Hilton Head Island Real Estate News John Robinson REALTOR

THE LEGEND -Dr Louie Cap- Van der Meer Tennis Center

2010-07-24T16:40:00.000-04:00

History park proposal considered for Hilton Head Island | islandpacket.com

2010-01-03T16:15:00.000-05:00

History park proposal considered for Hilton Head Island islandpacket.com

2009-11-27T22:49:00.001-05:00

-JR

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BEST BUY Villa near the beach on Hilton Head Island

2009-08-30T15:37:00.001-04:00

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Fixer Upper Villa at Shelter Cove Harbour

2009-08-29T22:07:00.002-04:00

Click HERE to view information about a great bargain at Harbourside II at Shelter Cove Harbour on Hilton Head Island.

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Bike Ride through the backroads of Bluffton, South Carolina

2009-08-08T13:00:00.001-04:00

Click HERE to read about my great bike ride through Bluffton, South Carolina!

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Walk to the Beach on Hilton Head Island

2009-08-08T12:49:00.002-04:00

Click HERE to view 51 Springwood Villa -- walk to the beach on Hilton Head Island

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2009-07-25T20:17:00.001-04:00

-JR

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2009-07-25T20:06:00.001-04:00

-JR

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2009-06-08T11:54:00.000-04:00

-JR

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Redskins End Table For Sale, $125

2009-04-28T21:05:00.002-04:00

Danbury Mint Wood End Table highlighting the Washington Redskins!

Never been used...still in the box ready for assembly!

A unique hardwood and glass end table celebrating the Washington Redskins!

This table is crafted of genuine hardwood and features a rendering of the Redskins football helmet set under a beveled glass top.

At the bottom of the table the team logo appears on a removable shelf and the table itself includes a felt-lined drawer for storage.

Minimal assembly required.

51 Springwood Villa - PRICE REDUCED! (click image to enlarge)

2009-04-09T11:37:00.006-04:00

Interior Features (New in 2005)

Maple kitchen cabinets with upgraded stainless pulls

Stainless steel stove, fridge, dishwasher

Oversized stainless sink

Under mounted cabinet lighting

Upgraded Price Pfister sink faucet with built-in soap dispenser

Darker maple laminate floors throughout downstairs level

Crown Molding and new base boards

Chair rail in Living/Dining area

Designer Ralph Lauren Paint

Downstairs half bath has bead board and new pedestal sink/faucet

All hinges and door handles in entire unit updated to stainless steel

2 master bedrooms on upper level

New 2" white wood blinds throughout (2007)

Both master baths newly remodeled (2006) to include:-Ebony custom cabinets-White cultured marble counter tops-Kohler faucets and shower valves/shower head-Porcelain stone inspired tile on floors and in shower-Porcelain base boards

Mortgages in a Nutshell

2009-04-04T21:25:00.001-04:00

In these challenging times it is easy to think that it is impossible to get a mortgage if you spend too much time watching the news. The truth of the matter is that there is still plenty of mortgage money still available, but the qualifying guidelines have changed somewhat. If you are considering purchasing property, but are wondering if you can meet the qualifying guidelines there are a few simple steps you can take to give yourself some confidence.

The first step for someone considering purchasing a new home and taking on a new mortgage is to consider the additional expenses they will be incurring. They need to determine the new Real Estate Taxes, Homeowners insurance, POA fees, and the mortgage payment. Once they have a reasonable estimate of this number they can evaluate for themselves if it is something they can handle. The best way to come up with this estimate is to work with a professional Realtor, like John Robinson, and a mortgage professional. John will help you figure out the taxes, insurance, and homeowners association fees, and your mortgage professional can help put together the mortgage numbers.

Once you have determined your proposed monthly expenses you can begin to pull together your financial documents to support your loan application. When you begin working with your lender they will review your information and be able to give you an idea if you are credit qualified. This means your credit score is acceptable and your income and asset document support enough income for you to mange the mortgage payments for the foreseeable future. If at this time you do not qualify, your mortgage lender will be able to help you identify the issues and help you make a plan to correct them.

In a nutshell, the most important thing for a prospective buyer is to know approximately how much their purchase will cost them. These costs need to be considered from multiple perspectives; funds at closing and monthly ongoing expenses. If the buyer is personally comfortable with these costs, they are most likely in a good position to qualify for a mortgage.

A Beautiful Day at the Beach on Hilton Head Island, February 17, 2009

2009-02-17T16:47:00.002-05:00

North Shore Place - North Forest Beach, Hilton Head Island

2009-02-14T13:14:00.003-05:00

North Shore Place in North Forest Beach, Hilton Head Island!

As of today, we have 8 units for sale with prices ranging from $495k to $849k.

One of these available units is a rare 3BR with gorgeous views of the ocean.

Click here to view the MLS page. Click the "Media" link to view photos of each unit: Buyer Short Report

New Listing - Carolina Club 1/8th Share - $36,900

2009-02-14T13:00:00.002-05:00

Beautiful Wexford Estate on Hilton Head Island

2009-02-14T10:43:00.006-05:00

Check out this link to view a beautiful Harbourfront estate in luxurious Wexford Plantation on Hilton Head Island. This home was just reduced by $600,000!

Click here: Buyer Full Report

“Who is buying Real Estate Now”?

2009-02-10T18:22:00.001-05:00

I had a client ask me this today and I thought I would share the answer with you.

On Hilton Head Island, South Carolina there are approximately 339 pended listings as of this writing. Of the pended listings, 242 are homes with an average price of $710,198, 56 are villas with an average price of $368,549, and 41 are lots with an average price of $404,129.

Because of this statistic, we can expect in the next 30-45 days there will be 339 more homes SOLD!

Today’s buyer is savvy, smart and confident. They know the rule to ‘buy low and sell high’. Some people on the other hand know the cost of everything and the value of nothing.

These new buyers are educated on both cost and VALUE. They know that Hilton Head Island historically has some of the lowest priced oceanfront real estate on the east coast. They know that the town has protected over 1100 acres from development and they know that it cost the town $144,000,000. This new buyer knows when to take advantage of a great deal while selection is still inviting.

These buyers might be your neighbors, co-worker, clients, or family. This new buyer could be a couple preparing to retire, a young couple or family seeking to build wealth for their future and their family’s future, while creating memories that will last a lifetime.

