Barnes Bluff Homes and Lots for Sale in Southport, NC

Updated October 2026 by Danielle King, REALTOR®, Realty ONE Group Dockside

Quick answer: Barnes Bluff is a small gated community in Southport with large homesites and new homes. A recent lot listing sits high above the street with possible views of the nearby marina and waterways. In October 2026, listings ranged from $159,000 to $1,499,000.

Barnes Bluff at a Glance

LocationSouthport, NC 28461 (Brunswick County)
GatedYes
Property typesHomesites and new homes
Lot sizeAbout 0.47 to 0.93 acres
SizeAbout 2,930 sq. ft. (new home listing)
Price range$159,000 to $1,499,000 (listings, October 2026)

Where Is Barnes Bluff?

Barnes Bluff is on Barnes Bluff Drive SE, near a marina and the waterways.

What Amenities Does Barnes Bluff Have?

  • Gated entry
  • Larger homesites
  • Possible water views on some lots

What Are the HOA Fees in Barnes Bluff?

Ask me about the Barnes Bluff HOA and its current fee. MLS listings report HOA fees in different ways, and fees change, so always confirm with the HOA before you buy.

What Types of Homes Are in Barnes Bluff?

Listings include homesites of about half an acre or more and a new 5 bedroom home.

Can You Rent Out a Home in Barnes Bluff?

Check the recorded covenants and any HOA rules before you plan on rentals. Rental rules also depend on whether the home is inside Southport city limits or in Brunswick County, so confirm both before you buy.

What Should Buyers Know About Barnes Bluff?

Ask about elevation, setbacks, and any view easements before you buy a lot.

What Is the Southport Housing Market Doing Right Now?

Short answer: Southport is a balanced market. Single-family homes sold for 98.5% of list price on average, with a median of 53 days on market. Barnes Bluff follows the same broad trend, so price and condition matter.

Median sold price$427,000
Homes sold42
Median sold price per sq. ft.$236
Active listings256
Median list price, active listings$579,000
Median estimated home value$590,000 (up 0.4% over 12 months)
Months of inventory4.49 (balanced market)
Sold price vs. list price98.5%
Median days on market53 days

Source: RPR Market Trends, single-family homes, City of Southport boundary, September 2026. These are town-wide numbers, not Barnes Bluff only, and condos are not included. For more on the town, see my Southport NC guide.

What Should You Check Before Buying in Barnes Bluff?

  • HOA documents. Get the current budget, rules, rental rules, and any special assessments for Barnes Bluff. Fees and rules change.
  • Utilities and soil. Confirm water and sewer service, or get a septic permit check, before you buy a lot. Ask about any building rules too.
  • Builder contract. Read the builder contract, warranty, and timeline. Your own inspection is still smart on new construction.
  • City or county. Some 28461 addresses are inside the City of Southport and pay a city tax. Others are in unincorporated Brunswick County. That also affects rental and building rules.
  • Flood zone. Check the FEMA flood map for the exact address. Some Southport streets near the Cape Fear River, the marsh, and the Intracoastal Waterway sit in a flood zone, and others do not.
  • Insurance quote. Get wind and flood quotes early. Coastal premiums can change your monthly payment more than the price does.

Thinking About Selling Your Barnes Bluff Home or Lot?

In a balanced market, the first two weeks matter most. Price it right, show it well, and you give buyers a reason to act now. I build every pricing plan on recent sales in Barnes Bluff and nearby, not a town-wide average.

See What Your Home Is Worth

Frequently Asked Questions About Barnes Bluff

Is Barnes Bluff gated?

Yes.

Are there homes and lots for sale in Barnes Bluff right now?

Inventory changes daily. The live listings on this page update from the MLS. If nothing fits today, I can set up an alert so you hear about new Barnes Bluff listings first.

What Do Clients Say About Danielle?

Reviews powered by RateMyAgent

"I've had a great experience with Danielle King! We have done a few deals together in Brunswick County, NC and her knowledge of the area is exceptional! She treats every transaction as if it was her own and I recommend her to anyone looking for a new home or investment in North or South Carolina!"

– Repeat client, Brunswick County, NC

Read more reviews from my clients on Google, Realtor.com, and Homes.com.

