For many buyers in New Hanover County, the acronym HOA is a deal-breaker. You want the freedom to park your boat in the driveway, paint your front door a specific shade of teal, or build a workshop without asking a committee for permission.

In Central Wilmington, No HOA does not mean No Standards. It means you are trading private covenants for public history and city zoning. For investors and lifestyle buyers, neighborhoods like Forest Hills, Sunset Park, and Carolina Place offer the holy grail of freedom and appreciation—but they come with their own set of insider rules that generic real estate listings rarely mention.

The "Big Three" Non-HOA Enclaves

If you are hunting for character without the quarterly dues, these three neighborhoods should be at the top of your search:

Forest Hills: This is the Old Money aesthetic without the gatehouse. You will find sprawling brick ranchers and colonials on large lots (0.5+ acres). Because the lots are wide, this is one of the few central areas where you can legally park a boat on the side of your home without violating city setbacks (more on that below).

Sunset Park: Rapidly becoming the investor's favorite, this historic neighborhood south of downtown offers distinct architecture and proximity to the Cape Fear River. It is a hotbed for house hacking because many lots have existing detached garages that are prime candidates for Accessory Dwelling Unit (ADU) conversion.

Carolina Place / Ardmore: These are the front-porch neighborhoods. If you want walkability and community without a clubhouse, this is it. However, buyers must be aware that while there is no HOA, the Historic Preservation Commission (HPC) often acts as a City HOA for exterior renovations.

The "Hidden" Rules: What You Need to Know

Just because you don't pay HOA dues doesn't mean you can do whatever you want. As local experts, we see buyers make costly mistakes by assuming No HOA means No Rules. Here is the reality check:

1. The Boat & RV Parking Ordinance

A common myth is that in a non-HOA neighborhood, you can park your 24-foot center console in the front yard.

The Reality: City of Wilmington Ordinance 18-533 prohibits parking trailers or RVs in the front yard (the area between your house and the street). They must be parked behind the front plane of the house.

The Strategy: When viewing homes in Forest Hills or Sunset Park, look for wide side yards or existing double gates. If the lot is too narrow to get the boat behind the front corner of the house, you can’t legally park it there, HOA or not.

2. The ADU "Gold Mine"

Wilmington recently updated its zoning laws to be friendlier to Accessory Dwelling Units (ADUs).

The Opportunity: You can now build an ADU up to 1,200 sq. ft. (provided it doesn't exceed 50% of the main house size) on many residential lots.

The Win: In neighborhoods like Sunset Park, buying a property with an old, dilapidated garage often allows you to renovate it into a legal short-term or long-term rental unit by right, creating a massive revenue stream that covers a chunk of your mortgage.

3. The "City HOA" (Historic Overlay)

In Carolina Place and parts of Ardmore, you are likely in a Historic Overlay District.

The Catch: You don't pay dues, but you do need a Certificate of Appropriateness (COA) for exterior changes. Want to replace those drafty wood windows with vinyl? The City might say no. Want to tear down that leaning shed? You might need a hearing. Always check the historic maps before you buy.

Your Next Step

Buying in a non-HOA neighborhood requires a different kind of due diligence. You aren't reading condo bylaws; you are reading city zoning codes and historic maps.

Aspyre Realty Group are experts in listening to your lifestyle goals—whether that involves an Airbnb income stream or a 30-foot boat—and communicating those wants into homes that work for you. We help you navigate the city ordinances so you can enjoy your freedom without a knock on the door from code enforcement. Let’s verify the zoning on your favorite listings today.