Dreaming of a beach neighborhood where you can walk to the sand in minutes and launch a kayak at sunrise? If you want a low-key coastal lifestyle without giving up community comforts, the Village of Stump Sound in North Topsail Beach deserves a close look. In this guide, you’ll learn what life feels like here day to day, how the HOA and amenities work, what types of homes you’ll find, and what to know about short-term rentals and flood risk before you buy. Let’s dive in.
Where the Village of Stump Sound sits
The Village of Stump Sound, often called VOSS, is a classic island neighborhood in the southern part of North Topsail Beach on Topsail Island. It stretches from the Atlantic Ocean to Stump Sound, so you get water in both directions. The HOA lists its clubhouse at 101 S. Permuda Wynd Drive and serves as the primary source for community rules and updates. You can preview community details on the Village of Stump Sound HOA site.
The neighborhood blends full-time residents with second-home owners and vacation rentals. That mix creates a friendly but quiet island pace where beach walks, bike rides, and paddling are part of a normal day.
Everyday lifestyle and amenities
Living in VOSS is about easy access to the ocean and the sound, with simple, walkable routines.
Beach access and etiquette
The community offers five private beach crossovers for owners and guests. You will find three crossovers on South Permuda Wynd, one centrally at the Clubhouse, and two on North Permuda Wynd. The HOA highlights dune protection and standard island rules, including no glass on the beach and filling in any holes you dig. For exact locations and reminders on etiquette, view the VOSS beach access page. The Town enforces dune protections, so plan to stay off the dunes and use only the posted walkovers to avoid fines.
Clubhouse and oceanfront pool
The ocean-side Clubhouse sits in the heart of the neighborhood and can be reserved for owner events. The HOA notes a recent renovation and a capacity of about 40 people. The community pool typically opens mid May through mid October during daytime hours. There is no lifeguard on duty, so use is at owner and guest risk. Access to the pool, restrooms, and Clubhouse is managed by owner and guest codes, which the HOA updates on a set schedule. For current access and reservation details, see the VOSS amenities page.
Courts, paddling, and outdoor play
A resurfaced court supports tennis and pickleball for casual matches or evening rallies under coastal skies. On the sound side, a dedicated kayak and canoe launch offers instant access to paddling, fishing, and birdwatching on calm water. Many neighbors make a morning paddle or sunset trip part of their daily routine. You will find descriptions of these features on the amenities overview.
Pet-friendly reminders
Dog-waste stations and leashing reminders help keep the neighborhood clean and safe. If you bring your dog to the beach, follow Town leash rules and the HOA’s guidance on dune protection. For a quick refresher, the beach access page also includes etiquette tips.
Homes, architecture, and HOA basics
What homes look and feel like
VOSS leans into a nostalgic coastal look with dormers, generous porches, and coastal color palettes. Many homes are elevated on pilings and oriented to capture ocean or sound views. You will find a mix of older homes from the 1990s that have been updated and newer builds from the 2010s and 2020s. Floor plans vary widely, typically three to five bedrooms and roughly 1,600 to more than 3,000 square feet depending on the lot and build class. Some newer homes include elevators for added convenience.
Architectural standards and approvals
The HOA’s Architectural Review Committee (ARC) sets guidelines for exterior materials, roof types, and color schemes so new construction and renovations fit the neighborhood character. If you plan to repaint, add a deck, replace a roof, or build new, you will submit for ARC approval first. You can access Covenants, By-Laws, ARC Guidelines, and Rules on the HOA’s resources page. Reviewing these documents early will save you time and surprises.
HOA fees and what they cover
Public listings commonly report an annual HOA fee around $1,200 per year, which typically supports common-area maintenance and amenity access such as the pool, clubhouse, tennis and pickleball court, beach crossovers, roads, and lighting. Always confirm the current dues, what they include, and any special assessments with the HOA or management company before you buy. The community is professionally managed, and the HOA is your go-to for definitive documents and owner access procedures.
Who the Village fits best
VOSS tends to be a strong match if you want island living paired with practical amenities and water access. It suits:
- Second-home buyers who want easy beach days, simple maintenance, and quick access to paddle sports.
- Vacation-rental investors who plan to operate short-term rentals, subject to HOA, County, and Town rules.
