Topsail Tanner

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

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

What's happening this week on Topsail Island — Labor Day week. Crowds are thinning, the water's still warm.Five worth kn...
08/31/2026

What's happening this week on Topsail Island — Labor Day week. Crowds are thinning, the water's still warm.

Five worth knowing. Turtle Talks are still running in Topsail Beach at 9 a.m. — bring a chair, and Karen Beasley volunteers will walk you through what's nesting out front of your rental. Tuesday 9 to 1, the North Topsail Beach Artisan Market is back, and shoulder season means you can actually park. Tuesday at noon, WomenConnect meets at Rick's Restaurant — if you run something here and still don't know anybody, that's the cheapest fix on the calendar. Thursday at 5:30, Gypsy Soul Pottery cuts its ribbon at 1133 E. Ocean Rd, Ste C, with wheel classes and memberships.

And the big one if you own on the strand: 6.5 million cubic yards of sand. Surf City and the Army Corps signed the federal beach agreement Aug. 17 — six miles of shoreline and a berm about 50 feet wider than today, per Coastal Review. It's a fifty-year project running on this clock: bids open fall 2027, construction early 2028. If you own on the strand, that's your sand.

Twenty-two years here and the week after the crowds leave is still my favorite week on this island. What's your first stop once it quiets down?

Save this post, share it with someone visiting Topsail, and follow along for weekly Topsail Island updates. Watching from out of state? I'll give you a straight answer.

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

08/31/2026

🌊 Topsail Island Weather Update | Monday, August 31 ☀️

Good morning from Topsail Island, North Carolina! We’re closing out August with a pretty good beach day! After some patchy morning fog clears, expect mostly sunny skies, light winds, and relatively calm ocean conditions. 🏖️

☀️ Mostly sunny
🌡️ High in the mid to upper 80s
🌫️ Patchy fog this morning
💨 Northeast winds around 5 mph, becoming southeast this afternoon
🌡️ Ocean temperature in the lower 80s
🌊 Surf 1–3 feet
✅ LOW rip current risk
☀️ High UV
🌦️ Slight chance of an isolated afternoon storm

🌊 Topsail Inlet Tides
⬆️ High Tide: 10:07 AM
⬇️ Low Tide: 4:17 PM

If you’re spending Monday in Surf City, Topsail Beach, or North Topsail Beach, today is shaping up nicely. Enjoy the sunshine, but keep an eye on the sky later this afternoon just in case an isolated storm develops.

Even with a LOW rip-current risk, always pay attention to local beach flags and changing ocean conditions.

Follow for your daily Topsail Island weather update, surf conditions, tides, beach reports, local happenings, and everything Topsail Island! 🌊🏖️

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

08/30/2026

🌊 Topsail Island Weather Update | Sunday, August 30 🌤️

Good morning from Topsail Island, North Carolina! Good news for your Sunday—the weather may actually improve as the day goes on, with some decent beach windows possible. 🏖️

🌤️ Partly sunny today
🌡️ High in the mid 80s
🌧️ Chance of showers & thunderstorms
🌫️ Patchy fog early
⛈️ Moderate thunderstorm potential
💨 Northeast winds around 5 mph, becoming southeast this afternoon
🌡️ Ocean temperature in the lower 80s
🌊 Surf around 2 feet
✅ LOW rip current risk
☀️ Moderate UV

🌊 Topsail Inlet Tides
⬆️ High Tide: 9:25 AM
⬇️ Low Tide: 3:31 PM

If you’re spending Sunday in Surf City, Topsail Beach, or North Topsail Beach, keep an eye on the sky this morning. Rain and storm chances should generally decrease later, potentially giving us some better beach conditions as the day goes on. 🌊☀️

⛈️ If you hear thunder, get out of the water and off the beach.

Even with a LOW rip-current risk, always pay attention to local beach flags and changing ocean conditions.

Follow for your daily Topsail Island weather update, surf conditions, tides, beach reports, local happenings, and everything Topsail Island! 🌊🏖️

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

08/29/2026

🌊 Topsail Island Weather Update | Saturday, August 29 🌧️

Good morning from Topsail Island, North Carolina! It’s a cooler and cloudier Saturday, with showers and thunderstorms possible. If you’re hoping for beach time today, keep an eye on the sky and changing conditions.

🌥️ Mostly cloudy
🌡️ High in the lower 80s
🌧️ Showers expected
⛈️ Moderate thunderstorm potential
💨 North winds around 5 mph, becoming east this afternoon
🌡️ Ocean temperature in the lower 80s
🌊 Surf around 1 foot
✅ LOW rip current risk
☀️ Moderate UV

🌊 Topsail Inlet Tides
⬆️ High Tide: 8:46 AM
⬇️ Low Tide: 2:47 PM

If you’re spending Saturday in Surf City, Topsail Beach, or North Topsail Beach, today isn’t looking like our best beach morning. The surf is small and rip-current risk is low, but lightning is the bigger concern today.

⛈️ If you hear thunder, get out of the water and off the beach.

Even with a low rip-current risk, always pay attention to local beach flags and changing ocean conditions.

Follow for your daily Topsail Island weather update, surf conditions, tides, beach reports, local happenings, and everything Topsail Island! 🌊🏖️

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

08/28/2026

A storm formed yesterday. It's not coming here — but it's a good excuse to talk about the thing that actually matters.

Tropical Storm Dolly formed far out in the open Atlantic with 40 mph winds, and forecasters expect it to break down into a tropical wave by the weekend. The National Hurricane Center has also lowered its 2026 outlook to below average after the slowest start in nearly 40 years. Good news — and it changes nothing about how you evaluate a specific house.

