For real estate investors in New Hanover, Pender, and Brunswick counties, the summer math is easy. You list a condo on Airbnb for $350/night, and it stays booked from Memorial Day to Labor Day.

The challenge—and the opportunity—is what happens between November and March.

While many investors accept vacancy as a cost of doing business, savvy owners are pivoting to the "Snowbird Strategy" (also known as the Mid-Term Rental). By converting your vacation rental into a monthly winter executive rental, you can cover your carrying costs, protect your asset, and even dodge some taxes.

Here is the 2025 guide to executing the Snowbird Strategy in the Cape Fear region.

1. The "Mid-Term" Numbers: What Can You Charge?

You won't get summer weekly rates, but you will get steady, guaranteed income. Based on late 2025 market data, here is what furnished winter rentals are commanding per month:

Wrightsville Beach:
3-Bedroom Condo/Cottage: $3,200 – $4,500/month.
Target: High-net-worth retirees from the Northeast and film industry professionals.

Carolina Beach / Kure Beach:
2-Bedroom Condo: $1,800 – $2,400/month.
Target: "Digital Nomads" (remote workers) and budget-conscious retirees.

Surf City / Topsail:
2-Bedroom Condo: $1,600 – $2,000/month.
Large Oceanfront Home: $2,500 – $3,500/month.
Target: Military families (waiting for base housing) and construction managers working on island projects.

2. The "90-Day Rule": A Massive Tax Loophole

This is the most critical financial detail for NC landlords.

Short-Term (< 90 Days): If you rent your unit for 30 or 60 days, you are legally required to collect and remit Sales & Occupancy Tax (typically ~13% total). This eats into your profit or raises the price for the tenant.

Long-Term (> 90 Days): In North Carolina, a lease of 90 consecutive days or more is exempt from sales and occupancy tax.

The Strategy: If you find a tenant who wants to stay for January and February, try to incentivize them to stay through March. Extending the lease to 91 days instantly saves you (or them) 13%.

3. The Lease: Vacation Agreement vs. Residential Lease

Don't use a standard "Yearly Lease" for a 3-month tenant. It gives them too many rights and makes eviction difficult if they refuse to leave when your summer guests arrive in May.

Use a "Vacation Rental Agreement": For stays under 90 days, stick to the NC Vacation Rental Act contract. It allows for expedited eviction if they hold over.

Strict End Dates: Ensure your contract explicitly states the move-out date is non-negotiable due to incoming seasonal bookings.

4. Marketing: It’s Not Just for Retirees Anymore

The term "Snowbird" used to mean a 70-year-old couple from Ohio. In 2025, the demographic has shifted.

The "Zoom-Bird": Remote workers (ages 30–50) who want to spend winter working with an ocean view. They need high-speed internet (fiber is a must) and a dedicated desk space.

The "Renovator": Locals who are renovating their own homes or building new construction often need a 4–6 month furnished landing pad.

The "Scout": Retirees who are shopping for a home in Brunswick Forest or St. James but want to "test drive" the area for a winter before buying.

5. The Utility Trap

In a summer weekly rental, you pay all utilities. In a yearly rental, the tenant pays. For a 3-month winter rental, it’s a hybrid.

The Cap: Keep utilities in your name (it’s too much hassle to switch them for 90 days), but write a "Utility Cap" into the lease.

Example: "Rent includes electric up to $150/month. Tenant is responsible for any overage." This prevents a tenant from running the heat at 80 degrees with the windows open.

The Bottom Line

A vacant home is a vulnerable home. A winter tenant keeps the pipes from freezing, the air cycling, and the mortgage paid.

At Aspyre Realty Group, we help investors crunch the "Annual Yield" numbers. We can show you how a property that breaks even in summer can become cash-flow positive by adding a solid Snowbird strategy.