Beach Road Banter - The Outer Banks Podcast

Randy goes solo to settle the locals vs. tourists debate—starting with the question of what actually makes someone a local on the Outer Banks (spoiler: even 30 years here doesn't necessarily qualify). From restaurant perks and pool hopping to bypass lane rules, grocery store chaos, beach safety, and why middle-aged men shouldn't challenge the Atlantic after eight White Claws, this hilarious episode is packed with insider Outer Banks vacation tips, local stories, and plenty of laughs. You're at the beach... act like it.

Arrived on the Outer Banks with little more than an old truck and a surfboard, Gray Berrman built a thriving real estate career, raised a family, and still finds time to give back — leading Scout troops and coaching a state runner-up track team. A conversation about building a life you're proud of in a place worth fighting for.

John Head has called Hatteras home for over 25 years. As Director of Sales at Resort Realty, he's built a career on knowing this community inside and out — but ask anyone who knows him and they'll tell you that's only part of the story. In this episode, John talks about what it means to truly be part of the Outer Banks and how that shapes the way he works with clients one on one. We also dig into his involvement with OBX Room in the Inn, a Dare County nonprofit dedicated year-round to serving people experiencing homelessness. Right now they're able to provide transitional housing from November through April — and John opens up about what it will take to expand that mission, including an urgent push to secure land of their own. If you care about the people behind the beaches, this conversation is for you.

Lynn and Randy discuss why experience matters in today's Outer Banks real estate market.  The Outer Banks real estate market is shifting back to normal after years of unprecedented demand. In this episode, Randy Jones and Lynn Sherman discuss why experience matters when markets become more challenging. Drawing on decades of combined experience and thousands of transactions, we share real-life examples, lessons learned from past market cycles, and insights into what buyers and sellers need to know today. From pricing and negotiations to avoiding costly mistakes, this conversation highlights why experience can make all the difference in a changing market.

Jesse Hines has spent most of his life chasing waves, but his story is about much more than surfing. I'm really thrilled to have him as my guest today because Jesse is one of those people so many of us know from the water, from the community, or from Surfin' Spoon, but there's a lot more to his story than most people probably realize. After moving to the Outer Banks at nine years old, Jesse found the place that would shape his faith, friendships, family, and future. What started as a childhood passion eventually became a professional surfing career that took him to Hawaii, California, major surf trips, magazine covers, surf films, and some of the best waves in the world. He also had a stretch of modeling work with brands like Abercrombie, Ralph Lauren, and Polo, so Jesse has lived a pretty remarkable life in and around surfing culture. But Jesse is honest about the pull of surfing and how hard it can be to let that identity shift. We discuss the selfish side of chasing every swell, the turning points that brought him back to faith, and the close-knit group of Outer Banks surfers featured in Noah's Arc. Those friendships have lasted for decades, rooted in a shared love of the water and a deeper sense of purpose. Jesse also shares the story behind Surfin' Spoon, the beloved Outer Banks business he built with his wife, Whitney. We talk about family, community, business, faith, and why the Outer Banks still feels so special even as it continues to change. In This Episode: [02:17] Surfing has been a huge part of Jesse's identity, but he talks honestly about how it can also become selfish when life, family, and work responsibilities begin to grow. [04:00] The transition from professional surfer to business owner and father required a real mindset shift, especially after years of chasing every good swell. [04:45] Moving to the Outer Banks at nine years old changed the direction of Jesse's life, even though leaving Richmond after his parents' divorce was painful at the time. [06:40] Looking back, Jesse sees how a difficult family change ultimately brought him to the beach, to surfing, and to the faith and friendships that shaped his future. [07:55] The story of Noah's Arc begins with Jesse's friendship with Noah Snyder and a close group of Outer Banks surfers who became lifelong friends. [10:24] Surf culture exposed Jesse to partying at a young age, and by his mid-teens, he could feel himself heading down a road that did not feel right. [12:14] A ride home from a surf contest became a turning point when Jesse and Brant talked openly about quitting drinking, returning to church, and changing direction. [14:37] Jesse's professional surfing career started with early sponsors, surf trips, magazine coverage, and the decision to move to Hawaii and California. [17:15] Free surfing, photos, and video clips became a better fit for Jesse than contests, where he struggled to find the same level of success. [19:12] An unexpected modeling opportunity came through Noah's Arc, eventually leading to work with brands like Abercrombie, Ralph Lauren, and Polo. [21:17] Modeling income helped Jesse and Whitney put a down payment on their lot, setting the stage for the life and family they would build on the Outer Banks. [22:29] The idea for Surfin' Spoon came after Jesse and Whitney saw the self-serve frozen yogurt concept and imagined how well it could work in their community. [23:36] Friends, creativity, a memorable logo, and help from a UNCW business student all played a role in getting Surfin' Spoon off the ground. [25:06] Even with opportunities to expand, Jesse and Whitney chose to protect their family life and avoid growing the business faster than they could handle. [26:46] Surfin' Spoon's ice cream sandwiches started with recipes purchased from a local woman who had built an allergy-friendly dessert business. [28:46] Growth into stores in Raleigh, Wilmington, and beyond brought exciting opportunities, but also showed Jesse where the business needed healthy limits. [30:13] Beyond surfing, the Outer Banks stands out to Jesse because of the small-town community and the way people genuinely look out for each other. [31:45] Family life on the Outer Banks includes simple adventures like driving to Carova, visiting lighthouses, camping in Frisco, and spending time in Ocracoke. [32:47] Randy and Jesse reflect on how the Outer Banks has changed with more people and traffic while still holding onto the character that makes it special. [35:51] The Outer Banks can be a wonderful place to grow up and settle down, but housing costs and limited opportunities make it harder for young adults starting out. [36:30] Surfing here is uniquely challenging because of shifting sandbars, strong currents, rip tides, and the lack of predictable channels found in other surf destinations. [39:11] Favorite surf spots include the Lighthouse, Avon, Buxton, Rodanthe, and especially Pea Island, where Jesse loves being able to find his own peak. [40:17] During the COVID bridge closures, uncrowded waves and incredible sandbars created some of Jesse's most memorable Outer Banks surf sessions. Resources:  Beach Road Banter Podcast Surfin Spoon Surfing For Autism Surfin Spoon - Facebook Noah's Arc The Nine Lives of Jesse Hines