- Full-time residents who want a quiet island neighborhood with a community pool and courts, plus reasonable proximity to Surf City, Jacksonville, and Wilmington for shopping and services.
Prices and market context
You will see a range of property types in VOSS, from sound-side homes with sunset views to premium oceanfront lots. Recent listing patterns indicate a spread from the mid six figures into the low seven figures, with frontage and finish level driving value. Because pricing can shift month to month and varies by data source, it is smart to review current neighborhood activity and property-specific comps before you make an offer.
If you want a live read on supply, demand, and recent sales in North Topsail Beach, reach out and we can walk through current inventory and strategy for your budget and timing.
Short-term rental basics for investors
Many VOSS homes appear on major vacation-rental platforms, which shows an active short-term rental market. For a real-world snapshot, you can browse an example vacation rental in the community. Your results will depend on frontage, home quality, marketing, and seasonal occupancy.
Before you advertise a rental, get clear on permits and taxes:
- Onslow County requires a Short-Term Rental permit before you advertise or rent for fewer than 90 consecutive days. The County also collects a 3 percent occupancy tax. You can find the rules and the permit portal in the Onslow County STR FAQ.
- The Town of North Topsail Beach levies a separate 3 percent accommodation tax and provides guidance for realtors and landlords on registration and remittance. See the Town’s Realtors and Landlords page for current steps.
- Platforms may collect some taxes for you, but registration and filing remain the owner’s responsibility.
- Review the HOA’s Covenants and Rules for any leasing requirements or restrictions, and confirm guest access code procedures with management.
Coastal due diligence checklist
Buying at the beach calls for a few extra steps. Here is a quick checklist to help you feel confident:
- Verify flood zone and elevation. Request an elevation certificate and review the Town’s Know Your Flood Hazard page for maps and resources.
- Get insurance quotes early. Coastal properties often need flood and a wind or hurricane policy in addition to homeowners insurance.
- Read the HOA’s Covenants, By-Laws, ARC Guidelines, and Rules. Find them on the HOA resources page. Note approval requirements for exterior work.
- Confirm amenity access and codes with management, including how owner and guest codes are handled.
- If you plan to rent, register for the County STR permit, set up tax collection and filing with the Town, and set your house rules to match the HOA’s standards.
- Talk with a local property manager if you want help pricing and marketing a seasonal rental.
Getting around and nearby highlights
VOSS sits within North Topsail Beach on Topsail Island with easy access to quiet stretches of sand. You are a practical drive to Surf City’s dining and shops, and within range of Jacksonville and Wilmington for broader services. On the island, you can enjoy casual fishing at local piers and simple bike rides on calm neighborhood streets.
Bottom line
If you want an island neighborhood with ocean and sound access, a community pool, courts, and a clubhouse, the Village of Stump Sound checks the boxes. The HOA framework keeps the look cohesive and the amenities maintained, while still offering flexibility for full-time living, second homes, and seasonal rentals. With focused due diligence on flood, insurance, and rental rules, you can step into a low-stress coastal lifestyle that suits your goals.
Ready to explore homes or talk strategy for buying in VOSS? Reach out to Gwen Hydzik for local guidance and a calm, step-by-step plan.
FAQs
What amenities does the Village of Stump Sound offer?
- Five private beach crossovers, an oceanfront clubhouse and pool, a tennis and pickleball court, and a sound-side kayak and canoe launch.
How do beach access and rules work in VOSS?
- Use the posted neighborhood crossovers to protect the dunes, follow Town beach rules, and review HOA etiquette on the beach access page.
Does the VOSS HOA allow short-term rentals in North Topsail Beach?
- The community includes full-time owners and seasonal rentals, but you must follow HOA covenants and register with the County and Town for permits and lodging taxes.
How much are HOA dues in the Village of Stump Sound?
- Public listings commonly report about $1,200 per year, but you should confirm current dues and coverage with the HOA or management.
What types of homes are common in VOSS?
- Elevated coastal homes with porches and water-view decks, typically three to five bedrooms and about 1,600 to over 3,000 square feet.
Do I need flood insurance to buy in North Topsail Beach?
- Many coastal properties are in FEMA flood zones and lenders often require flood insurance; get an elevation certificate and review the Town’s flood resources.
