Cameron, NC Real Estate Investing: Expert Insights & Local Strategies with Jeannette Seskevich

Investing in real estate in Cameron, North Carolina is gaining attention from smart buyers who want strong rental demand, approachable price points, and proximity to major job centers without the congestion and costs of the bigger metros. Cameron sits at the northern edge of Moore County, with nearby pockets in Harnett and Lee Counties, and benefits from quick access to US-1 and NC-24/27. That means convenient commutes to Fort Liberty, Southern Pines/Pinehurst, Sanford, and even the western side of the Triangle. For investors, those connections translate into a reliable tenant base—military families on PCS moves, healthcare professionals, manufacturing employees, and golfers and event-goers visiting the Sandhills.

I’m Jeannette Seskevich at Jeannette Seskevich | Jeannette Seskevich - Real Estate. I’ve guided investors through acquisitions, renovations, and successful exits across the Sandhills and surrounding counties, with a special focus on Cameron’s evolving neighborhoods and land opportunities. Below is a comprehensive, locally grounded guide to help you evaluate whether Cameron should be part of your portfolio—and how to execute effectively when you decide to buy. To view current opportunities and learn more about my approach, you can visit jaysellsnc.com.

Why Cameron, NC Is Poised for Investors

Cameron blends small-town character with regional reach. That mix is exactly what many renters and buyers want right now: more space, calmer streets, and a location that still connects easily to work, schools, and recreation. Here’s why this market stands out:

• Diverse demand drivers: The tenant pool includes military households tied to Fort Liberty, medical staff rotating through FirstHealth Moore Regional and other area facilities, manufacturing professionals from Sanford’s industrial employers, and families attracted to Moore County’s quality of life.
• Transportation access: US-1 puts Southern Pines, Aberdeen, and Pinehurst within an easy drive. NC-24/27 provides a direct route toward Fayetteville and Lillington, while Sanford is a short hop up US-1. Those corridors support both daily commuting and contractor rotations.
• Lower relative acquisition costs: Compared with Pinehurst, Southern Pines, or Raleigh’s suburbs, Cameron often offers more attainable entry points for single-family and townhome rentals, as well as small acreage plays.
• Balanced lifestyle appeal: Cameron’s Historic District and its well-known antiques scene add character; Buffalo Lake and Raven Rock State Park are popular for outdoor recreation; and the Pinehurst/Southern Pines area brings year-round golf, equestrian events, and dining.
• Inventory mix that fits multiple strategies: From HOA communities with amenities to homes on larger lots with wells and septics, investors can tailor acquisitions to long-term rentals, mid-term rentals, BRRRR projects, or long-hold land plays.

Neighborhoods and Property Types That Work

While Cameron’s mailing addresses span county lines, several communities consistently attract investor interest and strong tenant demand. A few to know:

• Lexington Plantation (Cameron/Harnett County side): A large, planned community known for its clubhouse, pool, playgrounds, sidewalks, and frequent neighborhood events. Subsections like The Manors and The Village offer a mix of single-family homes and townhomes. Amenities and proximity to Fort Liberty make it a go-to for long-term rentals.
• Carolina Seasons: Popular with families and service members, with homes that often have practical layouts for roommate co-living, fenced yards for pets, and driveways that handle multiple cars—each a meaningful rental advantage.
• Overhills Creek and nearby subdivisions: Typically offer single-family homes with garages and reasonable commute times to base and Sanford. Yards, secondary living spaces, and good bedroom-to-bath ratios are common.
• Asheford, Yorkshire Plantation, and similar pockets: Attractive to investors seeking classic 3-bed/2-bath and 4-bed plans that rent well and resell well. These areas often strike a balance between HOA amenities and manageable dues.
• Small acreage and rural-feel homes: Just beyond the planned communities, you’ll find properties with larger lots, well/septic systems, and workshop or RV/boat storage potential. These can draw tenants who want space for hobbies, home businesses, or animals.