Some people come to a place with a plan. Others arrive by accident and end up building something they never saw coming. Chip Cowan's story is very much the latter, and it is one that anyone who loves the Outer Banks will recognize. Chip is the owner of Outer Banks Bicycle, a shop he has run for over 32 years. It has quietly become a cornerstone of the local community.  What started as a recovery trip from back surgery with a cheap room, a tight budget, and no real agenda turned into a life rooted in the coast and the bikes he has loved since he was a kid. We get into the unlikely chain of events that led Chip to open a shop with less than $500 to his name, what it takes to survive in a seasonal beach town, and why genuine care for your customers is the most underrated business strategy there is.  We also talk about the legendary early morning cycling group that became as much about brotherhood as fitness, his love of fishing, and what it means to raise a family in a place most people only visit. Chip found his people, planted his roots, and built a life that looks exactly like the one he wanted. That is a harder thing to pull off than it sounds. In This Episode: [02:00] Chip shares what brought him to the Outer Banks, a back surgery recovery trip from Baltimore that was only supposed to last a month. [03:00] A friend offers a room for $100 a month in September, and Chip arrives with his girlfriend and very little else, just living cheap and enjoying the place. [03:33] How dramatically Outer Banks real estate prices have changed and the what-ifs that haunt anyone who has lived here for decades. [05:20] Chip recounts a major missed business opportunity involving a commercial property in Kitty Hawk that was pulled from him at the last moment through a real estate law clause. [06:00] The story of how a one-month visit quietly turned into a permanent life decision with no jobs, no agenda, just bagels, cheap food, and a growing attachment to the place. [07:14] Spring arrives and the decision is made to stay, leading Chip to take a job at a local bike shop called Beach Bikes and Blades. [07:56] Chip reveals his first employer turned out to be one of the biggest crooks he has ever personally encountered, running a web of fraudulent businesses across the Outer Banks. [09:23] Left on his own to run the shop for nearly a full season, Chip unknowingly builds the foundation for what will eventually become his own business. [11:31] With less than $500 and a borrowed space, Chip opens Outer Banks Bicycle — friends hang bikes on the wall just to make it look like a real shop. [12:03] The early struggle to get bike suppliers to extend any credit to a young, unknown shop owner, and how a $2,000 line from Specialized changed everything. [13:36] Chip connects his lifelong history of aggressive BMX riding to the back surgery that originally brought him to the Outer Banks with over a thousand crashes by his own count. [15:43] The beach cruiser market and how BMX culture helped make cruisers cool again, which became a cornerstone of the Outer Banks Bicycle business. [17:00] Chip talks about his deep community involvement and how the bike shop has always been about more than just selling bikes. [17:44] The origin story of the legendary 5:30 AM cycling group, started by Charles Hardy, which Chip admits he was not immediately enthusiastic about joining. [19:33] The Lance Armstrong era fueled a cycling boom, but the early morning rides became something far more meaningful. It was a form of friendship and therapy disguised as exercise. [21:34] Chip reflects on how genuinely happy people are when they get a bike they truly love, and how that joy has been one of the most rewarding parts of the business. [22:46] The story behind Randy's custom Chicago Cubs road bike, ordered around his 50th birthday as a tribute to his late mother, and what happened when it arrived the wrong color. [24:25] We learn what Chip believes has driven his success including genuine care for customers, relentless work ethic, and a love for bikes that has never faded. [26:49] Chip has four kids, three daughters and a son, and how he passed on a spirit of independence and outdoor adventure rather than pushing cycling directly. [28:13] Why Chip could never leave the Outer Banks, and what it is about this specific place that no other coastal town quite replicates. [29:52] The idea that the Outer Banks has been ruined by change and arguing the core of what makes it special is still very much intact. [31:15] Fishing becomes the topic and how Chip discovered it almost by accident and how a 4:30 AM start time made it the perfect pursuit for a working father. [32:38] Sunrise surfing, family beach mornings, and the rhythm of Outer Banks life come together as a picture of what a good day here actually looks like. [34:24] Chip is headed to a music festival in Florida with all four of his kids, a reflection of the adventurous, family-first life he has built here. Resources:  Beach Road Banter Podcast Outer Banks Bicycle Outer Banks Bicycle - Facebook Outer Banks Bicycle - Instagram

A place can look like a vacation destination on the surface, but underneath, it can completely reshape the direction of your life. The Outer Banks has that effect on people, and this conversation brings that transformation into focus through the lens of someone who experienced it firsthand. What starts as a simple visit can quietly turn into something much bigger. Brian Tress joins the conversation as a freelance writer, reporter, and storyteller whose work appears in outlets like the Outer Banks Voice and Milepost. After a career in hospitality consulting, Brian made a life-changing decision to move to the OBX in 2021, where he now spends his time capturing the stories, people, and experiences that define the region from adventure writing to community profiles. We get into how Brian ended up in writing almost by accident, the interesting people he's met since landing here, and what it is about this place that really pulls people in. He shares stories from diving offshore wrecks to those quiet early mornings on the beach, and by the end, you start to understand why the Outer Banks isn't just somewhere people visit. It's somewhere they don't quite let go of. In This Episode: [02:59] Brian introduces his work as a freelance writer covering local stories, tourism, and unique experiences. [05:54] A single 2021 vacation turns into a permanent move after an unexpected opportunity to buy the house he stayed in. [08:22] Brian explains how his outsider perspective gives him a deeper appreciation for the OBX community. [10:22] The conversation highlights how the community supports each other and gives newcomers real opportunities. [15:33] Brian shares his experience diving shipwrecks off Hatteras and discovering Caribbean-like conditions in OBX waters. [19:16] The discussion turns to red wolf conservation efforts and the surprising wildlife found in the area. [21:10] Brian reflects on profiling locals with fascinating life transitions, including a former CIA professional turned artist. [23:51] The idea of a book featuring "living legends" of the Outer Banks begins to take shape. [24:26] Randy shares how the OBX attracts a uniquely diverse and intelligent mix of residents. [27:09] Brian talks about learning to surf and stepping into new experiences later in life. [29:25] The emotional and almost spiritual connection to the ocean becomes a central theme. [30:13] A 95-year-old competitive swimmer becomes one of Brian's most inspiring interview subjects. [32:40] Brian describes his daily ritual of visiting the beach and how it's become a grounding force. [33:43] The beach is framed as both therapeutic and perspective-shifting, offering clarity and calm. [34:35] Even during peak season, the Outer Banks maintains a sense of space and quiet that's hard to find elsewhere. [35:10] The myths around sharks are discussed, reinforcing how safe and accessible the ocean really is. [36:30] A reflection on how the OBX lifestyle blends nature, community, and personal reinvention.  Resources:  Beach Road Banter Podcast The Outer Banks Voice - Brian Tress Kitty Hawk Kites - Brian Tress Brian Tress - Instagram

