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Topsail Tanner Topsail Island REALTOR® & CLHMS with Better Homes and Gardens Real Estate Treasure. Managed vacation rentals here for a decade before selling real estate.

Straight answers on Surf City, Topsail Beach, Hampstead & Sneads Ferry. Book below ↓

10/23/2026

If you own a rental here, your insurance went up October 1st.

Rentals and second homes are usually on a dwelling policy, not a homeowners policy. Insurers asked the state for 68.3% over two years. The NC Department of Insurance settled at 5% on average this Oct 1, with another 5% coming Oct 1, 2027. Those are averages, so your bill can differ.

The part nobody mentions: the settlement includes credits for fortified homes and roofs. Ask your insurance agent which ones your house qualifies for. Buying a rental? Get the dwelling quote before you offer. This isn't insurance advice.

Rental owners, how much did your renewal change this year?

Call or text 910.547.9618, or book a free 30-minute Zoom: https://calendly.com/tanner-treasurerealty/30min

Tanner Gray · Better Homes and Gardens Real Estate Treasure

10/23/2026

☀️ TOPSAIL ISLAND WEATHER | Friday, October 23 🌊🏖️

ENJOY TODAY'S CALMER OCEAN—because the weekend is going to be a different story!

We're wrapping up the workweek with sunshine, temperatures around 70° and much smaller waves along Topsail Island.

But stronger northeast winds are approaching, bringing rougher ocean conditions and an increasing rip-current threat.

☀️ Sunny skies
🌡️ High around 70°
💨 Northeast winds around 10 mph
🌡️ Ocean temperature: Upper 60s
🌊 Breaking surf: 1–2 feet
✅ LOW RIP CURRENT RISK
⬇️ Moderate north-to-south longshore current
☀️ HIGH UV
⛈️ No thunderstorms expected

🌊 TOPSAIL INLET TIDES — VERIFIED

⬇️ Low Tide: 11:50 AM
⬆️ High Tide: 5:58 PM

🚤 BOATING ALERT

A Small Craft Advisory begins at 6 PM tonight and continues through 8 PM Sunday.

💨 Northeast winds could reach 20–30 knots, with gusts up to 35 knots.

🌊 Offshore seas could build to 6–10 feet during the advisory period.

🚨 WEEKEND BEACH OUTLOOK

Saturday: ☀️ Sunny, around 70° 💨 Northeast winds 15–20 mph 🌊 Surf: 2–5 feet ⚠️ MODERATE RIP CURRENT RISK

Sunday: ☀️ Sunny, lower 70s 💨 Northeast winds around 20 mph 🌊 Surf: 2–5 feet 🚨 HIGH RIP CURRENT RISK

Monday: 🌊 Surf: 3–6 feet 🚨 HIGH RIP CURRENT RISK

Even with today's LOW rip-current risk, always check local beach flags and changing ocean conditions before entering the water.

Whether you're in Surf City, Topsail Beach or North Topsail Beach, enjoy today's sunshine and prepare for rougher conditions this weekend!

Follow for daily Topsail Island weather, surf, tides and beach safety updates! 🌊🏖️

Tanner Gray
Better Homes and Gardens Real Estate Treasure
📞 910-547-9618

10/22/2026

Topsail is not the Outer Banks, and that matters if you're buying.

The Outer Banks are up north in Dare and Currituck counties. Topsail Island is southeastern North Carolina, in Pender and Onslow counties. For an owner, that means different town rules, different county taxes, a different rental market, and a different insurance territory. A quote up there tells you nothing about a house down here.

If you're comparing the two, compare owning, not vacationing. Which one did you visit first?

Call or text 910.547.9618, or book a free 30-minute Zoom: https://calendly.com/tanner-treasurerealty/30min

Tanner Gray · Better Homes and Gardens Real Estate Treasure

10/22/2026

☀️ TOPSAIL ISLAND WEATHER | Thursday, October 22 🌊🏖️

THE WEATHER LOOKS BEAUTIFUL—BUT THE OCEAN HAS OTHER PLANS!

We've got another gorgeous October day on Topsail Island, with sunshine and temperatures in the lower 70s.

But the National Weather Service continues to warn of dangerous rip currents, and the weekend forecast is becoming more concerning!

☀️ Sunny skies
🌡️ High in the lower 70s
💨 North winds around 10 mph
🌡️ Ocean temperature: Upper 60s
🌊 Breaking surf: 2–4 feet
⚠️ MODERATE RIP CURRENT RISK
☀️ HIGH UV
⛈️ No thunderstorms expected

🌊 TOPSAIL INLET TIDES — VERIFIED

⬇️ Low Tide: 11:01 AM
⬆️ High Tide: 5:16 PM

⚠️ IMPORTANT BEACH SAFETY

MODERATE rip-current risk means life-threatening rip currents are possible.