What to look for in Cameron investment properties: - Functional floorplans: 3–4 bedrooms, at least 2 baths, logically placed primary suites, and open kitchen/dining/living spaces. - Low-maintenance finishes: Durable LVP flooring, neutral paint, hard-surface counters, and minimal landscaping complexity. - Parking and storage: Two-car garages, sheds, or attic storage add real value for renters. - Energy efficiency: Newer roofs, updated windows, and HVAC systems reduce landlord expenses and attract quality tenants. - HOA amenity appeal: Pools, playgrounds, and sidewalks support family-friendly and military household demand.

Rental Strategies That Fit the Market

Cameron supports several performance-proven investment approaches. Match your strategy to the neighborhood, property type, and your management capacity.

• Long-term single-family rentals: This is the backbone play. Military families and local professionals value space, garages, and fenced yards. Properties in Lexington Plantation, Carolina Seasons, and Overhills Creek are steady performers when priced competitively and well maintained.
• Mid-term rentals (30–180 days): Tailored to traveling nurses, medical technicians, and contractors working in Sanford or on base projects. Offer furnishings, utilities, and Wi-Fi bundled at a premium. Homes with 3 bedrooms and a dedicated office or flex room do especially well.
• Short-term rentals for event-driven stays: While Cameron isn’t a traditional vacation market, overflow from Pinehurst golf events, equestrian competitions, and Sandhills festivals can create short bursts of demand. Always confirm county and HOA rules before pursuing an STR model, and consider a hybrid mid-term approach to stabilize income between events.
• Value-add BRRRR and flips: Focus on properties that need cosmetic updates and light systems work. Homes built from the early 2000s to mid-2010s often benefit from flooring, paint, lighting, and kitchen/bath refreshes that can be completed quickly using standardized finishes. Deeper value-add opportunities exist on small acreage properties that lack curb appeal but have solid bones.

Due Diligence: Local Details That Matter

Cameron’s cross-county geography adds nuance to your inspection and underwriting. Here’s how to protect your returns:

• County and zoning: Portions of the Cameron area fall in Moore, Harnett, or Lee County. Tax rates, permitting processes, and short-term rental rules can differ. Confirm county jurisdiction from the tax record before you make assumptions on cash flow.
• Utilities: Many planned communities connect to public water/sewer, while rural or semi-rural homes may be on well and septic. Inspect well output and water quality, verify septic capacity and permitting, and budget for routine maintenance like pump-outs.
• HOAs and CCRs: HOA documents govern rental terms, pet rules, vehicle parking, and exterior changes. Lexington Plantation, for example, has community standards that keep curb appeal high—great for value—but you’ll need to confirm rental allowances and any fees.
• Construction and systems: Crawlspace moisture management is essential in the Sandhills. Require a thorough crawl inspection, check for vapor barriers and adequate ventilation, and budget for dehumidifiers if needed. Termite bonds and routine HVAC servicing are non-negotiables.
• Insurance: Wind and hail coverage should be reviewed carefully. Ask your agent to quote with appropriate deductibles and consider a landlord policy that covers loss of rent and liability.
• Schools and bus routes: School assignments may vary based on the specific address and county. Families and military tenants often filter searches by school options, so confirm current assignment and avoid assumptions based on ZIP code alone.
• Commute realism: Marketing a “short drive to base” is common—be specific. Depending on traffic and gate choice, drives to Fort Liberty can vary widely. Set accurate expectations to reduce turnover.

Financing and Return Planning

The right financing structure is a cornerstone of successful investing in real estate in Cameron, North Carolina.

• Conventional investment loans: 15-, 20-, and 30-year fixed options work well for long-term rentals. Aim for debt that keeps your monthly operating margin healthy even if rents soften.
• DSCR loans: Useful for investors scaling portfolios quickly. Underwriting is rent-focused, which can speed up approvals for income-producing properties.
• Local banks and credit unions: Many have an appetite for small portfolios or unique properties like homes on acreage, offering portfolio loans with flexible terms.
• Renovation and bridge lending: For BRRRR or flip projects, consider a short-term rehab loan paired with a refinance once stabilized. Build realistic timelines with your contractor—delays eat return.
• Tax considerations: Cameron’s relative affordability can improve cash-on-cash returns. Work with your CPA on depreciation planning and, if applicable, 1031 exchange strategies for scaling.