Elevation, how it's built, the flood zone, and what wind and flood coverage cost at that address. That last one goes to your insurance agent before you're under contract, not after. Twenty-two years here and I've watched how these houses hold up.

Send me an address and I'll tell you what I know about that spot. Call or text 910.547.9618, or book a free 30-minute Zoom: https://calendly.com/tanner-treasurerealty/30min

If you own here — what's the first thing you check when a storm forms?

Tanner Gray
Better Homes and Gardens Real Estate Treasure

08/28/2026

🌊 Topsail Island Weather Update | Friday, August 28 ⛈️

Good morning from Topsail Island, North Carolina! If you’re heading to the beach today, keep an eye on the sky—storms are the big story.

🌥️ Mostly cloudy
🌡️ High in the mid 80s
🌧️ Showers & thunderstorms likely
⛈️ HIGH thunderstorm potential
💨 Southwest winds 5–10 mph
🌡️ Ocean temperature in the lower 80s
🌊 Surf around 2 feet
✅ LOW rip current risk
➡️ Moderate south-to-north longshore current
☀️ Moderate UV

🌊 Topsail Inlet Tides
⬆️ High Tide: 8:08 AM
⬇️ Low Tide: 2:06 PM

If you’re spending Friday in Surf City, Topsail Beach, or North Topsail Beach, there may be some breaks in the weather, but showers and thunderstorms are likely—especially from late morning into early afternoon.

⛈️ If you hear thunder, get out of the water and off the beach.

Even with a low rip-current risk, always pay attention to local beach flags and changing ocean conditions.

Follow for your daily Topsail Island weather update, surf conditions, tides, beach reports, local happenings, and everything Topsail Island! 🌊🏖️

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



08/27/2026

🌊 Topsail Island Weather Update | Thursday, August 27 🌤️

Good morning from Topsail Island, North Carolina! We should still have some good beach windows today, but showers and thunderstorms are the main thing to watch. ⛈️

🌤️ Partly sunny
🌡️ High in the mid 80s
🌦️ Chance of showers & thunderstorms
⛈️ Moderate thunderstorm potential
💨 South winds 5–10 mph
🌡️ Ocean temperature in the lower 80s
🌊 Surf around 2 feet
✅ LOW rip current risk
☀️ Very High UV

🌊 Topsail Inlet Tides
⬆️ High Tide: 7:30 AM
⬇️ Low Tide: 1:24 PM

If you’re spending Thursday in Surf City, Topsail Beach, or North Topsail Beach, there should still be opportunities to enjoy the beach—just keep an eye on the sky and changing conditions throughout the day.

⛈️ If you hear thunder, get out of the water and off the beach.

Even with a low rip-current risk, always pay attention to local beach flags and ocean conditions.

Follow for your daily Topsail Island weather update, surf conditions, tides, beach reports, local happenings, and everything Topsail Island! 🌊🏖️

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

08/26/2026

If you're buying a beach house here, you're not buying one insurance policy. You're buying three — wind, flood, and homeowners, all priced separately.

That's the number that catches people, not the price of the house. Coastal NC homeowners settled at 31.9% total over two years, 16% in 2025 and 15.9% in 2026 (NC Newsline), and NFIP authority is set to expire September 30 (NAR). I'm a broker, not an insurance agent — but I'd have a quote on the actual address before your due diligence closes.

Did anybody walk you through the three-policy thing when you bought here?

08/26/2026

🌊 Topsail Island Weather Update | Wednesday, August 26 ☀️

Good morning from Topsail Island, North Carolina! We’re looking at another really nice beach day with mostly sunny skies, light winds, and relatively calm ocean conditions. 🏖️

☀️ Mostly sunny today
🌡️ High in the mid 80s
💨 East winds 5–10 mph
🌡️ Ocean temperature in the lower 80s
🌊 Surf around 1–2 feet
✅ LOW rip current risk
☀️ Very High UV
🌦️ Slight chance of an isolated afternoon shower or storm

🌊 Topsail Inlet Tides
⬆️ High Tide: 6:51 AM
⬇️ Low Tide: 12:43 PM

If you’re spending Wednesday in Surf City, Topsail Beach, or North Topsail Beach, today is shaping up to be another great day along the coast. Small surf, light winds, and plenty of sunshine make for a good beach setup.

Even with a low rip-current risk, always pay attention to local beach flags and changing ocean conditions.

Follow for your daily Topsail Island weather update, surf conditions, tides, beach reports, local happenings, and everything Topsail Island! 🌊🏖️

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

08/25/2026

People ask me if North Topsail Beach is a bad buy. It isn't. It's just a buy you have to do your homework on.

North Topsail sits in Onslow County, not Pender like Surf City and Topsail Beach — and that line changes your tax bill, your permitting office, and your insurance territory. On top of that, parts of the north end fall inside federal COBRA zones, where federal flood insurance and federal disaster aid don't apply. That's not a rumor. That's an address-by-address fact you can check before your due diligence period closes.

After 22 years living here full time and a decade managing rentals on this island, my answer is the same every time: get the flood zone, get the COBRA status, get a real insurance quote on that exact address. Then decide.

If you're looking at the north end — what's the part you can't get a straight answer on?

Tanner Gray · Better Homes and Gardens Real Estate Treasure · 910.547.9618

Address

410 Triton Lane
Hampstead, NC
28445

Opening Hours

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

Telephone

+19105479618

Website

Alerts

Be the first to know and let us send you an email when Topsail Tanner posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Shortcuts

Share

Category