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Use the appropriate yardstick

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May 2014
By BJ Oelschlegel

In the business of real es­tate, the listing contract cre­ates the opportunity for a homeowner to sell their property through the services of an agent.

The initial conversation with an agent starts with a tour of the home and a bit of fact find­ing. How eager the seller is to sell, what renovations have been recently completed, the square footage of the lot and the interior heated space are some of the par­ticulars that provide guidelines for the agent. These details steer the agent’s answer to the primo question of, “what is my house worth?”

Our tax assessments have led many a seller down the wrong path. Though they were based on comparable sales at one point in time, these values no longer ap­ply.

The value of a house is fluid. What a willing, ready and able buyer will pay for a 3-bedroom;2-bath house will not remain constant.

Our assessments are a picture in time and that time has passed. Then let’s modify the assess­ments you say.

The county has a budget, with a required amount of money to pay the bills. The county’s col­lection of taxes produces the income. If the assessments go down then the rate of tax has to go up to be able to meet the bud­get requirements. There is no out.

Many owners have hung onto their tax assessment values as though they were written in blood.

Another wrong turn is the list­ing price your neighbors put on their houses for sale. Neither source of information is based in current fact.

The only yardstick one should use to gauge the value of a home is a review of comparable sales within the last 12 months or a professional appraisal, which is completely based on the latest comparable sales.

There was a point in time when you could ask whatever you wanted for a parcel on Oc­racoke. The appraisals always seemed to be within the range that was necessary for the loan, or the flow of discretion­ary income for a cash deal was good…and real estate was easy.

Today, the banks are tighter and folks are more protective of their savings. If you need a bank loan, the rule is that the bank will use the appraised value or the contract price, whichever one is LOWER

If no bank is involved and you are working with a savvy buyer offering cash, they will make their contract to purchase contin­gent on getting an appraisal and being satisfied with the outcome.

Every seller needs to compete within “the market” to realisti­cally sell their property.

The definition of “The Mar­ket” is what a ready, willing and able buyer offers and a seller is willing to accept.

The only way to be in line with our Ocracoke “market” is to look at the prices recent buyers have been willing to pay which successfully moved a seller to go to closing.

Without being consistent with the market, you are merely ad­vertising your property and not trying to sell it.

BJ Oelschlegel is a broker w/ Ocracoke’s Lightship Realty
….before we had a lighthouse, there was a lightship to light the way for mariners.

Your right to vote is a precious privilege to be exercised

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Your right to vote is a precious privilege to be exercised

 

Tuesday, May 6, is the primary election. Although it is not a presidential election, every elec­tion is important because elected officials make policies that affect people at all levels.

While space does not allow us to include backgrounds and statements from every local and statewide candidate, in this issue we are providing some informa­tion on three candidates: the two candidates vying Hyde County Sheriff. Two Democrats are run­ning for this office and no Repub­licans, which makes it a true race for this primary.

Although, there is not a candidate on the ballot for the school board, incumbent Dave Tolson told us he will run as a write-in candidate. We know of no one else who will be a write-in candidate for this important position. You will find state­ments from these three candi­dates on page 18.

Three county commissioner in­cumbents are running unopposed as are the county row officers, but these will not be on the ballot un­til November. We hope to include information on more candidates in the November issue before the general election.

There are several state and federal candidates on the May ballot. We regret that space does not allow us to include them, but we encourage you to do some homework on them. The website https://www.ncsbe.gov/webapps/ voter_search/default.aspxincludes information about them, espe­cially the statewide candidates since these folks also will be in positions to make policies that affect Ocracoke.

We at the Observer strongly support the precept that all eligi­ble citizens should exercise their right to vote. We also strongly believe that an informed citizenry will make the best decisions.

So, take the time to read the candidates statements which may help with your decision-making. And, yes. Be sure to vote on Tuesday, May 6, in the Commu­nity Center: 7 a.m. to 7 p.m.

Ask the Observer: All things Ocracoke

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 If you  have a questions about Ocracoke such  as what  was that plant, bird or  turtle you saw, or a question about  Ocracoke’s fascinating  history, send  us a  note including a photo if you have  one. We’ll try to answer it and post is on our  website and possibly in the  hard copy monthly. Send inquiries to info@ocracokeobserver.com and use as the subject, Ask the Observer.

Ed Goodwin named NCDOT Ferry Director

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Press Release
April 7, 2014

(RALEIGH) – The North Carolina Department of Transportation today named Ed Goodwin to lead the North Carolina Ferry Division as its new director. Goodwin has a long history of leadership in both civilian and military positions that will be vital as the division redoubles its efforts to develop new strategies, operate more efficiently and better serve customers, according to a press release.