As 2026 gets underway, I'm joined by Lynn, my local real estate colleague here on the Outer Banks, and together we take a look at what actually happened in the 2025 market. There's been plenty of talk that last year was a downturn, but when you look at the data, the picture is more stable than many people expect. Nationally, home prices rose modestly, inventory increased, and days on market moved higher, while total sales stayed near a 30-year low at roughly four million transactions, compared to the long-term average of five million. Here on the Outer Banks, residential sales increased about 3.6 percent year over year, median prices reached around $588,000, and total residential volume came in at just over $1.29 billion, even as homes took longer to sell. In this episode, Lynn and I walk through what those numbers mean for buyers and sellers, why longer days on market don't automatically mean prices are falling, and how pricing, inspections, and expectations are affecting today's deals. We also talk about what to expect in 2026, including inventory trends, insurance costs, rental performance, and how to approach the market realistically. In This Episode: [00:00] This is the 2026 kickoff episode with a market recap and forward-looking discussion. [01:16] Why perceptions of a "down market" don't always match what the data actually shows. [03:36] National 2025 stats reveal modest price growth, rising inventory, longer days on market, and total sales near a 30-year low. [06:29] The Outer Banks market tells a different story, with residential sales up 3.6 percent year over year. [06:54] Median home prices reached roughly $588,000, while total residential volume climbed to just over $1.29 billion. [08:08] Longer days on market are discussed as a key factor shaping buyer and seller perceptions. [09:05] Comparing 2025 sales activity to 2015 highlights how today's market mirrors pre-COVID norms rather than a downturn. [11:22] A decade-long comparison shows how median prices have more than doubled, driven by demand, rentals, and second-home buyers. [13:15] The rise of short-term rentals and luxury buyers reshapes pricing and expectations across the Outer Banks. [16:13] Buyers are becoming more selective, placing greater emphasis on inspections and property conditions. [18:04] Sellers' lack of urgency, especially in higher-end homes, affects pricing strategy and negotiation dynamics. [23:29] Negotiations in 2025 became more complex as buyers asked for more and sellers held firmer on price. [25:36] The importance of preparing homes before listing increases as buyer expectations rise. [27:26] How conflicting media narratives influence buyer and seller expectations. [29:18] Insurance costs, particularly coastal homeowner insurance, emerge as a growing affordability concern. [31:29] Rental performance shows mixed results, with stronger outcomes in higher-end, professionally managed properties. [34:21] Education and preparation are emphasized as key advantages for buyers and sellers heading into 2026. [36:00] Inventory levels remain lower than expected, though gradual increases are anticipated. [37:28] Sales-to-list price ratios highlight the impact of pricing correctly in the first 30 days on market. [40:25] A real-world pricing example illustrates how overpricing early can cost sellers long-term interest. [42:20] Proper pricing and home conditions are identified as critical factors for success in 2026. [43:18] Our outlook for 2026 as a more balanced, stable market year. Resources:  Beach Road Banter Podcast

Winter in the Outer Banks has a way of settling in quietly, and for many people it brings more than colder temperatures and shorter days. Once the holidays pass, there's often an emotional and financial strain that shows up, especially in a seasonal, resort-based community like this one. Work slows down, businesses feel the shift, and the outdoor lifestyle that draws so many of us here isn't always as easy to access when the weather turns, which can make the offseason feel heavier than expected. I also want to share a quick update on the podcast. After a bit of a technical pause, I'm glad to be back and moving forward again, with plans to bring more local voices into the conversation as we head into the coming months. Sometimes an unplanned reset is part of the process, and I'm feeling optimistic about where things are headed and the stories that are still waiting to be told. Just before Christmas, I had one of those experiences that reminds me why the Outer Banks are special year-round. I paddled out alone on a rare calm winter day, surrounded by dolphins, when a massive humpback whale surfaced nearby. I followed it for nearly forty-five minutes as it fed, blowing bubbles and drawing in birds, fish, and more dolphins. Moments like that are humbling and grounding, and they're a reminder that even in winter, this place still holds a quiet kind of magic. In This Episode: [00:03] Winter is settling into the Outer Banks, and life changes after the holidays in a seasonal, resort-based community. [01:15] Short days, cold weather, and constant wind can make winter feel heavier, especially for people who moved here for the outdoor lifestyle. [02:30] The holidays are joyful, but the financial strain that follows can be magnified when most income depends on the summer season. [03:28] Many local businesses shut down for months, and money gets tight for residents who rely on seasonal work. [04:24] Even in winter, getting outside matters, and some of the most meaningful moments happen when you least expect them. [05:59] A rare calm winter day before Christmas creates the perfect opportunity for a solo surf session. [06:32] Surfing in winter means cold water, heavy wetsuits, and conditions that feel like a cold plunge. [07:21] Dolphins surround the lineup, adding to an already special day in the ocean. [08:36] Increased activity in the water draws attention, with birds and fish signaling something unusual nearby. [09:19] A massive humpback whale surfaces close to the surfboard, turning a quiet session into a surreal encounter. [10:50] Remembering a past sunfish encounter explains the instinct to paddle closer rather than away. [11:26] Following the whale at close range reveals dolphins gathering around what feels like the leader of the pack. [12:08] The whale's presence dominates the water, disappearing and resurfacing in unpredictable ways. [13:01] An unexpected smell raises awareness of just how powerful and alive the ocean environment can be. [15:45] The experience becomes one of the most humbling moments ever in the water. [17:10] Why the Outer Banks remain special year-round, even in the quiet winter season. Resources:  Beach Road Banter Podcast

