For the last two years, "waiting" has been the default strategy for many buyers in Southeastern North Carolina. The logic seemed sound: Wait for interest rates to drop, wait for prices to soften, wait for the perfect moment.

But as we head deeper into 2026, a new variable has entered the equation that makes waiting significantly more expensive: Insurance Inflation.

While home prices in New Hanover and Brunswick counties have stabilized (showing modest appreciation of roughly 2–5%), the "carrying cost" of owning a coastal home is rising sharply. If you are sitting on the sidelines, you aren't just risking a higher purchase price; you are risking a permanently higher monthly payment due to rapidly escalating insurance premiums.

Here is the math on why waiting could cost you more than buying now.

The "Two-Tiered" Rate Hike

You may have read headlines about a "7.5% insurance rate increase" for North Carolina. That is the statewide average. For coastal buyers, the reality is starker.

Under the recent settlement between the NC Department of Insurance and the Rate Bureau, coastal territories (including beach areas in Pender, Onslow, New Hanover, and Brunswick counties) are facing a different trajectory:

• 2025 Increase: Approximately 16% (Effective June 1, 2025)
• 2026 Increase: Another 15.9% (Effective June 1, 2026)

The Math: If you wait until late 2026 to buy a home in Hampstead that currently costs $2,500/year to insure, that same policy could cost nearly $3,400/year by the time you close. That is nearly $100/month in pure "lost" purchasing power, completely separate from the mortgage rate.

The Investor "Dwelling Policy" Shock

If you are an investor looking for a rental property in Surf City or Wilmington, the stakes are even higher.

Insurance carriers have requested massive rate increases (upwards of 68% requested over two years) for "Dwelling Policies" (non-owner-occupied rentals). While these requests are often negotiated down, the trend is clear: insuring a rental property is becoming significantly more expensive than insuring a primary residence.

The Risk: If you wait 12 months to buy an investment property, the projected cash flow might disappear purely because the insurance premium jumped by 30%.

The "Assumption" Advantage

The single biggest reason to buy now rather than later is the ability to lock in or assume existing favorable rates.

Flood Insurance: If you buy a home today with an existing FEMA policy, you can often "assume" that policy. This locks you into the seller’s lower rate and limits your future increases to an 18% annual cap. If you wait and the seller lets that policy lapse (or if Congress alters the program in 2026), you could be forced to start a new policy at the "Full Risk Rate," which can be thousands of dollars higher per year.

Grandfathered Wind Pools: Some older homes have "grandfathered" status in the Wind Pool (NCIUA). Buying now secures your spot in that pool.

Aspyre's "Total Cost" Analysis

Most real estate calculators only look at Principal and Interest. That is a dangerous oversimplification in a coastal market.

At Aspyre Realty Group, we run a "Total Cost of Ownership" analysis for our clients. We don't just ask, "What is the price?" We ask, "What is the insurance trajectory for this specific flood zone?" We help you calculate the cost of waiting—factoring in lost appreciation, rising rents, AND exploding insurance premiums—so you can see the true financial picture.

If you are debating whether to buy now or wait until next year, let us run the numbers for you. You might find that locking in your housing cost today is the best hedge against the inflation of tomorrow.