Goodwin will be based at NCDOT’s State Shipyard in Mann’s Harbor and will begin his new role April 7.  Goodwin most recently served as the Eastern Regional Director in the Office of the Governor. Previously, he served as the chairman of the Chowan County Board of Commissioners and had a 21-year career as a special agent with the Naval Criminal Investigation Services (NCIS).

“The Ferry Division is fortunate to have Ed Goodwin as its new director,” said NCDOT Chief Deputy Secretary Nick Tennyson in the release. “He brings the type of visionary leadership experience that will help guide the Ferry System into the future and secure its place as a safe, reliable and efficient transportation link for Eastern North Carolina and an exceptional experience for the region’s visitors.”

Former Ferry Division Director Harold Thomas will remain as a deputy Ferry Director based out of Morehead City, while Deputy Ferry Director Jed Dixon will remain in his role based in Mann’s Harbor.

The North Carolina Ferry System is the second-largest state-run ferry system in the United States. It serves 2 million passengers annually on seven regular routes with 22 ferries across Eastern North Carolina, from Southport to Knotts Island.

Remembering Wayne Teeter

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Remembering Wayne  Teeter

By  Pat Garber

April 2014

Ocracoke old-timers believed that when an Ocracoker was go­ing to die, the island’s roost­ers would crow repeatedly in mournful tones. On Sunday morning, March 9, the roost­ers along O’Neal drive crowed non-stop, even as the news ar­rived that Wayne Teeter, a man who was “as Ocracoke as you could get,” had just passed.

Wayne Teeter was, according to his friend Jerry Midgett, “a true Ocracoker, who didn’t put on airs. What you saw was what you got.” Wayne was involved in all aspects of Ocracoke life, including commercial fishing, taking out hunting parties, run­ning the Pony Island Restau­rant, the Tradewinds Bait and Tackle Shop, the Ocracoke Crab Company, and serving as Hyde County Commis­sioner. While commissioner, he was instrumental in getting the North Carolina Teachers (NCCAT) established in the old Coast Guard Station.

Born the son of Frank and Iona Teeter in 1945, he grew up with his brother Carl “Toad” Teeter and his sister, Linda Boos Garrish in a house near Ocracoke’s British Cemetery. He spent his youth swimming in the Creek, gigging for floun­der, fishing in Pamlico Sound and riding Beauty, his Banker pony. He was a member of the Ocracoke Mounted Boy Scout Troop.

He attended Ocracoke School but did not finish his formal education. He often told people that “one of the biggest regrets of my life was that I dropped out of school in 9th grade.” he would add, “I should,have quit in the seventh.”

Wayne served in the Coast Guard for 10 years. He greatly valued his service there and recommends it for all of Oc­racoke’s young men. While in the Coast Guard, Wayne mar­ried Belinda Styron, an Oc­racoke girl with a beautiful voice. They lived in Morehead City until his discharge. They then moved back to Ocracoke and were together until her death in 2002.

Back on the island, Wayne ran several businesses as well as resuming the fishing career he loved.

Rudy Austin recalls that they began pound netting and rock-fishing together in the late ‘70s. Wayne also did beach fishing, using dories to net speckled trout, drum, and rock­fish, as well as clamming, and crabbing.

While running the Tradewinds, he took duck and goose hunting parties to Ports­mouth Island in his boat. He was the first one, remembers Midgett, to plant clams up be­hind the island and maintain clam beds.

Ben O’Neal, who drove the fish truck at Wayne’s Ocracoke Crab Company from 1989 until 1999, remembers that “Wayne always liked to give. He want­ed to make money at the fish house, but he’d rather have one of the fishermen make money than himself.”

Danny Wynne, who sold his fish at Wayne’s fish house, said that Wayne always had time for everybody, even the small fish­ermen who only had 50 or so pounds of fish. ”He helped out a lot of fishermen,” according to Danny.

After Belinda died, Wayne eventually began spending time with Ada Fulcher, an is­land girl whom he had known all his life, and they were mar­ried nearly 10 years ago. “One day we took a walk,” she re­calls, “and we never stopped walking.”

Along with their home on Ocracoke, Wayne and Ada built a small house, “Teeter’s Camp,” on a piece of land Ada owned at the “Straits” in Cart­eret County. They also bought a pickup truck camper and began traveling– something that, ac­cording to Ada, Wayne had al­ways wanted to do. They went to Alaska, Texas, Arizona and Florida, among other places.

