My Weekly "Favorite" BLOG based on Realtor Tours, Central, North & South

Thank you for visiting my blog! This weekly blog is not intended to promote my listings or those of my Firm, Sea Pines Real Estate Beach Club. We market those very well. Instead, the purpose of this blog is to give you insight to my one pick of what I think is the “favorite” from the choice of homes on the weekly home tour. I will try and guide you through my process and thoughts to my pick.

The home tour is designed to introduce the real estate agents of the new homes on the market. The tours are broken down to North, Mid-Island and South Island. My “favorite" is not based on any particular criteria. It is simply and usually, my professional choice of the “favorite” in this week’s offerings. However, as I am human, sometimes emotions take over and I just like a house.  I take the community, location, price, size, view, condition and other variables into each evaluation. 

Feel free to contact me, Your Hilton Head Agent, or your own agent for information on any homes or villas on the weekly tour or on the island. I look forward to hearing from you!

See you at the beach, bike path, ocean or golf course! :) 

Susan

June 12, 2019

Hilton Head Homes Tour Central - Jun 12, 2019

Today I present the Central Tour of Hilton Head Island. We’ve had a ton of rain this last week and have had some torrential downpours that are taking place intermittently. So, even though I need to do this quickly, I know that I’ll be dodging a lot of downpours going in and out of these homes today! Glad I wore flip flops!

We’re going to start in Port Royal

In Port Royal we have 87 South Port Royal Drive. It’s a three-bedroom three and a half bath priced at $1,125,000. This one has been on tour recently and I do believe they reduced the price. It’s a great address and second row but between two houses you have a gorgeous view of the ocean. It needs some updating but it’s solidly built with brick stairs going up. Elevated house with a two-car garage. You can paint the cabinets because they are in decent shape. It has an open floorplan with rounded windows. That is dated but again, with transept windows you can really do something awesome without having to spend a lot of money. This one will make my short list because of its price. It is a three-bedroom, but the office could easily be converted to a fourth. I like this one. It’s making my short list.

18 Sovereign Drive is a four-bedroom three and a half bath listed at $934,800. This one is on the sound side down the street. This house is ok. The kitchen has been updated and looks nice, but I honestly think this is a three-bedroom because when you come into the right, there is a double door that is an office and that is the fourth bedroom. There is a door on the other side to use the bathroom. So, two bedrooms use that one bathroom and you have to cross the hall to get to it. There is a bedroom over the bonus room, which is large, and I like that the master has a screened in porch overlooking the golf course. So, it’s a nice setting but I would rather scrap and go for a little more and have a better location. 

4 Tabby Road is a three-bedroom two and a half bath for $549,900. This sits on a nice corner lot. It is closer to the gate. I think it’s cute little ranch. It’s priced well, especially if you could get it for $499,000 or close to the low fives, which may be possible. It has good potential and you’re in Port Royal where you have the fabulous beach club. 

10 Outpost Lane is a three-bedroom two and a half bath listed for $629,000. I didn’t like the curb appeal of this one at all. I didn’t like the smell that was inside. They put some kind of infuser in plus the trim work and the rounded windows. It is a stucco house, but I didn’t care for it. It had a lot of wallpaper and popcorn ceilings. In the end, you would spend a lot and the flow is a traditional flow. I don’t think I would have gone up in price there. I’d have to say I like 4 Tabby Road a little better.

I missed 7 Sally Port Road. I forgot to go to this one. It’s a three-bedroom two and a half bath listed at $485,900. It’s priced aggressively and a colleague said its clean as a whistle with new carpet. I wish I could have seen it because I love houses that you have tremendous potential cosmetically with and the opportunity to make it your own. Great entry level and location within Port Royal. Would make my short list for that price range buyer.

Palmetto Dunes

10 Armada Street is a five-bedroom five and a half bath listed for $1,695,000. This is a second-row house and it has a cool curb appeal. All the way along the side you have the garage, the pool which has stone around it, a gazebo where you can cook out and a sitting area. It’s kind of shaped like an L. It’s a dated house inside but it has a cool potential. It is wood and again, I think second row and having five bedrooms is what makes the price what it is for that type of buyer.

1 Midstream is a four-bedroom three bath home for $699,000. It is probably priced that way because it has a dock. They have high cathedral ceilings. They are all popcorn ceilings and it is dated but it has a cool flow around it and tremendous potential. I think it may make my short list also. 

2 Down Wind is a five-bedroom five bath priced at $995,000. This one has been on the market before. I know the builder. I mentioned this to you, but they were over a million dollars. Now it’s looking interesting at $995,000. It has a nice lagoon view and a newer pool. The cabinets in the kitchen have been upgraded. It’s an updated house and has lots of space. Would be great for a family or even a rental. I think the projections were $80,000. Great home on nice setting and priced better.

10 Hunt Club Court is a four-bedroom four bath listed at $830,000. This one is on the Inverness side which is on the side where you have a lot of villas. This house is being sold furnished. It needs some love. I didn’t care for it at all. There’s not much to say on it. It was dated and had a lagoon view, but it just missed the je ne sais quoi. Don't let me keep you from it, though. I'll gladly show it but just not my choice today.

There was one house in Shipyard which was 22 Gloucester Road. It is a three-bedroom two and a half bath for $599,900. I didn’t like the driveway because it was a very long windy asphalt driveway but the flow inside is nice. It’s a traditional home. It has a nice golf view and high ceilings. It has very good potential. So, I liked this one too. 

In Wexford we had 27 Yorkshire Drive, a four-bedroom three and a half bath for $575,000. This one has been on the market before. It’s a funky house. I’ve mentioned it before to you all and the curb appeal is kind of weird. They did lower the price and it may go because they have lowered it from $599,000 to $575,000. You walk in and you have five steps to go up. You have the rounded staircase staring you in the face and then, you don’t know whether you go left or right. Again, it has potential, but the countertops are ceramic tile. It needs some major updating too.

I really wanted to like 5 Berkshire Court because it’s a four-bedroom four and a half bath. These are patio lots and they are closer to the club. It’s priced at $495,000. I was a little disappointed. The condition on the outside is a little scary and I never like that. It looks like they added a third-car garage. The inside is nicer than I expected but it is a little on the dark side. It’s priced under $500,000 and priced accordingly but I always get a little antsy when things have been added and then not maintained. It has great potential though. So, there’s nothing wrong to say about it.

In Yacht Cove we had a cute little place which was 5 Mulberry Court. It’s a three-bedroom three and a half bath house for $349,000. It’s cute as a button. You have a green space behind you. I don’t know if it’s a buildable lot. One would have to verify that first. When you’re out on the patio, you do see the patios next door. So, you’d better like your neighbors. Cute house. It has a two-car garage and is priced in a nice entry-level neighborhood. 

In Singleton Beach we have 91 Singleton Beach Road. It’s a four-bedroom four and a half bath townhouse listed at $1,150,000. It’s a rental machine and has potential. 

Let’s now go into the villas

We have two in Fiddlers Cove. 10A Fiddlers Cove Villa is a two-bedroom two bath for $169,000 and 3K Fiddlers Cove Villa is a two-bedroom two bath for $190,000. These have started sneaking up in price, but they rent. There are a lot of rentals in there. There are a lot of tennis courts and two pools. So, it’s a great entry-level into Hilton Head for investments. 

In Leamington we have 2 Abbington Villas. Number 104 Abbington Villa is a three-bedroom three bath for $649,900 and 122 Abbington Villa is a three-bedroom three bath for $729,500. You’d have to check them both out and see which one you like best. They are both being sold furnished. 

407 Barrington Arms Villa is a two-bedroom two bath for $590,000. 

495 Captains Cove Villa is a two-bedroom two bath for $654,900.

443 Captains Walk Villa, which is right across the street, is a two-bedroom two bath priced at $697,777. Both have rental potential. 

In the Shelter Cover area there was 7158 harbor side villa, a two-bedroom two bath for $324,900. These are right on the harbor and it’s very hard to get mortgages for them, but they have good potential for a two-bedroom right there. 

38 Hickory Cove Villas on the Mariner's side is a 3 bedroom 4 bath selling for $467,000.

7638 Huntington Villas is a three-bedroom three and a half bath for $685,000. These are in the Leamington area. They are nicer and they are newer. 

806 Ocean Cove Villa is also on the mariner’s side of Palmetto Dunes. It’s a three-bedroom three bath listed at $529,999. You are really close to the beach, but they are wooded and not built in the same quality as Barrington, Abbington, and Huntington. 

Lastly in the Palmetto Dunes and Shelter Cover area we have 3103 Peninsula at Newport. It’s a three-bedroom three bath for $589,000. These are in the upgraded part of Newport Villas. They have garages, killer marsh views, and you can’t short-term rent in there and you are close to Belk’s, Kroger, and the entire Shelter Cove community area. So, it is becoming a very coveted location.

In Shipyard we had another villa, 165 Beach Walk Villa. These are very close to the beach. It’s a two-bedroom two and a half bath for $309,900. They are priced really well. 

All in all, we had some cool houses. I would have to say 87 South Port Royal Drive with the three bedrooms and three and a half baths priced at $1,125,000. You can’t short-term rent in there but for someone who is like, “I’m going to move to Hilton Head eventually and make it my forever home.” just leave it as it is and put a long-term renter in it and don’t worry about what you’re going to do with it. 
 
I’ll be glad to do any kind of market analysis in any area for you. I can go back as far as 20 years. I think it shows you patterns and helps you decide where you want to be. So, please reach out to myself or any of my agents. We would love to help you make Hilton Head your home, your vacation home away from home, or to help you build your investment property portfolio here. 

Respectfully Submitted, 
Susan Ochsner

www.YourHiltonHeadAgent.com

(843) 816-6388

Posted in Realtor Tour
June 6, 2019

Hilton Head Homes Tour South - Jun. 5, 2019

Today we have a very short South Tour. Summer is here and that is usually not the busiest market for Hilton Head. Places are rented out. People are on vacation. So, it’s not the strongest buying season for us. 

Sea Pines and Forest Beach are where all of our houses are today. We’re starting at Baynard Cove Club. 

414 Baynard Cove Club is a three-bedroom three and a half bath for $2,695,000. It sounds like a hefty amount, but you need to know that this is a unique club right on the marsh with deep water views and this one has been done. This is a certified L.E.E.D. property which, means it meets all criteria for environmentally friendly, etc. This home is basically new from 2010. Very contemporary and modern with everything you can imagine is in this unit and it’s really for your discerning buyer that, for example, has a dog that wants to take it inside and wash it with a drain. There is a big laundry and a his and hers office. It’s just gorgeous even features a waterfall when you walk into it. It has the thickest wooden door that’s really unique. It reminds me of a safe in the bank. 

There is also another home in the complex. 403 Baynard Cove Club, a three-bedroom two bath for $875,000. It doesn’t have the same expansive view, but it does have a lagoon and then a slight marsh water view. It’s probably also at nine or ten feet elevation. Original kitchen and everything else, but it has great potential and again, it’s in a wonderful place. So, if someone is not shy about doing a renovation, this one will make the short list.

14 Baynard Park Road is a four-bedroom four and a half bath for $1,200,000. This one is on the interior side of Baynard Park. The kitchen has been redone. It seems a little high for me for what you’re getting and what needs to be redone including all the bathrooms and so on. That one will not make the short list for me at this price.