They are the people at the party that talk about what they have done in their lives, their experiences and travels. These new buyers would rather listen to a story about Spanish Moss and moon beams before a story about a stock certificate hidden away in a safe deposit box.

I guess a better question is, "Are you one of these people”?

There has never been a better time to be a buyer.

Why Is Hilton Head Island so Special?

2009-02-09T11:27:00.001-05:00

Here are a few reasons why 39,000 residents call Hilton Head home and countless others have made it their primary destination to vacation and relax.

Did you know:

1) Hilton head was one of the first eco-planned communities in the country. Charles Fraser, the visionary developer of Sea Pines Resort, set the stage with his very aggressive approach to preserving nature for the entire Island.

2) 70% of our population is under the age of 60 years of age. The largest segment of our population (18.2%) is under 18 years of age and the median age on the Island is 35.4 years. Hilton Head is much more than a retirement community.

3) We have one of the best climates on the east coast. We have a semi-tropical climate with an average daytime temperature of 75 degrees and an average evening temperature of only 55 degrees. Our winters last only a few weeks.

4) Nearly 100,000,000 potential visitors live within only a 15 hour drive to Hilton Head and more than 1,000,000 enplanements and deplanements happen at the Savannah Hilton Head International airport.

5) You can get to everything you need including schools, hardware stores, restaurants, hospitals, theaters, dry cleaners and more in 15 minutes or less from anywhere on the Island.

Do you know why people come to Hilton Head Island:

1) 23 golf courses that are meticulously maintained including the famed Harbour Town Golf Links, home of the PGA Heritage Golf Tournament.

2) We have hundreds of tennis courts. Four of our tennis resorts are listed annually in Tennis Magazines Top-50 Resorts.

3) We have 12 miles of white sandy beaches.

4) Or maybe it is one of our many marinas on the Island.

5) Our Island has been preserved with the town purchasing and protecting nearly 1,168 acres at a cost of $144,000,000 or eliminating 4,000,000 square feet of commercial development and 1,365 hotel rooms and 4,210 residential and timeshare units.

6) We have 7 beach parks, 6 recreational parks, and 8 community parks. How many places do you know that have 21 parks for 39,000 residents?

7) Maybe it is because of the 100 miles of bike paths that encircle the island.

I guess the answer to 'WHY' will be different for all of us but the place will certainly be the same HILTON HEAD.

Here is to Spanish Moss and moon beams!

Hope to see you soon!

Tradition National Golf Club Hosts Complimentary Golf Clinic

2009-01-15T13:35:00.000-05:00

Having trouble with your golf game or need a tune-up, but don’t have the scratch to pay for a lesson? Tradition National Golf Club at Tradition Hilton Head is hosting a complimentary golf clinic for all skill levels and age groups at noon Saturday, January 24.

The clinic will be led by David Wilding, Director of Golf at Tradition National Golf Club and a PGA Professional, and his staff. The session will cover all aspects of the game at Tradition National’s new, state-of-the-art practice facility.

Special rates and winter promotions for rounds of golf will also be offered.

Tommy Fazio designed the new championship course, which has already hosted several tournaments, including the first-ever Under Armour College Golf Combine in July.

Space is limited, and golfers are urged to call Tradition National Golf Club at 208-5353 for more information and registration.

Hilton Head Island - Questions & Answers

2009-01-11T17:51:00.002-05:00

Recently, I've had the opportunity to answer a few questions for an article highlighting Hilton Head Island in an upcoming issue of Cincy Magazine which is an upscale Cincinnati business periodical.

I'd like to share the following questions and my answers with you.
___________________________________________________

1. Cincinnatians have many choices when it comes to buying vacation homes. In terms of location, what makes Hilton Head desirable? Obvious reasons include pristine beaches, manicured golf courses, immaculate tennis facilities, full-service marinas, fabulous shopping and a vast array of world-class restaurants. In addition, the Island offers a variety of communities including private & gated neighborhoods, townhome complexes close to the beach, villas, and golf course communities. I've driven to Cincinnati a few times and love your city! The drive to Hilton Head seems very straight forward and easy and I know a flight to Hilton Head or Savannah is very quick.

2. Why is now an ideal time to buy a vacation home in Hilton Head? As a buyer, there may never be a better time to buy a beautiful home or villa on Hilton Head Island. Inventory is abundant, prices have declined significantly, interest rates are at record lows, gas prices are not an issue, and sellers understand the need for qualified buyers in today's market. As a buyer, you have many choices and options that may not have been available 4 or 5 years ago.

3. What current market prices and interest rates can qualified buyers expect? It is always difficult to predict what market conditions will be like in the coming months, but we have been enjoying historically low mortgage interest rates over the last few months and they have dipped even further as 2009 has begun. These low rates have helped contribute to the outstanding affordability we are currently seeing. I have actually seen rates in the mid 4% range!

4. How do these market prices and interest rates compare to years past? These are the lowest rates I have seen in my career. So if you are looking at affordability from the perspective of monthly payments, we are looking at unprecedented levels. There are opportunities out there that buyers have not seen in years. It is somewhat like turning back the clock.

5. Given the current economic crisis, many Cincinnatians might be reluctant to spend money on a vacation home. What would you say to someone who is considering buying a vacation home but is worried about what the future might hold? If you're considering purchasing a vacation home or villa on Hilton Head Island, then I say 'congratulations!' There is no place in the world more charming and inviting than this beautiful Island. Consider your investment as a long-term proposition and you will be more comfortable as American real estate has always been a smart investment, especially in areas which are highly sought after and desireable. In fact, do as I do and consider your vacation home on Hilton Head Island as an 'investment with a sunset!'

Why Do I Love Hilton Head Island?

2008-12-09T23:21:00.001-05:00

Well...here goes...

I moved to Hilton Head almost 19 years ago when I was hired as a tennis pro at the Sea Pines Racquet Club right after college. As a tennis pro, Hilton Head Island was (and is) the premiere location in the United States as there are over 300 tennis courts with 4 tennis resorts included in Tennis Magazine's Top-50 Resorts list each year.

The ambiance of the Island coupled with the fact that so many happy people reside and vacation here make life on the Island very appealing. Aside from the miles of incredible beaches, the purest green fairways you can imagine, and the thousands of tennis balls smacked back and forth, one of my greatest and most comforting pleasures of being a resident is when I see a friend, customer, past tennis student, or acquaintance at the grocery store or post office. To live in a "big city" means rarely seeing folks that you know out and about, but on Hilton Head Island, it often feels like the small town of Mayberry with an international magnetism.