Always check local beach flags and swim near a lifeguard when possible.

🚨 WEEKEND BEACH WARNING!

Stronger northeast winds are expected to bring rougher ocean conditions.

Saturday: 💨 Northeast winds around 20 mph
🌊 Surf: 2–4 feet
🚨 HIGH RIP CURRENT RISK forecast

Sunday: 💨 Northeast winds around 20 mph
🌊 Surf: 2–5 feet
🚨 HIGH RIP CURRENT RISK forecast

🚤 Offshore conditions are also expected to deteriorate, with seas potentially reaching 6–9 feet Sunday.

Whether you're visiting Surf City, Topsail Beach or North Topsail Beach, enjoy today's sunshine and respect the ocean!

Follow for daily Topsail Island weather, surf, tides and beach safety updates! 🌊🏖️

Tanner Gray
Better Homes and Gardens Real Estate Treasure
📞 910-547-9618

10/21/2026

The listing won't tell you if it floods. This map will.

Go to fris.nc.gov, North Carolina's Flood Risk Information System. Type in the address and you'll see the flood zone and the flood-event water height for that spot. A lender only requires flood insurance in certain zones, and that doesn't mean the house just outside the line stays dry. After a storm on Topsail, one street can flood while the next one doesn't.

So check the map, ask the seller about past water, then call an insurance agent before you make an offer. This isn't insurance advice.

Have you ever been surprised by water at a property?

Call or text 910.547.9618, or book a free 30-minute Zoom: https://calendly.com/tanner-treasurerealty/30min

Tanner Gray · Better Homes and Gardens Real Estate Treasure

10/21/2026

☀️ TOPSAIL ISLAND WEATHER | Wednesday, October 21 🌊🏖️

THE SUN IS SHINING, BUT DON'T UNDERESTIMATE THE OCEAN!

We've got another beautiful fall day on Topsail Island, with sunshine and temperatures in the lower 70s.

But the National Weather Service continues to warn of dangerous rip currents, and there's another change coming this weekend!

☀️ Sunny skies 🌡️ High in the lower 70s 💨 North winds around 10 mph 🌡️ Ocean temperature: Around 70° 🌊 Breaking surf: 2–4 feet ⚠️ MODERATE RIP CURRENT RISK ☀️ HIGH UV ⛈️ No thunderstorms expected

🌊 TOPSAIL INLET TIDES — VERIFIED

⬇️ Low Tide: 10:07 AM ⬆️ High Tide: 4:31 PM

⚠️ IMPORTANT BEACH SAFETY

MODERATE rip-current risk means life-threatening rip currents are possible in the surf zone.

Always check local beach flags and swim near a lifeguard when possible.

🚨 WEEKEND HEADS-UP!

A strengthening northeast wind pattern is expected to bring rougher surf and more dangerous swimming conditions.

Saturday: 💨 Northeast winds around 20 mph 🌊 Breaking surf: 2–4 feet 🚨 HIGH RIP CURRENT RISK forecast

Sunday: 💨 Northeast winds around 20 mph 🌊 Breaking surf: 3–6 feet 🚨 HIGH RIP CURRENT RISK forecast

These are preliminary weekend forecasts and may change.

Whether you're enjoying Surf City, Topsail Beach or North Topsail Beach, enjoy today's sunshine and respect the ocean!

Follow for daily Topsail Island weather, surf, tides and beach safety updates! 🌊🏖️

Tanner Gray Better Homes and Gardens Real Estate Treasure 📞 910-547-9618

10/20/2026

Your Onslow tax bill this year was based on 2022. That's not a mistake.

A state law (Session Law 2026-8) pushed Onslow's 2026 revaluation back a year, so this year's bills used the 2022 values. The new values start with the 2027–28 tax year (Onslow County). If you own in North Topsail Beach, Sneads Ferry or Holly Ridge, that's you. Holly Ridge is Onslow, not Pender.

Look up your new value now. If you're selling next year, expect your buyer to ask about it. Still owe this year's bill? It becomes delinquent after Jan 5, 2027.

Not tax advice. For your own bill, call Onslow County Tax at 910-989-2202.

Onslow owners, did anything about this year's bill surprise you?

Call or text 910.547.9618, or book a free 30-minute Zoom: https://calendly.com/tanner-treasurerealty/30min

Tanner Gray · Better Homes and Gardens Real Estate Treasure

10/20/2026

☀️ TOPSAIL ISLAND WEATHER | Tuesday, October 20 🌊🏖️

THE SUNSHINE IS BEAUTIFUL—BUT DON'T TRUST THE OCEAN!

We're enjoying another sunny October day on Topsail Island, but the ocean is still rough following several days of strong winds and elevated surf.