102 Baynard Cove Road is a six-bedroom, five bath, and two half bath home priced at $1,699,000. This one has had different realtors. They’ve been trying to sell it since 2016. They started at $1,875,000. It’s a newer home. I would rather buy next-door at $899,000 that is also for sale and renovate the daylights out of that one because this one just doesn’t have any love, but it is a newer home. Again, it has six-bedrooms on Baynard Cove so, you’d better be a big family. It’s on the rental market right now which is why it hasn’t had a lot of love. It won’t make my short list either. 

20 Windjammer Court is a four-bedroom three and a half bath house for $889,000. I remember when this one was on the market recently. They really didn’t update anything on it. It’s got a lagoon view. It is on the rental market. It’s got some charm, but it has a teeny tiny pool. I know spas that are bigger than that pool and it faces the house next door that almost seems like its roof is on top of your little pool. So, again, unless you’re going to use it for the rental market, it won’t make my shortlist either.

I don’t usually go to the villas. Readers of my blog know this, but a colleague did have one. So, I went into 1594 Lagoon Villa, a three-bedroom three bath listed for $799,000. At first, I thought that was kind of high for the area because I remember these being in the high fives, but this one is all the way on the end. It has a beautiful lagoon view and everything that has been done in there seems to be of high quality and is very tasteful and it is being sold furnished. It’s very cozy with good bedroom separation and it’s move in ready in my book. The only thing is, if you have allergies and you were to look at it, there is a smell of artificial something. So, it’s a bit perfumey but that would dissipate. Other than that, it’s a very cute little unit. That one might make my short list. 

Next, we have 19 Bald Eagle Road West. It’s a seven-bedroom seven and a half bath home priced at $1,495,000. You have to cross Sea Pines Drive if you wish to walk to the beach. It is on the other end of the cul-de-sac and has a killer marsh view and lots of parking because it’s green space. Older home. It’s probably a rental machine or fabulous multi-family home. Greeted by very nice double antique doors when you come in. It’s a low country house with Savannah brick in the entry foyer. It’s a little on the odd side though. There is really no real view. It does have a pool and it probably does well on the rental market. It’s a little on the dark side also. So, I don’t think this one is going to make my short list. It has too many types of flooring going on. The cabinetry is dated. It’s just old and tired. It has two separate one-car garages with a door and then, it has two more parking space in the separate guest house. I just looked at the mailbox and they call this the Eagle’s Next. It does have a guest house which is really kind of cool and I love the setting of the house. Great for a big family if you’ve got lots of children and grandchildren but it won’t make my short list. It has tremendous potential but does need some freshening up. 

I took a little detour and went outside of the Sea Pines gates to look at the things in North and South Forest Beach. South Forest Beach, which is a cute neighborhood right outside the gate, has a house on 14 Myrtle Lane, a four-bedroom three and a half bath listed at $675,000. It has a carport and a two-car garage and asphalt. The curb appeal is not that great. Inside the home has nice, colorful walls. It’s a really cool space and I think it would do well for a family home but because of its proximity to the beach, I could imagine that the draw would be a short-term rental. It’s priced well and ready to go. It does need some love in the front yard and it’s a good space though with a traditional floor plan. 

Next, in the North Forest Beach areas we had 6 Park Road. It’s a tear down. It looks like it hasn’t been taken care of. There are lots of trees. You’ve got older homes on each side. So, it would be a hard one to fix up but again, you’re getting it for lot value. So, it could be an interesting one. 

19 Dove Street is a six-bedroom five bath home priced at $1,299,000. It’s on the beach side of North Forest Beach, a newer home with stucco and is probably on the rental market. It could be an interesting house and has a lot of charm. It might not make my short list, but it could be an interesting one for someone who wants something on the rental market and wants to be close to the beach. 

So, now that I’m back to Sea Pines, my first stop was 1 Evergreen Lane. It’s a three-bedroom two bath for $439,000. It’s absolutely adorable. It has new blue shutters. It’s modern. It’s cozy. The curb appeal is great with its rod iron gate. Corner lot. I just absolutely think it’s adorable. It has a new roof as of two years ago. It was painted in 2018. It has a new refrigerator. They cleaned the duct work out. In 2006 they got new windows, seamless gutters, and nice iron work inside. This one will definitely make my short list at $439,000. Granted, not everybody wants just a three-bedroom two bath but it’s absolutely adorable and it has a two-car garage.  

This one I almost didn’t go into because it has been on the market for quite some time. It started at $639,000. It is 2 Marshview Drive, a three-bedroom three bath for $599,000. It’s on a large corner lot and has a two-car garage. It is immaculate inside and is priced well. I don’t understand why this one is still on the market. It is definitely one that should be on someone’s shortlist to buy. 

Next was 12 Sandfiddler Road. It’s a newer home with nice curb appeal. This is the second realtor for the home. Four-bedroom three and a half bath priced at $800,000. Looks like it has been painted the inside. It is kind of high for the area, but it is a newer home with a nice view which, is what buyers are looking for. 

37 Club Course Drive is a four-bedroom four bath for $695,000. It’s a newer house with a nice golf view on that main road. It’s a traditional floor plan home. You can tell it was a spec house. The dining room and the kitchen are kind of small but it’s a nice and elegant home. 

31 Governors Road is a three-bedroom three bath for $775,000. It is light and bright. You have a lagoon view which is kind of close and looks over to Wood Duck Road. It’s in okay shape but it seems kind of high for me. That one is not going to make the short list. It’s probably similar buyer to 37 Club Course Drive. I did like that 12 Sand Fiddler Road came down in price because that one is a newer home at $800,000. 

Now we’re off to 8 Water Oak Drive, a five-bedroom three bath for $569,000. It is a very funky house. It’s a patio lot. So, I’m surprised that upstairs they have windows on both sides. The problem is, they both look into other houses. It’s very dark when you come in. It used to have an atrium in that old house and at least they did something really cool. They put in like a bar with a beer tap, which is quirky, and it’s done for one person because the downstairs master has a huge walk in closet to get to the master and then, to the right is the bathroom which is nice. So, it’s a funky floorplan. It doesn’t have a garage but it’s a quirky and fun house with a very limited buying pool is my guess. I don’t think it will make my short list.

55 Lawton Road is a three-bedroom two bath for $399,000. They tried to sell in 2012 for $329,000 with another agent that I had never heard of and now they’re on the market six years later. The market is better than it was back then, but the house is also older. It does look like they cleaned it up a little bit. I am going to go in and give you some more feedback on this cute home. This one does have vinyl floors now. You walk into a wall and have no foyer. It actually needs to be blown up and this whole space needs to be one space. Original windows. They have cleaned it up and it’s a tasteful entry-level. Live in it and then decide what to do. It has single pane windows, which with small children from my experience that can be a problem. I also don’t like that the ceiling pain is two different colors. They may have tried to patch up at one point. That is kind of odd. The one-car garage is detached. Great entry-level for someone wanting to get into Sea Pines. It’s well located, and it is a patio lot pie shaped, I believe. It has a decent view in the back, and it is really in a good location. 

Lastly, we have 12 Shell Ring Road, a three-bedroom three bath for $649,000. This one is in Carolina Place and has a lagoon view. People like Carolina Place because it is its own little community and this house is across from the tennis courts and the pool. I’d rather see it in the high fives though. It’s an elevated house and has a very fresh Lysol smell. There is settling in these houses. A lot of these were spec homes when this Carolina Place was developed. I see rips and cracks on the cathedral ceilings. They are popcorn ceilings and there is carpeting throughout. Has a feel of a spec home with a floor plan to match for the time period. It is light and bright and priced okay. It won’t make my short list though.

That about wraps it up for the tour. I think 55 Lawton as a tear down is interesting and I really thought 1 Evergreen Lane was cute as a button with a two-car garage even though it’s one a three bed two bath. I really liked that one. And, of course, for the discerning buyer, nothing beats 414 Baynard Cove Club. 

That about wraps it up. Thanks so much and have a great day!

Respectfully Submitted,

Susan Ochsner

www.YourHiltonHeadAgent.com

(843) 816-6388

Posted in Realtor Tour
May 23, 2019

Hilton Head Homes Tour Central - May 22, 2019

Today is May 22nd, 2019 and we have the Central Tour of Hilton Head Homes and Villas. It’s a very short one because there are a lot more villas and you can tell Summer is creeping upon us as the number of homes has declined. Many second home owners will be using their homes or renting them out, making it difficult for us agents to show units except during a Saturday turn.

So, let’s get started with Long Cove. Long Cove is really starting to see some excellent value. I talked about it six months ago because there were some houses in the $300,000s and $400,000s with beautiful views. You do have an initiation fee of $20,000 there and then, it’s about $13,000 and change to live there but it has one of the best golf courses in the nation. I think it’s in the top 20. 

The first one is 18 Loomis Ferry Road, a three-bedroom three and a half bath for $699,000. I saw that these folks just bought it in 2016 and paid $625,000. They have done better colors and upgraded it a tiny bit. They are selling because they need a larger home now and they are going to stay in Long Cove. It’s tastefully done. It’s a little on the expensive side compared to the next one.

27 Long Brow Road is a five-bedroom four and a half bath priced at $689,000. This one has been on the market before. I remember it. It’s a charming home with stucco. It’s very spacious. The kitchen is new. It has lots of square footage. It has a split driveway and it’s a more elegant family home. They honestly need to do a price switch between the two homes. So, this one is a good value. 

Next was 5 Rosebank Lane which is a four-bedroom four and a half bath for $775,000. It has a wrap around golf lagoon view. It has lots of square footage. It has been on the market before. It didn’t appeal to me at that higher level. 


Next, we had one house in Shipyard Plantation, which is 18 Misty Cove. It’s a two-bedroom two bath listed at $419,000. It’s a great entry-level home. It is clean. It’s small. I don’t like the deteriorating fence next door, maybe some plantings could cover it.  Not much curb appeal as far as gardening, but it has really good potential. If you could get it in the high threes or low fours, it’s a great entry-level. It has a garage and a nice little golf view. It’s weird because it went under contract and they have only been trying to sell since March. They tried to sell in March of last year and then, in April it went under contract and now it’s still around. I can’t figure that out, but it has been updated.

There were two homes in Palmetto Dunes. The first one is 8 Lookout, a three-bedroom four bath for $989,000. When I first drove up to it, I thought it was a little on the expensive side. They bought it in 2014. So, they have been in it for five years. They paid $825,000 for it and you can tell they have done some upgrades. It’s a funky floorplan but it’s [inaudible 00:04:23] architecture. Some people love it and some people hate it. It has a two-car garage, but their lawn is really taking the lagoon view into consideration. It’s a smaller kitchen but it’s a really cool low country home. It has a little dock. I heard that they put it on VRBO in the summer and get $4,000 a week. They have been doing that for the last five years and that is pretty cool. So, it has great potential. It seems high but again, it’s in a great location and has good VRBO. 

The second is 45 Port Tack which is a four-bedroom four and a half bath for $1,645,000. This is as new build which is nice. What can you say? It’s under 4,000 square feet. The butler’s pantry seemed a little odd with what was on the wall. It looks like it held wine glasses but there wasn’t enough space in-between them. So, I don’t know if it was installed incorrectly or what, but it’s a new build. It’s kind of a southern charm type of home. It could very well-liked. I didn’t care for the master being upstairs, but it has a beautiful view and for someone that wants new, here you go. 