After 14 years as a tennis pro, I decided to take the next step in my life to pursue a career in residential real estate on Hilton Head Island, Daufuskie Island, Bluffton, Hardeeville, and Ridgeland, South Carolina.

Hilton Head Island is truly the gem of South Carolina while Daufuskie Island is our version of Gilligan's Island with its unpaved roads, lush tropical climate and surroundings, and a unique exclusivity due to the fact that you can only get to Daufuskie Island by boat. You would be amazed at the oceanfront opportunities you'll find on Daufuskie Island!

Bluffton is a fast-growing small town which offers a tremendous variety of community styles, homesites, townhomes, villas, and new communities such as Tradition, Mill Creek, Hilton Head Lakes, and Abbey Glen just to name a few. Bluffton is also the proud host of several very exclusive gated country club communities such as Colleton River Plantation, Belfair Plantation, Berkeley Hall Plantation, Hampton Hall Plantation, Hampton Lake, and Hampton Pointe.

Hardeeville and Ridgeland are two sleepy small towns with healthy growth planned over the next several years and offer opportunities for large parcels of land at minimal pricing. This is appealing to many buyers as these two towns are within 25 miles of the coastline!

Over the past several years as a REALTOR, I have researched and learned a tremendous amount of vital information pertaining to Hilton Head Island and the Lowcountry including coastal insurance, property taxes, rental issues, construction materials, quality builders, and of course the ebb and flow of our local real estate market.

As a young tennis pro, many of my tennis students asked me "Where do you go on vacation"? My response has always been the same: my vacation is on-going and is part of every day on Hilton Head Island. If you have a tennis racquet and a can of balls, a set of golf clubs, a pair of walking or running shoes, a beach chair and sunscreen, a pair of sunglasses, a love for boating & fine dining, and an interest in experiencing the great outdoors, then Hilton Head will offer you a lifetime of vacation memories every day you wake up.

Because of my infatuation for all things Hilton Head, I feel very lucky to be a realtor on Hilton Head Island where my job requires me to assist future residents and/or investors in choosing their dream home.

I'd love to hear other stories of Hilton Head Island and what the Island means to you!

Floyd Wickman SMART Program -- I Graduated!

2008-11-26T22:48:00.000-05:00

I had the pleasure and opportunity to attend the Floyd Wickman Program this fall on Hilton Head Island.

My broker at Dunes Marketing Group organized for a Floyd Wickman trainer (Robyn) to give our group of 100+ agents a presentation highlighting the Floyd Wickman Program. After the presentation, several agents and I registered for the course.

WHAT DOES THE FLOYD WICKMAN TEAM DO?

They help brokers and their agents increase sales by causing them to:

Master the art of Listing and selling real estate.
Build and maintain a Salable Book of Business.
Become and stay organized.
Value the benefits of Teamwork and Mentoring.
Live by 5 client- and company-friendly Core Values.

S.M.A.R.T. PROGRAM: 7 weekly sessions teaches agents how to prospect their sphere of influence and FSBO's; generate referrals; control the complete listing appointment; price the listing so it is salable in the toughest of markets; service the listing; convert incoming and Internet inquiries into office appointments; sell more properties; create a business plan and focus for achieving that plan; work as part of a mentor group.

Includes:

1. 8 CD's

2. 1 DVD

3. Course Manual

4. Online resources

CORE VALUES CLUB: 1 year follow-up to the S.M.A.R.T. program (no additional charge) designed to help the agent fine tune all of the listing and selling skills taught during the 7 weekly sessions; and, to master the personal success characteristics necessary to achieve long range success.

Includes:

1. 12 monthly audio messages

2. Online resources

THE MASTER SALES EVENT: A 3 day event during January, limited to Floyd Wickman graduates designed to recognize achievement and to create a business plan for the New Year. To help agents achieve at a higher level.

Includes:

1. National speakers

2. Added value workshops

3. Referral sharing

4. Higher level skills

My Hero

2008-11-24T09:51:00.001-05:00

Andy Roddick

2008-11-21T20:30:00.000-05:00

Sie können mehr Videos wie diese finden auf Tennis Suedtirol.

Housing Affordability Is Up!

2008-11-20T12:57:00.000-05:00

The Home Builders Association of South Carolina published a very interesting article in their latest newsletter.

With housing prices down, and rates still historically low, housing affordability is the best in 4 years.

Click HERE to read the full article.

The Difference Between Pre-Qualification and Pre-Approval

2008-11-19T14:34:00.001-05:00

Ben Russ, Vice President of Hilton Head Mortgage sent me the following pertinent information regarding financing for a home on Hilton Head Island.

Pre-qualification is the first step in obtaining mortgage financing.

A potential borrower answers a few questions to provide the loan consultant with a quick snapshot of the borrower's income, existing debt, accumulated savings and whether or not there is a co-borrower. Signatures allow the loan consultant to run a credit report and begin to determine what loans are good candidates for this particular client. However, there are literally thousands of loan programs available.

It is important for the loan professional to know the long-term financial objectives of the prospective homeowner.

Pre-approval is a written documentation that proves the borrower has full support of a lender.

It means the form 1003 Uniform Residential Loan Application has been completed and reviewed by an underwriter. Based on the borrower's income, debt ratio and savings, the underwriter will provide a dollar amount this borrower is eligible for.

Now the borrower has the convenience of shopping for a home in the price range agreed upon by the lender.

Pre-approval allows potential homeowners to shop as cash buyers, and that means negotiating power. The seller will take an offer from a pre-approved shopper much more seriously and may even accept a lower bid because they know the financing is in place and the deal is secure.

For more information regarding the home-buying lending process on Hilton Head Island, South Carolina, or for real estate information, email me with your questions at HiltonHeadJR@aol.com.

Avoid Foreclosure with Deed-In-Lieu

2008-11-15T13:55:00.001-05:00

A common way to protect your property from being taken away by the lender on account of non-payment of your mortgage is a deed-in-lieu of foreclosure.

Deed-in-lieu is a process in which the borrower failing to satisfy the loan obligation hands over his property to the lender. The lender may then sell the property in order to retrieve a part or whole of the amount borrowed from the sale proceeds.

What is the process all about?

When you go for a deed-in-lieu in order to avoid foreclosure, you need to sign legal documents such as the Agreement in Lieu of Foreclosure and a Warranty deed, quit claim deed or a grant deed.

