Topsail
RANK #932 / 996 NAT · #46 / 51 NC · POP 61,592
1YR FORECAST: -0.1%
5YR OUTLOOK: +10%
Pender County, North Carolina, is distinguished by Topsail Island, a popular beach destination, and the Black River, recognized as one of the nation's least polluted rivers. Located in the Coastal Plains region, the county offers a blend of rural charm and natural beauty, with extensive waterways like the Cape Fear River and dense woodlands. Burgaw, the county seat, combines historic 18th and 19th-century architecture with newer developments. Commuting to Wilmington, a nearby city, typically takes 20-30 minutes, though Highway 17 can experience heavy traffic. Outdoor recreation is a significant draw, with opportunities for kayaking, hiking, fishing, and exploring parks such as Hampstead Kiwanis Park and Abbey Nature Preserve.
Life in Pender County offers a small-town atmosphere, appealing to families and those seeking a quieter lifestyle. The public school system serves over 11,000 students across 19 schools and is considered above average. The county has experienced rapid population growth, with new housing developments emerging across the area, including in towns like Hampstead and Rocky Point. This growth is driving an expansion of commercial services within the county. While agriculture, particularly blueberries, remains a foundational industry, there is also increasing investment in manufacturing and other sectors.
Overvalued relative to economy
Prices declining
Moderate climate & terrain
Housing looks overvalued at 7.8x — home prices are high relative to local economic output. The typical U.S. county is 4–6x.
Estimated local headcount ranges. Larger employers shown as floor + "+"; smaller employers show exact counts where reported.
Source: Redfin · Census BPS — Browse sales on Redfin →
Source: CDC/NCHS vital statistics via County Health Rankings (2020–2022 avg). Rates per 100,000 population. Grade based on homicide rate relative to national average (~6.3). Learn more →
| PROJECT | AMOUNT | STATUS |
|---|---|---|
|
Amazon Robotics Fulfillment Center
Amazon
|
$500M | Under Construction |
|
Pender County Solar Farm
Cubico Sustainable Investments
|
$105M | Operating |
|
Community Solar Portfolio
Various (e.g., John Laing US Solar Corp., Quarter Horse Farm LLC)
|
$100M | Operating |
|
New K-8 School
Pender County Schools
|
$50M | Under Construction |
|
Pender County Utility Infrastructure Upgrades
Pender County Utilities
|
$41M | Planned/Under Construction |
Source: public records, news, corporate announcements. Amounts are estimates where noted.
Bars show percentile rank among all 996 counties.
The data is not encouraging — Pender County scores just 6/100 on the Boom Town Index, ranking #932 of 996 counties. Job growth at +3.7% and median household income of $74,538 reflect an economy that has been contracting or stagnating relative to the rest of the country.
Housing in Pender County is roughly in line with national affordability norms. The median home costs $240,800 and the income-to-home-value ratio sits at 0.31, with rents averaging $1,039/month. Not a bargain, but not a stretch for most local earners either.
Pender County is growing on multiple fronts. Population is up +2.7% year-over-year while employers added jobs at a +3.7% clip. Home values shifted -0.7% in the past year.
In significant numbers — 6.45% of Pender County's current population relocated from another state, well above the national norm. That level of in-migration usually signals a county where jobs, affordability, or quality of life are pulling people in from elsewhere.