Community Profile

Our Vision
To become the premier vacation destination for cultural heritage tourism and establish a community land trust to preserve the legacy of the community.

The Problem/Community Challenges
Environmental (climate change, rising sea levels, erosion, increase in the number of hurricanes) and displacement (BIPOC land lost, over development) concerns and the impact on sustainable tourism and economic community development.

The Opportunity
Reposition the Ocean City Community as a premier vacation destination for the Gullah Geechee Community and leverage the Corridor branding.

The Solution
Establish a land trust and provide vacation rental ready spaces and infrastructure to support sustainable cultural heritage tourism. Leverage our beaches, golf courses, and festival, i.e. the Ocean City Jazz Festival and Gullah Festivals as an anchor strategy. Partner with other Gullah communities along the Corridor to build shared values opportunities.

The Outcome
Increased ecotourism revenue, jobs and community wealth building,

Introduction
The Ocean City Community was established in 1949 and incorporated into the Town of North Topsail Beach, North Carolina in 1990. The community is located on the northern end of Topsail Island, North Carolina, a 26-mile long barrier island off the coast of North Carolina, just south of Camp Lejeune, the Bogue Banks, and the Outer Banks. Ocean City is easily accessed by a number of highways including Interstate 40, or by air via the Wilmington International Airport or Jacksonville’s Albert J Ellis Airport.

The Ocean City Community is the first place in North Carolina that African Americans could purchase coastal property for community development. Ocean City is an eclectic mix of historical homes, historical community buildings, and historical firsts. It is the location of the state’s first African-American owned fishing pier, located on the site of a former “Operation Bumble Bee” observation towers. The Ocean City Community is a tourist favorite on the Jacksonville Onslow African American Heritage Trail. Hikers, bikers, and kayakers use the Mountain to Sea Trail that starts in Appalachia traverses the community.

Ocean City Developers led the community for 31 years until it was dissolved in 1980.   At that time, the community’s non-profit organization, the Ocean City Beach Citizens Council, took over the management of the community.  The Council’s officers consist of a President, Vice President, Secretary and Treasurer. Over the past 70 years, the community has faced environmental, cultural, social and preservation challenges.

The temperature averages 63°, with approximately 215 clear or partly cloudy days annually. The weather is perfect for golfing, fishing, tennis, boating, or just relaxing at the beach. The most significant weather-related threat confronting the Town is related to tropical storm events. The Town has dealt with the aftermath of several storms since its incorporation, including Hurricanes Fran, Floyd, Isabel, Irene, and Matthew. The most recent tropical system to impact North Topsail Beach was Hurricane Florence in September 2018. This hurricane has had the most substantial impact on the island since Hurricane Fran in 1996

Domestic visitors to and within Onslow County spent $249 million in 2018, an 8.04% increase from 2017; the highest increase of any county in the state.

Annual special events in North Topsail Beach include the Ocean City Jazz Festival, and the Earth and Surf Festival.

The Town of North Topsail Beach’s population has increased from 947 in 1990 to an estimated 1,104 in 2016 (an increase of 16.6%).  In comparison, within this same time-frame, Onslow County’s population grew by a rate of 23.9%, with North Carolina’s increasing by 49.9%.   While, North Topsail Beach is the 374th largest city in North Carolina, the Ocean City Community has maintained its low density, friendly, welcoming atmosphere to new residents, and visitors.

The Ocean City Community is part of the Jacksonville-Onslow African-American Heritage Trail. The Jacksonville-Onslow African-American Heritage Trail is a joint project of Onslow County Tourism, the Onslow County Museum, and the Minority Business Services Division of the trail encompasses 18 sites, including the National Montford Point Marine Museum.

Ocean City Community
Established………………………………………………………………………………………………….. 1949
Incorporated into North Topsail Beach……………………………………………………1990

Government
Incorporated………………………………………………………………………………………………….. 1990
Form of Government………………………………………………………………….Council-Manager
Elected Body………………………………………… 6 members- Mayor and 5 Alderman
Terms of Office Mayor ………………………………………………………………………………… 2 years
Terms of Council…………………………………………………………. 4 years, staggered terms
City Council Meetings ………………………………………. 1st Thursday of each month

Demographics
City of North Topsail Beach population, est. 2016……………………………………………….1104
City of North Topsail Beach Median Family Income, 2018 Census …………………… $60,977
Onslow County population, est. 2018 ……………………………………………………… 193,893
Onslow County population rank in North Carolina  – 13
Onslow County Median Household Size, 2018 Census  – 1.87
Gender Composition, North Topsail Beach, 2016 Census………….. Female 45.7/Male 54.3
City of North Topsail Beach Median Age, 2016 Census………………………………..…46.1
City of North Topsail Beach Bachelor Degree……………………………………………25.2%