Their yard always sported an impressive raised garden, which Wayne loved. Ada did the gar­dening, but she did it mostly for him. He also loved to cook, says Midgett: “Fish, ducks, geese, you name it.” And, added Ada, he loved to eat.

Wayne loved children, and always took time with them, according to his friends. He had two step-daughters and two step- grandchildren, along with a niece and nephew and great nephews and nieces, all of whom he adored. He and Ada attended the Assembly of God Church on Ocracoke, where Wayne occasionally chimed in by calling out, “Glory!” his favorite phrase. He liked to greet people by calling out, “Good Morning!” regardless of the time of day. When asked how he was, he would answer, “Just right!”

Always trying new activi­ties, Wayne recently had a crab-shedding business in his garage, selling soft-shell crabs. He had just been out to his pound nets, floundering, says Ada, before his death, and he was getting ready to start shed­ding crabs again.

“He was one of a kind,” rem­inisces his friend Earl Gaskins. “He always looked at the bright side of things.”

Wayne’s service was held on March 14 at the Assembly of God Church, and he was buried in the Ocracoke Com­munity Cemetery with a mili­tary tribut

Ocracoke’s Snowy Winter

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Stanley Dune DFS (1)

By Peter Vankevich
Photos by Dianne Fodrie Stankiewicz

Ocracoke certainly had an unusual winter. With two wonderful snowstorms and the school closed for sev­eral days, the kids had a chance to slide down the icy slope at the new Ocracoke Volunteer Fire De­partment building. We had a rare view of a snow plow clearing the roads of the village.

Something even rarer seen on the island had a positive impact on the community–snowy owls. These arctic birds live under some of the most extreme con­ditions imaginable. Their typi­cal idea of a winter retreat is the Canadian Province of Quebec. It is extremely rare that they would appear as far south as North Caro­lina.

Starting last November how­ever, reports of these owls began to appear in local newspapers primarily throughout the East­ern United States, a sign that this would be “an invasion year.” By February an amazing num­ber of 2,500 owls were reported throughout 25 states.

One plausible theory why so many have appeared in the Unit­ed States this year is that the lem­mings that they feed on were in abundance last summer and there­fore permitted more young birds to fledge. These young birds were later driven out of the territories controlled by the adults.

Indeed, most of the owls that have arrived in the region appear to be first-year birds.

On the Outer Banks, one was first seen at Cape Point on Hat­teras Island in mid-November and hung around till around Dec. 23. On Dec. 27, Islander Kelley Shinn was at South Point and spotted a snowy owl standing on a dune. She soon ran into Lisa Day Eiland of Philadelphia who had a camera and took some pho­tos. Word spread, including a text message to me as I was returning to the island from up North.

The owl was very watcher-friendly, so to speak, and many Ocracokers headed out to the beach to see it. At sunset on Dec. 31 Hal Broadfoot of Fayetteville with some birding friends was observing the owl on the flats of South Point when a second owl landed near it, confirming that there were two snowy owls here.

News of these owls spread on the Internet, and in January and February, a normally quiet time, visitors booked rooms and hit the open restaurants after trekking from afar to see their first snowy owl.

I let people know primarily via Facebook that I would assist their quest by providing current owl information and when possible taking them personally out to the beach in my red Jeep.

By the end, I had helped about 250 people see the owls. Only a few days were we unsuccessful. A routine of meeting at 9:30 a.m. at the Variety Store was estab­lished to accommodate the Cedar Island and Hatteras ferry arrivals.

The search-and-find routine in January and up to about mid- February was roughly a two-mile stretch from South Point to the airport access ramp.

The art of owl spotting was finely honed as they would often be seen perched on a dune slightly hidden by the grasses. Some days, one of the owls would also be eas­ily seen at the airport

Within North Carolina, there have been about 25 sightings, sometimes for just a day as was the case on Dec. 21 in Little Washington.

The owls, once they discov­ered Ocracoke, however, settled in. This might be because the beach and dunes are similar to their native open, stark tundra habitat, especially South Point. Judging from the many rodent tracks amidst the dunes, there was adequate food supply.

By mid-February they started to appear at the pony pasture, sometimes seen on the railing or on dead cedar branches on the sound side.

These owls are magnificent creatures and highly photogenic especially within the aesthetic beauty of Ocracoke. Most of the off-island visitors returned home not only with fond memories of an unanticipated winter trip to Ocracoke to see a rare bird, but also with great photos.

