Wondering if a second home in Moore County is the right move for you? Maybe you dream of weekends on world-class golf courses, a quiet lock-and-leave retreat, or a home you can enjoy part-time and rent when you are away. Buying a second home is exciting, but it also comes with unique decisions about property type, rules, and upkeep. In this guide, you’ll get a clear, step-by-step way to decide what fits your goals, budget, and lifestyle. Let’s dive in.
Why Moore County works for second homes
Moore County, centered on Pinehurst and Southern Pines, blends a resort lifestyle with small-town charm. Golf drives much of the area’s identity, with celebrated courses and tournament traffic that support second-home interest and short-term rental demand. You also get four seasons, milder winters than many northern markets, and a relaxed pace that makes it easy to unplug.
The area draws retirees, seasonal residents, move-up buyers, and remote workers who want outdoor recreation, cultural events, and convenient services. If you are eyeing ZIP 28327 and the surrounding Pinehurst/Southern Pines area, you’ll find options that range from low-maintenance condos to golf-front homes and private estates.
Match your goals to the right property
Your intended use will guide the best fit. Start by deciding whether you want personal use only, occasional rental, or regular short-term rental.
Lock-and-leave condos and townhomes
If convenience is your top priority, consider condos or townhomes in resort neighborhoods or near the Village of Pinehurst. These often include exterior maintenance, landscaping, and sometimes utilities through the HOA. You get a turnkey feel that works well if you visit a few times a year.
Golf-front and resort homes
If living near the course matters most, look at single-family homes on or near private and semi-private clubs. These settings often involve HOA or club dues and have specific access rules for facilities. Many owners use these homes seasonally, and some join rental programs when not in residence.
Village cottages and in-town living
If you want walkability to shops, dining, and local events, older cottages or renovated homes in town centers can be a great match. Maintenance varies by property age and condition, so factor in potential updates and ongoing care.
Estates and acreage
If you want space, privacy, or room for hobbies, larger homes and equestrian-friendly properties are available away from the resort core. Expect more traditional ownership responsibilities and a stronger focus on well, septic, and outbuilding maintenance where applicable.
Plan your finances the smart way
Financing for second homes typically has stricter requirements than primary residences. Many lenders prefer at least 20 percent down, and rates can be slightly higher. If you plan to rent short-term, some lenders classify the purchase as an investment property, which can require an even higher down payment.
Property taxes in North Carolina are assessed at the county level, and second homes generally pay the same residential rates as primary homes. Build a budget that includes annual taxes, HOA dues, utilities, insurance, routine maintenance, and reserves for repairs. If you plan short-term rentals, expect local occupancy or lodging tax obligations based on town or county rules.
For federal taxes, the IRS treats personal use and rental use differently for deductions and depreciation. If you may convert a second home to a primary residence later, note that federal primary-residence exclusions have specific occupancy tests. A CPA can help you plan ahead for your situation.
Understand rental rules and demand
Short-term rental rules vary by town in Moore County. Municipalities may require permits or licenses and can enforce occupancy, noise, and parking standards. Your HOA or community covenants may also set rental caps, minimum-night stays, or management requirements. Review every document before you buy.
Rental demand peaks during major golf events and during pleasant spring and fall months. Summer can be warm and humid, which may affect rates and occupancy. If you plan to rent, expect operating costs that include management fees, cleaning, linens, yard care, and utility expenses. Full-service short-term rental management often ranges from 20 to 40 percent of rental revenue, depending on services.
Protect your investment
Insurance needs can differ for second homes and rental properties. Many owners add extra liability coverage or short-term rental endorsements. While Moore County is inland, some properties near creeks and low-lying areas can face flood exposure, so get a FEMA flood map review and a quote if needed. Wind and hail coverage can also be relevant due to inland storm impacts.
Utility setups vary by location. In-town homes may connect to municipal water and sewer, while rural and estate properties can rely on well and septic systems. Broadband access has improved across the area but still varies by neighborhood, so verify speeds if you plan to work remotely. Smart-home and security systems are common choices for peace of mind when you are away.
Due diligence checklist
Use this quick list to move forward with confidence:
- Clarify your intended use: personal-only, occasional rental, or regular short-term rental.
- Visit in peak season and off-season to compare traffic, noise, and overall feel.
- Get preapproved and confirm whether your lender will treat the home as a second home or investment.
- Request full HOA and community documents, including covenants, rental rules, budgets, reserves, and special assessment history.
- Confirm local short-term rental regulations and occupancy tax requirements for your target town.
- Obtain homeowners, liability, and short-term rental insurance quotes; add flood and wind/hail quotes if relevant.
- Verify utilities, well/septic status, and broadband speeds.
- Interview 2–3 local property managers about occupancy, seasonal rates, fees, and maintenance processes.
- Consult a tax advisor about personal-use rules, deductions, and capital gains planning.
- Order a full home inspection, and if renting, include a rental-readiness review focused on HVAC, roof, plumbing, and wear items.
When Moore County may not fit
If you want a beach setting or a true mountain climate, this inland Sandhills location will not check that box. If you want unrestricted rental flexibility, some communities and municipalities will feel too limiting. If you prefer to avoid HOA structures altogether, focus your search outside resort or gated neighborhoods and expect more hands-on maintenance.
Your next steps
Start by defining how you plan to use your second home and which property type fits that vision. Then line up lending, review community rules, and confirm insurance and management costs. When you are ready for on-the-ground guidance, I will help you compare neighborhoods, streamline due diligence, and negotiate with confidence.
Ready to explore second-home options in Pinehurst, Southern Pines, or ZIP 28327? Let’s connect through Kelly Ward KW Realty and design a plan that fits your lifestyle and goals.
FAQs
What is the best low-maintenance second home option in Moore County?
- Condos or townhomes near resort areas often include exterior maintenance and landscaping through the HOA, which makes them ideal for lock-and-leave living.
Can I rent my Moore County second home short-term?
- It depends on your town and HOA rules; confirm local permits, occupancy taxes, and any community rental restrictions before you buy.
What ongoing costs should I budget for a second home near Pinehurst?
- Plan for property taxes, HOA dues, insurance, utilities, routine maintenance, and reserves; if renting, add management fees, cleaning, and platform costs.
Do I need flood insurance for a second home in Moore County?
- Many homes are not in special flood zones, but localized risks exist near creeks and low-lying areas; get a FEMA flood determination and a quote to be sure.
Is internet reliable enough for remote work in Pinehurst and Southern Pines?
- Broadband access has improved, but speeds vary by neighborhood; verify provider options and performance at the specific property before you commit.
