When buyers tell us they’re looking in Pender County, our first question is usually, “Which Pender County?” The county stretches from the sound-side marshes of Hampstead and the beaches of Topsail Island to the courthouse square in Burgaw and the river country around Rocky Point. Each area has a different pace, a different set of trade-offs, and a different answer to the questions that matter most: commute, flood risk, utilities, and how fast things are changing nearby. Here’s how we’d compare four of the county’s most popular places to live, plus a few things happening this month that every Pender buyer should keep an eye on.
Hampstead: Sound-Side Living on the U.S. 17 Corridor
Hampstead sits on U.S. 17 just north of the New Hanover County line and Porters Neck, a natural pick for Wilmington commuters who want more elbow room. The east side slopes down to tidal marsh, Topsail Sound, and the Intracoastal Waterway, while the west side has pine woods and newer subdivisions spreading toward N.C. 210.
Hampstead is unincorporated, so there’s no town government or town tax. Pender County handles zoning and services, which also means growth decisions are made by the county commissioners. Traffic on U.S. 17 is the most common complaint, and NCDOT said in a May 2026 release that the first segment of the Hampstead Bypass, from N.C. 210 to Sloop Point Loop Road, is expected to open in late 2027.
Best fit for: Wilmington commuters, boaters, and families who want newer homes and quick trips to Topsail Island.
Surf City: The Beach Town With a Mainland Side
Surf City is the busiest town on Topsail Island, and it’s really two places in one. The island side has the oceanfront, the soundfront, and a classic beach-town feel. The mainland side along N.C. 50 has grocery stores, restaurants, medical offices, and the Surf City Elementary and Middle campus. The high-rise bridge over the Intracoastal Waterway, which NCDOT opened in December 2018, made getting on and off the island far more predictable than the old swing bridge.
One detail to watch: most of Surf City is in Pender County, but part of it is in Onslow County, so confirm which county a home sits in before you compare tax bills or schools.
Best fit for: second-home buyers, retirees, and year-round residents who want the beach close without giving up everyday conveniences.
Burgaw: A Small-Town County Seat
Burgaw is the Pender County seat, just off I-40 north of Wilmington. It grew up around the railroad, was incorporated in 1879, and its downtown is listed as a historic district on the National Register of Historic Places. Life here centers on Courthouse Square, the roughly 4-mile Osgood Canal Greenway and Urban Trail, and hometown events like the NC Blueberry Festival each June.
Burgaw tends to appeal to buyers who love older homes with porches and mature trees, or who want acreage in the farmland just outside town.
Best fit for: buyers who want a walkable small town, older homes, or land, with an easy interstate drive to Wilmington.
Rocky Point: Room to Breathe Near I-40
Rocky Point is another unincorporated community, spread along I-40, U.S. 117, and N.C. 210 near the Northeast Cape Fear River. It’s known for larger lots, quick interstate access, and outdoor recreation like the state’s Holly Shelter Game Land.
It’s also on developers’ radar, and sewer capacity is the biggest factor in how fast and how densely it grows. Low-lying land near the river and its creeks can flood, and Hurricane Florence showed that homes outside the mapped floodplain aren’t always safe, so flood research matters here as much as anywhere in the county.
Best fit for: buyers who want space, outdoor access, and value, and who are comfortable doing homework on flood risk and utilities.
What’s Happening in Pender County Right Now
New county commissioners by December
Port City Daily reported on Nov. 4, 2026 that Pender County voters elected three new Republican commissioners in the Nov. 3 midterms: Shayne Frey in District 1, Ryan Collins in District 2, and Andy DeVane in District 3, with Commissioner Jimmy Tate re-elected unopposed in District 4. The new members are expected to be sworn in by December after the votes are canvassed. Because the commissioners decide rezonings in unincorporated areas like Hampstead and Rocky Point, a new board majority is worth watching if you’re buying near open land.
Emergency services are rebuilding
WHQR reported on Nov. 3, 2026 that Pender County’s new Emergency Services Department has taken over fire and EMS from the former nonprofit provider. The county recently authorized a ninth ambulance, and Director Rick Sauer said the department should be close to fully staffed by early next year. He also plans to form a committee next month on a public safety strategic plan that looks at where growth is happening and whether new stations are needed.
Questions to Ask Wherever You Buy in Pender County
- Flood zone and elevation: Look up the exact address on the North Carolina Flood Risk Information System and ask for an elevation certificate if the seller has one.
- Insurance: Get homeowners, wind, and flood quotes before your due diligence period gets short.
- Water and sewer: Many Pender homes use wells and septic systems. Confirm what each property has and budget for the right inspections.
- School assignment: Pender County is growing fast and attendance lines can shift, so confirm the assignment for the specific address with Pender County Schools.
- What’s planned nearby: Check county planning agendas for rezonings or subdivisions near the home.
Frequently Asked Questions
Which part of Pender County is closest to Wilmington?
Hampstead and Scotts Hill sit just north of the New Hanover County line on U.S. 17, and Rocky Point has a direct I-40 drive. Drive times vary by address and time of day, so test your commute at rush hour.
Are Hampstead and Rocky Point towns?
No. Both are unincorporated communities, so Pender County handles zoning and services and there’s no separate town tax. Burgaw and Surf City are incorporated towns.
Do I need flood insurance in Pender County?
If a home is in a mapped special flood hazard area and you have a federally backed mortgage, your lender will require it. Even outside those zones, getting a quote is smart near the coast and the rivers.
Find Your Fit in Pender County
Hampstead, Surf City, Burgaw, and Rocky Point can feel like four different counties, and the right choice depends on how you want to live day to day. We know these communities, the roads between them, and the questions that come up during due diligence here. Talk with Aspyre Collective about buying in Pender County, and we’ll help you compare neighborhoods and find the right home.