In Port Royalwe had one home which is 5 Claire Drive. It looks like a flip. It has three bedrooms and two and a half baths. It’s all the way on the end of Port Royal. It is sort of one the edge where there is a fence. So, the good news is, when you come out of the home, there is the fence on the border of Port Royal Plantation. You can tell it’s a flip. It needs some love but it is clean. They bought it in 2014 for $442,000. It is priced okay. 

In Folly Fieldwe had three beach side homes. 

21 Sweet Grass Manor is as four-bedroom, four bath and two and a half bath for $2,850,000. I’m sure it’s a great rental.

6 Collier Court in Singleton Beach is as four-bedroom four and a half bath for $1,749,000. They bought it in 2017 for $1,650,000. 

Then in Yacht Cove, we had 2 Mulberry Court, a nice entry-level. It has three bedrooms and two baths and is listed at $315,000. I think they have tried to sell this one before. 

Folly Field also had a nice oceanfront in Island Club. Unit 2401 Island Club has three bedrooms and three baths for $949,000. They bought it very close to that in 2014. So, I think if you want oceanfront, that is a great place to be. 

In Wexford we had two homes. Wexford is not as popular as Long Cove right now with the high dues. We do have two. I think both of these have been in before. 

14 Wexford Club Drive is a four-bedroom three and a half bath for $1,295,000. It is okay. It’s on the main drag. 

9 Wicklow Drive has four bedrooms and five baths. It’s listed at $929,000. These poor folks bought it for $1.25 million. So, at least they are realistic that, you know, they aren’t going to get that out of it. So, they are under a million dollars. I know that the owners of 14 Wexford Club Drive have put some money into it but they bought it four years ago at $765,000. 

Let’s go through the villas. The one that I already mentioned on Island Club, that was a condo by the way. Now onto the Palmetto Dunes condos. 

408 Captains Walk Villa is a two-bedroom two bath priced at $679,900. These are starting to sneak up in price.

1651 Saint Andrews Common is a one-bedroom one bath for $235,000. Those are right where you come into Palmetto Dunes. So, they are the furthest away but close to Shelter Cove and close to highway 278.

In Turnberry Village we have two. The first is unit 295 Turnberry Village, a two-bedroom two bath for $349,000. 

Unit 245 is a three-bedroom three bath for $419,900. 

2314 Villamare Villa is a two-bedroom two bath for $509,000. 

In the Leamington area we had Hampton Place Villa Unit 5308. It’s a three-bedroom three bath for $1,449,000. It’s a little on the high side. 

In South Shore Commons, which are really loved and very elegant, unit 2302 is a three-bedroom three bath. It’s priced at $1,195,000. 

Unit 2412 Windsor Place is a two-bedroom two bath for $777,000.

Queens Grant are a great entry-level into Palmetto Dunes. Unit 662 is a two-bedroom two bath for $290,000. 

In Shelter Cove we have 7527 Yacht Club Villas, a three-bedroom three bath for $595,000. It is very close. They bought it a couple of years ago. It’s priced pretty well. 

In Shipyard we had 293 Evian Villa. These are very well-liked, and they are sneaking up in price. It has three bedrooms and three baths and is listed for $489,900. 

Q1 Golfmaster is a three-bedroom three bath for $459,800. These have nice golf views. They are about the furthest you can get from the beach, but they are also done as second homes and people do live in them full-time. They are not as close to the beach but they are extremely large and have fireplaces. 

146 The Greens is a two-bedroom two and a half bath for $299,000. It needs some updating but is priced well. 

That about covers it. We are getting into the summer. So, it will be really difficult to get into some of these condos. I would not mind doing any kind of video on a Saturday turn in case someone can’t fly down here. We have lots of different flight possibilities via Hilton Head or Savannah International Airport. However, rather than making the trip, let technology work in your favor. I would love to be your buyer’s agent or have one of my agents help you if I am out of town. 

So, please consider us for any kind of walkthrough or facetime. We can even do professional videos. I have a camera that I use to do walk throughs with some commentary.

That is it for today, May 22nd. Thank you so much! I appreciate your attention and please call or email us if we can be of any assistance for Hilton Head real estate. 

Respectfully Submitted,

Susan Ochsner 

www.YourHiltonHeadAgent.com

(843) 816-6388

Posted in Realtor Tour
May 15, 2019

Hilton Head Homes Tour South - May 15, 2019

Today we have the privilege of going on the Hilton Head Homes Tour for the South End of Hilton Head Island. So, this is the Hilton Head South Tour.

Sea Pines

First in Sea Pines we went to 9 Genoa Court a three-bedroom two and a half bath priced at $849,000. This one they have been trying to sell since September of 2017. It has an open floorplan but it’s kind of odd and there is a lot of space in the kitchen that isn’t used. It doesn’t really have a view unless you are out on the deck looking out to the far right to the deep water. They started at $879,000. They dropped it as far as $819,000 at the end of November. So, I think there is some wiggle room on this one. So, it’s a good potential because you have a two-car garage and you are in the heart of Harbour Town. 

4 Muirfield Road is a three-bedroom three bath home listed for $595,000. It needs to be updated but it is priced accordingly and would have room for a pool. They bought it nine years ago and I don’t think they have done much to it. 

36 Baynard Park Road is a four-bedroom four bath and two half bath house listed at $2,200,000. This is an extremely unique house. I think that it has redeeming qualities in that it has different 'pods' of living space. It has high-end finishes in it, but it is really for that unique buyer. You have a deep-water view to the front of the house thanks to the community center. So, it will never be built upon. The back faces the 14thor 15thgreen. It’s shore par three but because of all the bushes you can’t see it and you do have the car path in the back yard of the property. 

31 Baynard Park Road has five bedrooms, five baths, and two half baths and is priced at $5,250,000. The owners actually bought this house in 2007 for $2.1 million and had torn it down and on the same footprint added about 8,000 square feet. There is a room with bunkbeds for seven kids. It’s richly appointed. It is just a wow beautiful house. The view is not dramatic. If I’m going to spend $5,000,000 or have a buyer for that amount, I will certainly show other options on Hilton Head that might be better, but it is a gorgeous home. 

11 Marsh Wren Road is a five-bedroom three bath for $1,195,000. This is an old school house. It’s a tear down. It’s second row. It has a smell in it. It’s not really a turnaround flip. It is a cute rental were it not for the smell. I don’t know how you can tweak it much. I’d say buy it so that you can then build your dream house on it and rent it out until then. 

7 Painted Bunting Road is a four-bedroom four and a half bath house priced at $2,200,000. This is a newer home. It’s elegant but dark and it is so beach-oriented, but it doesn’t feel like you’re at the beach at all. It has been on the marked before. I’ve mentioned it before. So, you’ll have to look at one of my other blogs. It won’t make the short list either. 

6 Surf Scoter Road is a four-bedroom four and a bath home listed at $1,385,000. This one is a little newer than Marsh Wren. It is on the walkway and probably rents out pretty well. It’s nice that it is right on the beach walkway. I don’t care for the interior design of it. Again, there may be other options out there. It’s a decent house but onward and forward. 

18 Wren Drive is a five-bedroom three and a half bath for $1,295,000. This has a killer marsh view and it was remodeled in 2015. They did a really nice job. Even the kitchen cabinets are nice. I think one more bathroom would be good on this house, but it probably does quite well in rentals. It has that killer marsh view. It’s kind of a unique property and I was very intrigued by it. I was a little disappointed that the exterior maintenance is not up to snuff to this price. I think they need to spend some money painting the house. They got rid of a lot of the greens but they never painted it and that is what I’d like to see, but it’s a unique house and it has a lot of potential.

40 Canvasback Road is a five-bedroom, four bath, and two half bath oceanfront home listed at $4,600,000.  It’s on the end of the long road of Canvasback. It’s a really cool cottage home that looks like is used as a secondary home. It is very cool with a very expansive ocean view, light and bright and shows quite well for an aging home. It seems a little high for the quality of build that this home is, but it has a gorgeous view. If someone falls in love with it, they may drop the money, but it probably needs to be at about $4.2 million. 

16 Wood Ibis has six bedrooms and seven baths and is listed for $3,295,000. This is a gorgeous new home. It’s beautiful. I suspect this one was built for a rental which is a shame because it’s absolutely gorgeous. It has nice outdoor space and it’s tastefully appointed. I think it’s as turnkey as you can get. So, we have a lot of buyers looking for new homes and this is on that one of those buyers would have to look at and maybe make one of the bedrooms into a nice office. 

52 Hearthwood Drive is a five-bedroom five and a half bath house for $1,499,000. This is in the Lawton Oaks subdivision. This is a house that they built new. It has a lagoon view. You know, it’s built well enough that it can merit a price over $1.3 million, but just keep in mind that at Hearthwood Drive when you drive in, you have to go all the way around. You can’t make a U-turn. So, if you’re trying to get out of the Plantation, it’s a little tricky and if you are a person who goes in and out, that’s not the house for you. But if you drive and then are home for a long time and you hardly ever go out, it will be fine. I just like people to know that because a lot of agents don’t talk about those things. 

Next is 71 North Calibogue Cay Road, a five-bedroom, five bath, and two half bath for $5,995,000. It’s a spectacular house. There is nothing I don’t love about this house other than maybe the pebbled driveway, but that is an easy fix. It’s absolutely gorgeous with 280-degree water views. The master is exquisite. I think this would compete arguably with any oceanfront those out there. It’s exquisite and this one is going to make my short list. 

Next, we’re going to the Club Course Area.

37 Governor’s Road is a four-bedroom four bath for $829,000. It is nice and newly built. It sold, I think, two years ago for more than I thought it should. There really is no view or privacy but it is a newer home. The main negative to this is that one of the bedrooms is right there at the kitchen. You walk out and you are in the kitchen. So, I find the design is not that great. It does have nice outdoor space. Supply and demand will determine this one. 

39 Shell Ring Road is a three-bedroom three bath listed for $575,000. It’s a little on the dark side but has the one original owner. It has a two-car garage and has everything that people want. It's a three-bedroom three bath on suite and has the two-car garage with a nice lagoon view in a nice little contained community within Sea Pines. So, I think it is priced a little high but with the supply being so low we will see what happens with it. It won’t be on my short list though.

64 Club Course Drive has four bedrooms and three baths and is listed at $651,000. It has been on the market before. It has that brick wall when you come in that is in poor shape. The driveway is all catawampus. There are a lot of cracks in the walkway going up. They added the two-car garage but there isn’t a lot of love in this home, but it does have the golf view. Considering what 71 Club Course sold for, I think it’s a travesty to have it listed that high. Buyers are smarter and more educated. 

147 Otter Road is a three-bedroom two bath for $425,000. It is priced okay. It has been on the market before and it has a big backyard. They have updated it. It’s cute as a button. It’s a little small but it has pavers and a garage and is turnkey. It’s cute, cute, cute. It might make my short list actually. 

Now we are leaving Sea Pines.

Next is 7 Nautilas Road, a three-bedroom three and a half bath home priced at $1,320,000. This is in the Point Comfort neighborhood. You have to drive through some houses. They are better kept now than they have been in the past and this one has a gorgeous marsh to deep-water view. It is totally updated and is very tasteful and cozy. It’s a beauty for someone that doesn’t want to be in a gated community. 