The first document reveals the terms and conditions of the deed-in-lieu, and is signed by both the lender and borrower.

The second document, which is the deed, conveys legal ownership of the property to the lender.

The lender marks the borrower's note as "paid" and provides the latter with two forms - one which states that the debt is canceled and the other which refers to the waiver of the right to a deficiency judgment (the lender's right to ask for the unpaid debt amount if it is not recovered totally by the property-sale).

The agreement for deed-in-lieu is executed through an escrow company which receives the borrower's note (marked as "paid") from the lender. The escrow then records the deed used for transferring legal ownership of the mortgaged property and sends the note to the borrower. The borrower is thus released from the liability of the mortgage payments.

Does a borrower need to pay tax in the process?

Once a borrower gets a release from the loan, he may have to pay deed tax provided he doesn't qualify for the tax relief under the Mortgage Debt Forgiveness Tax Relief Act applicable till the end of 2009.

As per the Act, one need not pay tax on canceled debt (unpaid loan balance which is forgiven by lender) resulting from deed in lieu. The tax is calculated on the basis of unpaid balance.

Now, even if the lender may not collect deficiency, the borrower may pay cash towards the unpaid debt to avoid a negative impact on his credit report. This extra cash serves to reduce the amount of unpaid debt which is the basis of the deed tax.

It may happen that the lender pays the borrower a certain sum of money in return for the deed-in-lieu when there is some equity in the property. In such a case, the cash offered to the borrower is added to the unpaid debt in order to determine the basis of the deed tax.

More questions? Contact me at HiltonHeadJR@aol.com if you need more information regarding foreclosures, short sales, etc.

Good News for Home Insurance

2008-09-30T10:50:00.000-04:00

Due to the efforts of our Insurance Commissioner, Scott Richardson, we now have many new insurance companies willing to write business for real estate in our area. All of the companies are A-rated or better and admitted to the State. This means that the insurers are bound by South Carolina's Guarantee Act.

These new companies are competitive and give us options so that we are, in most cases, no longer bound to the expensive Lexington and Lloyds products.

As a generalization, I would say that insurance prices have dropped to about 1% of the purchase price of the home, sometimes less. This is a considerable drop from the previous year's when it was as much as 2%.

I hope this gives you a little insight into the insurance market. My thanks to Kristin Hayrinen at Kinghorn Insurance for her insights. Please email me hiltonheadjr@aol.com if you have further questions.

Loggerhead Sea Turtle on Hilton Head Island, Summer 2008

2008-06-28T10:02:00.003-04:00

Hilton Head Island

2008-04-21T07:02:00.001-04:00

-JR

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Very Important

2008-04-04T18:03:00.007-04:00

My sister Pam has recently started making her own jewelry collection and has it listed on Etsy.com, which is a website for all hand crafted items. Check it out at http://www.pamlita11.etsy.com/.

You'll also see a larger description on the lower left side of this page which includes a variety of jewelry photos.

If you don't purchase something, we're ALL in trouble!

Forest Beach, Hilton Head Island, SC

2008-03-20T10:52:00.003-04:00

FHA Raises Loan Limits

2008-03-14T23:30:00.000-04:00

Great News! The U.S. Senate recently voted 93 to 1 to raise the loan limits on government insured FHA (Federal Housing Administration) mortgage loans.

This is in response to the recent credit crisis and collapse of the sub prime mortgage market. The intention is that this will enable borrowers who deserve a mortgage to obtain one and at the same time allow those current mortgage holders to refinance their existing mortgages to lower payments.

FHA loans are frequently used for “first time homebuyers”. This is because these buyers commonly have decent credit, low monthly expenditures, but not a lot in the way of liquidity. An FHA Mortgage allows 97% financing with minimal out of pocket costs and more forgiving credit scores. FHA also offers attractive interest rates which is a big advantage over the high rates of previous sub-prime mortgages.

However, in the past FHA has been capped in Beaufort County at $284,000. With this increase in loan limits the new limit will be $387,500. This will allow more buyers to take advantage of home prices in Beaufort County and utilize the advantages of FHA Mortgages.

So what’s the bad news? At this point the Senate has only voted on this increase in loan limits until the end of 2008.

For more information on FHA Mortgages please call Tony Knapp from Mortgage Network at 843-341-0111.

Tony is a member of John Robinson’s Performance Team and a loan officer for Mortgage Network, Beaufort County’s largest and most respected mortgage lender.

27B Fiddlers Cove Villa - Hilton Head Island

2008-03-11T15:07:00.001-04:00

27B Fiddlers Cove Villa
MLS #248563

Walk to the beach from this extended 1st floor villa with lagoon view! Larger floor plan with brand new real wood flooring, granite in kitchen, bathrooms, & wet bar, smooth ceilings, new SS appliances. The nicest villa offered at Fiddlers Cove adjacent to pool pavilion and clay tennis courts. $269,000. Call John Robinson at 843-422-3767.

Pool Bar Jim's Beach Bar - Hilton Head Island

2008-03-02T13:39:00.002-05:00

Hilton Head Beach

2008-03-02T13:15:00.002-05:00

Hilton Head Island - March 2

2008-03-02T13:12:00.002-05:00

Special Situation Pricing - Hilton Head Island, SC

2008-02-25T12:35:00.007-05:00

Below is a list of MLS numbers which represent properties (single family homes and villas) offering special pricing situations which include:

Foreclosures
Pre-Foreclosures
Very motivated sellers
Very appealing prices

Non-Gated Single Family Homes & Villas
240551, 247058, 247609, 242460, 239359, 240240, 245077, 243175, 247273, 242937,
245829, 240581, 246140, 246178, 244239, 239411, 247243, 246248, 247782, 241588,
237342, 237627, 247017, 242888, 228008, 239118, 246285, 235777, 240361, 244716,
234841, 246768, 244290, 241904

Gated Single Family Homes
246477, 247193, 241662, 228637, 246263, 241656, 240766, 247025, 246170, 245144,
247695, 247198, 244486, 236183, 246292, 245525, 246930, 242930, 244983, 245923,
243453, 245601, 246010, 241511, 243854, 246816, 246987, 243596, 247003, 247593

Gated & Special Communities Villas
238191, 246006, 242993, 244097, 245069, 230220, 243607, 245980, 247219, 242889,
245363, 246744, 242621, 246431, 244424, 241478, 244957, 236154, 246933, 234749,
244730, 246741, 242772, 242459, 243848, 239229, 235053, 243088, 236022, 242458,
247076, 226959, 245837, 236462, 243700, 244989, 244558, 234403, 246620, 245241,
237663, 245175, 235631, 246986, 246326

Choose the MLS numbers, go to my website at www.JohnRobinsonRealEstate.com, click on "MLS Local Listings" and plug the MLS numbers into the appropriate spot. You'll then see specific information about the property.