Growing up on the Outer Banks shapes a person in ways that are hard to fully explain unless you've lived it. Today's episode taps into that local heartbeat through someone who embodies the true spirit of this place: Will Holmes, a lifelong OBX native who grew up in Chicahauk in Southern Shores, surrounded by salt air, bikes on the paths, and a tight-knit community of friends who are still connected decades later. His story is full of nostalgia for a time when kids spent sunrise to sunset outside, knocking on doors, riding bikes, and living life without screens in their hands. Will has spent every summer of his life on the Outer Banks, and he knows the hustle it takes to build a life here including working in numerous local restaurants, catering, surfing, and doing whatever it takes to stay rooted in the community he loves. His energy is contagious, and he's passionate about supporting the next generation, celebrating local talent, and embracing the changes shaping the Outer Banks, from Manteo's evolving scene to the growth of local businesses and creative culture. We also talk about Down the Road, the surf-art-music festival Will co-created with my son Ryan, which has grown from a backyard gathering to a signature fall event held every second week of October. And we'll hear about Will's next big chapter of splitting his year between the Outer Banks and Puerto Rico to chase waves, build community, and create a place where friends from all over can come together. I'm excited for you to experience his perspective, his positivity, and his deep love for this special place we call home. In This Episode: [01:04] Will shares what it was like growing up in Chicahauk, a tight-knit Southern Shores neighborhood. [02:48] He talks about the freedom of childhood before cell phones and the lasting friendships formed. [06:50] Will describes his family roots and how his dad spent summers on the Outer Banks in the 1950s. [07:18] Discussion about the population changes and remote-worker influx after COVID. [08:54] We reflect on development and how the community has evolved without losing its spirit. [09:38] Memories of SeaMark and other iconic Outer Banks spots that have disappeared over time. [09:52] Will explains how he discovered his passion for the restaurant industry and culinary school. [11:27] The year-round work cycle and seasonal employment hustle of the Outer Banks lifestyle. [13:43] Will shares his role at Olives in Manteo and what he loves about the town's recent growth. [15:01] The housing challenge for young locals and why he ended up living in Manteo. [16:36] Talk about new restaurants, breweries, and small businesses raising the bar along the OBX. [19:23] The Outer Banks hustle: two jobs or two houses if you want to make it here. [20:59] A conversation about storms, off-season boredom, local resilience, and the unique rhythm of island life. [23:34] Will describes the story behind Down the Road, the surf-art-music festival he and Ryan created. [25:47] Even in bad weather, the community showed up and young surfers kicked off the event. [27:02] The second week of October will remain the annual date for Down the Road. [28:48] Will reveals his next chapter: splitting time between the Outer Banks and Puerto Rico to surf and build community. [30:03] His dream of creating a surf retreat in Puerto Rico where friends can come stay, surf, and connect. [31:26] Watching Will charge big waves at Tres Palmas and how powerful the moment was. [33:05] Will talks about cooking and connecting with people in Puerto Rico, serving food oceanside. [34:04] Invitation to explore Manteo, support local businesses, and mark calendars for Down the Road 6. Resources:  Willy's Family Down the Road Surfing

More real estate deals are falling apart today than at any time in recent memory, and anyone watching the 2025 market can feel the shift. With inventory inching up, days on market stretching longer, and buyers becoming more selective, the Outer Banks are seeing a noticeable rise in contracts that don't make it to the closing table. It's a change that affects every seller, every buyer, and every agent working here right now. My guest today is Lynn Sherman with eXp Realty Outer Banks, my longtime business partner and a seasoned agent who's worked through multiple market cycles along our coast. Lynn has nearly a decade of selling experience and grew up around the real estate industry long before becoming an agent herself. She brings a steady, experienced perspective to the ups and downs of this market, and together we've helped hundreds of buyers and sellers navigate transactions in every type of environment. In this episode, we talk about why more deals are falling through, how buyer expectations have changed, and why due diligence and inspections are becoming pressure points instead of simple checkpoints. We also share real examples from recent transactions, explain what both sides can do to keep a contract together, and dig into the communication challenges that newer agents are facing as the market shifts back toward normal. Whether you're preparing to list, considering making an offer, or just trying to understand what's happening beneath the headlines, this conversation gives you a clear, honest look at what it takes to get a deal all the way to closing in 2025. In This Episode: [01:00] Lynn and I talk about the biggest shift we're seeing in 2025: more contracts falling through after going under contract. [02:11] We walk through three recent deals that nearly fell apart and what those situations revealed. [03:39] We discuss Redfin's report showing more than 15% of contracts are terminating nationwide. [04:22] We compare today's fall-through rate to the unusually steady stretch from 2022 through 2024. [05:01] We talk about interest rates, affordability, and how longer days on market are affecting buyer behavior. [06:01] We break down North Carolina's due diligence system and how it adds pressure to negotiations. [07:15] Lynn explains why some buyers feel they finally have leverage after waiting through the hot market. [08:17] We talk about the importance of communication and why experience matters in a shifting market. [09:12] We explain how incorrect pricing can cause sellers to chase the market down. [10:06] I share how some agents use flawed market data to justify lower offers, frustrating sellers. [11:04] We show how today's fall-through rate actually reflects a more normal, balanced market. [12:10] We walk through the "as-is" sale where the buyer still tried to renegotiate heavily. [13:20] We talk about the $70K+ concession request and why we chose not to engage with it. [14:46] We explain how pre-listing inspections can help prevent surprises once a home is under contract. [15:45] Lynn shares how inspection findings must be disclosed once the seller knows them. [16:11] We break down the difference between due diligence fees and earnest money. [17:06] I explain how old contract language created gray areas around what counted as "operating as intended." [18:00] We talk about the days when buyers put multiple homes under contract with zero financial risk. [19:06] We recall how due diligence fees skyrocketed during the ultra-competitive COVID market. [20:06] We discuss why the due diligence system can feel unfair to buyers when hidden issues surface. [21:23] Lynn explains how appropriate due diligence fees vary depending on a home's age and condition. [22:31] We stress the importance of discussing expectations around due diligence early with both sides. [23:13] Lynn shares why sellers need reminders throughout the process, not just at the listing appointment. [24:14] We talk about newer agents failing to prepare buyers for what "as-is" truly means. [25:28] I explain why visible issues should already be reflected in the offer price. [26:04] We discuss how due diligence should focus on unknown issues, not visible or obvious ones. [27:09] We share why buyers and sellers often get stuck on round numbers instead of the big picture. [28:17] Lynn highlights why consistent communication is essential to keeping deals together. [29:03] I explain how Lynn and I prepare before delivering tough conversations to clients. [30:03] We talk about navigating emotions—not just negotiations—during a real estate transaction. [31:06] We close by encouraging clients to stay open, ask questions, and communicate throughout the process. Resources:  Beach Road Banter - Instagram The Jones Group eXp Realty in Outer Banks