13 Flamingo Street has six bedrooms and six baths and three half baths and is priced at $1,749,000. This is a new build and I think was built in 2007. It has an outdoor pool. The rental numbers are pretty good. You even have a peek of the ocean in the top floor master. What’s not to like? It is great for an investor property and someone that is trying to increase their real estate portfolio. It's a nice, new build in the Forest Beach area, which is kind of tight in space as the houses get larger. It was wonderful beach community when the homes were ranches and cottages but now owners are wanting to maximize the floor space and building as close and as high as they can to the setback lines.

I did go into a couple of villas that I want to tell you about. One was 463 Plantation Club Villa. It has two bedrooms and two baths and is listed for $375,000. It is on the first floor of the second building away from the beach. It’s a garden unit and there was a big smell in there. The problem is, these are older units so this one you want to be in the top unit and not the bottom unfortunately. So, it seems to be priced a little too high. It should be more in the $350,000’s. 

23 Turtle Lane Club is a three-bedroom three bath for $859,000. When you walk into the foyer, the floor seems like it is sloping. So, I have a little issue with that. It’s a basic builder grade dated townhouse. It hasn’t had a lot done to it, but it’s proximity to the beach makes it attractive. If you could get this one in the high 7’s, you’re golden.

So, that’s all I saw. It’s pretty clear which ones made my short list. Let me just run through some other villas. 

387 Briarwood Villa is a two-bedroom two bath for $439,000. It is the lowest price one in there. It is priced to sell no doubt. 

331 Greenwood Garden Villa is a two-bedroom two bath listed at $499,000. You have a lot of competition in there. It’s priced okay. 

2226 Heritage Villa has a golf view, two bedrooms and two and a half baths. It’s listed for $449,000.

2289 Heritage Villa has a tennis court view, but you can put bushes or other coverage up. It has two bedrooms and two and a half baths and is listed at $419,000. 

825 Ketch Court Villa is a two-bedroom one and a half bath for $359,000. It’s priced okay. 

3359 Lake Forest Villa is a two-bedroom two bath for $384,900. These are very popular and the ones that have a good view, we’re going to be probably having one on the market in August. 

130 Lawton Villas is a two-bedroom two bath for $399,900. These have been popular as of late. You cannot rent them out short-term.

667 Mariner’s Way is a two-bedroom two bath for $449,000. It seems high but those have been very popular lately since they refurbished the entryways making them more attractive. 

There are also two in the Resident’s Club. They not allow short-term rentals and they are close to the Sea Pines Country Club. One of them has a killer view which is 2832 Residents Club. It’s a three-bedroom two bath for $525,000. It has a killer marsh view. It needs updating but they have come down in the price because it has been on the market for quite some time. 

2816 Resident’s Club Villa is a two-bedroom two bath for $489,000. It also seems high. It’s a corner unit. It has a golf view. It’s not as nice of a view but it’s an end unit as is the other one. 

1466 Sound Villa is a four-bedroom four and a half bath for $995,000. It’s priced okay.

243 Stoney Creek Villa is a one-bedroom one and a half bath for $310,000. There is one with a marsh view which is a better view. This one is very cute and done nicely.

Lastly in Sea Pines Resort, we have 184 Twin Oak Villas, a three-bedroom three bath for $839,000. Those have really gone up in price. 

We also have two condos in Palmetto Bay Marina. Palmetto Bay Marina will probably be refurbished as they have now settled the lawsuit since Hurricane Matthre. So, this is a good time to get into that area if one is so inclined.

1001 Brighton Bay Villa is a three-bedroom three bath for $269,000. 

402D Palmetto Bay  is on the Palmetto Bay Road. These aren’t as attractive as far as location, but they are somewhat near the Palmetto Bay area that is going to be all redeveloped. It has two bedrooms and two and a half baths for $215,000.

In the Forest Beach area we have three condos. 

42 Courtside Villa is a two-bedroom two and a half bath for $339,000. These aren’t very noise preventative. So, just keep that in mind. 

Forest Garden Villas are very popular and have also sneaked up in price. 17 Forest Garden Villa is a two-bedroom one bath for $189,000. These have a very low density and are very liked by a lot of buyers that are introduced to these. 

6101 Treetop Villas is a two-bedroom two and a half bath for $215,000. They are very special and you either like them or you don’t. 

So, that about covers it for our May 15thOpen House. Thank you for reading and don’t forget that we represent buyers from all across the world and would love to represent you. If you are reading this and need some more detailed information and are in need of an advocate to help you purchase either a house, condo, or investment on Hilton Head, please call our team at (843) 816-6388. 

Thank you and have a great day! 

Respectfully Submitted,

Susan Ochsner

www.YourHiltonHeadAgent.com

Posted in Realtor Tour
May 12, 2019

Taxes for Foreign Individuals on Real Estate

 

3 FAQs on Taxes for Foreign Individuals 

 

Even though I cannot give you tax advice, it's still important for me to help my international clients understand the impacts of tax laws. For detailed and professional tax advice on USA, please contact your local accountant for referrals. Here are three frequently asked questions concerning the U.S. Tax system:

1) Do foreign owners of U.S. Property face the same tax consequences as U.S. citizens? A: Capital gains taxes generally apply to anyone who sells U.S. property. To ensure non-U.S. citizens copy with U.S. tax laws, the Foreign Investment in Real Property Tax Act (FIRPTA) required buyers to withhold part of the sales proceeds and submit them to the IRS in certain circumstances.  

While FIRPTA has been in place since 1980, significant changes were added in 2016 with the passage of the Protecting Americans from Tax Hikes Act (PATH Act). The new provisions increased the withholding rate from 10 to 15 percent, except for sales of residences for personal use under $1 million.

2) How did the PATH Act impact U.S. commercial real estate? A: Starting in 2016, commercial properties (at any price) because subject to the 15 percent withholding rate. While foreign investors were not happy to face higher withholding rates, two other modifications to the FIRPTA rules in the PATH Act provided substantial benefits:

-The maximum amount of stock ownership by a foreign investor in a U.S. publicly-traded real estate investment trust (REIT) was doubled, from 5 to 10 percent.

-The new law also permits certain foreign pension funds to invest in REITs without being subject to FIRPTA.

3) Do 1031 tax-deferred exchanges only apply to U.S. citizens? A) NO!!! Foreign individuals (non-U.S. citizens and nonresident aliens) and foreign companies who own U.S> property for income or investment purposes can also take advantage of 1031 tax-deferred exchanges. To qualify, both the exchanged and relinquished property must be located in the U.S., which includes all 50 states, the District of Columbia, and the U.S. Virgin Islands. 

Like I said, it's essential to engage tax specialists, including a qualified intermediary, for assistance in properly setting up these transactions, which can be extremely complex. 

FIRPTA Withholding Rules for Residential Sales:

Sales Price          Buyer's Use of the Property               Withholding Rate

$300,000 or less             Residence                                      0

$300,000 to $1M             Residence                                     10%

$1M +                            N/A                                              15%

 

Respectfully submitted,

Susan Ochsner

YOurHiltonHeadAgent.com

+1 (843) 816-6388

** information courtesy of Global Perspectives - Vol. 2 - 2019

May 8, 2019

Hilton Head Homes Tour North - May 8, 2019

Today is May 8th, 2019 and we have the Realtor Tour for the North End of the island. I love the North end. It’s the first part that you come to when you come to the island. 

We had two homes in Windmill Harbor. Let’s start with 49 Harbour Passage. It’s a four-bedroom four and a half bath priced at $1,195,000. It has a gorgeous deep-water view over the marsh and the intracoastal waterway. It is of medium quality build with dark wood floors and wainscoting. It’s priced okay. It’s not a “Wow!” but it’s priced okay for condition and view. 

50 Harbor Passage is right across the street. There we have a four-bedroom, four bath and two half bath listed for $1,695,000. This one has excellent curb appeal and is much more elegant and nicer looking. It has a three-car garage, a spa, and a really nice outdoor space. What makes this one valuable is that you can put your 60-foot yacht in your back yard. Just a little ride out and you are on the intracoastal waterway. So, it is a fantastic home for boaters. Windmill Harbor and Wexford are the only two that have the lock system in place. They are valuable for that reason. This one just has a much lower POA. 

From there we went to Hilton Head Plantation. We started at 19 Flagship Lane, which has four bedrooms and four baths and is listed at $649,000. This is a fantastic corner lot. The house is raised. It has lots of bathrooms. A decent price is in the sixes, but it is all dated. You have a gorgeous wooded view with a long marsh view if you trim the trees back. So, it has tremendous potential for a family home. Built of wood and it’s old-school building but again, it’s in a great location. 

4 Lenora Drive was the next home. It has three bedrooms and two and a half baths for $595,000. This one has a nice back yard. They did a nice job putting in new floors. It’s clean and has a sort of open concept. It’s priced okay. It’s in a nice area. It is only a three two and a half though, but the backyard has a firepit and a big, deep backyard. So, that has a lot of value. 

30 Arrow Wood Road is a four-bedroom three and a half bath home priced at $425,000. It is okay. It does need a lot of work, but it’s priced well and is a great entry-level. The one thing I don’t like about this one is that all the bedrooms are upstairs and when you walk in the door, you are right at the stairs. So, you really don’t have a foyer area but it’s a great entry-level for someone wanting to be in Hilton Head Plantation.

2 Tall Pines Road is a three-bedroom three and a half bath house priced at $658,500. It’s a newer home in Hilton Head Plantation. It’s midway between the new Spring Lake Swimming and Tennis Complex and the Dolphin Head Beach Park. It’s located off the banks of Bear Lake. Bear Lake offers some of the best fishing within Hilton Head Plantation. There is a split, open floorplan with three bedrooms and three and a half baths. It has smooth ceilings, wood floors, a kitchen and family room with a formal living room and dining room and an expansive, elevated back deck. They have a new HVAC in roof in the last two to three years. So, again, it’s a newer turnkey home in Hilton Head Plantation. 

16 Bear Island Road has four bedrooms and three baths and is listed for $645,000. I think the house is really cool. It has stunning marsh and intercoastal views. It’s a low country style home and it has porches in the front and back. I love that it has antique heart of pine floorings and lots of natural light. The ceilings are smooth and nine feet high on the first floor. You know, it has a nice kitchen and an oversized three-car garage and outdoor shower. It has a circular driveway and it has some stucco exterior and it’s in a great neighborhood. I think Little Bear Island is one of the most fun areas. Just driving into it you feel like you’re going to your own private island. It’s in a very cool location. 

5 Deerfield Court has three bedrooms and two baths and is priced at $449,900. It is an older home but very cute. It’s a short walk to Dolphin Head. It’s in the great area of Deerfield. It has a two-car entry side garage. It has smooth ceilings and stone patio pavers. It has cathedral ceilings in the living room and laminate flooring in the living space. So, it’s a basic house but is priced well. 

16 Sugar Pine Lane is a three-bedroom two and a half bath listed at $435,000. I’m very intrigued by this price. What I like about it is that you have the front facing a golf course and not a row of houses. For a patio lot, a great location. Even though it is a patio lot, it does need to be updated but I was very intrigued by this one and I like it and it’s potential. So, I love the name of it too – Sugar Pine. You’ve got triple fairway lagoon views. That is what makes it killer and other than that, it’s a basic house but it has excellent value. This one might make my short list for value. 