Remember, this is a list of homes and villas which I've researched and deem to be a "special pricing situation" which may create an opportunity for you.

Please email me with your thoughts or questions to JR@JohnRobinsonRealEstate.com.

Hilton Head Island News

2008-02-23T17:17:00.004-05:00

Spring has sprung on Hilton Head Island!

It’s easy to tell that’s the case because yellow pine pollen now coats our cars, driveways and shrubs until the next brief rain shower washes it away. A small price to pay for glorious sunshine and balmy temperatures in the 60’s and 70’s; perfect for walking the beach, biking, golf, tennis or sailing. Evenings are perfect for enjoying a walk on the beach or around one of our harbors and taking in the incredible night sky, and more stars than you’ve seen since being a child untold numbers of years ago!

If you’ve not ever had the pleasure of March, April or early May on Hilton Head Island then you’ve missed one of the two best times of the year (fall being the other). The azaleas are starting to burst forth and all is, almost, right with the world.

Spanish moss and moonbeams…and of course there are the unbelievable golf and tennis facilities to consider as an option.

Easter Holidays & Spring Break

Visitors are starting their trek southward in the annual search for sun, sand and relief from winter’s hold. The Chamber expects a big year in 2008 as folks choose to drive versus fly this year in hopes of keeping down their vacation costs. Amazing how accessible Hilton Head Island is to the eastern and central U.S. because of the feeder interstate highway system that brings folks down through Tennessee & North Carolina in less than 12 hours, versus the 18-20 hour drive to Florida. It’s no wonder we’ve become so popular for Spring Breaking families. If you are part of those excited groups, welcome home!

Highway Construction in the Area

For those that haven’t been here since last summer, you’ll be pleased to hear that the six lane expansion of Hwy 278 through Bluffton is complete! Incoming traffic on Saturday should be aided immensely with this improvement, and we hope you enjoy your bed tax dollars at work!

On the Island, there are a number of projects underway that you should be aware of, especially if The Old Oyster Factory is one of your favorite dining stops! The Town is widening Mathews Drive and constructing a traffic circle at Mathews and Marshland Road that probably will not be completed until fall.

Bikers Are Off Pope Avenue – Hooray!

Compass Rose Park, to honor Charles Fraser & the founders of Sea Pines Resort, at the corner of Pope Avenue and New Orleans Road, is well underway and could be a nice diversion for bikers. Speaking of biking, the new Pope Avenue bike routes are a work of art – traversing lagoons via wooden bridges with copper clad posts, on both sides of Pope Avenue, adding to traffic safety and dramatically improving the look & feel of the Pope Avenue corridor. It’s worth the ride!

New Dining Experience

While seeing the new sights on Pope Avenue, you may want to try one of Hilton Head Island’s favorite restaurants. Truffles has just recently opened a new location off Pope Avenue. A popular Sea Pines restaurant, Truffles is now open and they are doing exceptionally well. Great salads and French Onion soup! Try the BLT Bibb lettuce salad.

Hilton Head Foreclosures & Pre-Foreclosures

Many of you have asked about the availability of foreclosure opportunities on Hilton Head Island. While there are surprisingly few, I’ve made an effort to compile some links to properties that are either in foreclosure, in pre-foreclosure, or on the verge, based on the anxious seller’s ‘motivation’ statements. I’ve already emailed the links to folks that we had a current email address for. If you’ve not yet received it, simply request a copy of the link by contacting JR@JohnRobinsonRealEstate.com and I’ll get it right off to you.

Foreclosure rates in South Carolina are some of the lowest in the nation. Less than 2% according to USA Today, but there are some and they range from a low of $185k up to nearly $3 million.

Order your links if interested.

North Carolina Mountain Golf Communities

The winter has provided a chance to tour some of the new communities exploding in the western part of North Carolina in and around the Asheville/Hendersonville area. There are some great facilities that you might wish to explore. Private golf, of course, plays a major role in the amenity list, but access to nature trails and rivers is as essential. One of the newest of these communities is an Arnold Palmer signature golf facility named Seven Falls, featuring a complete golf learning center plus access to the French Broad River for boating, kayaking and fly fishing. The core golf course is built in a valley, with mountain-view homesites surrounding the course and including, surprisingly enough, seven waterfalls on the property from mountain streams leading into the course and to the river. Nine hundred residents, a full Town Center, and a River Club make for an exceptional development.

If golf isn’t a priority but river access is, maybe Cold Mountain, a magnificent community near Waynesville, which is all about the river and the mountains, is right for you. Let me know if you wish more information or a link to their websites.

New Villas – Sunset Bay at Palmetto Bay Marina

I mentioned the Sunset Bay Villa project to you in previous announcements and am excited to report that plans are in the works for this new complex at Palmetto Bay Marina on Broad Creek on the south end of the Island. The site will be familiar to those of you who are long-time visitors who might recall a favorite restaurant, the Chart House located at the marina.

The Chart House closed down about seven years ago, only to be followed by a series of mediocre-to-bad food operations, while positioned on an unbelievable piece of land, surrounded by Live Oaks and with a western view down Broad Creek with some of the best sunsets you’ll ever see.

Now an investor has taken an option on the property and intends to build 12 three-bedroom luxury condos with 2,500 square feet of interior space and huge decks looking over the Broad Creek that will provide owners with an unbelievable location and views to die for. Prices range from $899,900 to $1,299,900 with a summer of 2009 completion date. If you have an interest call right away and I’ll send you information to help you make a decision. A 3% deposit is required to secure your unit until contracts are signed in 90-120 days.

Speaking of Real Estate-Good News

Finally, and for a change!

‘Pended’ sales (placed under contract) of homes on Hilton Head Island are UP for February!

After a gruesome December & January, activity has spiked up by 50% during February 2008 from January, and came close to reaching the historical ‘average’ activity on the Island over the past 12 years! It’s the best month of sales activity since April 2006. It appears that the combination of a less than robust stock market and continued cuts in the prime rate has finally brought in some second home buyers who believe that if we’re not at the bottom, then we’re pretty damn close. Villas continue to lag, but are still way up as well for February.

