Episode 010: Buying a Historic Home in Wilmington, NC

with Stephen Sulkey

There is something undeniably special about a historic home — the original heart pine floors, the wraparound porch, the old windows and fireplaces, the feeling that the house has seen generations of life before you ever stepped inside. In Wilmington, that charm is everywhere, especially downtown. But as dreamy as these homes can be, buying one is not the same as buying a newer property.

In Episode 010 of the ILMrealtor Podcast, I sat down with Stephen Sulkey, who has decades of experience in homeowner associations and historic preservation, to talk about what buyers really need to know before purchasing a historic home in Wilmington, North Carolina. The truth is simple: historic homes can be incredible, but they come with a different set of expectations.

Hey friend — I'm Tabetha (Tabi) Klein, aka theILMrealtor. I help people buy and sell homes in Wilmington, North Carolina (and all over New Hanover, Brunswick, and Pender), including the beautiful historic homes that give downtown so much of its character.

Watch or listen: YouTube · Spotify · makingilmhome.com · @theILMrealtor

What makes a home “historic” in Wilmington?

Age is the biggest factor. As Stephen explained, once a home starts approaching the 100-year mark, it typically enters the conversation as a historic property. Around Wilmington, you'll also notice the well-known historic plaques that help tell part of that story. The Historic Wilmington Foundation's plaque program uses age-based color designations:

Rust for homes 75–99 years old

Black for homes 100+ years old

Gold for homes 150–199 years old

Blue for homes 200+ years old

That said, a plaque and a local historic district are not the same thing. A home can be old and charming without being subject to the same rules as a property located inside one of Wilmington's local historic districts.

Historic district rules are real zoning rules

One of the most important takeaways is that Wilmington's historic districts are not just honorary labels — they are zoning districts, which means ownership comes with rules. The City of Wilmington's Historic Preservation Commission is a seven-member board appointed by City Council, and it hears requests for Certificates of Appropriateness for work in the historic districts. Exterior changes in a local historic district may require a COA, so check the zoning map or the city's historic districts brochure to confirm whether a property is inside a district.

If you buy a home in a historic district, you cannot assume you're free to make exterior changes however you want. That's especially true for siding and exterior materials, roofing changes, windows and trim, additions, landscaping changes, and tree removal.

Why historic homes cost more to maintain

This is where the romantic vision meets reality. Historic homes are beautiful, but rarely low-maintenance. Stephen made a great point: when buyers think about affordability, they usually think in terms of PITI — principal, interest, taxes, and insurance. But with a historic home, there's one more piece that matters just as much: maintenance — and not just normal maintenance. Think older systems and materials that often require specialized contractors: old plumbing lines, cast iron or aging sewer pipes, foundation and structural issues, plaster walls, masonry repair, older roofs, wood rot, and electrical upgrades. A historic home may be perfectly livable and deeply loved, but it's rarely a “set it and forget it” property.

Historic materials are not always simple to replace

Historically, many preservation standards leaned toward replacing materials “in kind” — wood for wood, slate for slate. But in real life that gets complicated fast; some materials are expensive, hard to source, or no longer practical. For exterior work in local historic districts, Wilmington requires a Certificate of Appropriateness and evaluates applications under the city's design standards, which focus on compatibility with the district's historic character. Buyers need to understand this early: owning a historic home isn't just about what needs fixing — it's also about what you may be allowed to use when you fix it.

Roofs are a perfect example. Slate roofs are stunning — and expensive. Some historic Wilmington homes are aging out of their original slate roof lifespan, and replacing slate can be overwhelming, forcing homeowners to balance ideal preservation with keeping the house protected and functional. That's really the heart of historic ownership: preserving as much as possible while making sure the house survives.

Home inspections matter — but so do expectations

Even a very good home inspector isn't going to hand you a perfectly clean report on a truly old home — and that shouldn't be the expectation. Historic homes were built in a different era, under different standards, with different materials. Even when beautifully updated, they can have quirks, limitations, and long-term maintenance needs that are just part of the package. That doesn't necessarily mean “don't buy it.” It means go in with your eyes open.

Trees and landscaping in the historic district

Wilmington's historic districts don't only regulate houses — trees matter too. The city states that in the historic districts, both a Tree Removal Permit and a Certificate of Appropriateness are required to remove a tree from a lot or right-of-way, and protected trees cannot be removed simply because of cost or for nonessential improvements. So if you're dreaming of “cleaning up the lot” after closing, that's another reason to do your homework before buying.

Renovation and restoration are not the same thing

People often use renovation and restoration interchangeably, but they're different. Renovation usually means updating or altering a home to improve function, aesthetics, or systems — opening up rooms, rewiring, replumbing, updating kitchens and baths, modernizing layouts. Restoration is much more exacting: bringing a home back to its earlier historic appearance as faithfully as possible — stripping painted woodwork to original finish, preserving original moldings, restoring windows, keeping fireplaces intact, and researching period-correct materials. Restoration is usually slower, more detailed, and more expensive — very much a labor of love.

The historic easement conversation buyers really need to hear

This may be the most surprising part of the episode. Stephen explained that some Wilmington homes may have preservation easements held by the Historic Wilmington Foundation. These are legal agreements recorded with the property that can restrict what future owners are allowed to alter. Per the Foundation, a preservation easement is recorded with the county Register of Deeds and often runs with the property in perpetuity — and owners may negotiate covenants protecting interior architectural features such as mantels, crown molding, or flooring. In other words, in some cases there may be restrictions tied not only to the exterior of a home, but also to features inside it.

That's why due diligence matters so much. If you're buying or listing a historic property, you want to know: Is the property in a local historic district? Are there local design restrictions? Are there preservation easements on the property? Do any interior features have legal protection?

So… should you buy a historic home in Wilmington?

Maybe. If you love character, craftsmanship, history, and the feeling of living somewhere truly unique, a historic home can be an amazing fit. But if you want total flexibility, ultra-low maintenance, and predictable repair costs, a historic property may not be your best match. The right buyer isn't just someone who loves the look — it's someone who understands the responsibility. That's why I always recommend doing a little homework before falling head over heels for a downtown listing. These homes can be wonderful, but they're best loved by buyers who know what they're stepping into.

About our guest: Stephen Sulkey

Stephen Sulkey brings roughly 27 years of experience in homeowner associations and community management, holding the CMCA, AMS, and PCAM credentials. He founded and later sold his own HOA management company, holds degrees in horticulture and philosophy, and has a long-standing interest in historic preservation — which made him the perfect guide for this conversation about Wilmington's historic homes.

Thinking About a Historic Home in Wilmington?

If a historic home is on your wish list and you want help understanding what to look for, what questions to ask, and what kind of ownership experience you're really signing up for, I'd love to help. Call or text me at 910-983-8963, visit www.makingilmhome.com, or DM me on Instagram @theILMrealtor.

Tabi | Making ILM Home — REALTOR® • Coldwell Banker Sea Coast Advantage • 910-983-8963 • www.makingilmhome.com • @theILMrealtor

This podcast is for general education and local insight. Historic district rules, permits, and easement details vary by property — always confirm current requirements with the City of Wilmington and consult the appropriate professionals before you buy or renovate. Coldwell Banker Sea Coast Advantage. Each office is independently owned and operated. Equal Housing Opportunity.