For buyers in Leland, the search for low-maintenance living almost always leads to a showdown between two heavyweights: Mallory Creek Plantation and Westport.

On the surface, they look similar: attractive price points, community pools, and the promise of never mowing a lawn again. But for the savvy buyer, these two communities offer vastly different lifestyles, construction qualities, and financial futures.

Choosing the right one requires looking past the HOA covers landscaping bullet point and understanding the structural reality of what you are buying.

The Vibe: Growing Pains vs. Established Quiet

The first major distinction is the lifecycle of the neighborhood.

Mallory Creek Plantation: This is the Boomtown choice. It is still actively expanding, with new phases (including a Del Webb sector) and new amenities being added.

• The Upside: You get newer construction, modern open floor plans, and a demographic that skews heavily toward young professionals and families.
• The Downside: You are living in a construction zone. Dust, trucks, and temporary road detours are part of the daily reality.

Westport: This is the Established choice. Most of Westport was built out years ago.

• The Upside: The landscaping is mature (think towering pines, not saplings), the streets are quiet, and the construction traffic is non-existent.
• The Downside: You may be buying a 15-year-old home that needs cosmetic updates (goodbye, golden oak cabinets) compared to the turn-key grey LVP flooring of Mallory Creek.

Strategic Reality: Brick vs. Vinyl Siding

This is the single most important insider comparison for your long-term wallet.

Westport is famous for its extensive use of brick construction in its townhomes.

• The Advantage: Brick is virtually maintenance-free. It doesn't rot, it doesn't need painting, and it insulates incredibly well.
• The Financial Win: Because the exterior requires less upkeep, HOA fees in brick communities often face less inflationary pressure from painting contracts and siding repairs.

Mallory Creek typically features vinyl or fiber-cement siding.

• The Maintenance Reality: While modern and attractive, these materials require regular pressure washing (which the HOA usually handles) and eventual painting/caulking.
• The Risk: In a humid coastal climate, green algae grows on vinyl in days. Ensure your HOA budget has a robust line item for annual pressure washing, or your curb appeal will suffer.

Myth vs. Reality: "The HOA Covers the Roof"

Myth: I'm buying a townhome, so the HOA pays for a new roof when it leaks.

Reality: In North Carolina, this varies wildly by specific sub-association.

The Check: You must read the Declaration of Covenants for the specific phase you are buying in. In some townhome sections, the HOA only covers daily maintenance (lawn care), while the roof and siding replacement remain the owner's responsibility.

The Insurance Trap: If the HOA does cover the exterior, you need an HO-6 (condo) policy. If you are responsible for the roof, you need an HO-3 (standard homeowner) policy. Getting this wrong means you might be uninsured during a hurricane.

Your Next Step

Deciding between Mallory Creek and Westport isn't just about picking a floor plan; it's about choosing between the durability of brick in a quiet neighborhood versus the modern amenities of a growing community. You need to know if the HOA reserves are funded for that 15-year-old roof in Westport before you make an offer.

At Aspyre Realty Group, we don't just tour the clubhouse; we inspect the reserve studies. We are experts in listening and communicating people's wants into homes that work for them—whether that means a modern build or a low-maintenance brick classic.

Contact Aspyre Realty Group today. Let’s review the covenants together and ensure your maintenance-free dream doesn't come with hidden costs.