In a month or so you may read in the national media about an up-tick in real estate activity. But all real estate is local! Remember, you heard it here first that we’ve turned the corner.

Best Real Estate Opportunities

I remain convinced that oceanfront and near-ocean condos, that generate rental income for their owners, are the best possible solution for the buyer not ready to make a permanent move to the Island. Rental income can make your ownership costs surprisingly affordable, while allowing you usage of the property during much of the year when it is not in demand.

JohnRobinsonRealEstate.com

If you haven’t visited my website lately you may not know that you can check the local MLS listings for yourself! Go to www.JohnRobinsonRealEstate.com and click on ‘Hilton Head Island & SC Lowcountry Listings’ and take a tour of Hilton Head Island and Bluffton anytime you choose!

JohnRobinsonBLOG.com

I’ve added a new addition to my online presence. If you’ll visit my real estate blog at www.JohnRobinsonBLOG.com, you’ll see informative, interesting, and valuable opinions and pertinent information relating to the Hilton Head Island area and real estate in general.

What is a BLOG? A blog is a “web log” or a journal. You’ll find daily updates, virtual tours, photos, and an occasional Redskins update.

Feel free to peruse the multitude of postings and make comments by clicking the “comment” link below each post. You may also forward the information to your friends or associates. In fact, I have added a special button which will allow my blog posts to be automatically delivered to your reader. I’ll explain more about this in a separate email.

And….

…finally, I’d be eternally grateful if you would consider recommending me to friends and associates considering purchasing property in the Low Country. Call me if you intend to visit this spring; I’d love to discuss your plans for the future and how I might be of assistance to you in your search for just the right community.

Squire Pope Rd / Jonesville Rd for Heidrich

2008-02-21T10:42:00.002-05:00

Compass Point Villa - Hilton Head Island, SC

2008-02-07T17:52:00.000-05:00

Quit Claim Deed vs. Warranty Deed - A Difference Indeed

2008-02-07T17:01:00.000-05:00

A quit claim deed is the legal way that one person (the grantor) transfers real property, such as a house or land, to another person (the grantee). As an example, a divorcing husband may quit claim his interest in certain real estate to his ex-wife.

While the concept is simple and straightforward — relinquishing all ownership claims to a particular property — it’s also important to note what a quit claim can’t do.

In renouncing claim, the grantor makes no guarantee or promise that the property is free of debt. Another important distinction is that the grantor makes no promise that no one else claims to own the property. Tracing its origin to Anglo-Norma times (circa 1,000 CE), the quit claim deed says, in effect, that the grantor is signing over whatever ownership he or she may have in the property. It does not even guarantee that the grantor has any ownership interest at all. By accepting such a deed, the grantee assumes all the risks.

Furthermore, many title companies are reluctant to insure title when a quit claim deed was used previously to transfer title, and therefore, recommend use of a warranty deed instead. A warranty deed conveys full title to the property and warrants that title against defects such as tax liens, legal judgments and unpaid debts.

To figure out the differences between a simple quit claim and a warranty deed, I recommend you consult your real estate attorney for more information.

Discussion RE: Handy Man Special

2008-02-07T16:43:00.000-05:00

John:

Thanks for responding to my previous email regarding the Handy Man Special at Anchorage Villas in Shelter Cove.

I'm going to answer your questions and comment within your original email. My answers are in red:

If you were going to begin "making a move" to be in HHI for retirement in about 5 years, would you start with something like this? Or, would you go ahead and sink into a $500-$700 home, and fix it up?

It depends on whether you have a community that you absolutely love and want to be part of now. It seems the best and most logical choice for your family would be to purchase a villa now, and then roll it into a larger single family home down the road. If they purchased a villa now at TODAY'S prices with TODAY'S inventory, then they will surely find great deals. They would purchase now, and then wait for the market to come back in order to sell or roll into something else.

Many experts feel that we've either already hit the bottom or we're darn close. In fact, according to our local MLS, home & villa sales in the HHI market were down slightly more than 10% in 2007, but the median price remained relatively stable, dropping less than 3%. This shows that price reductions are slowing down.

The goals for buyers should be "buy low, sell high"...and I feel that "low" is either upon us or very close.

Another important note to keep in mind is this: our villa inventory is huge right now. Take a look at the following stat:

YTD December 2005 Villa Inventory: 791 (36 days on market)
YTD December 2006 Villa Inventory: 1104 (101 days on market)
YTD December 2007 Villa Inventory: 1189 (131 days on market)

This bodes well for a potential buyer. Buyers have many choices which allows for negotiations.

Take a look at the table again below showing the available Anchorage Villas. You'll see the highest priced unit is at $389k. John, that is the exact same unit with a very similar view and location as the handy man villa.

To answer this question, I would say "yes", I'd pursue a villa first, then once they're ready to move down here permanently, then roll it into a single family home.

List Price
$290,000
$299,000
$324,500
$324,900
$325,000
$329,900
$339,900
$359,000
$369,900
$375,000
$379,900
$385,000
$389,000

If you were to buy this Villa for $250. Dump about $20K into remodeling, and sell it in 2-3 years. Will it be back to $350 or about that? I mean, does this particular unit have the appeal of the others, or are there reasons why the seller is willing to dump it so cheap???

Anchorage Villas are very popular as 2nd homes or rentals. They are located in Shelter Cove Harbour community which is one of the most sought-after spots on the Island. Currently, they offer a very affordable opportunity for families to own a "part of Shelter Cove".

Take a look at the following table which shows the list prices of Anchorage Villas SOLD from May 2005-January 2006:

List Price
May 2005 –
January 2006
$349,000
$349,900
$350,000
$359,000
$359,000
$359,000
$359,000
$359,000
$364,900
$369,000
$369,000
$369,900
$374,900
$379,000
$384,900
$399,900
$399,900

I walked into this villa yesterday to take photos and I was very impressed with the villa's location, view, and proximity to the pool. This villa is also located somewhat close to the entrance which is convenient.

The In-Laws are getting close to making a move. I want them to do something now while the market is so good. Plus, we would have a place to come for vacations, now.

Good point. TODAY'S prices are very appealing.

I am afraid if they wait till next year, the market on HHI will have already begun to correct itself.

Many experts agree with you. Prices will start to creep up or stabilize, and inventory will gradually decline.

