For homeowners in New Hanover, Pender, and Brunswick counties, the most valuable space on your property in 2025 may not be inside your home—it may be the unused land behind it. Accessory Dwelling Units (ADUs)—carriage houses, granny flats, garage apartments, or full standalone cottages—are exploding across coastal North Carolina.

The reason is simple: affordability pressure + multigenerational living + the rise of remote work has created a perfect storm. But before you assume an ADU will generate easy income, you need a clear understanding of zoning, utilities, construction cost, and the real ROI in our region.

1. The “Why”: Income or Independence

The Income Strategy

• Long-Term Rental: In 2025, average 1-bed rents in Wilmington are ~$1,495/month, and Hampstead studio rents average ~$1,372. A detached ADU can offset most (or all) of a mortgage.
• Short-Term Rental: Wilmington’s STR regulations remain strict. Most residential areas require a permit lottery, and owner-occupants fare best. ADUs are often eligible—but only if you live in the primary home and fall inside the approved overlay district.

The In-Law or “Aging-in-Place” Strategy

An 800–1,000 sq. ft. cottage is increasingly replacing $5,000+/month assisted-living facilities.

Design tip: Build it accessible from day one—36-inch doors, lever hardware, curbless shower—even if your parent doesn’t need mobility features yet.

2. The Rules: Zoning Realities in 2025

Wilmington & New Hanover County

• ADU max size: 50% of the primary dwelling, capped at 1,200 sq. ft.
• Must be located behind the front building line.
• Cannot be sold separately (it is part of the deed).

Pender County (Hampstead, Scotts Hill)

• Generally permissive.
• Expect ~10-ft setbacks from property lines.

Brunswick County

• County land = typically ADU-friendly.
• HOAs (Brunswick Forest, St. James, Compass Pointe) often ban detached structures outright. Always check the CC&Rs before dreaming.

3. The Hidden Cost: Utility Fees

Most ADU budgets collapse because of tap fees and system development charges.

Brunswick County Costs (2025)

• Water SDF: ~$5,600
• Sewer SDF: ~$6,600
• Tap Fees: ~$2,600 combined

Total: ~$12,200 in utility fees before construction begins.

Pender County

• Water + sewer capacity/tap fees typically $10,000+.

Workaround: Some jurisdictions allow a shared meter if the ADU is “attached” (e.g., via breezeway) or if you omit a full stove. But this eliminates separate utility billing for tenants.

4. Financing Options

You cannot use a standard mortgage to build an ADU if you already own the home.

• HELOC: Most common method. Ideal for tapping equity from the 2020–24 appreciation wave.
• Fannie Mae Homestyle Renovation Loan: A refinance that wraps your current mortgage + ADU construction into a single loan based on post-construction appraised value.

The Bottom Line

An ADU can create steady rental income or provide independence for aging parents, but only if your lot, zoning district, and utilities line up. On the coast, tap fees and HOA rules derail more ADU plans than construction cost.

At Aspyre Realty Group, we help you run the ROI, match you with ADU-specialist builders, and verify whether your zoning and utilities actually support the project you envision.