6 Marsh Hawk Court is a three-bedroom three bath priced at $599,000. Initially, I thought this one for $599,000 seemed a little high but it does have a three bed three bath. It has really nice curb appeal and a two-car garage. It’s dated but it does have a new HVAC. But when you walk into this place the view is absolutely gorgeous. You can tell that this one has been well-maintained. I wouldn’t be surprised if this is the original owner. I’d have to check the tax records, but you’ve got tabby siding. You have a stereo system. There is lots of glass to take in the great views. It’s a wow and it takes a lot to wow me. Also, it’s a short walk to Dolphin Head which is one of the prime locations and areas of Hilton Head Plantation. So, I would certainly say that 6 Marsh Hawk might make my short list. It’s unbelievable. I really like the value and potential on this one. I absolutely like this one. 

40 Brown Thrasher Road is a five-bedroom three and a half bath priced at $529,900. This is turnkey. It’s really cleaned up. It’s a big house. You’ve got a huge Carolina room that even has cathedral ceilings in it and a fireplace. It has all smooth ceilings. You overlook the Dolphin Head golf course and apparently the entire house was rebuilt to current codes in 2018-2019. It has all new kitchen appliances and opens up to a large family room. Maple wood type flooring which is a laminate and a new HVAC system. So, for a turnkey, it is a traditional house. It’s not really an open floorplan concept but there are a lot of little rooms and it could be a very interesting home.

16 Yellow Rail Lane is a four-bedroom three and a half bath home priced at $519,000. This is a cute little turnkey house. It has a nice golf view and is light and bright and been nicely updated. It has a funky floorplan and they added a garage. And so, when you come in the garage, you have to go outside to then go in your front door to then get into your house to then get into the kitchen. That is the only thing that I just want to point out, but it’s a cute turnkey house. It is on a patio lot. It has sort of old-school curb appeal, but it could be a nice home. 

42 Hickory Forest Drive is a four-bedroom three and a half bath for $725,000. This was more of a stately house. It has a private view. It’s the inner circle of Hickory Forest. So, it really didn’t have a view or anything like that. It’s not necessarily my favorite for Hilton Head Plantation if you’re going to spend that kind of money, unless you like all the amenities of Hilton Head Plantation which I think is a plus by the way. It’s a meticulously maintained home and it has designer furnishings that are also for sale. So, for someone who doesn’t want to be bothered and wants a lot of space, it’s near the sound beach access and needs to be considered because Hickory Forest is a lovely neighborhood. 

21 Oyster Bay Place is a four-bedroom three and a half bath listed at $599,900. This house has been renovated. It’s located on the cul-de-sac of the Oyster Reef Golf Course community. It has new floors and fresh paint with smooth ceilings and a master bath that has been remodeled. You look out through the 18thhole of the Oyster Reef golf course. It’s a nice redo. It has new carpets. So, again, it makes it turnkey and then, people might change it for what they’d like. For the Oyster Bay area, it’s priced right.

29 Oyster Bay Place has three bedrooms and three and a half baths and is listed at $839,900. This is another one that is a stately type of house. It has really beautiful curb appeal when you come in. What’s not to like? For someone in the 800,000’s that is sort of what you’re looking at. 

93 Headlands Drive is a three-bedroom three bath for $350,000. When I saw the price I was intrigued however, there was so much mold and mildew. You could see all of the water for the flooding that they had during Matthew. It really wasn’t mitigated. The roof is old. So, you are really getting lot value. I wouldn’t even fix that house up if it were me. It is priced extremely well at $350,000. It would be a great handyman special if someone wants to do the work themselves but beware of the mold and what all could be involved. You have to look a little deeper if you’re going to dive into this one. 

5 Misty Morning Drive is a three-bedroom three bath for $549,00. I really wanted to like this house. I was excited about it. It was a nice redo. They redid the bathrooms and so on. I think I was expecting more but it is well-priced for the Misty Morning area. They are saying it's a total remodel. It is still kind of old-school, but it has LED lighting and quartz countertops with stainless steel appliances. So, it’s really turnkey. It has a nice golf view. It’s kind of on the small side but I think it’s really ready to go. 

The one that I missed due to a phone call was 13 Margarita Court. It has three bedrooms and three baths and is priced at $619,500. It is near The Country Club of Hilton Head and colleagues told me it shows nicely, but I’m sorry I didn’t get to go see it. Anyone that is interested, of course, all you have to do is call me if you are reading this and I would be happy to go see it for you. 

That covers all the homes in Hilton Head Plantation. I would have to say that my favorite was 6 Marsh Hawk Court. It has three bedrooms and three baths and something for everybody at $599,000. It has a killer view. I loved everything about it. So, condition, I don’t care if it needs a little bit of cosmetic work. People can handle that unless someone wants something turnkey, but I think as far as value and location it’s great. As I have mentioned to you all before, you have to remember that we’re getting to be a third-generation community in Hilton Head Plantation among others. So, the stucco houses that are stately and more modernized, they are in the inferior lots and locations. So, in the end you have to compromise something and I’m a big believer that location always wins for me, and of course, condition. This house is well-maintained. It’s all cosmetic. So, it speaks to me. I hope I sell it. I don’t have any buyers in that range right now. 

So, that covers it for Hilton Head Plantation. We did have three villas, which I will now mention. They are all in the Skull Creek and The Country Club of Hilton Head areas. 

The first one is 221 Grand View Court, a three-bedroom three and a half bath at $899,000. This is in the 200 building. So, it overlooks the cemetery and the sound. 

4B Courtyard at Skull Creek has three bedrooms and three and a half baths and is priced at $469,000. 

Lastly, in Village of Skull Creek we have #81. It has three bedrooms and two baths and is listed at $425,000. 

Indigo Run

74 Wedgefield Drive is a three bedroom two and a half bath priced at $499,000. It’s a nice entry-level for Indigo Run.

23 Brunson Court is a three-bedroom two and half bath home for $648,000. It seems a little on the high side.

32 Sussex Lane has four bedrooms and three and a half baths and is priced at $749,900. 

28 Cotesworth Place is a three-bedroom, four bath and two half bath listed for $1,050,000. This is, of course, also on the golf club side. So, it is beyond the second gate of Indigo Run. 

634 Colonial Drive is a four-bedroom four and a half bath house listed at $858,500. 

And on the River Club side, which is on the water side, we have a three-bedroom three and a half bath for $1,375,000 which is 33 River Club Drive

Palmetto Hall Plantation

5 McGuire Court is a four-bedroom three and a half bath priced at $647,000.

10 Tucker Ridge Court has four bedrooms and three baths and is listed for $409,000. Tucker Ridge has nice patio lots in a neighborhood with some young families. 

Everything else is Off Plantation.

12 Mossy Oaks Lane is a three-bedroom three bath for $475,000. It is in the Crosswinds neighborhood. 

Oak View had two. The first is 19 Sterling Point Drive, a four-bedroom four and a half bath for $579,900. 

The second was 28 Sterling Point Drive, a three-bedroom three bath for $624,900. There are about three for sale in that Oak View area. So, please call us so we can help you find the best one in that neighborhood. 

5 Lavender Circle is a four-bedroom four bath for $779,000. It’s in the Silver Moss subdivision. It’s a new home, hence the price. It’s a small neighborhood like Oak View and Crosswinds. These are much smaller gated communities than the ones that have a lot of the amenities we've come to enjoy on the island, but that’s a new home for you. 

On Beach City Road we had a few condos. B7 Palmetto Commons is a two-bedroom two bath for $149,900. 

3135 The Spa on Port Royal Sound is a two-bedroom two bath for $172,500.

The Preserve at Indigo Run had two condos. The first one was unit 1111 with one bedroom and one bath for $184,900. The second was unit 3511, a two-bedroom two bath for $261,900. 

That covers our Tour of Realtors for the North End on May 8th. Thank you for reading and have a great day!

Respectfully submitted,

Susan Ochsner, YOUR Hilton Head Agent

(843) 816-6388

Helping connect buyers and sellers of Hilton Head Real Estate

Posted in Realtor Tour
May 2, 2019

Hilton Head Homes Tour Central - May 1, 2019

It’s another beautiful day on Hilton Head Island. Today we have the Realtor Tour of homes for the Central part of the island. 

Port Royal

82 Barony Lane is a three-bedroom three and a half bath priced at $695,000. I love this house and I happen to know the owners. It’s pristine and there has been great attention to detail and been tastefully renovated. Nice outdoor living space and a three-car garage and a beautiful view of the green. I love this house and it will definitely make my short list. 

29 Barony Lane is a three-bedroom two bath priced at $499,999. This is an old-school house. The car port is a two-car space, but it’s not really attached to the house.Has a smell when you go inside. An older lady lives in it. I can’t tell if the better option would be just to tear it down because by upgrading a house of that age I think you would price yourself out of the market.

87 South Port Royal Drive is a three-bedroom three and a half bath listed at $1,149,000. This is a second-row home. It’s a lovely home. It is dated but well-maintained and well-cared for. It has a nice view. There is a little peek of the ocean from the kitchen and family area which is nice and open. You’ve got a two-car garage and an elevator. So, it’s priced well. I liked it. It needs some updating. I’m not big on oak cabinetry but that can be easily painted. 

Lastly is 42 Planter’s Row with four bedrooms, four baths, and two half baths. It’s priced at $1,299,000. This is also a second-row. They are building a new ocean front home right in front of it and I guess that would be 44 Planter’s Row. You are close to the beach club but seemed priced very high for its condition. The asphalt driveway is bumped up because of the root system. When you walk up to it, the curb appeal is such that you can’t tell which side to go into. The pool has a wall on one whole corner which could make it not really fun to be in. It needs a lot of work. You come in and the kitchen is kind of tucked away. You have to start blowing out walls. If one is looking for something ocean-oriented, I think 87 South Port Royal would be a better buy than this one. 

Long Cove

6 Springhill Lane is a four-bedroom three bath priced at $389,000. All I can say is, “Wow!” They are tearing up the driveway. It has a killer golf view and a two-car garage. It’s a stucco home. It’s built very well. It is dated but it has great bones and at $389,000 I wish I could buy it. It’s a great deal. So, if you know anyone who wants to move to Long Cove, this one is great. You do have the higher POA, but ten years out it’s still a lot cheaper than if you buy a house somewhere else. Long Cove has one of the best golf courses in the entire nation. I think it is number 18 out of the top 100. 

357 Long Cove Drive has five bedrooms and five baths home and is listed for $869,000. This one has been on the market before. It’s okay. I don’t know what to say about it. It is a little overpriced. You are on the main drag. So, it didn’t really speak to me. 

398 Long Cove Drive is a four-bedroom four and a half bath for $515,000. This one has been on the market before. It has a nice golf view. What I don’t like about this one is, you hear the highway 278 noise in your entryway. I did see an egret walking across the driveway. That was very cool to see. So, there is a lot of nature there and you are in Long Cove but for $515,000 I think Springhill Lane is a tremendous buy compared to these other two. 

Shipyard

In Shipyard we have 21 Bridgeport Lane, a three-bedroom house three bath listed at $389,900. They are getting kind of up there. You can buy a golf master villa for the same price. Bridgeport Lane is close to the 278 and you do have nice amenities there. 