Do you think the market will be better , or worse, on HHI, one year from today?

I truly feel the market will be "better" in one year. Right now, the market is great for buyers and bad for sellers. In one year, I feel the market will be better for sellers, but still great for buyers...although I feel the best time to buy is now.

Hit me back John.

Handy Man Special in Shelter Cove Community - Hilton Head Island, SC

2008-02-07T16:18:00.000-05:00

Handy Man Special -- The Price Is Right

Anchorage Villas
Shelter Cove Harbour Community
Hilton Head Island, SC

This villa needs the following:

Carpet replacement
Kitchen Updates (appliances work but are original)

This villa is not on the active market, but the seller is eager to sell and will probably accept $240,000 - $250,000.

Take a look at today's active listings at Anchorage (all units offer basically the same floorplan/location):

List Price
$290,000

$299,000

$324,500

$324,900

$325,000

$329,900

$339,900

$359,000

$369,900

$375,000

$379,900

$385,000

$389,000

All Anchorage Villas offer the same floor plan with similar views. You'll notice the beautiful and serene view when you look at these photos which I snapped from the villa yesterday:

Regime Fee at Anchorage is $340/month with an annual insurance assessment of $1600.

Short or long-term rentals are approximately between $10k - $15k

Read below for more information regarding Anchorage Villas:

Anchorage is located at 3 Shelter Cove Lane, Hilton Head Island, South Carolina, within easy walking distance to the marina, shops and restaurants. Other nearby conveniences includes a shopping mall (the only indoor mall on the island), grocery store and art center all of which can be accessed without entering the main highway. Owners also have access to all the amenities of Palmetto Dunes Resort. A free shuttle service, the Dunes Buggy, is available to any location within Shelter Cove and Palmetto Dunes from April 1 until after Labor Day including the beach, which can also be easily accessed by bike. During summer months, a fireworks display is held weekly and can be viewed from the property. A large community park is available as well as a newly established Veteran’s Memorial.

The community consists of twelve two-story buildings with stucco exterior and eighty-eight owners. Each unit has two bedrooms, two full baths, including a whirlpool in the master bath, and a spacious living area. The dining area adjoins the kitchen and has a large garden window. Heating and cooling for each unit is individually controlled. A private deck overlooks the lagoons and magnificent landscape. Some units have a harbour view. There is a covered carport below each unit so that the first floor units are above ground. Each unit also has an outside storage room.

Anchorage has one of the lowest regime fees on the island and the property is debt free. There is a sizable reserve fund available for capital improvements and maintenance. Anchorage has never had a special assessment and does not anticipate one in the future.

Recent renovations include all new flat roofing and flashing replacement. New awnings have also been installed. All parking and paved areas have been sealed, and a current painting program for all buildings is in progress.

The pool and hot tub are second to none on the Island, with new renovations such as surface coating, new pumps and filtering system. The pool is one of the few on the island that is chilled for those hot humid summer days, and warmed during the cooler days to extend the spring and fall seasons. The pool also has a covered area with chairs, tables, refrigerator, serving counter, shower, and bathroom facilities.

Two lagoons on the property are fed from the harbour, with abundant marine life. Both have fountains lighted at night. One lagoon has a walking bridge and both are surrounded with immaculate landscape. Two grills are located on the lagoons for outdoor cooking.

13A Fiddlers Cove Villa - Hilton Head Island, SC

2008-02-06T23:48:00.000-05:00

Walk to the beach in this 2BR villa for $239,000. Contact John Robinson, Dunes Marketing Group, at JR@JohnRobinsonRealEstate.com.

A Record Breaking Game!

2008-01-31T20:25:00.001-05:00

Transfer Fees - Realtor Perspective and Property Management View

2008-01-31T18:51:00.000-05:00

TRANSFER FEES: REALTOR PERSPECTIVE

It seems there are several new fees cropping up (just like taxes), that affect the value of your real estate. You may not notice them until you sell, but they could lessen the value of the house you live in. The following explains why.

We have always had deed recording fees, one type of transfer fee.

While most of these monies go to the state, some go to the county. Many people are familiar with the Town of Hilton Head Island’s transfer fee, which remains on the island. It’s hard to guess how much the former adds to the value of your property, but it’s easy to drive around the area, see the open spaces the Town has purchased, and realize the value added to all properties by our local transfer fee.

A third type of fee has recently been imposed by more and more planned unit developments (PUDs), and some fees are very high ($15,000 or more). If you are considering buying property in a PUD, you should ask about these fees. They should be listed on the Residential Property Disclosure Statement, Item 21, supplied by every seller.

The fees are used to pay for capital improvements, enhancements, maintenance of common areas and amenities, funds (such as insurance), or whatever the Board of Directors and/or homeowners decide is needed. These fees are the same as an assessment, or a tax, but they are levied on buyers of properties, rather than on all owners. In other words, if lagoons in a PUD need to be cleaned out, present owners can avoid the additional fee by taxing new property owners.

The Realtors Association is concerned about the feasibility of such assessments on new owners of real estate in PUDs that have these types of “transfer fees.” For one thing, it is impossible to properly plan for improvements when no one knows how much revenue will be coming in to pay for them.

For example, if a PUD needed to improve roadways, knew the cost would be $1 million, and planned to assess each new owner between 1/4 and 1/2 percent of the sale price, how many sales would it take to cover the cost? And what if you knew the number of sales for 2005 and planned based on that number? Sales in 2006 were down one-third from 2005, so you might have to delay the project or raise the percentage.

On the other hand, let’s say you had 5,000 property owners. You could raise the $1 million by charging each of them $200, properly plan for the road repairs and have the money almost immediately. (The present owners are the ones who wore down the roads anyway, so they shouldn’t complain, right?)

Realtors have expressed their concerns to the governing bodies of most of the PUDs in the area. They have encouraged PUDs to take a fairer approach (and one that doesn’t make buyers cringe) by evenly distributing the fees, to improve all properties, among all homeowners. Those voting for transfer fees may not intend to sell their properties and can avoid the expense of assessment by attaching the fees to new owners.

The truth is, however, that, sooner or later, everyone sells. And even though the purchaser is supposed to pay transfer fees, these fees (like all fees) are actually negotiable. So the seller will either pay them, or the purchaser will reduce the offered price – either way, the result is less of a net amount to the seller. Can you see the possible loss of value of a home in a PUD?
All owners want to add value to their properties. If you think a transfer fee will do this, you should support it. If you think transfer fees should be split between all owners who will benefit, then you should let your decision makers know your thoughts before they establish new transfer fees, or increase the ones they currently have in place.