If you would like to see some of them, check out the Facebook page called Ocracoke Island’s Snowy Owls.

The last sighting of a snowy owl here that I’m aware of was on March 8, a beautiful Saturday morning.

The next day after an exten­sive search, none were seen. Dur­ing the following week after sev­eral futile searches, it was time to invoke the Beatles’ “Norwegian Wood”: These birds have flown.

We hope they have safely re­turned to the arctic and will con­sider revisiting us next winter.

Stanley Leap DFS (4)

Pockets of culture on Ocracoke

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Annie Lawrence 2014-03-07 21.35.22
photo by P. Vankevich

 

April 2014

By Connie Leinbach

Along with the highly visible rock, folk and bluegrass band concerts, Ocracoke has hidden pockets of culture.

In March, about 20 islanders gathered for a classical house concert at the home of Susan Stuck. A part-time islander who makes her other home in Ver­mont, Stuck, a flutist, brought two musician friends to play a small concert.

“This is a debut concert,” Stuck said with a chuckle as is­landers arrived.

Husband and wife team of Jeremiah and Annemieke McLane of Sharon, Vt., made for an unusual musical pairing as Jeremiah on the accordion, and Annemieke on piano per­formed a mix of world, folk and classical pieces. His accordion sounded at times like a string section, a horn or a pipe organ accompanying Annemieke’s lovely piano playing.

“This was amaz­ing,” said Debbie Wells after the con­cert. “This couple was on this intimate journey through music and we were watching it.”

A few weeks ear­lier, a small group gathered at Peter Vankevich’s home for a “French Evening” with a Quebecois family travel­ing through Ocracoke.

Annie Lawrence and her husband Francis Roy and her teen-aged daughter Eva braved a wild, rainy night to converse with Daphne Ben­nink, Genevieve Sansone- Gracovetsky, Vankevich and Connie Leinbach, all of whom speak French. Daph­ne’s husband, Howard, who does not speak French, was a good sport to attend.

“I never thought there were so many people who spoke French here,” Annie said. Hailing from St. Hugues, Quebec, near Montreal, the family had met Vankevich in the summer when they stopped into Ocracoke Island Trading Company and he noticed they were speaking French. Vankevich, who is flu­ent in French and Spanish, he spoke to them in their language.

For their March trip, Annie and Eva had flown to Florida where they met Francis, who had been on a week-long canoe trip in the Everglades. The family voyaged back to Canada via the Outer Banks.

“When we travel, we look for national parks to visit,” Annie said about their detour to the Cape Hatteras to the National Seashore.

Ocracoke and friends engaged in retaining lifeguards

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April 2014

Connie Leinbach

The National Park Ser­vice’s own policy manual says: “the pro­tection of human life is the highest priority,” and in recent weeks Ocracoke has been ask­ing them to live up to that value and to continue full funding of lifeguards at the public beach. Cape Hatteras National Sea­shore Superintendent Barclay Trimble confirmed on March 27 that he is exploring con­tracting with an outside service to have lifeguards on duty “up to seven days a week.”

He said while estimates in­dicate “a ballpark figure of $10,000” for a possible funding partnership with Ocracoke for two of the seven days, he won’t know until bids are received. “It’s all subject to negotiation,” he said. “It’s not a done deal.”

For Ocracoke to partner, Oc­cupancy Tax Board (OTB) funds would have to be approved by the Hyde County commission­ers. The OTB is scheduled to ask for this at the April 7 meeting in Swan Quarter starting at 6 p.m., Wayne Clark, chairman of the OTB, confirmed. Ocracoke resi­dents may attend the meetings via satellite hookup in the Com­mons Room of the Ocracoke School.

Hyde County manager Bill Rich said representatives from the offices of Rep. Walter Jones and Senators Richard Burr and Kay Hagan will attend this com­missioners’ meeting.

The lifeguard debate began after Trimble announced in No­vember that owing to reduced budgets, lifeguards would be eliminated on the three public beaches in the Seashore.

In his January letter to the Oc­racoke Civic and Business As­sociation (OCBA), Trimble said the cost of having lifeguards at Ocracoke, Bodie and Hatteras Islands is over $200,000 and the Seashore has lost $1 million in annual operating funds since 2010. Income from Off-Road Vehicle permits to drive on the beach is for “beach access” and cannot be used for lifeguards be­cause of “legal requirements on how those funds can be spent,” he said.

