In the sun-drenched coastal corridors of Wilmington, Leland, and Oak Island, a backyard pool is often viewed as the ultimate lifestyle anchor. For many sellers in New Hanover and Brunswick counties, the shimmering blue water of an inground pool is marketed as a primary "value-add." However, as we navigate the 2026 real estate landscape, the math of selling a pool home has become more nuanced.

While a pool can undeniably increase a home’s marketability in our humid climate, it also introduces a complex layer of premises liability and maintenance scrutiny. To maximize your return at the closing table, you must understand how to balance the "splash appeal" with the strategic mitigation of risk.

The 2026 "Pool Premium": Does It Actually Add Value?

In Southeastern North Carolina, the impact of a pool on a home’s appraisal is highly dependent on neighborhood norms. In luxury enclaves like Landfall or Figure Eight Island, a pool isn't just an upgrade; it is often a baseline expectation.

• The Appraisal Reality: On average, an inground pool in the Wilmington area adds between 5% and 8% to a home’s appraised value.¹ However, this rarely recoups the full $60,000 to $100,000 cost of a 2026 installation.
• Marketability vs. Value: While the dollar-for-dollar ROI may not hit 100%, the marketability factor is significant. In towns like Hampstead and Southport, pool homes often see a higher absorption rate, selling up to 15% faster during the peak "School Year Cycle" when families are looking for summer-ready properties.
• The Above-Ground Caveat: In Onslow and Pender counties, above-ground pools are generally considered personal property rather than real estate. They rarely add appraised value and can sometimes detract from a sale if the buyer views them as a future removal expense.

Mitigating the "Attractive Nuisance": Liability and Safety

From a legal standpoint, North Carolina property owners are held to a standard of "reasonable care" for all lawful visitors.² However, pools fall under the Attractive Nuisance Doctrine, which holds homeowners to a higher standard regarding trespassing children who may be drawn to the water.³

When listing your pool home, safety compliance is your first line of defense against liability and a failed home inspection.

• Fencing and Barriers: In New Hanover County, residential pools must be enclosed by a fence at least 48 inches (4 feet) tall.⁴
• Self-Closing Gates: To meet 2026 safety standards and appeal to modern buyers, your gate must be self-closing and self-latching, with the latch positioned at least 54 inches high to remain out of reach for small children.⁵
• The "Door Alarm" Factor: If your home in Leland or Wrightsville Beach provides direct access to the pool area from the back door, many insurance providers and savvy buyers now look for audible door alarms, a small investment that significantly reduces your liability profile during showings.⁶

Coastal-Specific Maintenance: The Salt-Air Variable

Selling a pool in Southeastern NC requires addressing the specific wear and tear caused by our coastal environment. Salt-air corrosion and high humidity can age pool equipment twice as fast as inland systems.

Key Maintenance Disclosures for Sellers:

• Saltwater Conversion: If you have a saltwater system (common in Oak Island and Ocean Isle), ensure the salt cell has been cleaned or replaced within the last three years. Buyers in 2026 are wary of the $800+ replacement cost.
• GFCI Protection: Electrical safety is a major "Material Fact."⁷ Ensure all pool lighting and pump outlets are equipped with working Ground-Fault Circuit Interrupters (GFCI) to prevent electrocution risks, a common point of failure in coastal inspections.⁸
• The Dehumidification Proof: For indoor or screened-in pools, documenting your humidity control measures is essential. In our region, moisture buildup can lead to mold issues in the primary dwelling, which is a deal-killer for most buyers.

Strategic Marketing: Positioning the Pool as an Asset

To capture the highest List-to-Sale ratio, you must frame the pool as a low-stress luxury, not a high-maintenance burden.

• Professional Service Records: Provide the last 12 months of maintenance logs from a reputable Wilmington or Hampstead pool service. This "proves" the pool is in turnkey condition.
• Energy-Efficient Upgrades: If you have installed a variable-speed pump or a heat pump in 2025 or 2026, highlight the energy savings. With rising utility costs, a "green" pool is a major selling point.
• CAMA Compliance: For waterfront homes in Surf City or Topsail, ensure your pool’s setbacks comply with CAMA (Coastal Area Management Act) regulations. Selling a pool that was built too close to the dune line without a proper permit can lead to massive legal headaches post-closing.

Balancing Risk and Reward at the Closing Table

Feature	Liability Concern	Value Strategy
Diving Boards	High insurance risk; often excluded from standard policies.	Consider removing before listing to appeal to a wider range of families.
Pool Covers	Older manual covers can be a trip hazard.	Upgrade to a safety-rated tension cover to signal "safety-first" to parents.
Old Liners	Leaks can cause undetected soil erosion.	If the vinyl is over 10 years old, offer a "Liner Credit" to prevent price-grinding.

Your Strategic Partner in Coastal Real Estate

Selling a home with a pool involves more than just a blue photo in the MLS. It requires a sophisticated understanding of local safety codes, liability mitigation, and buyer psychology. At Aspyre Realty Group, we don't just list homes; we guide our clients through the complexities of the Southeastern North Carolina market with precision and care.

We pride ourselves on being experts in listening and communicating our clients' wants and concerns into strategic results. Whether you are worried about the liability of an aging pool in Wilmington or trying to determine the value-add of a custom spa in Brunswick County, we are here to serve as your strategic partner. Our goal is to ensure that your home’s outdoor oasis remains an asset, not a liability, throughout the entire sales process.

Summary of Pool Sale Strategies

In 2026, a pool remains a desirable feature in New Hanover, Pender, Onslow, and Brunswick counties, but it must be backed by rigorous safety compliance and maintenance documentation. To protect your equity, ensure your fencing meets the 48-inch local standard, address any salt-air corrosion on equipment, and provide clear records of professional service. While a pool may not return every dollar of its installation cost, its ability to increase marketability and drive a faster sale is a powerful tool in a balanced market.

When you are ready to position your coastal property for maximum success, Aspyre Realty Group is ready to listen, lead, and guide you home.