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Beach Road Banter - The Outer Banks Podcast

Beach Road Banter - The Outer Banks Podcast

By: Randy Jones
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 We talk about investing on the Outer Banks, North Carolina as well as introduce those who live and work to make this such an incredible coastal community.2024 Economics Leadership Management & Leadership Personal Finance
Episodes
  • Will Holmes on Surf, Community, and Why the Outer Banks Still Feels Like Magic | #42

    Will Holmes on Surf, Community, and Why the Outer Banks Still Feels Like Magic | #42
    Dec 2 2025

    Growing up on the Outer Banks shapes a person in ways that are hard to fully explain unless you've lived it. Today's episode taps into that local heartbeat through someone who embodies the true spirit of this place: Will Holmes, a lifelong OBX native who grew up in Chicahauk in Southern Shores, surrounded by salt air, bikes on the paths, and a tight-knit community of friends who are still connected decades later. His story is full of nostalgia for a time when kids spent sunrise to sunset outside, knocking on doors, riding bikes, and living life without screens in their hands.

    Will has spent every summer of his life on the Outer Banks, and he knows the hustle it takes to build a life here including working in numerous local restaurants, catering, surfing, and doing whatever it takes to stay rooted in the community he loves. His energy is contagious, and he's passionate about supporting the next generation, celebrating local talent, and embracing the changes shaping the Outer Banks, from Manteo's evolving scene to the growth of local businesses and creative culture.

    We also talk about Down the Road, the surf-art-music festival Will co-created with my son Ryan, which has grown from a backyard gathering to a signature fall event held every second week of October. And we'll hear about Will's next big chapter of splitting his year between the Outer Banks and Puerto Rico to chase waves, build community, and create a place where friends from all over can come together. I'm excited for you to experience his perspective, his positivity, and his deep love for this special place we call home.

    In This Episode:

    • [01:04] Will shares what it was like growing up in Chicahauk, a tight-knit Southern Shores neighborhood.
    • [02:48] He talks about the freedom of childhood before cell phones and the lasting friendships formed.
    • [06:50] Will describes his family roots and how his dad spent summers on the Outer Banks in the 1950s.
    • [07:18] Discussion about the population changes and remote-worker influx after COVID.
    • [08:54] We reflect on development and how the community has evolved without losing its spirit.
    • [09:38] Memories of SeaMark and other iconic Outer Banks spots that have disappeared over time.
    • [09:52] Will explains how he discovered his passion for the restaurant industry and culinary school.
    • [11:27] The year-round work cycle and seasonal employment hustle of the Outer Banks lifestyle.
    • [13:43] Will shares his role at Olives in Manteo and what he loves about the town's recent growth.
    • [15:01] The housing challenge for young locals and why he ended up living in Manteo.
    • [16:36] Talk about new restaurants, breweries, and small businesses raising the bar along the OBX.
    • [19:23] The Outer Banks hustle: two jobs or two houses if you want to make it here.
    • [20:59] A conversation about storms, off-season boredom, local resilience, and the unique rhythm of island life.
    • [23:34] Will describes the story behind Down the Road, the surf-art-music festival he and Ryan created.
    • [25:47] Even in bad weather, the community showed up and young surfers kicked off the event.
    • [27:02] The second week of October will remain the annual date for Down the Road.
    • [28:48] Will reveals his next chapter: splitting time between the Outer Banks and Puerto Rico to surf and build community.
    • [30:03] His dream of creating a surf retreat in Puerto Rico where friends can come stay, surf, and connect.
    • [31:26] Watching Will charge big waves at Tres Palmas and how powerful the moment was.
    • [33:05] Will talks about cooking and connecting with people in Puerto Rico, serving food oceanside.
    • [34:04] Invitation to explore Manteo, support local businesses, and mark calendars for Down the Road 6.