Trimble further clarified on March 27 that of the two million visitors who come to the Sea­shore, “less than 10 percent use the lifeguard beaches.” As for the NPS mandates, “The water is not in our boundaries,” he said.

While this issue is up in the air, business owners are vocal that they do not want the beach to be unguarded.

“Business owners and resi­dents are definitely concerned,” said Kari Styron, rental man­ager at Ocracoke Island Realty.

“Beach access is beach safety, which should mean life­guards,” noted Rudy Austin, OCBA president.

Hyde County commissioner John Fletcher of Ocracoke says Ocracoke should not cave in to the Park Service and that the idea of Ocracoke donating $10,000 is “ridiculous.”

“We don’t have to capitu­late,” he said in an interview. “They won’t take the risk. If something happens (on the days when there are no life­guards) the fallout from public­ity would be devastating to the Park Service.”

Everyone he runs into at the Ocracoke Post Office tells him not to give in, he said.

“They have the money,” Fletcher said. “If we ever start down that road, it’s hard to get off it,” he said about giv­ing money to the NPS. “I’ve always been willing to take a risk with government because they always come through in the end.”

The OCBA began a petition to restore lifeguards. To sign it, Google: Ocracoke petition to save lifeguards.

Old Man Winter: what have you done to our plants?

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April 2014

By Jennifer Rich

This winter has been ex­tremely long and taxing on our nerves and envi­ronment. Ocracoke is used to a much milder winter and it’s ob­vious our plants are suffering. So what do we do?

First thing is to be patient. We still have one more cold weather spell. Usually by now we are cleaning up our beds, pruning back limbs and set­ting out cold crop veggies. This year is the exception. Forecast­ers are telling us to wait until early April to start our spring routines to avoid tree and shrub damage.

The one thing you can’t miss is the leaf burnt oleander bushes. Normally we would have pruned by now, but be patient and wait another week or two to avoid damage to the bush. Then be sure to trim on an angle so that water runs off the cut and doesn’t settle.

Fig trees are hardy but wait­ing another week or two can’t hurt. Also cut on the angle to prevent damage. Tough older fig can stand cutting back 1/3 to 1/2 their size.

I prefer to eliminate dead stems and shape up the bush for better production. If you don’t see green on the stems it is probably dead but try pruning first and wait a few weeks.

Also sago palms are show­ing stress. If the frond is brown, it is dead and should be re­moved. But any green stems will feed the palm. The trick to this is wait a little longer for the warm sun to tell the palm its time to grow.

Jennifer Rich loves plants and gardening. She owns the Ocracoke Garden Center at the back of the Variety Store park­ing

Ocracoke: the red-headed stepchild

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April 2014
By B.J. Oelshchlegel

As I wrote my letter to the Albemarle RTPO, in response to the idea of increasing the ferry tolls on the southern and western routes, along with imposing a new fee for the Hatteras ferry, I had a feeling wanted to investi­gate. With all of the other perils that we have to face while liv­ing on a barrier island, the so­lution to this vaguely described problem felt like punishment.

I have yet to hear a logical explanation for why these tolls need to be imposed. All I can put together is that the legisla­tors in Raleigh have decided that a certain amount of money has to be generated and tolls are the suggested route to come up with that sum of money.

Why do the destinations ser­viced by the ferry system have to bear the burden of the capital expense for replacing the boat equipment? Are the western counties in North Carolina bearing the burden of the rock slides or the expense of extend­ing major highways into rural areas? What is the total state expenditure for salt and snow removal for the 2014 season? Will I be sharing my tax dollars to ease this burden for them? Will they be called on to indi­vidually bear a portion of this expense themselves?

Herein lies the rub. The distinction of footing this por­tion of the DOT budget goes against the original concept of “becoming a more perfect union.” What is the purpose of government? I enjoyed doing the research and came away with a concept of strength in numbers. Whether it be de­fending the people, provid­ing a safety net for the least among us or providing ser­vices which benefit the whole, more gets accomplished when we pool our resources. So in the truest spirit of this inten­tion, why would we be sin­gled out to bear this expense and the consequences of these tolls? Do all of the small vil­lages with ferry service not deserve to be considered part of the larger population of North Carolina?

With a slight increase in the gas tax–which was de­signed to fund the DOT–this problem could be solved with minor consequences. Why not consider this alternative- -share the burden. I thought that we were supposed in this together.

B.J. Oelshchlegel is a broker for Ocracoke’s Lightship Realty
…before we had a lighthouse, we had a lightship to light the way for mariners.