If the traffic on Highway 17 feels heavier or the line at the bagel shop in Leland seems longer, you aren't imagining it. The numbers are in, and 2025 wasn't just another year of growth for Southeastern North Carolina—it was a year of specific, targeted migration.

While national headlines talk about a general “move south,” the reality on the ground in New Hanover, Pender, Onslow, and Brunswick counties is far more nuanced. We aren't just getting “more people.” We are getting a specific type of neighbor, moving from specific regions, for very specific reasons.

Here is the “insider” breakdown of who actually moved next door in 2025 and what it means for your property value in 2026.

1. The “Half-Backs” from Florida

For years, the trend was New York to Florida. In 2025, that trend reversed. We saw a massive surge of “Half-Backs”—retirees who originally moved to Florida, realized the humidity, insurance costs, and congestion were unmanageable, and moved “halfway back” up the coast to the Carolinas.

The Target: These buyers flocked to Brunswick County, specifically St. James and Ocean Isle Beach.

The Motivation: They traded a $5,000 Florida insurance premium for a milder four-season climate, driving the 24% population growth we’ve seen in Brunswick County over the last four years.

2. The “Tech-Exiters” from Raleigh and Charlotte

The biggest surprise of 2025 wasn't out-of-state money; it was in-state money. As home prices in Raleigh-Cary and Charlotte skyrocketed, a wave of remote-capable professionals cashed out their equity and headed toward the coast.

The Target: Hampstead and Surf City became the primary landing zones.

The Motivation: A “Tech-Exiter” can sell a standard suburban home in Cary for $650k and buy a custom coastal home in the Topsail School District for the same price, often upgrading their lifestyle without increasing their mortgage.

3. The I-95 Corridor: NY, NJ, and VA

The traditional pipeline from the Northeast remains strong, but the demographic has shifted. It is no longer just retirees. In 2025, we saw a significant uptick in younger families (35–45) from Northern Virginia and New Jersey moving to Wilmington and Ogden.

The Shift: These buyers are not looking for golf courses; they are looking for schools and internet speed. They are driving the demand for the new J.H. Lea K-8 School (opening 2027) and high-speed fiber expansions in Pender County.

Growing Pains: The Infrastructure Catch-Up

You cannot add 33,000 people to Brunswick County without breaking a few eggs. 2026 will be the year infrastructure finally visibly catches up.

Leland: The new Novant Health Ambulatory Surgery Center is set to open in Spring 2026, a critical stopgap while we wait for the full Leland Medical Center hospital (planned for 2030).

Surf City: The “sewer capacity” conversation is the new dinner party talk. With residential allocation tight, the new water line project (running through Dec 2026) is the most important construction project no one is watching.

Hampstead: The Bypass is no longer a rumor. In 2026, you will see the physical noise walls rising on the Northern Section, signaling that relief for US-17 is visually imminent.

Your Next Step

Understanding who is moving here allows you to position your home to sell to them. If you are selling in Leland, you aren't just marketing a house; you are marketing a lower insurance bill to a Florida refugee. If you are selling in Hampstead, you are marketing a home office to a Raleigh transplant.

At Aspyre Realty Group, we don't just track sales; we track the stories behind the movers. We are experts in listening and communicating people's wants into homes that work for them. Let’s sit down and discuss how these migration trends impact your specific neighborhood's value in 2026.