For many buyers moving to Southeastern North Carolina, the goal is simple: Downsize the square footage, upgrade the lifestyle. You want a garden, not a yard. You want a pool, but you don't want to own the skimmer net.

Enter the Patio Home.

In communities like Brunswick Forest, St. James Plantation, and Waterford, this housing style has become the hottest commodity for retirees. But patio home is a loose term in real estate. In New Hanover and Brunswick counties, it refers to a specific lifestyle product—usually one-story, low-maintenance, and designed specifically for the lock-and-leave traveler.

Myth vs. Reality: It’s Not Just a Small House

Many buyers assume a patio home is just a marketing term for a small cottage. In our market, the difference lies in the legal structure and the maintenance contract.

Myth: I'll save money on HOA fees because the house is smaller.

Reality: In premier patio home neighborhoods (like Collingwood Towns in Brunswick Forest or The Reserve in Waterford), your HOA dues are often higher than standard single-family homes because they are all-inclusive. They often cover lawn care, irrigation, power washing, and sometimes exterior maintenance. You are paying for time, not just amenities.

The Insurance Loophole: HO-3 vs. HO-6

This is the insider financial detail that can save you thousands, but most agents miss it. If you buy a standard detached home, you pay for a full HO-3 insurance policy (covering the entire structure). In coastal wind zones, this can be pricey.

However, many attached patio homes (like those in Magnolia Greens’ Three Oaks section) are legally platted as townhomes or condos, even if they look like houses.

The Benefit: The HOA’s Master Policy often covers the exterior (studs out), including the roof and siding. You only buy an HO-6 walls-in policy, which is significantly cheaper.

The Math: You might pay $300/month more in HOA dues, but save $200/month in insurance premiums and $150/month in landscaping costs. The net result is often a wash, but you gain the freedom of zero maintenance.

Where to Look in 2025

Not all master-planned communities offer true patio homes. Here is where the inventory is hiding:

Brunswick Forest (Leland): Look in The Lakes or Ashwood. These neighborhoods offer duplex style patio homes that share a wall but offer deep privacy and maintenance-free living.

St. James Plantation (Southport): Focus on the Players Club or Regency neighborhoods. You will find manageable 1,600–2,200 sq. ft. homes that give you access to the private beach club and marina without the burden of maintaining a large wooded lot.

Waterford of the Carolinas (Leland): Famous for its canals, Waterford has distinct all-brick patio home sections. These are coveted because brick requires even less maintenance than the fiber-cement siding found in newer builds.

Your Next Step

Navigating the difference between a fee simple cottage and a condo ownership patio home requires a deep dive into the covenants. You don't want to buy a home assuming the HOA replaces the roof, only to find out that expense is actually yours.

Aspyre Realty Group specializes in listening to your lifestyle goals and matching them with the right community structure. We read the HOA handbooks and insurance declarations so you don't have to. Let’s connect and tour the specific neighborhoods that offer the true no-mower lifestyle you’ve earned.