Some conversations stay with you, and this one will. Allison Brown has a calm, grounded way of talking about things most of us struggle to face including loss, change, and learning to trust ourselves again. She's a life coach, mentor, and spiritual guide, as well as a wife, mom of three, and active member of the Outer Banks community. With a background in psychology from UNC Chapel Hill and advanced training in Jungian life coaching, she combines psychology, spirituality, and neuroscience to help people live into wholeness after hardship. After the sudden passing of her mother, Allison began asking the bigger questions: Who am I? What really matters? How do you keep going when life falls apart? Those questions led her to a new chapter focused on helping others heal through self-awareness and compassion. She shares the practices that helped her like journaling, long beach walks, and learning that "you're not broken, you're just human." Together we talk about what it means to live with awareness, to lead with compassion, and to keep showing up as yourself no matter what's happened before. It's one of those conversations that reminds you how strong people can be, and how healing often starts right where you are. In This Episode: [00:28] Allison Brown is here to talk about resilience, loss, and personal growth. [03:11] Allison opens up about the loss of her mother and how it led her to question identity, purpose, and meaning. [04:05] She talks about earning her psychology degree from UNC Chapel Hill and studying spiritual formation. [05:13] We discuss the importance of self-reflection and why it's rarely taught to kids or adults. [06:00] Allison recalls the tragic accident that changed her life and her family forever. [07:44] We reflect on the Outer Banks community's remarkable support during her father's recovery. [09:14] Allison shares how long walks on the beach became part of her healing journey. [09:50] She discovers Jungian life coaching and the message that "you're not broken." [10:25] Reading her mother's journals revealed patterns of people-pleasing and self-doubt. [11:18] Allison decides to align her inner and outer life and show up authentically. [12:08] We talk about parenting, ego, and gaining perspective later in life. [13:38] Allison shares how she learned to start each day with self-care and journaling. [14:27] She walks through her daily practice for grounding and reconnecting with purpose. [15:15] We talk about how empathy and listening can change relationships. [16:59] Discussion about tools like StrengthsFinder and the Enneagram for personal insight. [17:57] Allison explains how Carl Jung's ideas, shadow work, and neuroscience shape her coaching. [19:14] We talk about how early conditioning and childhood patterns still affect adult behavior. [20:05] Allison shares why emotional triggers can be powerful teachers. [21:05] She explains how she structures her coaching work with individuals and teams. [22:14] We discuss the growing acceptance of counseling and coaching, especially among men. [23:01] Allison describes how her business grew through word-of-mouth and local book clubs. [23:49] She reflects on the joy of watching clients experience breakthroughs. [26:05] Allison's biggest realization: you're not broken — you're whole and human. [27:00] Learning to accept anger, sadness, and imperfection in ourselves and others. [28:05] Finding grace and understanding for parents, kids, and life's messy moments. [28:20] We talk about the power of the Outer Banks and how daily beach walks bring clarity. [29:18] Allison reflects on quiet, phone-free moments and the peace they bring. [30:00] Teaching emotional awareness to her kids through open, honest conversations. [31:37] Letting children grow through struggle and self-discovery. [32:12] Allison shares what she loves most about life on the Outer Banks like the beach and connection. [33:22] We talk about technology, parenting, and staying present in real life. [35:02] Lessons learned through heartbreak and challenges and letting our kids do the same. [36:03] Closing thoughts on gratitude, purpose, and what it means to live fully each day. Resources:  Beach Road Banter - Instagram Allison Brown The Enneagram Institute StrengthsFinder The Outer Banks

