Listing projections show gross. Buyers need net. Here is the full income model for Oak Island vacation properties so you can evaluate a specific listing on real numbers before going under contract.
Oak Island has one of the most established vacation rental markets on the NC coast. The wide, family-oriented beach, the consistent summer guest base, and the absence of high-rise development that would flood the supply side with short-stay units have kept Oak Island's rental income picture solid through multiple economic cycles. The mistake buyers make is accepting the gross revenue projection from the current management company and treating it as income. It is not. What matters is the net number after every legitimate cost category has been deducted, modeled on actual property history rather than aspirational projections.
| Property Type | Bedrooms | Gross Range (Annual) | Typical Peak Week |
|---|---|---|---|
| West End oceanfront, premium | 6-9 BR | $110,000-$180,000 | $6,500-$12,000/wk |
| West End / mid-island oceanfront | 4-6 BR | $70,000-$115,000 | $4,000-$7,500/wk |
| Second-row, close ocean access | 4-6 BR | $50,000-$80,000 | $3,000-$5,500/wk |
| East End oceanfront | 4-6 BR | $50,000-$75,000 | $2,800-$5,000/wk |
| ICW / canal-front | 3-5 BR | $35,000-$60,000 | $2,200-$4,000/wk |
| Interior, private pool | 4-6 BR | $28,000-$50,000 | $1,800-$3,500/wk |
Directional ranges based on Brunswick County coastal market patterns. Actual performance varies significantly by property condition, amenities, management quality, and booking environment. As of June 2026.
Request three full years of verified rent rolls on the specific property -- not comparables, not projections. What the market has actually paid for that address over three rental seasons is the only number worth building a model on.
Oak Island's second-row positions deserve specific attention because the math often surprises buyers who default to oceanfront as the only serious rental investment. A second-row home one lot off the oceanfront on the mid-island or West End typically produces gross revenues that are 20-30% below comparable oceanfront at similar bedroom count. But the purchase price is often 25-40% lower, and the combined wind and flood insurance cost is meaningfully reduced without oceanfront Zone VE exposure. In many segments the net yield on a well-positioned second-row property exceeds oceanfront net yield on a per-dollar-invested basis.
Buyers who dismiss second-row out of a preference for saying they own "oceanfront" are making a lifestyle decision, not a financial one. Both choices are legitimate. They should just be made with full information rather than the assumption that oceanfront always wins the investment comparison.
Brunswick County vacation management companies charge 25-30% of gross rental revenue. On a property grossing $90,000, that is $22,500-$27,000 off the top annually. Self-management through direct booking platforms reduces fees to 10-15% but requires genuine owner involvement that should be valued honestly in the model. Absentee owners who self-manage at 12% and then discover the operational load mid-season often switch back to full management at a cost to income.
Weekly turnover cleaning on a 4-6BR Oak Island vacation home runs $275-$550 per clean depending on size. A fully booked summer calendar from Memorial Day through Labor Day generates 14-16 weekly turnovers. Linens, hot tub service, and pool maintenance add $1,500-$3,000 per season on properties with those amenities.
Brunswick County's combined rate with the Town of Oak Island overlay runs approximately $0.485 per $100 of assessed value. On a $900K property, annual taxes run approximately $4,365. Full tax comparison against New Hanover County alternatives in the cost of ownership guide.
Combined wind and flood insurance is the most variable and most material line item in Oak Island's carrying cost model. Oceanfront Zone VE and AE properties carry both policies; interior and elevated Zone X properties carry only wind coverage. Annual combined wind and flood insurance runs $8,000-$14,000 for oceanfront positions and $3,000-$6,000 for interior Zone X positions. Get actual quotes before modeling any specific property's net income.
Salt air and heavy weekly rental use put consistent demand on HVAC, exterior finishes, decks, and appliances on Oak Island properties. A realistic maintenance reserve for an actively rented oceanfront home is 1.5% of property value per year. On a $900K property that is $13,500 before any major capital items.
Directional model. Does not include mortgage principal or interest. Rental revenue is a mid-tier historical estimate, not a guarantee. Verify all inputs against actual property data. June 2026.
Evaluating a specific Oak Island listing's rental income history and want an independent read before going under contract?
A private inquiry connects you with a Brunswick County specialist within two business days. 412-225-0598 · petertumbas@bhhsne.com
Related: Oak Island Market Briefing · Neighborhood Guide · Cost of Ownership · Southport
Not legal, tax, or financial advice. Revenue figures are directional estimates. Verify with actual property rental history. June 2026.