked with the North Carolina Division of Coastal Management as the local Coastal Area Management Act officer. CAMA, created in 1974 by the North Carolina General Assembly, affects all 20 coastal counties including ours––Dare County. Development along the ocean and estuarine shores is regulated by CAMA.

Now, while a real estate developer or building contractor might not always fully appreciate the constraints or limitations imposed under CAMA guidelines, people on the Outer Banks are generally thankful that someone knows how to delineate wetlands from buildable ground to preserve animal habitat and determine building setback lines from the waterfront to help ensure a long economic life for our dwellings and businesses.

In the wake of rapid development in this area, especially during the past 25 years, families and individuals who are thinking about moving to Dare County will find that growth here overall has been mindful, and the determination and foresight of so very many people and organizations to preserve not just our natural wonders but also to guide and protect manmade efforts is also apparent. As we have developed and grown as a community, this level of care is evident in almost every aspect of the Outer Banks lifestyle. From education to health and recreation, transportation and cultural arts, you'll find that local and state government is responsive and local residents are actively involved.

Like the braided streams of the marsh, the current in one area, recreation for example, can impact and benefit another, such as education and health. It is this interplay of support that is a hallmark of our tremendous community involvement. The OBX Marathon not only infuses our local economy with off-season visitors, but the proceeds the event generates also benefit the Dare Education Foundation and the Outer Banks Relief Foundation.

"There is so much a person who visits here can't see," Executive Director of the Outer Banks Chamber of Commerce John Bone said. "We have such a giving community -- that's what makes the Outer Banks a better place to live." In addition to the tremendous community involvement to bring about the OBX Marathon, John Bone cited examples such as the annual Outer Banks Hospital gala that last year raised more than $125,000 to benefit the new cancer center and the overwhelming community response to help replace the museum-quality collection of costumes and accessories that The Lost Colony, the much celebrated outdoor theater on Roanoke Island, lost after a fire destroyed most of this priceless collection.

Although summer populations swell beyond 200,000 people, our resident population is just over 30,000. This means we still enjoy a small town atmosphere, and our strong sense of community is apparent during the off-season. It's easy for newcomers to meet locals if they sign up with the YMCA or one of the many programs offered through the Dare County Department of Parks or Recreation. Membership to organizations such as the Dare County Arts Council will result in invitations to a wonderful variety of events and art openings. Of course, the best way to become a part of the community is to roll up your shirtsleeves and become a volunteer at one of the more than 110 non-profit organizations that exist on the Outer Banks. The Dare County Arts Council, the Outer Banks Hotline Crisis Intervention Center, The Wright Brothers National Memorial, Dare County Schools and the Outer Banks Hospital all welcome and appreciate volunteers.

The economy in Dare County is primarily driven by tourism, and historically, even when the real estate industry is slow across the nation, we still enjoy and benefit from our visitors. This is evident in Dare County occupancy receipts that steadily increase each year, from $172,840,144 in the 1999-2000 fiscal year to $288,420,135 in 2005-2006.

Our non-resident population doesn't require year-round services such as schools, yet the money they bring to our area benefits Dare County's efforts to provide a great education to our students. Our county does much to attract fine new teachers, even to the extent of planning affordable housing, and there is a vitality in our schools that is easily sensed just by walking through the halls. For the third straight year, only students in four of the 115 school districts across North Carolina, with SAT participation rates of more than 70 percent, achieved higher average SAT scores in 2006-07 than students in Dare County.

In January of 2006, two new schools, Nags Head Elementary and Manteo Middle, opened on the same day, and in August of the same year, four ribbon-cutting ceremonies were performed to celebrate the major renovations and new construction completed at Kitty Hawk and Manteo Elementary Schools, Manteo High School and the Dare County Alternative School. The new Cape Hatteras Secondary School opened in 2007.

Although private schools are often considered superior than public schools in many cities in America, and there are four very good private schools on the Outer Banks, newcomers with children learn quickly that in Dare County, the public schools deliver a first-rate education. Both First Flight and Manteo high schools were selected to join a group of only 700 schools in the nation as members of the Successful Practices Network, and Hatteras Secondary School was awarded a five-year $300,000 Implementation Grant through the North Carolina New Schools Project, an initiative of the Office of the Governor and the NC Education Cabinet supported by the Gates Foundation.