The National Weather Service continues to warn of dangerous rip currents along Surf City and Topsail Beach.

Here's today's beach report:

☀️ Sunny skies
🌡️ High in the lower 70s
💨 North winds around 15 mph
🌡️ Ocean temperature: Lower 70s
🌊 Breaking surf: 3–5 feet
⚠️ MODERATE RIP CURRENT RISK
☀️ Moderate UV
⛈️ No thunderstorms expected

🌊 TOPSAIL INLET TIDES — VERIFIED

⬇️ Low Tide: 9:08 AM
⬆️ High Tide: 3:42 PM

⚠️ IMPORTANT BEACH SAFETY

MODERATE rip-current risk means life-threatening rip currents are possible.

Even experienced swimmers can get caught in dangerous currents.

Always check local beach flags and swim near a lifeguard when possible.

🚤 BOATING ADVISORY

A Small Craft Advisory remains in effect for nearby coastal waters through Wednesday afternoon.

💨 Offshore north winds: 15–20 knots, gusting to 25 knots
🌊 Offshore seas: 5–7 feet

Remember, offshore sea heights are different from breaking waves at the beach.

⚠️ WEEKEND HEADS-UP

Another period of stronger northeast winds is expected Friday into Saturday, with HIGH rip-current risk currently forecast for Saturday.

Whether you're enjoying Surf City, Topsail Beach or North Topsail Beach, enjoy the sunshine but respect the ocean!

Follow for daily Topsail Island weather, surf, tides and beach safety updates! 🌊🏖️

Tanner Gray
Better Homes and Gardens Real Estate Treasure
📞 910-547-9618

The crowds thin out this time of year, and the good stuff gets easier to find. Here's what's going on around Topsail thi...
10/19/2026

The crowds thin out this time of year, and the good stuff gets easier to find. Here's what's going on around Topsail this week.

Today is the last day to send written comments to the Corps on North Topsail Beach's New River Inlet plan. Tonight in Hampstead, the Fall Restaurant Round-up at Share the Table runs 6 to 8:30, capped at 75 people. Tuesday and Wednesday bring weeknight music to Surf City. Friday has Shop the Sound at Soundside Park (8 to 11, the last one this year) and a free movie in the park in Burgaw at 6:30.

What did I miss? Drop it in the comments.

Call or text 910.547.9618, or book a free 30-minute Zoom: https://calendly.com/tanner-treasurerealty/30min

Tanner Gray · Better Homes and Gardens Real Estate Treasure

10/19/2026

🚨 TOPSAIL ISLAND BEACH WARNING | Monday, October 19 🌊

DON'T LET THE SUNSHINE FOOL YOU! ☀️

It's sunny on Topsail Island, but the ocean is still DANGEROUS!

The National Weather Service has issued a HIGH RIP CURRENT RISK for Surf City and Topsail Beach through this evening.

Here's today's beach report:

☀️ Sunny skies 🌡️ High in the upper 60s 💨 North winds 15–20 mph 🌡️ Ocean temperature: Lower 70s 🌊 Breaking surf: 4–5 feet 🚨 HIGH RIP CURRENT RISK ⬇️ Moderate north-to-south longshore current ☀️ Moderate UV ⛈️ No thunderstorms expected

🌊 TOPSAIL INLET TIDES — VERIFIED

⬇️ Low Tide: 8:02 AM ⬆️ High Tide: 2:47 PM

🚨 IMPORTANT BEACH WARNINGS

HIGH rip-current risk means life-threatening rip currents are likely in the surf zone.

🚤 SMALL CRAFT ADVISORY remains in effect for nearby coastal waters until Wednesday morning.

🌊 Offshore seas: 7–9 feet today 💨 Offshore north winds: 20–25 knots, gusting to 30 knots

Remember, offshore sea heights are different from the breaking waves at the beach.

⚠️ TUESDAY HEADS-UP:

🌊 Surf: 3–6 feet ⚠️ MODERATE RIP CURRENT RISK ☀️ Sunny skies, lower 70s

Whether you're visiting Surf City, Topsail Beach or North Topsail Beach, please stay out of dangerous surf today.

Strong swimmers can be overwhelmed by powerful rip currents.

Follow local beach warnings and enjoy the sunshine from shore!

Follow for daily Topsail Island weather, surf, tides and beach safety updates! 🌊🏖️

Tanner Gray Better Homes and Gardens Real Estate Treasure 📞 910-547-9618

Address

14061 NC Highway 50 Ste B
Surf City, NC
28445

Opening Hours

Monday 8am - 9pm
Tuesday 8am - 9pm
Wednesday 8am - 9pm
Thursday 8am - 9pm
Friday 8am - 9pm
Saturday 8am - 6pm
Sunday 12pm - 6pm

Telephone

+19105479618

Website

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