Brunswick County · The HOA range explained · What drives $2K vs $8K per year
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Talk to a Specialist →| Component | Monthly (est.) | Annual (est.) | Notes |
|---|---|---|---|
| Master HOA | ~$100–$167/mo | ~$1,200–$2,000/yr | Base master community access — covers shared amenities and common area maintenance |
| Neighborhood HOA (add-on) | ~$50–$500/mo | ~$600–$6,000/yr | The major variable — lawn care, neighborhood-specific services, premium sections |
| Combined HOA total | ~$150–$667/mo | ~$1,800–$8,000/yr | Where you land in this range depends entirely on which neighborhood you choose |
| Brunswick County property tax | ~$143–$208/mo | ~$1,710–$2,500/yr | County rate $0.3420/$100; combined effective ~0.50–0.60% |
| Homeowners insurance | ~$150–$280/mo | ~$1,800–$3,360/yr | Inland Leland location |
| Total Annual Housing Cost (ex-mortgage) | ~$5,310–$13,860/yr depending heavily on neighborhood section | ||
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North Carolina does not tax Social Security at any income level. The state flat income tax rate is 4.5% on other retirement income, declining to 3.99% by 2027. Brunswick County has one of the lowest effective property tax rates of any coastal county in the Southeast at $0.3420 per $100 assessed value. Combined with the NC homestead exclusion for 65+ buyers, the all-in annual tax burden for Wilmington retirees is genuinely competitive with any market in our coverage.
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