Choosing Between Pinehurst and Southern Pines for a Second Home

Trying to choose between Pinehurst and Southern Pines for a second home can feel like comparing two great options for very different lifestyles. You want easy access, a place that fits how you relax, and a smart plan if you might rent it out. In this guide, you’ll get a clear side-by-side look at golf access, downtown life, pace of living, home styles, and rental rules. You’ll also get a simple framework to make the choice with confidence. Let’s dive in.

Start with how you’ll use it

Before you shop, get clear on why you want a second home. Your answer will point you toward the right town and neighborhood.

• Daily golf and tournament access
• Walkable dining, arts, and a lively evening scene
• Seasonal stays with potential short-term rental income
• Family time with space to spread out
• A path to future full-time living

Pinehurst vs. Southern Pines: Key differences

Golf access and culture

• Pinehurst: Internationally known for Pinehurst Resort and championship courses like No. 2. Many homes sit on or near courses, and resort programs offer access through bookings or memberships. Great fit if you want golf outside your door and a golf-centered social life.
• Southern Pines: You’ll find historic and well-loved courses like Mid Pines, Pine Needles, and Longleaf in the area. Clubs vary in style and membership models. It fits golfers who want variety and a balance of golf with other town amenities.

What to consider:

• Membership vs. pay-to-play options vary by club and course.
• Pinehurst hosts major tournaments at times, which can bring event traffic and strong rental demand.
• Walking access to golf is more common in Pinehurst; in Southern Pines, expect short drives to preferred courses.

Downtown amenities and walkability

• Pinehurst: A quaint village core with boutique shops, resort dining, golf retailers, and spa services. Walkability is good within the village and geared to resort life.
• Southern Pines: A larger, year-round downtown with independent restaurants, bars, galleries, performance spaces, and community events. Walkable blocks and a livelier evening scene with more day-to-day services.

Choose Pinehurst if you want a quieter, resort-centered village. Choose Southern Pines if you want a broader mix of dining, arts, and local social life.

Pace of life and community feel

• Pinehurst: Slower, seasonal, and resort-focused. You may notice more part-time owners and quieter off-seasons outside major golf weeks.
• Southern Pines: A more steady, year-round small-town rhythm with families, professionals, and retirees. You’ll find frequent community events and civic life.

If you plan longer stays or might go full-time later, Southern Pines can make it easier to plug into year-round circles and activities.

Home styles and price bands

• Pinehurst: Golf cottages, traditional Southern architecture, townhomes and condos linked to club properties, and newer luxury builds in gated communities.
• Southern Pines: Historic bungalows, Craftsman and Victorian homes near downtown, ranch homes, modern subdivisions, and equestrian properties on the outskirts.

Typical price categories in both towns:

• Entry-level condos and townhomes in the lower-to-mid hundreds of thousands
• Mid-range single-family homes from the mid hundreds into the high hundreds of thousands
• Premium golf-front and luxury estates from the high six figures into the multimillion range

Prices vary with course frontage, downtown proximity, lot size, and new construction. Always verify with recent neighborhood comps before you decide.

Access, airports, and everyday logistics

Pinehurst and Southern Pines sit about 10 to 20 minutes apart in central Moore County. Most visitors fly into Raleigh-Durham International, about 1.5 to 2 hours north, or Fayetteville Regional, which is a shorter drive with regional service. A car is the practical choice for errands and exploring. Healthcare services are available through the regional FirstHealth system.

Rentals, HOAs, and key rules

Short-term rentals can be part of a second-home strategy, but rules vary.

What to verify before you buy

• HOA covenants on leasing, guest access, and property standards
• Town and county rules on short-term rentals, business licenses, parking, and taxes
• Insurance needs for part-time occupancy and any rental activity

If you plan to rent seasonally

• In Pinehurst, resort seasons and major events can command premium rates.
• In Southern Pines, demand can be steadier across the year due to broader downtown use.
• Always confirm permissions and taxes first, then model your potential income conservatively.

A simple decision framework

Use these steps to compare properties and stay objective:

1. Clarify intended use: golf, downtown life, family time, rental income, or a path to full-time.
2. Prioritize proximity: walking distance to golf in Pinehurst or to restaurants and arts in Southern Pines.
3. Set a total budget: include HOA, taxes, insurance, utilities, maintenance, and management.
4. Map your rental strategy: review local rules, typical occupancy, nightly rates, and event peaks.
5. Visit in different seasons: test morning routines, tee time access, dining, and event traffic.
6. Build your local team: an agent experienced in second homes, a property manager, and an insurance pro.
7. Verify legal items before offers: HOA covenants, rental licensing, zoning, and utilities.
8. Do neighborhood due diligence: recent sales, days on market, rental comps, and on-the-ground visits.

Buyer profiles and best fits

• The Golf Devotee: Pinehurst, especially golf-front or resort-linked homes.
• The Social and Cultural Seeker: Southern Pines near downtown galleries, dining, and venues.
• The Flexible Renter/Investor: Either town can work. Pinehurst often peaks around events; Southern Pines can be steadier year-round. Rules drive feasibility.
• The Family or Equestrian Buyer: Southern Pines outskirts and Moore County rural areas for larger lots and equestrian-friendly parcels.
• The Low-maintenance Part-timer: Condos or townhomes in resort communities or newer, maintenance-included neighborhoods in either town.

Costs to budget for a second home

• Mortgage and property taxes
• Insurance for part-time occupancy, plus flood coverage if needed by location
• HOA fees where applicable
• Utilities, internet, and security monitoring
• Lawn care, landscaping, and seasonal maintenance or winterization
• Repairs and long-term upkeep
• Property management if you plan to rent or prefer hands-off ownership

Try before you buy

Spend a few days in each town. Book short-term rentals to test your routine: morning tee times, grocery runs, parking, dinner reservations, and evening options. If possible, visit during a peak golf week and a quieter off-season week. You will feel the differences right away.

Ready to compare homes with local guidance?

If you want a second home you will actually use and enjoy, the right match matters. Our team pairs neighborhood-level insight with a clear process for second-home, long-term rental, and short-term rental goals. With a dedicated property management arm and a vacation rental sister company, you get support from purchase through ongoing ownership. Start a focused search, model your carrying costs, and verify rental rules before you bid.

Have questions or want a personalized plan for Pinehurst or Southern Pines? Reach out to Meese Property Group for a tailored consultation.

FAQs

Is Pinehurst or Southern Pines better for year-round living?

• Southern Pines typically offers a steadier, year-round rhythm, while Pinehurst can feel quieter in the off-season outside major golf events.

Can I golf in Pinehurst without joining a private club?

• Yes, both towns offer a mix of public and private options; Pinehurst Resort has resort access and packages, and some area courses allow pay-to-play.

Are short-term rentals allowed in Pinehurst or Southern Pines?

• It depends on the property and local rules; always confirm HOA covenants, town licensing, and lodging taxes before you underwrite rental income.

How walkable are the town centers in the Sandhills?

• Pinehurst Village and Southern Pines’ downtown cores are walkable, with Pinehurst focused on resort amenities and Southern Pines offering a broader year-round scene.

What insurance should I plan for on a second home in Moore County?

• Budget for standard homeowners insurance, consider policies for part-time occupancy, and check FEMA flood maps to assess any flood coverage needs.

Do I need a car if I buy a second home in Pinehurst or Southern Pines?

• Yes, a car is practical for errands and regional travel; the area’s main airports are Raleigh-Durham International and Fayetteville Regional.

What drives price differences between Pinehurst and Southern Pines homes?

• Course frontage, proximity to downtown, lot size and privacy, historic character, and new construction or gated community amenities all influence pricing.