Palmetto Dunes/Shelter Cove/Leamington

Surprisingly we have a lot of houses in Leamington. For a while that market was very tight. It seems like a lot of them have broken the million-dollar threshold. 

The first was 30 Leamington Lane, a four-bedroom four and a half bath priced at $1,275,000. It is an elegant home with a nice view. It has been well-kept. It is right by the stop sign on Leamington Lane. I liked it. It’s kind of a choppy house but it’s been nicely done. 

43 Heath Court West is a five-bedroom three and a half bath listed at $1,150,000. This one is being sold furnished. It has a nice view and is priced well. It’s on a corner lot. I like this house and at this price with this curb appeal, it is an interesting one. 

27 South Shore Drive is a four-bedroom four and a half bath home listed at $1,025,000. This one has been on the market before. The biggest drawback to this one is that the kitchen is kind of tucked in the center. It’s kind of like it was an afterthought. It has a nice pool and nice view, but if you use the kitchen, it was kind of an afterthought. I think you have a lot to deal with there and it’s not as turnkey as the others. 

4 Benty Court is a four-bedroom three and a half bath listed at $849,000. This one has wood siding. Most of the homes seem to have stucco. What I like about this one is the price. Obviously, to be in Leamington it is a good entry-level. It has a pool and an open floor plan. It’s medium grade as far as the condition. I didn’t like that it doesn’t have a view. It’s a cute little street. It’s a very short street. I don’t like that the pool is covered with a netting and it just didn’t give it much curb appeal or much of a view. It was an okay house, but if I’m spending that kind of money I mean, in the end if you can’t change the curb appeal you certainly don’t want to put too much into that house. 

From Leamington we went to the Inverness side. 24 Promontory Court is a three-bedroom two and a half bath home for $749,500. This is the quieter side of Palmetto Dunes. It is sort of near Leamington. Promontory is a residential area. This is an original house. It has a two-car carport. It has a 300-year-old oak and there is a little dock and you are on the lagoon, but the whole thing needs to be redone. It’s a total redo but it could be a spectacular home. You still have three beds and two and a half baths though. 

7 Strath Court is a four-bedroom three and a half bath for $775,000. I like this one. It’s okay. I could see it being good on the rental market. 

10 Shelley Court is also a four-bedroom three and a half bath home for $740,000. It has a little less curb appeal. It does have a two-car garage that the other one didn’t. It doesn’t have a pool but the one on Strath does. So, you know, it depends on what you want as far as amenities. This one also has original cabinetry. It’s ho hum. It didn’t excite me.

Next, we went to the Mariner’s side. 17 Brigantine is a five-bedroom five and a half bath ocean front home priced at $3,645,000. It is in great shape. It has a beautiful ocean view. It’s also a great price. So, anyone who wants an ocean front home should seriously consider this one. 

2 Down Wind is a five-bedroom five bath listed for $1,050,000. This home has been completely redone and they added a pool. I happen to know the builder that is selling it. It’s a well-done home with lots of space and storage. He raised the ceilings. They are all smooth. It has open cabinetry. They didn’t replace the cabinetry, but they painted it. It’s done with tasteful colors. It’s a little on the high side but, you know, they are trying to make some money. It is a turnkey home no doubt. 

48 Port Tack is a five-bedroom five and a half bath priced at $1,399,000. This is new construction. I didn’t like the curb appeal but if someone wants new, it’s 3,300 square feet. Everything is new. Location-wise it isn’t that great, but you are in a brand-new house. They aren’t always my favorite but nowadays people seem to want new. So, that is one to consider. 

17 Midstream has three bedrooms and three baths and is priced at $849,500. This is a lifestyle house. I like the price. It has a dock and a pool. The house is a nice family home with lots of storage underneath. If you don’t need a fourth bedroom, this one is priced well and interesting. You are quickly in and out of Palmetto Dunes. 

I would have to say that 17 Midstream is my favorite out of all of the homes in Palmetto Dunes. If I had to pick one in Leamington, which is also really Palmetto Dunes, I would probably pick 43 Heath Court West because it is furnished and ready to go. 

Wexford

23 Harrogate Drive is a four-bedroom three and a half bath priced at $629,000. It is priced really well and has a nice pool and new HVAC and ductwork. They sodded it. They painted it. It has new windows and doors on the back of the house. It might be a flip. A man lives in it. It’s a good, basic house for entry-level Wexford. There is not much to say about it.  

28 Yorkshire Drive is a four-bedroom four and a half bath listed for $1,195,000. This used to be a different brokerage company that had this. It has a really nice view and it has been renovated. It is a nice house, but it is pricey too. It has all been updated though. So, I don’t know what to say about it. It’s okay. 

19 Knightsbridge Lane is a five-bedroom five and a half bath home priced at $2,490,000. This is dramatically a high-end house with extremely elegant curb appeal. It has a newer open kitchen. When you walk in you see it. It has a nice harbor view. You are surrounded by extreme mansions. It has been on the market before also. I remember going to this one just a few months ago.

22 Coventry Lane has four bedrooms and three and a half baths and is listed at $975,000. This one has a killer water view that wows you but the more time you spend in there the more you start seeing, you know, it’s all made of pine. There are a lot of upgrades you need to take care of, and you do see the bridge. The thing that got to me the most was, when you are upstairs you have no privacy in the one room, but it is a cool house with tremendous potential. At $975,000 though it seems a little bit on the pricey side. It’s on the end of the cul-de-sac and you’re kind of tucked in there and when you are the main floor you think you are pretty private but you really have houses on all sides. You can’t really enjoy the garden area, but you do have a covered deck area and there is a little sitting area upstairs. Again, it needs work. The Viking stove is green and dated. It’s a dated house and pine just isn’t in any more - add a great coat of paint. The view is AMAZING but dated.

Lastly, we have 13 Wexford Club Drive, a five-bedroom five and a half bath home priced at $669,000. In Wexford Club the lower numbers are where the older homes used to be. The curb appeal for this house is very understated and very atypical of Wexford, but when you go inside you have a spectacular view of the bridge and the lagoon and a golf view in the distance. It’s a really nice setting. It’s a great quality home but needs updating. I would say in Wexford this is my best buy. You are in and out of the gate really quick and I like houses that are a little understated. You can’t judge a book by it’s cover and that house certainly speaks of that. 

We had two homes Off Plantation

1 Sandy Beach Trail is a six-bedroom five and a half bath home for $1,500,000. For investor properties for rentals it’s great. It’s on the Burk’s Beach side. 

85 Singleton Beach Road is a six-bedroom seven and a half bath priced at $1,495,000. It’s the same thing, with having six bedrooms it is a total rental machine. Not many people live there so it would be a decent investor property. 

Villas

We’re starting Off Plantationfor the villas. In Yacht Cove #34 Brittany Place is as three-bedroom two bath for $264,900. It’s a great entry-level. A lot of young families live in Yacht Cove. This is a villa. So, if someone wants easy living, there you go. 

The other one is The Spa on Port Royal Sound unit 1324. It’s a two-bedroom two bath for $215,000. It’s toward the front and a little on the higher end. I’m surprised how expensive these are getting but they really did a nice job on this one and it is a flip. For rental numbers I don’t think you would get consistent rental numbers for five years. Typically, people don’t re-rent in The Spa at Port Royal Sound. You are kind of in a self-contained little neighborhood but for dinner, unless you eat in, it’s ideal to rent. Otherwise you need to get in the car to go to anything. It does have a security gate. 

For the Palmetto Dunes Villas, we have 503 Barrington Arms, a one-bedroom one bath for $529,900. 

In Shelter Covewe have 252 Captain’s Quarters Villas which is a two-bedroom two bath priced at $445,000. 

Captain’s Walk is on the Palmetto Dunes side of Inverness and Captain Quarter’s in Shelter Cove is on the marina harbor side. So, different sides of 278. 412 Captain’s Walk Villa is a three-bedroom three bath at $850,000. There you see the price difference being in Shelter Cove versus near the ocean, but they do have a dunes buggy for those concerned about that. 

Shelter Cove also has 7117 Harbor Side One Villa, a two-bedroom two bath for $358,000. 

On the Inverness side near Captain’s Walk and a little further down towards Leamington you have 7613 Huntington Villas. It’s a two-bedroom two bath for $579,000. 

4203 Windsor Court North is a one-bedroom two bath priced at $439,000. It is also further down near Huntington. 

We had 2 Queen’s Grant in Palmetto Dunes. These are starter villas that have eight together in a cluster. It takes a puzzle to figure those out. 624 Queen’s Grant Villas is a two-bedroom two bath for $260,000.

780 Queen’s Grant Villa is a three bedroom two and a half bath for $439,500. I don’t know either broker. 

The last one is N2 Golfmaster, which is in the second phase of Golfmaster. That is where I lived right out of college in phase one. It’s a three-bedroom three bath for $389,900. It’s great for golfers and people that want quiet. These were actually designed for folks like me back in the day, you know, professionals that want to be on the south end of the island. They are affordable with lots of space. They have fireplaces. So, it’s a decent price there for a Golfmaster.

There are some great buys out there. Again, it’s not yet a seller’s market. So, please use me or one of the agents as a buyer’s agent to represent you and work on your behalf. We can narrow down your search to what works for you. We have some great properties out there and there is really no better place to live than Hilton Head Island. It’s a fantastic melting pot of people gathering together, both on the national and international level. Everyone is welcome and it is a great place to live. 

So, feel free to call us if you need anything. We are here to serve you. Thanks for reading my blog and I hope somebody is reading it.  I would love to help you narrow down your choices for a house or a villa here or even a piece of land. 

Thanks so much. Have a great day. See you next week!
Respectfully submitted,

Susan Ochsner

843.816.6388

Posted in Realtor Tour
April 28, 2019

Zestimate Guesstimate

Zillow. We real estate professionals have a love/hate relationship with them. It is great that consumers can take charge of what is available and not rely on the whims of the agent showing you around. When I bought my first house on Hilton Head Island, I was under the impression my agent was showing me all homes in my range. After I got my license and researched it, he only showed me homes that were HIS listings and then when none of them met my criteria, only homes that were his BROKERAGES listings. There was a great home with a competitor that would have worked beautifully for me and my two young sons, yet HE never even took me to that house. Obviously, this was before you could see what was truly available for sale. This makes me LOVE Zillow, and you?

 

SO now to where I dislike Zillow. The "Zestimate". SO many consumer rely on that information and it is my duty to educate consumers and sellers alike. Fortunately, the Zillow folks have crunched the data to give its reliability down to counties.  Here is the stats on Beaufort County:

What I want to impress to you is that a 3 out of 5 star rating is not very accurate. Furthermore, only a bit over 80% are within 20% of what property actually sold for. Now, this may work in gated communities in Bluffton, whose homes are all within a price range, have been built within 10 years of each other, have a handful of builders and may just have different finishes. THIS DOES NOT WORK well on Hilton Head. I'll take that back: the newer communities it does and of the larger ones, the last two that were developed, namely Indigo Run and Palmetto Hall it works quite well. The REST of it is NOT reliable. Please use your real estate professional that knows and understands our market to run comps for you to get your estimate. The Zestimate will not help the seller or buyer, but misleads many consumers. For example, if an older home is surrounded by torn down, new builds, it will give a higher estimate than is effective. Additionally, one side of the street may have deep water views and docks while the other side of the street does not. You cannot pool them together to get a correct value. Appraisals are only good for 6 months because the 'value' will change. Not to confuse the reader or get off topic, but the 'value' is only worth what someone is willing to pay. 