    Resources:

    • Willy's Family
    • Down the Road Surfing
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    35 mins
  • How To Make Sure Your Real Estate Transaction Closes. Lynn Sherman with eXp Realty Outer Banks Joins Me | #41

    How To Make Sure Your Real Estate Transaction Closes. Lynn Sherman with eXp Realty Outer Banks Joins Me | #41
    Nov 21 2025
    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 - InstagramThe Jones GroupeXp Realty in Outer Banks
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    32 mins
  • "We Are Not Broken" Allison Brown OBX Local And Life Coach Shares How To Handle Adversity And Thrive | #40

    "We Are Not Broken" Allison Brown OBX Local And Life Coach Shares How To Handle Adversity And Thrive | #40
    Nov 7 2025
    Some conversations stay with you, and this one will. Allison Brown has a calm, grounded way of talking about things most of us struggle to face including loss, change, and learning to trust ourselves again. She's a life coach, mentor, and spiritual guide, as well as a wife, mom of three, and active member of the Outer Banks community. With a background in psychology from UNC Chapel Hill and advanced training in Jungian life coaching, she combines psychology, spirituality, and neuroscience to help people live into wholeness after hardship. After the sudden passing of her mother, Allison began asking the bigger questions: Who am I? What really matters? How do you keep going when life falls apart? Those questions led her to a new chapter focused on helping others heal through self-awareness and compassion. She shares the practices that helped her like journaling, long beach walks, and learning that "you're not broken, you're just human." Together we talk about what it means to live with awareness, to lead with compassion, and to keep showing up as yourself no matter what's happened before. It's one of those conversations that reminds you how strong people can be, and how healing often starts right where you are. In This Episode: [00:28] Allison Brown is here to talk about resilience, loss, and personal growth.[03:11] Allison opens up about the loss of her mother and how it led her to question identity, purpose, and meaning.[04:05] She talks about earning her psychology degree from UNC Chapel Hill and studying spiritual formation.[05:13] We discuss the importance of self-reflection and why it's rarely taught to kids or adults.[06:00] Allison recalls the tragic accident that changed her life and her family forever.[07:44] We reflect on the Outer Banks community's remarkable support during her father's recovery.[09:14] Allison shares how long walks on the beach became part of her healing journey.[09:50] She discovers Jungian life coaching and the message that "you're not broken."[10:25] Reading her mother's journals revealed patterns of people-pleasing and self-doubt.[11:18] Allison decides to align her inner and outer life and show up authentically.[12:08] We talk about parenting, ego, and gaining perspective later in life.[13:38] Allison shares how she learned to start each day with self-care and journaling.[14:27] She walks through her daily practice for grounding and reconnecting with purpose.[15:15] We talk about how empathy and listening can change relationships.[16:59] Discussion about tools like StrengthsFinder and the Enneagram for personal insight.[17:57] Allison explains how Carl Jung's ideas, shadow work, and neuroscience shape her coaching.[19:14] We talk about how early conditioning and childhood patterns still affect adult behavior.[20:05] Allison shares why emotional triggers can be powerful teachers.[21:05] She explains how she structures her coaching work with individuals and teams.[22:14] We discuss the growing acceptance of counseling and coaching, especially among men.[23:01] Allison describes how her business grew through word-of-mouth and local book clubs.[23:49] She reflects on the joy of watching clients experience breakthroughs.[26:05] Allison's biggest realization: you're not broken — you're whole and human.[27:00] Learning to accept anger, sadness, and imperfection in ourselves and others.[28:05] Finding grace and understanding for parents, kids, and life's messy moments.[28:20] We talk about the power of the Outer Banks and how daily beach walks bring clarity.[29:18] Allison reflects on quiet, phone-free moments and the peace they bring.[30:00] Teaching emotional awareness to her kids through open, honest conversations.[31:37] Letting children grow through struggle and self-discovery.[32:12] Allison shares what she loves most about life on the Outer Banks like the beach and connection.[33:22] We talk about technology, parenting, and staying present in real life.[35:02] Lessons learned through heartbreak and challenges and letting our kids do the same.[36:03] Closing thoughts on gratitude, purpose, and what it means to live fully each day. Resources: Beach Road Banter - InstagramAllison BrownThe Enneagram InstituteStrengthsFinderThe Outer Banks
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    37 mins
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