There's something about the Outer Banks that stays with you. It's not just the beaches or the slower pace, it's the feeling that people here are building something meaningful. They work hard, raise families, and find ways to stay close to the coast no matter what life brings. Sarah Spencer has done all of that and more. She's managed to grow a thriving career while staying grounded in the place she loves most. Sarah is a longtime real estate broker, business owner, and community leader who's spent nearly thirty years helping shape the local market. She built Keller Williams OBX, now home to about 80 agents, into one of the area's largest and most respected brokerages. What really stands out is how she leads with a focus on people, teamwork, and doing things the right way. Her approach to culture, training, and shared success has made her business a reflection of her values, not just her accomplishments. We dive into how it all started from waiting tables in college, falling in love with the Outer Banks, and finding her path in real estate. She shares what she's learned along the way, what she wishes she'd done sooner, and how she keeps her priorities straight when life gets busy. It's an honest, grounded look at what it means to build a business, raise a family, and stay connected to what matters most. In This Episode: [01:58] Sarah Spencer shares her long career in real estate. [02:45] Conversation about balancing business ownership and family life. [03:28] Thoughts on teamwork, community, and the positive culture in Outer Banks real estate. [04:26] Sarah credits her husband and business partner for shared success. [05:19] Insights on building a strong team and not focusing on rankings or titles. [06:03] How Sarah first came to the Outer Banks and what drew her back. [07:19] The story of meeting her husband while waiting tables on the island. [08:15] The biggest lesson Sarah wishes she'd learned earlier—investing sooner. [09:47] Reflections on how younger generations view homeownership and passive income. [11:11] Comparing the housing market then and now, and how it's changed over time. [12:06] Why having clear exit plans matters for real estate investments. [13:30] A conversation about parenting, education, and helping kids find their own path. [15:04] Sarah reveals her next big goal: creating a new beachside office for Keller Williams OBX. [17:15] Thoughts on competition in real estate and how collaboration leads to success. [18:29] How trust and teamwork helped build lasting business partnerships. [20:23] The story behind how Keller Williams OBX began and what it took to make it work. [22:46] Sarah credits mentors and team members who helped the brokerage grow. [22:53] Keller Williams OBX now includes around 80 agents serving the Outer Banks market. [25:04] Advice on staying positive, learning from rejection, and keeping perspective. [26:03] Guidance for new agents on confidence, emotional resilience, and communication. [27:26] How the market has shifted since COVID and what agents must learn now. [28:49] The importance of honesty and managing tough client conversations. [30:11] Reflections on negotiation, mindset, and lifelong learning in real estate. [31:28] Why ongoing training and coaching are central to the Keller Williams OBX culture. [33:22] How agents can find their own path instead of following a single model. [34:22] Discussion on the rise of social media and influencers in real estate. [35:09] Thoughts on authentic connection and two-way conversations with audiences. [35:55] Sarah describes her perfect day off—relaxing on the sand while her family surfs. [36:33] Closing thoughts on balance, family, and what makes the Outer Banks feel like home. Resources:  Beach Road Banter - Instagram Sarah Spencer The Spencer Team Sarah Spencer - LinkedIn The Spencer Team - OBX Facebook

When hurricane season hits the Outer Banks, the question isn't if—it's how you'll handle it. Today, Randy pulls back the curtain on what really happens when a major storm threatens coastal life. Forget the TV panic—Randy shares the real rhythms, risks, and resilience of a community that's weathered decades of hurricanes. Hear firsthand what it's like to prepare (and sometimes stay put) through roaring winds, flying debris, and unpredictable tides. Learn how locals decide whether to evacuate, what they do to protect their homes, and why new homeowners may be dangerously underprepared. Key Takeaways: The truth behind hurricane hype vs. reality How locals actually prepare—and why some never board up Lessons in risk, resilience, and community after the storm Whether you're a coastal dweller, storm chaser, or just fascinated by the grit it takes to live by the sea, this episode will leave you with a deep respect for those who call the Outer Banks home.

The Outer Banks market is shifting—so how do you stay ahead? In this episode, Randy sits down with returning guest Jonathan St. Ledger, an investor, developer, and builder, to unpack what's really happening with rentals, construction, and investment opportunities in 2025. Jonathan shares how he balances buying and selling in today's climate, why tax benefits like bonus depreciation matter more than ever, and the creative ways he adds serious value to his properties (rooftop pools and dive-in movie theaters, anyone?). Key takeaways include: Why short-term rental demand is evolving, not disappearing How to leverage tax incentives for smarter investing The little details that turn a rental into an experience If you're curious about the future of real estate on the Outer Banks—or just love hearing how creative investments come to life—this conversation will inspire you to think bigger and smarter.  

What happens when life throws an unexpected tragedy your way? On today's episode, Randy sits down with Patty McKenna, Executive Director of the Outer Banks Relief Foundation, to share how neighbors step in when storms of life hit hardest—not just hurricanes, but personal crises like illness, job loss, or family emergencies. Patty tells the story of how the foundation began with one little girl's battle with leukemia and has grown into a lifeline for countless Outer Banks families. From helping parents keep their homes during medical crises to partnering with community surf contests that give back, Patty reveals the quiet yet powerful ways this small community shows up for each other. Key Takeaways: Why personal relief—not just storm relief—matters most How one tragedy sparked a 20-year mission of support The role of local events, from surf contests to beach cleanups, in sustaining community care This episode is a reminder that even in life's hardest moments, you don't have to face it alone. Connect with Randy: Randy Jones → @jonesgroupobx

  What does it take to leave everything behind and rebuild a life from scratch? YuliYa Hristov moved from Belarus to the Outer Banks with little more than determination—and today she's a thriving real estate professional, Airbnb host, and mom of two. In this episode, YuliYa shares her journey from growing up in Eastern Europe to carving out success in one of the most competitive resort towns in America. She opens up about the challenges of being an immigrant, finding her path in real estate, and balancing family with business. Key themes include: Starting fresh in a new country Building a resilient mindset around money and work Smart real estate strategies for investment and Airbnb YuliYa's story is a reminder that reinvention is always possible—and that grit and perspective can turn obstacles into opportunity. Connect with Randy: Randy Jones → @jonesgroupobx

What happens when a world-traveled surfer, board builder, and fisherman plants roots in the Outer Banks? You get David Rhode — a man who's been shaping boards, riding waves, and shaping community for over 40 years on the Outer Banks. From surfing Oregon swells in 1968 to glassing over 65,000 boards, David shares his front-row view of the evolution of surfing, the unmatched outdoor opportunities here, and the tight-knit spirit that shows up when it matters most. David also talks about how the Outer Banks is vital to the surfboard manufacturing business on the East Coast. Themes you'll hear in this episode: How the Outer Banks surf scene has changed (and stayed the same) Stories from building the largest surfboard factory on the East Coast The deep generosity and resilience of this coastal community David's stories aren't just about waves — they're about finding home in open spaces, on the water, and among people who always show up for each other. Connect with Randy: Randy Jones → @jonesgroupobx

Are short-term rentals in the Outer Banks really slowing down—or just shifting? In this episode, Randy and Lynn break down what the numbers are really saying about the first half of 2025, from unexpected inventory dips to why some rental homes are sitting empty while others stay booked solid. They reveal how guest behavior is changing, why flexibility is crucial, and what smart homeowners and agents are doing to stay ahead in a market that's anything but predictable. Key themes: Inventory is down for the first time in years Self-managed vs. professional property rentals How buyer and renter expectations are reshaping the market Whether you're a homeowner, buyer, or curious about what makes this coastal market tick, this conversation is packed with honest insights, local know-how, and practical tips to keep your investment thriving. Host: Randy Jones → @jonesgroupobx  