So next time you look at a Zestimate, take it with a grain of salt and remember that in ALL of Beaufort County, only a bit over 50% are sold within that Zestimate range. Chances are the house you are wanting to buy on Hilton Head Island does not have an accurate Zestimate. Please rely on a full time real estate professional to guide you. 

Respectfully submitted,

Susan Ochsner

www.yourHiltonHeadAgent.com

April 25, 2019

Hilton Head Homes Tour South - Apr. 24, 2019

Today the Realtor Tour for homes on Hilton Head Island is taking us on the south end. We have about 37 properties to look at, primarily in Sea Pines. There are some villas of course and I’ll just run through those quickly. We also have homes in the Palmetto Bay, Forest Beach, and Point Comfort area. 

South Beach in Sea Pines

The first home that I visited was 2 Marsh Wren Road, a four-bedroom three and a half bath priced at $1,499,000. It’s a new home and was built in 2010 on Marsh Wren. It has a two-car garage and some driveway space. Facing South Beach Lane there is a turnaround driveway which I love. So, you can put lots of cars in there. It’s small for being ocean-oriented but it could be very cozy. It is nicely built. The crown molding is immaculate. It has a pool. The master is on the top floor and when you come in there is an office space that showed that it was certainly not a rental but a second home for some folks. So, that is the ideal purchase. The rental market would be a little tougher but is certainly doable. 

18 Cedar Waxwing Road is a five-bedroom five bath OCEANFRONT for $3,395,000. I think this guy bought it a year ago. It is priced aggressively. He was going to knock it down and build new. It is a very funky décor and the entryway is unique/different. You have wrought iron going up the stairs to the kitchen. It’s obviously oceanfront. It is priced to sell but it is a funky home and there is EFIS issues for the stucco because he was going to tear it down and that wasn’t a concern for him. So, just keep that in mind.

5 Jessamine Place is a four-bedroom four bath home for $849,000. Knowing the houses on Jessamine, I was excited about this price. It’s that corner house. I actually looked at it when I first moved back in 2000. It is old-school, does have a pool. You are surrounded by huge homes and are close to the beach without having to cross Greenwood Drive as folks in Heritage Woods have to. So, if you could get that in the 700’s it’s cute as a button and would rent out really well and then, you could either use it as a beach cottage or knock it down because the dirt on the area will certainly justify the price. It has a pool. So, this one made my short list.

Next is 15 Battery Road. It’s a three-bedroom three bath house for $845,000. This one frustrates me a bit because the agent said it was going to come on the market a while back and I had seen it and it was going to be listed for $725,000. In the meantime, they did put a new roof and new floors and some new cabinets. They painted it but it was all very cosmetic because it was in very poor shape, beaten up by long term renters. The kitchen cabinets are below builder-grade and they kept them. They painted it and took out a couple of bushes and now it’s priced at $120,000 more. I’m scratching my head over that. The bathrooms and master have been done. It’s a cute house and they have redone the deck but somehow $120,000 more seems to be a little on the high side and it’s very frustrating, but it is turnkey. It doesn’t have a pool either. So, even though it has a killer golf view and is on Harbour Town, you still need to keep that in mind. 

Next is 2 Heritage Road. I was excited about this one. It has four bedrooms and four baths and is listed for $730,000. It has a pool. It is near Plantation Drive. It needs a little work and a little TLC. I think it has been on the rental market and is a little beat up, but I think it has great potential. It doesn’t have a view though. 

So, it depends on what is important to you, but 2 Heritage is $730,000 and Jessamine Place at $849,000 are on the short list more than Battery for me, although the view at Battery is great. 

Staying in the Harbour Town area, 8 Muirfield Road has three bedrooms and three baths and is listed for $695,000. These are on patio lots. It has a really great Harbour Town golf view. It is turnkey, cute, and small but cozy. It doesn’t have a garage. The others have carports and garages. It might make the short list.

Next I went to Greenwood Forest and saw 4 Pine Court. It’s a three-bedroom three bath for $530,900. It’s very small. The curb appeal was just okay. It’s done cutely but again, the quality and the condition, to me, just don’t merit that price when you’ve got a five-bedroom three and a half bath down the street and closer to the Sea Pines Center for $10,000 more. So, it’s cute but won’t make my short list. 

Club Course

In Club Course we had 72 Governor’s Road, a four-bedroom four and a bath home for $950,000. It has a beautiful golf view. It is situated high. It’s meticulous. It is really turnkey. It’s on the upper end for Club Course on Governor’s Road. It is nicely and tastefully done and in great condition with that long golf view. You can see the Sea Pines Country Club on the end to the right. It’s a little on the high side but has excellent curb appeal. The one thing about this one is that the garage is not connected to the house. So, keep that in mind but I love the house. I don’t think it will make my short list though. 

10 Water Oak Drive is a three-bedroom two bath house listed for $589,000. This one definitely won’t make my short list. The curb appeal is awful. It’s on the corner lot. It is very tight. The condition is poor. It has a golf view and a pool, but it is funky, funky, funky and $589,000 is a lot of money. For that amount I can find you a lot of better things for a three bed two bath. Did I tell you it had a funky smell?

34 Wood Duck Court is a two-bedroom two bath priced at $424,900. It is cute. It has a nice golf view. You are facing Club Course and you are close to the gate. It is a two-bedroom two bath though so, the fireplace being in one of the bedrooms in sort of an odd place makes it odd. This one won’t make my short list either. 

147 Otter Road has three bedrooms and two baths and is priced at $425,000. It has been cutely done. You have green, open space behind it. It’s nicely done and a flip, but a nice flip done by a cute family. You have room for a pool or a fire pit and green space. So, it’s very private. Again, for an entry-level home it is cute. So, it can be kept in mind.

Three doors to the left of the one I just mentioned is a four-bedroom three bath home. 151 Otter Road is listed at $530,000. I like it a lot too. It’s a little larger but it’s a big justification in price. So, I’m not sure what I can plan there. 

I didn’t go into 7 Pender Lane in Lawton Woods. It is a two-bedroom two bath for $545,000. At least it’s a little lower than the other one on 10 Water Oak. An agent and friend of mine had this one before. They just switched realtors. It has a pool. It’s somewhat close to the beach but it has a sunken down living room. It’s not as funky as the other one. So, I guess it could have a buyer but won’t make my short list. 

11 Pine Island Road is a three-bedroom three and three bath and two half baths for $1,449,000. It has a killer marsh view and has a great outdoor space with a pool. It has a gourmet kitchen. I think it would be a great house for entertaining. It is, however, a three-bedroom three bath with two half baths. I know I sold 2 Pine Island at $1.4 million. That one was brand new. The curb appeal is a little funky on this one, but it does have a metal roof. So, it is pretty maintenance-free. I don’t know why they are selling. They didn’t buy it that long ago. 

34 Planter’s Wood Drive is a four-bedroom four and a half bath for $919,000. It has a new agent. They took the wallpaper down. It’s a low country home right as you drive into Planter’s Wood. I don’t like the location. It’s dark. The new agent brought the price down some and got them to get rid of the wallpaper but there are plenty of houses that are more ocean-oriented and all on one floor in the high 700’s. So, 919,000 is a little on the pricey side. 

That about covers it for the homes in Sea Pines. I think I would say that 5 Jessamine Place is my favorite just because it has four bedrooms, four baths and a pool and is a cute cottage. It’s on the right side of Greenwood Drive, which I liked. 

If you like a golf view, 15 Battery or 8 Muirfield would be great. I actually think 8 Muirfield with three bedrooms and three baths at $695,000 would speak best for that. 

I did go to Point Comfort to see 27 Sea Olive Road, a three-bedroom two bath home for $650,000. It has a great water view to the river marsh with a dock. It’s a cottage and is really old-school. I’d almost say it’s a two-bedroom two bath. It’s pushing it as a three. It is almost land price, but it is a special and unique house. It’s kind of cool and old-school low country home. 

In Forest Beachwe had two homes. 17 North Forrest Beach Drive is a three-bedroom two bath for $599,000 and 13 Pelican Street is a three-bedroom two bath for $619,000. These are both pretty much bungalows but 13 Pelican is a better location and looks cute. The don’t have views but they are in a great rental market. So, you could buy and then build your dream house later on.  

Now that we have visited the homes let’s run through the condos or, what we call down here, villas. We’ll start with Sea Pines, where we had 11 villas. 

53 Woodbine Villa is a three-bedroom three bath for $432,900. These are really old-school. They were built in the 1960’s but they are really nicely located. They are close to the beach club. This one in particular did $41,000 in gross rentals. We have winter birds in there. It is really well-liked because it is a traditional and great vacation place. So, that is a good price for a three-bedroom three bath. 

Next is 412 Baynard Cove Club. I cannot get the link so email me for more details.  These are very well-liked. This one is a little on the pricey side but gorgeous. It’s a three-bedroom three bath for $1,635,000. Hopefully they will bring the price down a bit.

Next, we have 2637 Calibogue Club. It is furnished and the only one that is on the market. It’s a two-bedroom three bath priced at $563,000. It has a garage and I believe this one has a marsh view but please confirm that. 

923 Cutter Court is a one-bedroom one bath listed at $259,000.

2225 Heritage Villa is a two-bedroom two and a half bath for $465,000. It is well-priced.

2453 Inland Harbor is a two-bedroom two bath for $479,000. It must be a really nice one because those are starting to top out a little bit. 

On Ketch Court in the heart of Harbour Town, we have #828 Ketch. It is a three-bedroom two and a half for $485,000. 

Then, for Lighthouse One there is unit #1087 which is on the top floor. It’s a three-bedroom two and a half bath for $1,180,000. Right when you come in there is a nice, rich bar. It has deep water views and a view of the 18th. They still had the bleachers up from the golf tournament and you can see between the bleachers. There is a corner view where you could actually see the green even during the golf tournament. 

Stoney Creek has two condos. The first is unit 281 Stoney, which is a one-bedroom one bath for $309,000. It is really a loft and not a bedroom but is spacious and has a marsh view. Unit 251 Stoney is a two-bedroom two and a half bath for $419,000. It is nicely done. The kitchen is kind of enclosed. It’s tasteful but there is just no privacy in the back yard as you are facing the next deck.  

I didn’t go see 600 Wildwood Spa Villas. It is a two-bedroom two bath for $359,000. 

Off-Plantation we had three villas. 

809 Brighton Bay Villas is a one-bedroom one bath for $150,000. 

303 Brighton Bay Villa is a three-bedroom three bath priced at $250,000. 

Palmetto Bay Club Villa #110 is a two-bedroom two bath for $299,000. 

In the North Forest Beach area, we have 13 Ocean Wood Villas. It says it has three bedrooms and two baths for $750,000.

14 Hilton Head Beach Villa is a two-bedroom three bath for $649,500. 

133 Shorewood Villa is a two-bedroom two bath for $489,000. This would probably be the most attractive one.

5802 Treetop Villas is off Cordillo Parkway. It’s a two-bedroom two and a half bath for $232,000. These are now on the rental market, but you are kind of far from the beach. They are a little run down. It is a great entry-level and a lot of food and beverage people that I used to know back in the day used to live there. 

