The allure of the private gate is strong in our market. For many moving to New Hanover and Brunswick counties from larger metros, a gate signifies status, security, and exclusivity. However, in our specific coastal ecosystem, the choice between a gated community like Landfall or St. James Plantation and an open master-planned community like Riverlights or Autumn Hall is about more than just a keypad—it is about lifestyle mechanics and hidden costs.

Here is the insider reality of gated vs. ungated living in Southeastern NC.

The True Cost of Privacy: Roads and Repairs

The biggest misconception buyers have is about where their HOA dues go.

Gated Communities (Private Roads): In North Carolina, if you can put a gate across the road, the state (NCDOT) will not maintain it. That means the residents of communities like Porters Neck or Compass Pointe are financially responsible for every pothole, repaving project, and storm cleanup on their streets. This often leads to significantly higher capital contributions or special assessments down the line.

Ungated Communities (Public Roads): In neighborhoods like Marsh Oaks or The Cape, the roads are typically state-maintained. Your HOA dues cover amenities and common areas, not millions of dollars in asphalt repairs.

The "Fortress" vs. The "Village"

The Gated Appeal: If your priority is reducing thru-traffic and ensuring strict architectural conformity, a gated enclave is unbeatable. It offers a resort-like bubble that appeals to many retirees in Southport and Leland.

The Open Advantage: Communities like Riverlights in Wilmington or Salters Haven in Hampstead prioritize connectivity. They are designed to integrate with the town, allowing for easier access for deliveries, guests, and arguably a more vibrant social atmosphere. The trade-off is higher traffic, but the gain is a village feel where you are part of the broader fabric of the coast.

Investor Alert: The Rental Restriction

For real estate investors, the gate is often a red flag.

Strict HOAs: Gated communities almost universally have restrictive covenants (CC&Rs) that ban Short-Term Rentals (STRs) or aggressive lease restrictions (e.g., minimum 6–12 month leases).

Ungated Flexibility: While not guaranteed, ungated neighborhoods in Surf City or Oak Island are often more lenient with vacation rentals, making them better targets for cash-flow investors.

A Coastal Reality Check: Hurricanes

Here is a nuance only locals think about: Power outages. During tropical storms or hurricanes, electric gates can fail. While they all have manual overrides or battery backups by law, the reality on the ground is often chaotic. Furthermore, after a storm, county debris trucks generally will not enter private gated communities to pick up fallen limbs and trash. Residents often have to hire private contractors for debris removal, adding another layer of cost and delay to recovery.

Your Next Step

Deciding between a gated sanctuary and an open neighborhood involves balancing your desire for privacy against your tolerance for strict rules and potential road assessments.

Aspyre Realty Group are experts in listening and communicating your wants into homes that work for you. We help you look past the impressive entrance monuments to understand the long-term financial and lifestyle implications of where you buy. Let us help you find the community structure that best supports your life on the coast.