Beach Road Banter - The Outer Banks Podcast

Fran Marlar has definitely earned her Outer Banks résumé. After moving here in 2007, Fran built a life around surfing, fishing, food, writing, travel, and, like a lot of locals, more than a few careers along the way. In this episode, we talk about her latest adventure with husband Lance: Black Flag Galley OBX, their new takeout restaurant in Kitty Hawk. We get into the story behind the restaurant, fresh local seafood and their creative "passport plates," plus Lance's charter fishing business and Fran's background as a writer. We also venture well beyond the kitchen, from Fran's love of surfing, travel which stretches from Ocracoke to Indonesia and we even get into her fascination with Pirate History on the Outer Banks. It's food, travel, the water, and the unique path of building a life on the Outer Banks.

Jeff explains how the Visitors Bureau is funded, where tourism dollars really go, and why responsible tourism has become a major focus since the post-COVID boom. We discuss the challenges of balancing growth with quality of life, the misconceptions many residents have about tourism, and why protecting the Outer Banks' unique character is more important than simply attracting more visitors. Along the way, Jeff shares his own journey from New York and Nashville to the Outer Banks, talks about the award-winning Outer Edge video series, and offers a behind-the-scenes look at the people, planning, and partnerships shaping the future of Dare County. Whether you're a local, second homeowner, frequent visitor, or simply love the Outer Banks, this episode provides a thoughtful perspective on where our community is headed—and why preserving what makes it special is everyone's responsibility.

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.

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

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

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

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

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

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 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

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 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 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