We disliked Riverlights, viscerally. So, we wrote that off immediately.
We liked St. James very much. We looked at lots, and a couple of models and spec houses by Tribute, Logan, and Kent.
We decided we like it so much we want to make the move happen. But we have a lot of due diligence to complete in order to be comfortable. My advice: be picky on the location of the lot, ask LOTS of questions. You'll find out some very interesting information. I know the positives, but I also want to know the negatives so I am not surprised by sewer treatment plants, traffic, etc...
Don't rely on the salesperson to show you lots that are not developer owned. Press and ask to see all lots in your price range.
Use the FEMA website to look up specific addresses to see if they are in a flood zone. We are not considering any lots or houses in any flood zone but that is our personal decision.
https://msc.fema.gov/portal/search
It is a beautiful community. Heavily treed, with many water features. A diverse style of housing, mixed in with lots that are not yet built on. Average age is...retired but not elderly. Except for one club we went in where the average age of the folks in the bar seemed substantially older and elderly. People seem nice but distant, not effusively friendly like you find in some areas of NC. Then again, most people who live in SJP are not from NC.
We really liked the atmosphere of Tommy Thompson's and the outside bar. One of the pools also has a bar and grill which is terrific. We didn't make it out to the beach club but I suspect it is fine. Oak Island is an OK beach, in general. It is nice that there are no high rise buildings. And you do not have to join the clubs to use the beach club and its pool.
Each neighborhood has its own personality. Some are more attractive than others. One neighborhood we wrote off right away because only one builder is building the entire neighborhood. Another builder we wrote off because the house seemed not as well constructed as the others we saw. While there is a POA fee of around $800 annually, some neighborhoods have additional fees based on included maintenance, etc. Make sure you ask. Two of the newer neighborhoods felt very barren to me and less attractive, especially because the bulk of SJP is treed and very pretty.
Builder impressions:
Tribute: the lesser expensive models shown did not have an impressive workmanship in my view. For example, around the windows is drywall, instead of wood. The bannister on the stairs was a white painted plain bannister.
Logan: many floor plans to choose from. Lots of inclusions.
Kent: very similar to Logan, although Kent's elevations were not as attractive to me
I like the idea of being able to ride by bike without getting mowed down. Since the speed limit is only 20 in some places (and 30 mph in others) and security is out there enforcing the speed limits, I would be very safe on a bike.
We would plan to join the clubs. We are not golfers, but would use the fitness centers and indoor pool and outdoor pools. There a handful of lots with membership incentives, as well as builder incentives for the club membership, which with a social membership is worth $20K.
Taxes are about half at SJP than what we pay in the Triangle area. Taxes are lower partially because even though SJP is a town, it doesn't have to fund schools in the town. If you have kids, they will go to county-funded schools.
Overall vibe: wealthy residents who enjoy golfing, tennis, pools and eating. Little to no ethnic diversity, but that is not unusual for these plantations in the Wilmington area. An attractive neighborhood laid out with thought. I bet the POA has teeth; every single mailbox I passed had a flag and blue bow. I wonder what happens if you don't put one on the mailbox lol? Location near Southport is a real plus, since Southport is very attractive, and Bald Head Island is a terrific vacation destination. It is 40 minutes to the airport and to Wilmington, so it is not a central location if you plan to go to Wilmington frequently. There are 2 Lowe's grocery stores nearby, but no Trader Joe's, Fresh Markets etc...for those you have to go to Wilmington if that is important to you.
The Triangle is very convenient for many things. It will be a hard decision to leave after 20+ years.
Let me know if you have questions!
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