Pro tip from the field: Underwrite with conservative rent assumptions, a realistic maintenance reserve (older systems need more), and a vacancy factor that accounts for PCS cycles and seasonal demand shifts. Positive surprises are great—your business plan should not rely on them.

What Sets Jeannette Seskevich and Jeannette Seskevich | Jeannette Seskevich - Real Estate Apart

You can buy a property anywhere; the difference in results often comes from who’s on your team. Here’s how I serve investors at Jeannette Seskevich | Jeannette Seskevich - Real Estate:

• Hyperlocal acquisition intelligence: I track micro-trends within Cameron’s subdivisions and nearby corridors, flagging opportunities others miss—like homes mispriced due to cosmetic issues, or lots with overlooked potential.
• Investor-first underwriting: You get clear rent comps, expense assumptions, and a side-by-side analysis of long-term vs. mid-term rental outcomes so you can pick a path with confidence.
• Off-market sourcing: Through relationships with homeowners, contractors, and local agents, I often surface deals ahead of public listings—key for BRRRR and value-add buyers.
• Renovation and turn-key coordination: I maintain a vetted bench of trades for paint, flooring, roofing, crawlspace encapsulation, and more. We create standardized scopes and finishes to control cost and accelerate turns.
• Property management referrals: I’ll match you with management partners aligned to your strategy—long-term, mid-term, or hybrid—with tenant screening models tailored to the military and professional markets.
• Negotiation that protects returns: From inspection credits to seller-paid rate buydowns, I pursue concessions that directly improve cap rate and cash-on-cash metrics.

If you’re ready to move from research to action, explore current listings and start a conversation at jaysellsnc.com.

A Step-by-Step Path to Your First Cameron Investment

• Clarify your strategy: Long-term rental for stability, mid-term for higher gross income, or BRRRR for equity growth. Define your risk tolerance and management bandwidth.
• Get pre-approved: Align your financing to your strategy—conventional for hold, DSCR for scaling, or rehab funds for value-add. Lock in your budget.
• Target the right submarkets: Prioritize communities and streets with strong rental histories and practical layouts. I’ll provide current rent comps and time-on-market data.
• Offer with intention: Structure offers that leave room for repairs and reserves. Consider inspection periods that allow specialized evaluations (roof, crawlspace, septic).
• Renovate to a standard: Durable, attractive finishes pay for themselves in reduced vacancy and lower maintenance. Keep your color palettes and materials consistent to streamline future turns.
• Launch with great marketing: Professional photos, precise commute information, and pet-friendly policies (when appropriate) widen your applicant pool. Set screening criteria and stick to them.
• Review performance quarterly: Track expenses, maintenance, and tenant satisfaction. Adjust rents thoughtfully and plan capital improvements that reduce long-term costs.

Frequently Asked Questions

Is Cameron good for BRRRR? Yes—especially for homes needing cosmetic updates in established subdivisions. The key is buying right, controlling rehab costs with standardized finishes, and renting quickly to military and professional tenants.

What about short-term rentals? Some investors succeed with event-driven STRs, but rules vary by county and HOA. Many owners prefer mid-term rentals to capture higher rates than annual leases with fewer regulatory hurdles. Always verify the current rules for your specific address.

How competitive is the market? Well-priced, “rent-ready” homes in popular Cameron communities can move fast. Properties needing cosmetic work see a bit less competition, which is where an investor with the right contractor team can shine.

What kind of tenants will I attract? Expect a mix of military households, healthcare professionals, manufacturing employees, and families who want more space and an easy drive to Southern Pines, Pinehurst, Sanford, or Fort Liberty.

The Bottom Line: Cameron Belongs on Your Shortlist

Investing in real estate in Cameron, North Carolina offers a compelling combination of demand drivers, attainable acquisition prices, and flexible strategies that work in real life—not just on spreadsheets. Whether you’re building a long-term rental portfolio, pursuing mid-term furnished housing, or applying a disciplined BRRRR approach, the Cameron area gives you multiple paths to solid cash flow and appreciation potential.

With an on-the-ground perspective, strong contractor and management relationships, and investor-focused negotiation, I’m ready to help you identify, acquire, and optimize your next property. When you’re set to explore, you can learn more and start a conversation at jaysellsnc.com.