What's so special about Ocracoke? Randy finally gets it. This week, he shares how a laid-back birthday weekend on this quirky North Carolina island turned him from a skeptic into a superfan. From ferry rides and food trucks to rooftop drumming and pirate stories, Randy uncovers the unexpected magic of a place where everything slows down—and that's exactly the point. Key themes & takeaways: Slowing down is a superpower The best travel stories are found in the in-between moments Why a 12-year-old drummer might be the heartbeat of your vacation Let this episode remind you that joy doesn't always come with an agenda—and that the best places are sometimes the ones without a plan. Host: Randy Jones → @jonesgroupobx  

What happens when a mom buys a condo for her son—and ends up building a 42-property vacation rental empire? Stacey St. John joins Randy to share how a last-minute real estate decision turned into a thriving short-term rental business, a booming property management company, and a 65,000-strong community of women investors. From accidental landlord to STR industry leader, Stacey unpacks what it really takes to succeed in today's shifting market—and why a "lifestyle asset" may be your smartest investment yet. Key themes: How to pivot from a "failed" plan to financial freedom What buyers must understand before investing in beach properties The secret power of community—especially for women in real estate If you've ever dreamed of turning a beach house into a business, this episode will leave you inspired and ready to take the leap. Connect with Randy: Randy Jones → @jonesgroupobx

What do you do when the beach is your backyard—but you still need to pay the bills? Jenn Crossman carved out a life on the Outer Banks through grit, hospitality, and an entrepreneurial spark that led her from bartending to launching a bespoke concierge service. In this episode, Jen shares how she built a life around making visitors' vacations unforgettable—from private beach dinners to dolphin tours and surprise engagements.  Takeaways: How living in a tourist town fuels creative side hustles Why great bartenders make natural connectors and entrepreneurs Insider tips on unique OBX experiences: Ocracoke, Manio, Duck, skydiving & more Whether you're planning your first trip or dreaming about making a coastal leap of your own, Jen's story is a warm reminder that doing what you love and building community is possible—even on a sandbar. Host: Randy Jones → @jonesgroupobx Guest: Jen Crossman → OBX Travel Concierge

What makes someone leave a big city life behind and return to their small-town roots? For Nick Graham, the answer is simple: the Outer Banks isn't just home—it's who he is. In this episode, Randy catches up with Nick, a local insurance agent whose deep ties to the Outer Banks go back generations. From growing up surfing and fishing with family to building a thriving career in a tight-knit coastal community, Nick shares what brought him back after college—and why he's never looked back. Key themes: Choosing purpose and place over prestige How to build a career in a referral-based town The power of community, networking, and doing the work If you've ever wondered what it's like to grow up where others vacation—or how to turn local roots into long-term success—this one's for you. Host: Randy Jones → @jonesgroupobx Guest: Nick Graham → Outer Banks Forever 

It's easy to blame the market, the algorithm, or even the guests—but what if the problem is you? In this episode, Randy shares a humbling lesson from his own vacation rental property on the Outer Banks, where slipping standards and unchecked expectations led to a wake-up call. Randy reflects on how we all sometimes stop doing the little things that lead to big results—whether it's maintaining a rental, building a real estate business, or staying in shape long after the glory days of college sports. Key themes: Why five-star reviews can set you up for failure The danger of resting on past success How high expectations demand high effort Whether you're a homeowner, entrepreneur, or parent, this episode will challenge you to take the "mirror test" and get back to doing the work that really matters. Connect with Randy: Randy Jones → @jonesgroupobx  

Today, Randy is joined by John Power - a restaurateur and the original owner of The Blue Point in the Outer Banks. John shares how he came to start this restaurant that is now a staple of the town. He shares what attracted him to the Outer Banks and what he loved about running a business there. He gives insight in working with the community and creating a space that is beloved by the people there. If you're considering opening a business in the Outer Banks, this is the episode for you. 

  This week has officially kicked off the start of beach season on the Outer Banks! Schools are out and tourists are ready to come visit. But what does that mean for people who live in the Outer Banks year-round? Today, Randy talks about what it's like to be a local on the Outer Banks during the busy season. He talks about how the summer affects everything from the economy to wait times at restaurants. He addresses the rumors that less people will be traveling this year because of the economy and gives his takes on how to make the most out of your time in the Outer Banks.

Today Randy is joined by Gunther Heyder - a local dentist, surfer, kiteboarder, and family man. He shares his experience of expanding dentistry on the Outer Banks. He talks about the personal journey that lead him to live on the Outer Banks and how once he got here, he knew he couldn't leave. He offers stories about surfing and exploring the Outer Banks and why he thinks this place is so special. Gunther and Randy talk about the community and the support the show towards one another.     

Today Randy takes a deep dive into what the market looks like for buyers and sellers right now. He looks back on his predictions from January and compares those to where we are now. He also takes about his biggest pet peeves when working with buyers and sellers and the things he wishes they would do differently. He gives straightforward advice on how to get your home off the market quickly and all the things you need to consider when you sell. He compares the market of today to the market of a few years ago and gives his advice on whether you should sell your home or wait.  

  Today Randy takes a break from talking about real estate to share his thoughts on Little League sports. He goes over what he thinks needs to change about Little League to keep the game fun for kids. He talks about the lessons he learned from sports as a kid and how sports have affected his children. He shares his opinion on why sports are so important and the impact they have on children. 

Randy sits down with Quentin Turko, a professional surfer and fisherman and Outer Banks local. They talk about some of their favorite places to surf in the Outer Banks and personal experiences they've had in the water. Randy shares a story about his wife taking Quentin to surf at the Pipeline and an almost run-in with a shark. They chat about the beauty of the Outer Banks and why it means so much to them. They also chat about Quentin riding what Surfer.com called "the biggest wave ever".