Like other resort and retirement areas, jobs tend to center around construction, real estate sales and rentals, retail sales, leisure activities and hospitality. There is a high level of entrepreneurship here, and John Bone said that a "Create the Future" group that meets at the Chamber of Commerce is exploring ways to continue attracting people who create their own jobs. He cited existing fiber optic cable as an example of our area's ability to support the intense internet needs of business such as the Outer Banks Hospital, which relies on the internet to do all kinds of diagnostic work. "Real estate companies have really taken advantage of it, just like the hospital."

And in today's world, with more and more employees and employers interacting online, it often matters little where the employee is physically located. Recognizing this, Bone believes that the county is on the right track in matters of technology. "We're well connected."

A better quality of life is more than a topic of conversation here. It's a reality.

Anne Thomas, Director of the Dare County Department of Public Health tells us that the recent Community Health Assessment heralded that Dare County is seen by its citizens to be a good place to raise children and a good place to grow old.

“Dare County has a lower incidence of diabetes, cancer and cardiovascular disease than other counties in North Carolina; we have a low infant mortality rate and appreciate a comprehensive health system for an area of our size. Our county enjoys both a strong social and healthcare network of support, such as the newly proposed alliance with The University of North Carolina at Chapel Hill’s North Carolina Cancer Hospital; we look forward to increased prevention and treatment opportunities.”

Data also shows that from an environmental health perspective, Dare County has been a good steward of water quality. Dare County ranks among the 20 percent of counties in the nation with the cleanest surface waters. Anne Thomas added, “Maybe the most important thing is that Dare County and its leaders recognize good health as a valuable asset to our community and the people who live here.”

The financial strength of Dare County, which encompasses the majority of the Outer Banks, is also a key element in shaping the future of the Outer Banks lifestyle, and it’s looking good. The $1.3 million dollar surplus in the 2006 fiscal year increased the unreserved, undesignated general fund balance to $22.3 million. This fund helps Dare pay for the costs associated with storms or capital improvements, which can also be funded with land transfer tax revenues. Low debt, low unemployment rates and high property tax collection rates from non-resident property owners all demonstrate Dare County’s ability to serve Outer Bankers’ needs.

All of the elements, from the environment to growth, health and education that support a happy and healthy lifestyle, are present on the Outer Banks––all we need is you. Like George Wood says, "Come with me."

Affordable Housing Opportunities Exist

by Lisa Loy

When Steve and Michele Albright moved to the Outer Banks several years ago, the young, educated couple from Michigan, after a one year stint in Bermuda where he was a landscape designer, rented a home here in an older neighborhood called Avalon.

Their goal was to live as economically as possible until they could familiarize themselves with the various communities here and figure out where they wanted to live, then buy a home and raise a family.

Although both of them had good jobs, Steve with the Town of Kill Devil Hills and Michele with the Pasquotank Arts Council, they quickly learned that they’d be lucky to find something they could afford. They had moved here during the height of the buying frenzy––a seller’s market. The first baby came, a beautiful girl, and they were still living in the rented house.

But they didn’t give up. Nor did their Realtor Cheryl White who traveled beyond the Outer Banks to the Currituck mainland and as far as Columbia during their extended search. They continued to monitor available properties in the neighborhoods with year ‘round residents, close to schools (Michele is very focused on education) and water access (Steve is an avid sportsman, and a playground (the little Miss Albright is an avid climber). They waited almost four years before the lull in the market delivered a greater supply of listings, and suddenly, there it was, a tired old beach box in need of a face-lift. It was perfect! And it was on the Outer Banks!

Or rather, it was the location that was perfect; the house however could be fixed.

The site in Colington Harbour is lush with vegetation and located on a quiet street. It has a sound view, is within walking distance to the swimming and racquet club, the play ground and soundside beach, there is a marina for Steve’s boat and First Flight schools are just 5 miles away.

With baby number two on the way, Steve and his “can do” attitude worked on it for several months in the evenings after he left his office for the day, transforming the little house into their home sweet home. They bought new carpet and installed new appliances. They painted. They didn’t quite finish sprucing up before their son arrived, but they were close, and they were smiling.

For the Albrights, timing and tenacity paid off, but more help is now available to buyers in search of affordable housing.

