For many buyers in South Eastern North Carolina, the downsizing conversation hits a roadblock. You want the lock-and-leave lifestyle of a condo where someone else cuts the grass and cleans the gutters, but you hate the idea of shared lobbies, elevators, and noisy neighbors above your ceiling.

Enter the Garden Home (often called a Patio Home).

In communities like Brunswick Forest (Leland), Riverlights (Wilmington), and Compass Pointe, these homes are the Goldilocks solution for retirees and busy professionals. They offer the privacy of a detached single-family house with the service menu of a condo. However, buying one comes with specific legal and insurance nuances that can surprise even experienced investors.

The "Dirt" Difference: Condo vs. Garden Home

The primary confusion for buyers in New Hanover and Brunswick counties is legally defining what they are buying.

Condo: You own the airspace inside the walls. The community owns the land, the roof, and the exterior.

Garden Home (PUD): You typically own the structure and the land it sits on (the dirt).

Why it Matters: In a condo, you cannot plant a rose bush or change your front door without a board meeting. In a Garden Home, you generally have limited common element rights or full ownership of a small yard, giving you a private patio for your grill and dog, which is rare in a condo setting.

The "HO-6" vs. "HO-3" Insurance Trap

This is the number one financial surprise for our clients in Leland and Hampstead. Because Garden Homes are marketed as maintenance-free, buyers assume the HOA covers the insurance, just like a condo. This is often false.

In many Garden Home neighborhoods, the HOA fees cover maintenance (lawn mowing, power washing, pine straw), but you are responsible for the insurance.

The Condo Policy (HO-6): Dirt cheap because it only covers the interior.

The Garden Home Policy (HO-3): You need a standard homeowner's policy that covers the roof and exterior structure against wind and hail.

The Insider Tip: Before you buy in a community like The Haven at Riverlights or Waterford, ask specifically: Who insures the roof? Just because the HOA repairs the roof doesn't always mean they insure it. If a hurricane rips it off, you might be the one filing the claim.

The "Service" Lifestyle

The appeal of these communities in coastal NC is the Landscape & Leisure trade-off. In Pender and Onslow counties, where summer humidity turns lawn care into a grueling task, these HOAs are aggressive.

What you get: Your monthly dues typically cover all landscaping, irrigation maintenance, and sometimes even exterior painting and roof reserves.

The Benefit: You can leave your home in St. James for three months to visit family up north, and return to a pristine lawn, rather than a jungle that violates city code.

Your Next Step

Garden Homes are the fastest-selling inventory in our region because they solve the maintenance problem without sacrificing privacy. But reading the Declaration of Covenants is critical to understanding your insurance liability.

Aspyre Realty Group are experts in listening to your lifestyle goals and communicating those wants into homes that work for you. We help you distinguish between a true maintenance-free community and one that simply cuts the grass. Let’s review the HOA docs of your favorite neighborhoods to ensure the services match your expectations.