Pender County, North Carolina Real Estate Investing Guide

Investing in Pender County, North Carolina

Pender County is in southeastern North Carolina and is part of the Wilmington, NC metropolitan area, giving it “spillover” exposure to coastal employment and housing demand patterns. The county seat is Burgaw, and the largest community is Hampstead, with other well-known areas including Surf City, Topsail Beach, Rocky Point, and Atkinson. Wikipedia+1

Investors are increasingly attracted to Pender County for several compelling reasons. The county has experienced explosive population growth, ranking as one of the fastest-growing counties in North Carolina with a 31% increase since 2010. This growth is driven by its prime coastal location along the Atlantic Ocean and proximity to Wilmington, just under 30 miles away, making it an attractive option for commuters seeking more affordable housing than the urban core. The presence of Topsail Island and its beach communities creates strong vacation rental and second-home demand, while the county’s coastal lifestyle amenities appeal to both retirees and young families. Major infrastructure investments, including the Pender Commerce Park with tenants like Amazon, Home Depot, and Maersk, are driving employment growth and economic diversification. Home prices remain more accessible than neighboring New Hanover County while still offering coastal living, creating value opportunities for investors.

The county benefits from excellent transportation connectivity via US Highway 17, Interstate 40, and NC 132, with Wilmington International Airport within 45 minutes of any point in Pender County.

Population & Demographic Overview

  • Current population (July 1, 2024 est.): 70,077 Census.gov
  • Growth trend: The county has been growing in recent years; 2024 estimates are notably higher than the 2020 census count. Census.gov+1
  • Median household income (2019–2023, in 2023 dollars): $76,838 Census.gov

General tenant demographics (investor lens):

  • Workforce and commuter renters (especially closer to Hampstead / US-17 corridor) tied to the broader Wilmington region Wikipedia
  • Families and longer-term households in inland towns (Burgaw, Atkinson, Rocky Point) Pender County+1
  • Some submarkets may include seasonal / coastal-adjacent renters (near Topsail-area communities), which can affect vacancy seasonality and rent comps Wikipedia

The median age is 41.8 years, slightly older than the state average. Approximately 22.6% of residents are under 18, while 19.4% are 65 or older, indicating a balanced mix of working families and retirees.

Racial Demographics: The county is predominantly White (Non-Hispanic) at 73.9%, followed by Black or African American (Non-Hispanic) at 12.4%, Hispanic or Latino at 8.3%, and other racial groups comprising the remainder. About 97.3% of residents are U.S. citizens.

Approximately 39% of residents live in urban areas while 61% live in rural areas. The poverty rate is 10.7%, lower than the national average of 12.4%.

Tenant Demographics: Primary tenant profiles include young professionals and families commuting to Wilmington for work, retirees seeking coastal living at more affordable prices than beachfront communities, military personnel from nearby Camp Lejeune seeking housing options, seasonal and vacation renters drawn to Topsail Island beach communities, and service workers employed in healthcare, retail, distribution, and tourism sectors.

Rental Market & Long-Term Rental Potential

Rent benchmarks (good for underwriting ranges):

  • HUD Fair Market Rent (FY 2025) – 2-bedroom: $1,079/mo HUD User
  • HUD Fair Market Rent (FY 2025) – 3-bedroom: $1,512/mo HUD User

Market snapshots (local examples):

  • Hampstead (Zillow market trends): 2BR about $1,350/mo, 3BR about $1,950/mo Zillow
  • Burgaw (Zillow market trends): average rent shown around $1,500/mo (all beds/property types on that page) Zillow
  • Rentometer (Pender County averages): indicates higher asking-rent ranges in some segments (especially houses), useful as a “ceiling check,” but still verify with active comps Rentometer

Primary Rent Drivers:

  • Rapid population growth creating sustained rental demand
  • Proximity to Wilmington (under 30 miles) generating strong commuter rental market
  • Coastal location and beach access to Topsail Island attracting both long-term and seasonal renters
  • Growing employment base at Pender Commerce Park, including Amazon fulfillment center with 1,000+ employees
  • Novant Health Pender Medical Center and associated healthcare employment
  • Proximity to Camp Lejeune military base in Onslow County generating military-affiliated rental demand
  • Retirement migration to coastal communities
  • Tourism and vacation rental market in beach communities
  • More affordable housing compared to New Hanover County while maintaining coastal access

Common Tenant Profile: The typical renter includes young professionals and families commuting to Wilmington, healthcare workers, distribution and logistics employees, military families, retirees seeking affordable coastal living, and seasonal vacation renters. Properties are leasing relatively quickly, with median days on market around 34-44 days when priced competitively.