In a groundbreaking move, the Manteo Board of Commissioners responded to the wishes of its people by adopting an Inclusionary Affordable Housing Ordinance. One of the first such provisions in the state, it breaks the trend of high housing costs in a resort area by giving developers incentives to participate such as density bonuses and a waiver of building fees.

Already three new developments––Cedar Bay, The Flats and Salt Meadow Landing, are planned that will dedicate a number of homes and home sites for purchase by eligible Manteo residents based on income and employment. These are not low-income projects, these are diverse new communities sought after by families who just want to live in a great neighborhood.

In the Town of Kill Devil Hills, the Community Development Corporation (CDC) located on Mustian Street near the library, is working to bring affordable housing assistance to the area and a new development in Kill Devil Hills, Nature’s Walk, is already under construction. This new development of 20 homes meets the CDC requirement for affordability with a mix of affordable and market rate homes.

In addition to collaborating on affordable developments here, the CDC is also a HUD Approved Counseling Agency. This means they offer homebuyer education programs and advice on loss mitigation, debt management and prepurchase and postpurchase counseling.

Plans are also underway to develop “teacher housing” on Dare County Board of Education land located near First Flight schools. It’s no secret that affordable housing is a key element in the county’s ability to attract more teachers to the area. According to its executive director, Amy Montgomery, the Dare Education Foundation, which has been raising money for our schools for about five years, is eager to apply for a State Employees’ Credit Union Foundation Grant to fund the project. Talks regarding the 9.5-acre site in Kill Devil Hills include partnering with the CDC for a proposed 55-unit townhouse development with one-bedroom units priced as low as $120,000 and four bedroom units up to $225,000. Some of the units would be available to rent.

This would be a welcome development in a county where the percentage of residents that can afford a median-priced home since the year 2000 dropped from 41 percent, or 6100 year ‘round residents, to only 4 percent, or 547 residents, by the year 2005. Although we can expect a certain reversal of this trend, due to the flood of listed properties by sellers who are now willing to negotiate in this arena of intense competition for sales.

With greater environmental awareness, urban sprawl on a national level is also beginning to experience an about-face. The new preference to live closer to work in smaller homes is considered a proactive way to use less energy and less fuel commuting to work––less being more in terms of the common good. Anthony Flint, a futurist and journalist from the Lincoln Land Institute, cited the need for compact, mixed-use developments recently at a breakfast co-sponsored by the Outer Banks Chamber of Commerce and the CRC.

“Regional land use planning is the way we’ve got to do business and we must approach together the issues of affordable housing, sustainability and economic growth,” he stated.

Flint urged redevelopment through “recycling” land and older buildings and recommended that housing, transportation and the environmental agencies work together to achieve this objective. Certainly the plans for “teacher housing” is a great example of different groups working together for the common good.

But on a personal level, there are other reasons that some Outer Bankers pull up stakes and move to the mainland that have proven to be more than thrifty. Although the general attitude is “people can’t afford to live here anymore,” there are a growing number of beach people attracted to this landlubber’s paradise. The prices are significantly lower of course, but other benefits include privacy with abundant land in wide open places, historic homes in charming towns like Columbia and Belhaven, a world-class equestrian center in Martin County, and abundant hunting, fishing and water sports on the other side of the sound. There’s room to breathe out there for many Outer Bankers who have prospered after working hard for decades; they love their weekend get-aways in the country.

Another twist in the general mindset on affordable housing is, in a word, modular. Modular homes are built in sections in a factory then transported to the home site and assembled. In this industry’s early years, these homes were a no-frills bargain, often with no down payment required, that enabled many first-time homebuyers a chance to realize the American dream.

Manufactured homes have come a long way and today, over 22 million people live in them across America. One of the area’s most well-known and admired contractors, Stan White, owns such a home on Ocracoke Island.

Stan’s award-winning company could build anything he and his family could want, but the builder found that the logistics in getting one of his construction crews down there to raise a stick-built home was cost prohibitive, and he wanted a retreat, not another rental, so economy was a goal. He mostly wanted to go fishing, and soon. He looked into the possibility of a manufactured home for his “fishing camp” and found that the quality of materials used at the factory had improved dramatically and final completion could be accomplished in a matter of weeks.Whether you’re a first-time or budget-minded buyer in need of some guidance, the prospects are improving all the time. Contact a local Realtor or the CDC to help you strategize, locate, and learn about the variety of affordable possibilities. It’s your market, and it’s time to go shopping.