I think overall my favorites are still 5 Jessamine and 8 Muirfield. I did like the location and condition of 72 Governor’s but for $950,000 with a detached garage … things are just getting up there folks. So, you may want to consider buying something before prices creep up more unless you are willing to wait years more. 

It’s a great time to buy and be on Hilton Head whether it is to rent, live, or just play in a second home. I look forward to next week’s Tour. Thank you and have a great day!

Respectfully Submitted,

Susan Ochsner


Posted in Realtor Tour
April 11, 2019

Hilton Head Homes Tour North - Apr. 10, 2019

Today we have the North Tour of Homes on Hilton Head Island. This is the Broker Realtor Tour where we get to see the homes showcased. You get my unfiltered views and thoughts and objectivity.

Hilton Head Plantation 

Started with our meeting at 27 Pheasant Run. It’s a five-bedroom four and a half bath home priced at $619,000. It’s a great family home. It’s dated but it’s very large and would make a great family home. These folks bought it about 15 years ago and five years ago the husband (a physician) passed away. It was supposed to become their forever home. Has a beautiful golf view and has smooth ceilings. It needs a little bit of updating but knowing what’s out there, it’s priced very well for Hilton Head Plantation.

Next was 3 Oyster Bateau Court, a four-bedroom three and a half bath for $719,000. This is in the Oyster Reef neighborhood which has newer homes. It’s nice. For someone who wants a newer home, this would be a good one.

6 Golden Hind Drive is in the Skull Creek area. It’s a three-bedroom three bath listed for $682,500. I love the feel of it. The curb appeal is average but inside it has beautiful floors and is very charming with smooth ceilings. It’s a very cozy home. It does smell of animals in there but again, it’s a very faint smell that will obviously part. The gutters are in great condition. I love the fireplace. It’s sort of the oyster shell style. It’s priced a little high for the neighborhood however, because it is a patio lot. But again, knowing the low inventory of Hilton Head Plantation, I think that’s a really nice turn-key home. It’s smaller than the other two that I’ve seen so far.

9 Sara Court, a three-bedroom two and a half bath in the Spring Lake Village. It’s priced at $409,000, turnkey and priced really well. It has saturnian floors and high smooth ceilings. It’s small but cozy. You’re close to Spring Lake and Pool, a great location. It is obviously smaller than the other things I’ve seen so far, but ready to go. I really liked it.

2 Anna Court, a three-bedroom two and a half bath for $449,000. It’s in a nice area and it’s intriguingly priced. The driveway is a huge turnaround driveway which is, unfortunately, cracking and needs repair. But it’s priced very well. The inside smells. It has popcorn ceilings. I see a lot of wood rot. The roof looks okay but there is broken glass. It sits on a really good lot. It’s vacant. It could be an interesting flip because of the price. Again, being that it’s priced at $449,000, if you could get this in the $300,000’s and really tweak it and stage it, I think you could do very well because of its location. Paint the cabinets and add new grips. This would be a great investor property to flip. The only tough part here on a flip is the sunken living room. It really dates the place. Obviously, the popcorn ceilings date it also. You might have to reconfigure the screened in porch. The view is okay because you kind of look at traffic going by. So, again, it could be an interesting one. You’d have to be careful not to spend more than $100,000. The carpets look kind of new and the slider is okay. The bathroom really needs updating but it’s big, spacious, light and bright. Fortunately, they do have a privacy fence for the bathroom because of the street but it’s all rotted away. It could be interesting. It needs some plantings to block the street, but it has great potential.

44 Seabrook Landing Drive which has three bedrooms and four baths and is priced at $1, 398,000. It’s at the end of the street going toward Ribaut Island. It has been on the market before. It’s a funky house and priced very high. It has been done with quality however, I think there are much better options unless you really want something extremely unique and sort of off the beaten path. It is just a three-bedroom also. It doesn’t speak much to me. You just have to forgive me. I’m a little leery of homes asking for top dollar even though it is a stucco home, but the maintenance always gives me concern. On a positive note, it is on a cul-de-sac and it is sort of a newer stucco build with rounded windows which is not my favorite. Like I said, this one has been on the market a while and there is a reason it hasn’t sold. 

10 Carma Court is 4BR/5 bath at $825,000. They've tried to sell it before. What they have going for them is a lower inventory. It has a nice golf view, but at $825,000 I think there are other homes more appealing for buyers. It has smooth coffered ceilings but the curb appeal and the condition is a little lower. It’s not my favorite and it’s not going to make my short list. 

Next, we go to Fernwood Court. We have two there, 26 and 27 Fernwood Court. One is a two-bedroom two bath at $312,000 and the other is a three-bedroom two bath at $329,000. Between the three and two-bedroom, the two bedroom one has a cute little barn door. There is no sitting when you come in the front of it but, you know, who is going to sit in the front of it anyway. It has smooth ceilings and is really cute and in great condition. The master bath is a little more spacious. The other one was kind of tight. It shows better. So, if someone doesn’t want a third bedroom, then I would say the two-bedroom is really cute. There is a lot of potential in the three-bedroom one though and it’s priced very well. So, it really depends. The roof on 27 is done. You don’t have smooth ceilings. So, its condition is inferior to number 26. So, of the two, I think 26 is a better buy for someone who doesn’t want to mess with having to change things. However, I do know that they are going to give a roof credit because they realize that the roof is in extremely poor condition. Again, it really depends. If you just want something turn-key, 26 Fernwood is cute as could be. Number 27 has potential even though the master bath is not as spacious. 

In the Rookery, we have 6 Bank Swallow Lagoon. I was excited about the price. It’s a three-bedroom two bath at $399,000, but this thing is absolutely rotted out. When you come in, it’s a tough one. At first, I thought it would be a good flip, but I just see a lot of water damage in corners. Again, I think the roofline has been done improperly in the back corner. So, that needs to be fixed. I saw window casings that need to be fixed. It does have a little breakfast nook and an open floor plan. The floor plan looks kind of cool. Again, it could be an interesting flip. I would have to run the numbers on this one minus Anna Court to see which one would benefit the most. These do have brown cabinets. They are all old-school but could need a paint. I like the countertops in the other flip a little better. So, again, definitely a redo. It also has a tar driveway and a two-car garage with single doors. So, it has cute potential in the Rookery. It’s a lagoon view. I think the view and location is probably better for resale although the Seabrook Landing area is very attractive because of the back gate to Hilton Head Plantation.

For someone that wants a turn-key house we’ve got 24 Red Star Path, a three-bedroom two and a half bath priced at $469,000. You do have to go through one bedroom to get to the third bedroom. That’s a negative. They really like blue. It’s in great condition and the view is spectacular. You can tell it’s custom built. You only have a one-car garage and there is a sunken living room but very rounded. It kind of feels like a spaceship when you come in. It has a very dramatic entry. So, if a sunken living room doesn’t bother you, it really is turn-key. I guess the biggest concern would be whether or not you like blue, and whether you would do okay with a sunken living room. It has a phenomenal view and a newer roof. The Rookery also has its own tennis court and pool for the neighborhood

In the Headlands subdivision, we have 73 Cypress Marsh, three-bedroom two bath. It has been redone and is really cute. It has smooth cathedral ceilings. A good one to consider thanks to location and condition and priced at $375,000. Its the last one in a row of patio homes.

That wraps it up for Hilton Head Plantation. On the short list we have 9 Sara Court and 27 Pheasant Run for a family and Fernwood Court also. So, again, there are lots of great opportunities in Hilton Head Plantation. People love all of the amenities and we would be glad to ascertain and help you target and find the proper property for you in this lovely community. 

Windmill Harbor 

Originally, there are four properties on the tour. One went under contract yesterday and it was 15 Sparwheel Lane, a three-bedroom three and a half bath priced very aggressively at $399,000. So, I’m not surprised about that one.

4 Sparwheel Lane has three bedrooms and three and a half baths and is listed for $750,000. This one has been on the market before. It’s a little high for what it is, but nevertheless that is an option.

3 Post Mill Lane is a three-bedroom three and a half bath for $899,000. This one has a nice view hence it is a little pricier. It’s right on the harbor and has nice decking and is right on the walkway. It has a nice white kitchen but with inexpensive cabinetry. It’s priced a little high but has a much better address. Again, it’s a unique house. The condition is that it needs a little bit of work. They did lighten it up, but they did a horrible paint job. It’s like, why even bother? There are some parts that just weren’t done properly. 

The last one is 153 Harbor Passage, a three-bedroom three and a half bath for $799,000. It has a spectacular deep-water view, but the house is in absolute horrid condition. The window casings are rotten. It has smooth ceilings. I’m sure it photographs well, but it’s scary in the condition that it’s in. It’s kind of up and down in the back also. It’s a shame. They let this one go. The price is good but beware. I would almost tear it down and start new to be honest and if you’re going to do that, you might as well buy on Indian Hill Lane and build a townhouse over there to your liking because you have two water views on both sides and it’s on a little peninsula. My throat will hurt because I entered this one and stayed too long. 

Spanish Wells had four homes, all with views of broad creek. 53 Brams Point Road, 5 bedroom 4.5 baths for $2,695,000. Gorgeous and best view from two sides the way its angled. Tasteful and lots of nooks and crannies. Loved the TV room and balcony on the second floor. Noticed the stairs were quite high and steep and no elevator. Nevertheless, a fabulous home! 37 Brams Point is a 5 bedroom 5 bath and two half bath home with pool and interior view in Spanish Wells priced at $1,75,000. Corner lot on the turn and nice curb appeal. Cool home and price is OK, however, I know they bought this in 2013 for $700,000 so I would want to see a 9 in front of any offer..... 16 Widewater is a very large home on the water, 5 bedroom, 6.5 baths with 5 car garage (three attached to home and 2 detached). Although the present owner did some upgrades, I was disappointed that kitchen cabinets were original. This home was purchased at the height of the market in 2005 and they've been trying to sell since August 2017 and have reduced price more than 5 times. At some time they may take reasonable offers. Has a large turnaround driveway and pickle ball court.  Lastly and most unique, we had 60 Widewater Road, 5 bedroom 5 bath and 2 half baths at $1,450,000. Its on the dead end part of Widewater (more quiet), but does have view of the bridge. Its a very cool ranch style Lowcountry home and tastefully done. The cabinets are painted and although I think its a very cool house and awesome view and spaces, they purchased in 2013 for $699,000 and doubling the money seems a bit high, however, its a unique and cool home that used to be a hunting lodge back in the day (1950s). 

I missed one in Indigo Run - 56 Sussex Lane a 4 bedroom, 3.5 bath home for $639,000. Great alternative to Hilton Head Plantation.

Thanks for reading my blog and thoughts to the homes on tour for Hilton Head Island on the North side of Hilton Head. Next week is our RBC Heritage Golf tournament and there will be no tour. I will try and list the homes and villas off-plantation for this North Tour at a later time. Right now we have many buyers and we are quite busy. Please let us know if we can be of assistance in the procuring of real estate on Hilton Head. We are long time islanders, professional, knowledgeable with utmost integrity. Have a great day!

Posted in Realtor Tour