Looking at Nags Head Ocean Villas II

[dougrm3 Junior Member Find all posts View Profile Close dougrm3]

Looking at a resale for Nags Head Ocean Villas II. It looks like it is an ocean front unit. Does anyone know if the HOA has any restrictions on private rentals?
Thank you.
Doug

[Carolinian Super Moderator Find all posts View Profile Close Carolinian]

No timeshare on the OBX tries to restrict private rentals. The local t/s rental agency that many of the owners on the OBX who rent use is Outer Banks Resort Rentals.

All units at OVII are oceanfront except those ending in ''5'', and those have an ocean view at an angle. All of the oceanfront units were thoroughly renovated after hurricane Isabel in 2003.

The resort has no pool, its oceanfront pool having been lost in a nor'easter the spring before Isabel. For a while, there was an arrangement to use the pool at Ocean Villas I next door, but that is no longer in place. Now they give owners and guests passes to the YMCA pool about 3 miles away.

The HOA had some serious infighting a year or two ago and lost some of its more valuable members, but the new president seems to have gotten a handle on some of the problems the resort had during the term of her predecessor.

Until the last year or two, the resort sat on some pretty healthy reserves, but those are now a lot less than what they were. The flip side is that insurance money from the hurricane paid for a massive updating recently.

[dougrm3 Junior Member Find all posts View Profile Close dougrm3]

Re:Ocean Villas II

Hi Carolinian ,
Thank you for responding to my email. I have been reading this forum for over a year and always enjoy your posts and the insight that you provide on the outer banks. We own 2 timeshares (Mountainside Villas Massanuten & Barrier Island Station Kitty Hawk). We enjoy BIS but would like to see more owners on the Board. Reviews from their other two resorts seems to indicate that maintenance is lacking. The quality of our resort is excellent but I am hoping the same thing doen't happen when they sale out.

We would like to find another week at a different resort that would give us some trade value to try other outer banks resorts and one that we could use and enjoy (We always use our week at the beach and one week in just not enough). The Massanuten resort does not trade well when we look for a summer week at the outer banks. The only summer exchanges that we have seen were for Sea Scape Beach & Golf Villas and they went quick. We stayed at Dunes South one summer when we traded in our Kitty Hawk unit and it was ocean front. That week was pure heaven. I have been surprised at how low the Ocean Villas II resales have been.


We are stuck with the school calendar for the next 6 years and this limits our options. Thank again for the information.

Doug

[Carolinian Super Moderator Find all posts View Profile Close Carolinian]

One thing that impacts Ocean Villas II resales is they still have pet owners bailing out. For many years owners' (but not exchangers or renters) pets were allowed if they paid a pet fee. After the major unit renovations following
Hurricane Isabel, the HOA voted to ban pets. Some pet owners sold out cheap right after that, and others have been dropping by the wayside since. Several former HOA board members including a past president, were among those leaving for that reason. The past president immediately bought a week at Dunes South.

One thing you also find at all OBX resorts is the old time owners who are getting too old to travel or dying out. Some have children anxious to take over their timeshares, but others don't and often sell cheap because they don't know how to market it.

For years, Ocean Villas II was a very well run resort but they have had a challenge in the last few years. Dunes South and Hatteras High were poorly run resorts but they are now really getting their act together. All resorts seem to go through phases.