This week, Randy goes over the different towns in the Outer Banks and why some might be a better fit for you based on your lifestyle in the Outer Banks. He chats about which towns are great to live in year-round and what you can expect life to be like in the off-season. He gets into the specific pros and cons of different areas based on his experience living and selling homes there. He talks about what neighborhoods you may want to avoid or look into if you're thinking about living in the Outer Banks all year.   

Randy is once again joined by his business partner Lynn as they look back at their 1st quarter of 2025 on the Outer Banks. They discuss trends they've noticed and talk about what the market is doing. They share stories about working with people over the past 20 years as the market has gone up and down and offer their advice on how to deal with it. They also talk about mistakes they see sellers make again and again that can lose them money. 

Today, Randy approaches the topic of tariffs, which have been all over the news lately. He discusses what the tariffs mean for people about to buy a home. He goes over the pros and cons of the tariffs and who will be impacted by them. He talks about the history of some tariffs and how they've evolved over the years and how the proposed tariffs will differ from those. He chats about what you can expect to see an increase in prices on in the upcoming months and years. 

Today, Randy goes over the ways short-term rentals are having to change with local laws. With the rise of Airbnbs and VRBOs, some cities have created more restrictions on how short-term rentals work. He gives examples of how this has affected multiple areas across the US and goes into detail on what you can expect as a short-term rental owner. He talks about the how this can impact not just you put an entire city's economy. 

Randy's business partner Lynn is back! Today they chat about what trends they're seeing in the housing market right now and how and if it will affect you. They go over some of their biggest pet peeves when selling homes and how you can create a stronger relationship with your real estate agent. They want to help you so by forming a good partnership with your agent, you can work together to sell your home quickly at a price that you'll be happy with. They share stories about clients they have worked with that have taught them valuable lessons about the world of real estate.   

Randy sits down with attorney Kris Felthousen today to discuss his work as a lawyer on the Outer Banks. Kris has worked as a lawyer for years and has had so much valuable information passed down to him by those who came before him. He shares stories of the numerous people he has helped over the years - often out of towners who needed help quickly with a ticket before leaving town. He talks about what it's like to now be a mentor for the younger generation and the knowledge of the town that he is passing down to future lawyers.

Randy dives deep into what it's like being a real estate agent. Real estate agents have been getting a bad rap lately, especially when it comes to the commission they earn on properties they sell. So today, Randy is taking you through what it's like being a real estate agent and all of the craziness they go through that you may not realize!

Today, Randy is joined by John Power - the original owner of The Blue Point in the Outer Banks. John shares how he came to start this restaurant that is now a staple of the town. He shares what attracted him to the Outer Banks and what he loved about running a business there. He gives insight in working with the community and creating a space that is beloved by the people there. If you're considering opening a business in the Outer Banks, this is the episode for you.   

In this episode, Randy goes over when the season starts and ends in the Outer Banks. As times have changed, the season has expanded beyond your typical Memorial Day to Labor Day season. He also talks about what life is like in the Outer Banks in the off-season. He goes through how the Outer Banks changes over the course of the year and which times you may want to visit or rent during.   

Randy veers into a subject that is close to his heart - the importance of making big life changes. He shares his personal stories of times he's made a huge life change and the struggles that came with making those decisions. He talks about why we often resist making a big change and how fear can hold us back from finding happiness. He goes over his tips to determine whether or not it's time to make a big change in your life and how to take the first steps.   

Johnathan St. Leger (a Contractor, Investor, and Developer in the Outer Banks) is here today to chat with Randy about who is moving to the Outer Banks and what is drawing them in. They talk about how real estate has changed in the Outer Banks throughout their years working there and what people are looking for now that they weren't years before. They go over common amenities that are pulling buyers in and how they set properties up for success.

Today Randy goes through his list of the top 8 things to do in the Outer Banks. He walks you through the things you have to do when you visit and gives you local tips to make your experience even more fun. As the summer months are approaching, this is a great episode to use to make your to do list for your trip to the Outer Banks.

Randy shares his 2025 predictions for the real estate market in the Outer Banks in 2025. He goes through what his predictions are based on and trends he's noticed in the market lately. He also shares his sports predictions for the new year.

Today Randy is joined by his business partner Lynn Sherman to chat about how they work together as a team to help their clients. They share different experiences they've had putting the clients first and how their approach to client relationships has shaped their business. They also discuss their relationship to sales and how they prioritize the client's needs.

Jonathan St. Ledger joins Randy today to discuss the ins and outs of investing in the Outer Banks. With experience in all aspects of real estate, Jonathan is able to speak to the pros and cons of investing here. He talks about the challenges of competing with tourists in the market and how he has been able to find success. He walks you through his biggest tips to get started and shares what has worked for him.

Randy goes through the myths you may have heard about life in the Outer Banks. He tells you what's true and false about everything from hurricanes to population to how the TV show has impacted the community. He speaks from his personal experience of raising a family and being an active member of the Outer Banks community. In this episode, you'll hear from a real local on how things have changed and debunk any rumors that may be floating around about the Outer Banks.

Today Randy brings on his sister-in-law to chat about what it's like to raise kids in the Outer Banks. They each share their experience of having a family in the town and the pros and cons that go along with it. They offer differing opinions on how the Outer Banks has affected their families and share personal stories about times when the community has come together for them. 

This week Randy talks about different work ethic techniques. He goes over how putting a ton of hours into something you're not passionate about can help you get ahead, but at the end of the day, it will lead to burnout. He shares his story of getting into law school and working tons of hours to make money and what caused him to switch to real estate. He chats about why he is passionate about real estate in the Outer Banks and even though he has had to work hard, working at something he loves doing makes that work so much more enjoyable.

This week Randy's son sits down with him to talk about what it was like growing up in the Outer Banks and moving to Los Angeles. He chats about the annual festival he throws in the fall with his friends to give everyone a reason to come back to the Outer Banks. And they get into why fall is actually the prime time to live in the Outer Banks.  

Randy goes through the common myths you may have heard about life in the Outer Banks. He tells you what's true and false about everything from hurricanes to population to how the tv show has impacted the community. In this episode, you'll hear from a real local on how things have changed and debunk any rumors that may be floating around about the Outer Banks.