Talk With Danielle King About Barnes Bluff

I'm Danielle King, a REALTOR® with Realty ONE Group Dockside, licensed in North Carolina and South Carolina. My real estate roots go back to 1995 in the Poconos. Before I came back to real estate, I managed a dental practice and spent years negotiating with insurance companies for patients. I bring that same advocate mindset to every Southport deal, from the first showing to the closing table.

Want to see homes and lots in Barnes Bluff, or find out what yours could sell for? Call or text me, or book a call.

Danielle King, REALTOR®
Realty ONE Group Dockside | Licensed in NC & SC
843-997-2744 | danielle@yourkeytorealty.com | yourkeytorealty.com
Real people. Real life. Real relationships. Real results.
Results that MOVE you

Explore More Southport Communities

Community details come from recent MLS listings, builder information, and community sources as of October 2026. They can change. Always confirm with the HOA or seller documents before you buy. Information deemed reliable but not guaranteed. Equal Housing Opportunity.

Barnes Bluff Homes and Lots for Sale Right Now

3 Barnes Bluff Dr Se, Southport
$1,499,000
5 Beds ⋅ 5 Baths ⋅ 100588116 MLS
Exciting opportunity to build your dream home by the water! This nearly half acre lot elevates high above the street and offers potential views of the nearby Marina and waterways in a gated community! The Lumina Plan by Lewis Coastal Homes is the ideal layout for this lot and will maximize views. Offering a spacious open living concept with a Master Bedroom on that primary living level as well as front and rear porches. Top floor boasts 4 more bedrooms, including a second master suite option. The elevator services all three floors and can be accessed directly off the garage where there's a foyer and ample storage for all your water toys! In very close proximity to Barnes Bluff you'll enjoy access to the shopping and waterfront restaurant at South Harbour Village Marina. There's a public park and the Oak Island Boat ramp across the street as well! Don't forget about the amenity package at South Harbour Village which includes pool, tennis, clubhouse and more!

3 Barnes Bluff Dr Se, Southport

Listing courtesy of Listing Agent: Beatty Pittman Real Estate Team LLC () from Listing Office: Intracoastal Realty Corporation.

Listing courtesy of Listing Agent: Beatty Pittman Real Estate Team LLC () from Listing Office: Intracoastal Realty Corporation.
4002 Barnes Bluff Dr Se, Southport
$197,000
100582357 MLS
This beautiful .93 acre wooded lot is located in one of South Harbour villages premier neighborhoods; Barnes Bluff. This home site is situated in a cul de sac, has gorgeous hardwood trees and some view of the ICW across the street. . If you are looking for that perfect waterfront community this has it all. Just outside the gate, there is a Full service marina or for transient water access there is a wild life boat ramp near by. If you enjoy the great outdoors, homeowner's have access to South Harbour Village pool, clubhouse and tennis courts. There's even a par-three golf course too! Southport is just minutes away and with the close proximity to Oak Island beaches, this is the ideal location! So what are you waiting for? You want it all? It's All here!

4002 Barnes Bluff Dr Se, Southport

Listing courtesy of Listing Agent: Verilyn McKee () from Listing Office: Southport Realty, Inc..

Listing courtesy of Listing Agent: Verilyn McKee () from Listing Office: Southport Realty, Inc..
Lot 3 Barnes Bluff, Southport
$159,000
100563541 MLS
Exciting opportunity to build your dream home by the water! This nearly half acre lot elevates high above the street and offers potential views of the nearby Marina and waterways in a gated community! In very close proximity to Barnes Bluff you'll enjoy access to the shopping and waterfront restaurant at South Harbour Village Marina. There's a public park and the Oak Island Boat ramp across the street as well! Don't forget about the amenity package at South Harbour Village which includes pool, tennis, clubhouse and more! Ask about the proposed construction of the Lumina Plan Lewis Coastal Construction and Renovation for $1,499,000! A wonderful floor plan that takes advantage of the lot features offering 2 master suite options, elevator and open concept living spaces directed towards the waterway!

Lot 3 Barnes Bluff, Southport

Listing courtesy of Listing Agent: Beatty Pittman Real Estate Team LLC () from Listing Office: Intracoastal Realty Corporation.

Listing courtesy of Listing Agent: Beatty Pittman Real Estate Team LLC () from Listing Office: Intracoastal Realty Corporation.
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