If you’ve driven Ocean Isle Beach Road lately, you already know the stretch between U.S. 17 and the causeway is changing. Two decisions this fall make that change official. In September, the Brunswick County Planning Board approved a 274-home neighborhood off Ocean Isle Beach Road, and county commissioners approved commercial zoning at the corner where the road meets U.S. 17. Here’s what both mean if you own a home near the island, are thinking about buying in the Shallotte and Ocean Isle area, or just want to know what’s coming to the road into town.
Tidebourne Landing: 274 Homes Near Watts Road
On September 14, 2026, the county planning board voted unanimously to approve the Tidebourne Landing planned development, according to The Brunswick Beacon’s report on the vote. The project covers roughly 105.7 acres near the intersection of Ocean Isle Beach Road, Lakewood Drive, and Watts Road. Part of the site is the property along the Shallotte River that’s currently home to the Swamp Park.
The applicant is NVR, the homebuilder behind Ryan Homes. Here’s what the approved plan includes, based on the Beacon and Port City Daily’s September 11 preview:
- 274 single-family lots, at about 2.59 homes per acre, below what the existing zoning allows by right
- About 58 acres of open space, well above the roughly 26 acres required, plus around 4.5 acres of recreation space
- Vegetated buffers along the edges, including a 50-foot street buffer on Ocean Isle Beach Road and 30 feet along Watts Road and Lakewood Drive
- Access from Ocean Isle Beach Road and Watts Road, with no connection through the Lakewood Estates neighborhood
- County water and sewer service
Port City Daily noted that parts of the site sit in a flood hazard zone, but the plan places all lots outside the AE flood zone.
It’s One Piece of a Bigger Picture
Tidebourne Landing joins several other approved neighborhoods along the same corridor. The Beacon lists the 115-home Riverbank at Ocean Isle off U.S. 17, the 140-home Remuda Run, the 550-home Marshwood Landing, and, farther south, the 3,290-unit Ocean Isle Palms, which is already under construction. StarNews reported in August that, with this project, the area would have nearly 8,500 approved residential units.
One important detail: planning board approval is conceptual. The county still has to sign off on stormwater, utilities, fire marshal review, and final plats before homes go up, so construction timing isn’t set yet.
Commercial Zoning at the U.S. 17 Corner
The second decision is at the front door to the island. A 13.11-acre property at the corner of Ocean Isle Beach Road and U.S. 17 had split zoning, part commercial and part residential. In August, the planning board denied a request from 4C Rhetson Partners to make the whole site Commercial-Low Density, citing the wide range of uses that zoning allows. The applicant appealed, and on September 21 the Board of Commissioners approved the rezoning 4-1, as reported by The Brunswick Beacon.
The developer said it has no plans for residential use and wants to build one commercial project across the site. Commercial-Low Density allows uses like offices, retail, personal services, and restaurants without a drive-thru. Before the vote, the developer and the neighboring owner reached a recorded agreement that includes a 100-foot buffer, a fence, and a ban on residential development on the parcel.
What This Means for Homeowners and Buyers
If You Already Live Nearby
Expect more traffic over time. The traffic study for Tidebourne Landing estimates about 2,477 vehicle trips on a typical weekday, and NCDOT called for turn lanes and other improvements at the entrances. On the plus side, more shops and services at the U.S. 17 corner could mean fewer trips into Shallotte for everyday errands. If you live right along the corridor, it’s worth watching for site plans on the commercial parcel.
If You’re Buying
More new construction means more choice. Buyers looking at the Ocean Isle Beach Road area will have a growing mix of new homes from national and regional builders, along with established neighborhoods and resales. A few things to check as you compare:
- Schools: Tidebourne Landing is assigned to Union Elementary, Shallotte Middle, and West Brunswick High. The Beacon reported Union Elementary was at 95% capacity in 2025-26 and projected to go over capacity in 2027, so ask about assignments and growth plans.
- Flood zones: Even when lots sit outside the AE zone, check the flood map and get an insurance quote early.
- HOA rules and fees: Planned developments usually come with covenants and dues, so read them before you commit.
- Commute and traffic: Drive the route at the times you’d actually travel.
If You’re Selling
New-construction neighborhoods compete for the same buyers. Resale homes near Ocean Isle often win on things builders can’t offer, like mature trees, bigger lots, no waiting on a build, and established neighborhoods. Pricing well and presenting those strengths clearly matters more as new inventory comes online.
FAQ
When will Tidebourne Landing homes be built?
No timeline has been announced. The planning board’s approval is conceptual, and the project still needs permits and final plats before construction can start.
What’s going on the commercial corner at U.S. 17?
No specific business has been announced. The zoning allows uses like offices, retail, services, and restaurants without a drive-thru, and the developer has said it plans one commercial project.
Does this affect Ocean Isle Beach itself?
Both projects are on the mainland in unincorporated Brunswick County, not on the island. But they sit along the main road to the beach, so island owners and visitors will notice the growth.
Thinking About Buying or Selling Near Ocean Isle?
Growth along Ocean Isle Beach Road brings more choices and more competition. If you’d like help comparing new construction with resale homes, understanding flood and insurance questions, or pricing your home in a changing market, reach out to Aspyre Collective. We’re happy to walk you through what’s happening in your part of Brunswick County.