Fix-and-Flip & Value-Add Opportunities

Pricing + liquidity indicators

  • Zillow average home value (ZHVI-style): about $429,817 (recent 1-year change shown on Zillow) Zillow
  • Redfin median sale price: about $429,500 (Oct 2025) Redfin
  • Days on Market (DOM): Redfin reports homes selling after roughly ~44 days on average (Oct 2025). Redfin

Investor-focused flip/value-add takeaways

  • Pender’s pricing is materially higher than many inland rural NC counties, so value-add deals tend to work best when you can:
    • Buy below market due to condition/functional obsolescence
    • Renovate to the dominant buyer profile in that submarket (primary residence buyers in Hampstead corridors vs. coastal-adjacent preferences)
    • Exit where liquidity is reasonable (DOM around the mid-range, not instant) Redfin+1

Underwriting focus

  • Entry price points that still allow margin after holding + financing
  • Renovation scope that matches local comps (avoid “over-improving”)
  • Exit liquidity by micro-market (Hampstead vs. Burgaw vs. beach-adjacent)

Local Economy & Employment Base

Pender’s stability is supported by a mix of local employers and the broader Wilmington-region economy.

Major employers / institutional anchors (examples):

  • Pender County Schools (large public-sector employer) Wilmington Business Development
  • Pender County government / public administration Wilmington Business Development
  • Healthcare: Novant Health Pender Medical Center (critical access hospital in Burgaw) Novant Health
  • Resident employment sectors (DataUSA): Retail Trade, Construction, and Health Care & Social Assistance are among the most common sectors for county residents Data USA

This employer mix matters to investors because it supports baseline rental demand and can improve confidence in resale depth (especially when paired with metro-area access). Wikipedia+1

Why Invest in Pender County?

  • Rapid Population Growth – One of the fastest-growing counties in North Carolina, increasing 31% since 2010 and 13% from 2020-2023
  • Coastal Location – Atlantic Ocean access and Topsail Island beach communities without the premium pricing of direct beachfront markets
  • Wilmington Proximity – Under 30 miles to Wilmington creating strong commuter demand while offering more affordable housing
  • Strong Demographics – Median household income of $76,838, well above state average, indicating quality tenant and buyer pool
  • Major Employment Growth – Pender Commerce Park anchored by Amazon, Home Depot, and Maersk creating 1,000+ jobs
  • Infrastructure Investment – $50 million committed to Novant Health Pender Medical Center and ongoing commercial development
  • Below-Market Pricing – Home prices remain more accessible than New Hanover County while offering similar coastal lifestyle
  • Vacation Rental Potential – Beach communities provide short-term rental opportunities in addition to traditional long-term rentals
  • Transportation Access – Excellent highway connectivity via US-17, I-40, and NC-132, plus proximity to Wilmington airport
  • Limited Supply – Housing inventory struggles to keep pace with population growth, supporting price appreciation

Buying or Selling Property in Pender County?

JND Real Estate Group, LLC works with local and out-of-state investors looking to buy discounted properties in Pender County, North Carolina. If you are searching for off-market deals, long-term rental properties, or fix-and-flip opportunities, contact us today to learn more.

Contact Information:

Janice Shearin – 252-326-1197
Dwight Cox – (919) 944-7248

jdrealestategroup@yahoo.com

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Important Investment Disclosure

The information provided on this page is for general informational purposes only and is not intended to be financial, legal, tax, or investment advice. All market data, population statistics, rental estimates, pricing information, and other metrics are derived from third-party sources believed to be reliable; however, JND Real Estate Group, LLC makes no representations or warranties as to the accuracy, completeness, or timeliness of such information. Real estate markets are subject to change, and conditions may vary by property, neighborhood, and time. Investors are strongly encouraged to conduct their own independent due diligence, verify all data independently, and consult with licensed professionals prior to making any investment decision. JND Real Estate Group, LLC assumes no liability for investment decisions made based on the information presented on this website.