Racial Composition, North Topsail Beach, 2000 Census
…………………………………………………………………………………………………………..92.2% White
……………………………………………………………………………………………………………. 4.7% Black
……………………………………………………………………………………………………………. 0.50% American Indian/Asian
……………………………………………………………………………………………………………. 0.83% Hispanic

Racial Composition, North Topsail Beach, 2016 Census
………………………………………………………………………………………………………….91.5% White
…………………………………………………………………………………………………………. 3.4% Black
………………………………………………………………………………………………………….. 2.4% American Indian/Asian
………………………………………………………………………………………………………….. 0.80% Hispanic

Police Protection
Number of Sworn Officers, Authorized FY 2018-19 5
Number of Full-time Officers…………………………………………………………………..13
Number of Approx. Calls for Service Annually FY 2018-19 …………………………………..3750
Number of Stations ……………………………………………..1 headquarters, 1 substation
Fire Protection
Number of Full-time Firefighters, Authorized FY 2009-10 14
Number of Fire Stations 2
ISO Rating 4
Number of Fire Responses, est. FY 2018-19 ………………………………………………………256
Number of Medical/Water Rescue FY2018……………………………………………..……..350

Water System
Central water service throughout the Town of North Topsail Beach is provided by the Onslow Water and Sewer Authority (ONWASA). ONWASA has a total of 50,770 customer accounts, of which 2,690 are in the Town of North Topsail Beach

Sewer System
Central sewer service is predominantly provided by Pluris, LLC, throughout a majority of North Topsail Beach. There are still a few properties within Town that are either served by private on-site septic systems or privately held package treatment plants.

Golf Course
Number of Holes (par 72) 18
Total Distance …………………………………………………………………………………… 6,898 yards

Parks and Recreation
Number of Public Parks……………………………………………………………………………….2

Housing Unit Types

According to the US Census Bureau, the number of housing units within the Town of North
Topsail Beach has increased by 508 units since the 2000 census was conducted. Table 1
provides an overview of the current housing stock and what type of structures this stock is
comprised of. Housing within North Topsail Beach is comprised predominantly of single family detached/attached homes (46%). There are also a substantial number of units located within
large multi-family condominium buildings.
Approximately 31% of the Town’s housing units are located within condo complexes with
twenty or more units per building.

Housing Occupancy

Within a coastal barrier island beach community, the housing stock is commonly utilized
for temporary and/or seasonal rentals. This use of single- and multi-family homes has
become even more popular since the advent of websites like Airbnb.com and VRBO.com.
Table 2 provides a summary of how residential properties within the Town of North Topsail
Beach are being utilized. As of 2016, roughly 11% of total housing units were occupied
by year-round residents, with another 11% occupied by long- term renters. This amount
leaves 2,003 housing units, or approximately 78% of homes, being vacant and potentially
being utilized for short-term rentals. These rentals are generally utilized during peak
summer months, which drastically increases the Town’s population.  In comparison, the
percentage of homes throughout the state that are currently vacant is approximately 13%.
Additionally, the percentage of homes that are owner-occupied in North Carolina is
approximately 58%, much higher than the 11% in North Topsail Beach.

Structure Age

The following table provides an overview of the year that various housing structures were
built within the Town of North Topsail Beach. According to the US Census Bureau, upon
incorporation in 1990, the Town of North Topsail Beach had a housing stock of 1,656
structures. Between 1990 and 2015, an additional 928 housing units have been constructed
throughout the Town’s corporate limits.

Housing Value

Table 4  provides  a summary of owner-occupied  housing value as of 2016.  Based on these figures, roughly 72% of homes within the Town’s planning jurisdiction are valued at over $200,000, while over 14% have a value exceeding $500,000. Since these figures only reflect  owner-occupied units, it  is not a true reflection of overall housing values throughout the Town. It does, however, provide a general baseline for considering housing affordability within North Topsail Beach. Based on the figures presented, the Town maintains a housing market that is still attainable to a broader market. This fact is indicative of many beach towns along the North Carolina coastline. Beach properties are still, depending on location, somewhat affordable; however, cost associated with insurance coverage and elevated maintenance cost certainly drives up the cost of ownership. As of 2016, the median home value in North Topsail Beach was $273,000 compared to $153,600 for North  Carolina  overall.

  Property Tax Rates

 For second homeowners, property tax rates can be a deterrent to investment, purchase, or construction of vacation units. Property tax rates are  based on the total appraised value of land and buildings  per  $100 of value. For incorporated municipalities, the property tax rate includes the base county rate in which the town is located. The average property tax rate for coastal municipalities within Onslow,  New Hanover, and Pender counties is approximately 0.25 cents per $100 of valuation.  The following provides a   breakdown  of  FY2018 tax rates for Onslow County.