The Ultimate 2026 Relocation Guide: Southport, St. James, and Oak Island, NC

Published January 7, 2026

By the Advice4Homeownership Editorial Team·Reviewed by Scott Gentry, REALTOR®

What You’ll Learn

How daily life differs across three neighbors: walkable historic Southport, amenity-heavy gated St. James, and low-key Oak Island
What St. James includes behind the gate — championship golf, an ICW marina, a private beach club, and mandatory HOA dues
How Brunswick County property tax works with municipal add-ons, alongside wind and hail coverage and flood insurance
The trade-offs locals mention: salt-air wear on equipment, Highway 211 construction, and a drive to Wilmington for specialty care

Making the move to the North Carolina coast is more than a change in geography; it’s a lifestyle transition. For those looking at Brunswick County, the decision usually comes down to three specific areas: Southport, St. James, and Oak Island. While they are only minutes apart, each offers a radically different daily experience.

This guide serves as your comprehensive resource for understanding the "Three Jewels" of the Carolina coast, including what to look up on taxes and amenities, where to look it up, and the local culture no table will tell you.

1. Southport: The Historic Waterfront Gem

Often referred to as the "Happiest Seaside Town in America," Southport is a living postcard. If you’ve seen the movies Safe Haven or A Walk to Remember, you’ve already seen Southport.

The Lifestyle

Southport is a walkable, historic maritime town. Life here revolves around The Yacht Basin and Howe Street. Residents spend their afternoons strolling under 200-year-old Live Oaks or watching the massive container ships navigate the Cape Fear River from the comfort of the waterfront park swings.

Key Highlights

Historic Districts: The town is a treasure trove of Victorian architecture and historical landmarks like Fort Johnston (founded in 1748) and the Old Smithville Burying Ground.
The Dining Scene: From the famous crab cakes at Provision Company to fine dining at Oliver’s on the Cape Fear, Southport is the culinary heart of the county.
Annual Events: The North Carolina 4th of July Festival is a legendary event that draws tens of thousands to its historic streets.

What to Know Before Moving

Southport is a "tourist town." During the summer months, parking downtown can be a challenge, and reservations for dinner are a must.

Local Resource: City of Southport Official Website

2. St. James: The Premier Gated Community

If your vision of coastal living involves a golf cart, a tennis racquet, or a private boat slip, St. James is your destination. This 6,000-acre private, gated community is essentially its own incorporated town with a level of amenities that rival world-class resorts.

The Amenity Powerhouse

St. James is famous for "The Clubs at St. James," which include:

Championship golf across multiple courses: designed by names including Jack Nicklaus, P.B. Dye, Hale Irwin, and Tim Cate. Course and hole counts, and which are open to members versus the public, change — confirm the current lineup with the club.
The Marina: A 475-slip full-service marina located directly on the Intracoastal Waterway (ICW). It includes dry stack storage and the popular Beacon 315 restaurant.
Private Beach Club: St. James residents have their own private oceanfront club on nearby Oak Island, featuring a pool, gazebo, and private parking.

The Community Feel

St. James has over 100 social clubs. Whether you are into pickleball, woodworking, or wine tasting, you will find your "tribe" here almost immediately.

If you'd like a closer look at what this means for a specific street or neighborhood, there's more below.

3. Oak Island: Authentic Beach Life

Oak Island (OKI) is the "un-commercialized" beach. While other coastal towns are filled with high-rise hotels, OKI is a town of beach cottages, family-owned ice cream shops, and wide-open sandy shores.

The Beach Experience

Oak Island is unique because it is a south-facing beach. This means you can often watch the sun rise and set over the ocean from the same spot during certain times of the year.

Public Access: With over 60 public beach access points, you are never more than a few minutes from the sand.
Pet Friendly: OKI is widely regarded as one of the most dog-friendly beaches in North Carolina, allowing leashed pets on the sand year-round.

2026 Project Spotlight: Beach Renourishment

Beach nourishment is an ongoing fact of life here rather than a one-time event: dune and beach-width maintenance is periodically funded and rebuilt, and the schedule, scope and funding change. Check the Town of Oak Island for what is currently underway and what it means for beach access and any assessments.

Local Resource: Town of Oak Island Project Tracker

4. The Practicalities: Cost of Living & Taxes

One of the primary drivers for relocation to this area is the favorable tax climate compared to the Northeast and West Coast.

Property Taxes (2025-2026 Fiscal Year)

What you actually pay is a county rate plus, in most places, a municipal rate, applied per $100 of assessed valuation. Rates are reset by budget ordinance and change, so the only figures worth relying on are the current published ones:

County and municipal property tax rates: published by the Brunswick County Tax Office, and by the NC Department of Revenue in its annual county and municipal property tax rate table. Look up the rate for the specific municipality — Southport, Oak Island, St. James and the unincorporated county are not the same number.
Combined sales tax rate: the state rate plus the county's local rate; the NC Department of Revenue publishes the current combined rate by county.
Fire district and other special assessments may apply on top of those depending on the address.

Comparing a Brunswick County tax bill against what you pay now is worth doing with real numbers for your specific address, not a state-level generalization — assessed value matters as much as the rate.

The "Hidden" Costs

While property taxes are low, coastal homeowners must account for:

Wind & Hail Insurance: Standard homeowners policies rarely cover hurricane-force winds on the coast.
Flood Insurance: Even if you aren't "oceanfront," many lenders require flood insurance in this region.
HOA Dues: If you choose a community like St. James, monthly or annual dues are mandatory to maintain the high-end amenities.

5. Potential Pitfalls: The "Local's Secret"

No relocation guide is complete without a reality check. Here is what the brochures won't tell you:

The "Salt Life" Maintenance: The salt air is beautiful but brutal. Your outdoor AC units and car brakes will wear out faster than they would inland.
Infrastructure Growth: The secret is out. Road projects, including work on Highway 211, have been underway to handle growth. Timelines shift — check NCDOT for the current status and expected completion of any project on a route you would drive daily.
Medical Care: While we have Dosher Memorial Hospital in Southport and several Novant health centers, specialty and major trauma care means a drive to Wilmington, where Novant Health New Hanover Regional Medical Center is verified by the American College of Surgeons as a Level II trauma center. If a particular service or trauma level matters to your household, confirm what each facility currently provides directly with the hospital rather than relying on a general guide.

6. Proximity: The Best of Both Worlds

Living here puts you in the middle of a "Coastal Golden Triangle":

Wilmington (45 mins): For the airport (ILM), high-end shopping at Mayfaire, and the historic downtown riverwalk.
Myrtle Beach (60 mins): For major entertainment, shows, and "big box" shopping like Costco and Tanger Outlets.
Bald Head Island (20 min ferry): A car-free island paradise just off the coast of Southport—perfect for a day trip.

Final Thoughts: Which One Is Yours?

Choose Southport if you want to walk to the library, the bakery, and the park while living in a piece of history.
Choose St. James if you want an active, secure, "built-in" social life with every amenity at your fingertips.
Choose Oak Island if your primary goal is to have the sand between your toes and a laid-back, "old school" beach vibe.

Ready to see these homes in person? I've spent years helping families find their perfect "spot" on this coast. Whether you need a deep-water dock or a golf-course view, I can help you navigate the nuances of each community.

Helpful Resource Links for Newcomers:

Chamber of Commerce: Southport-Oak Island Area Chamber
Public Schools: Brunswick County Schools
Utilities: Brunswick Electric Membership Corp (BEMC)