Written by Eleanor Lightsey O’Key, EVP, HH Area Assoc. of Realtors

PROPERTY MANAGEMENT PROFESSIONALS OFFER A DIFFERENT PERSPECTIVE

Hilton Head Island is known as a world-class resort community that draws investors from all over the globe who purchase property in the area’s gated communities. But as these communities and their amenities age they must remain competitive, not only in the area, but also in the global real estate market. Otherwise, people will go somewhere else to retire, play golf and vacation.

To remain competitive and up-to-date, property managers are faced with the challenge of finding funding for continuous improvements. And rather than assess property owners with fees on a project-by-project basis, many planned urban developments on Hilton Head have implemented a Capital Transfer Fee to create a special fund for continuous improvements. In theory, buyers will pay this fee when they purchase property in the community as part of the real estate sale contract. In reality, everything in a property sale is negotiable. So sellers may end up paying, depending on contract terms.

Regardless of who pays the fee, property managers assert that this is a benefit. According to property managers, communities and their amenities must be kept up to date in order to maintain property values in these gated communities. One Hilton Head Island community recently implemented a Capital Transfer Fee of one-quarter percent of the sales price, while another south end community passed a Capital Transfer Fee of one half percent in their March 2006 meeting.

According to a few property managers, the enhancement fee is placed in a special account and must be plowed back into the community. This account is only tapped for special projects, such as bike paths, pools and clubhouse improvements. The money can’t be used to pay salaries or to cover other expenses that the regular community fees are used for. And according to property managers, they haven’t had any trouble passing these fees with the community boards of directors and property owners.

Property managers also argue that owners don’t want special assessments and they don’t want their fees to double. And several communities in the area have implemented these fees.

Historically, the only source of improvement funds was to constantly assess a membership when a new project was needed, said property managers. This approach means selling each project to the community property owners, gaining approval for the one-time fee and collecting the money.

But assessments can come at a bad time for property owners and they may be reluctant to approve them. Plus, many feel that one generation of property owners shouldn’t have to pay for something that will remain in the community forever. Assessing current property owners means that one generation is paying for something future generations will use, said property managers.

Because communities need regular upgrades, new developments and many existing communities are addressing this on-going desire for improvements as someone buys into a community rather than assessing them after the fact.

With Capital Transfer Fees, a buyer knows the investment they are making up front and that there will be guaranteed funds to keep their property competitive, thus helping to insure property appreciation.

Although some feel that Capital Transfer Fees will have a negative impact on property values, property managers argue that current and future owners will be excited about being part of a community that is dedicated to continuous improvement. And if planned urban developments want to remain competitive, this is the most painless way to do it, according to property managers.

Property managers feel that the majority of developers are building in this type of fee in new properties, and existing communities are modifying their documents to include such a fee if one does not exist. And they argue that the mission of any property association is to maintain and improve property values and improvements are essential for those goals to be achieved.

Hilton Head Island Beach - Sunday

2008-01-27T12:42:00.001-05:00

Photos taken and sent from my TREO 650.

Hilton Head Island Money Talk

2008-01-26T14:13:00.000-05:00

Chances are that you have been watching with keen interest, the wild gyrations of the financial markets over the past number of days, and like me, wondered what in the world does all of this mean?

Are we heading into a Bear market or are we already through one and now into a Bull market? Is there a recession in our future? Job growth would indicate not. Is this instant tax credit that the democrats & republicans are working on really the answer, and if so, to what problem? It's allvery strange.

The only certainty out of all of this is that the Fed's aggressive move on interest rates is going to have a significant and positive impact on our nation's real estate issues, by providing relatively cheap money, similar to what was experienced back in 2002-2003 when we re-bounded from the economic hit brought on by 9/11.

Rates are changing daily and there may be another round of reductions by the Fed next week. If you need guidance on current rates, current conforming loan levels and availability on Hilton Head Island, I’ll be happy to assist.

But be assured that money is readily available for good quality borrowers and at very attractive rates for non-leveraged borrowers. Additionally, sellers are very willing to cooperate in buying down rates as part of the negotiating process.

If you've been waiting for a sign that the time is right to reconsider real estate on Hilton Head Island, we may have just witnessed it in the financial events of this most recent week. No better time, especially if you have been considering a property capable of generating income production, as we're approaching the start of our busiest and most profitable time of the year.

Give me a call and let me help get you started in your quest for that perfect second home on Hilton Head Island.

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Sorry...but you have to watch this historic moment!

2008-01-26T11:15:00.000-05:00

Understanding Mortgage Lending

2008-01-24T17:16:00.001-05:00

Many homebuyers seeking a mortgage are perplexed about the current state of available mortgage products. This is not surprising when considering all that has been in the media over the last several months.

At the heart of the issue are subprime borrowers and how they have affected global financial markets. Subprime Mortgages are a type of loan that is offered to individuals who do not qualify for prime rate loans. Quite often, subprime borrowers are often turned away from traditional lenders because of their low credit ratings or other factors which suggest that they have a reasonable chance of defaulting on the debt repayment. Over the past year many of these borrowers have defaulted on their mortgages which, in turn, affected financial markets worldwide.

Most U.S. mortgages are tied to global investment markets on Wall Street, where investment banks bundle them up and convert them into securities. These mortgage backed securities (MBS) are, in turn, sold to private and government institutions both in the U.S. and abroad. With the rise in mortgage defaults, a wave of financial loss has spread worldwide. This “crisis” has caused many mortgage lenders to go out of business including some nationally recognized companies that were deeply involved in subprime lending.

The good news now is that it is one of the best times in the last 40 years to secure a mortgage with interest rates at near historic lows. Homebuyers who can qualify for a conventional mortgage have a vast array of products from which to choose. Those who already have a mortgage will also find that now is a great time to refinance into a long term low interest mortgage.

Homebuyers should join with their REALTOR® and meet with a mortgage professional to obtain a pre-qualification for their mortgage. This will expedite the buying process and strengthen the buyer’s negotiating position. The procedure is simple and takes just a few minutes to complete. Decisions made by a quality lender are often provided in a matter of minutes. A reputable lender should also provide a “pre-qualification letter” to use for the home buying process.

Now is a great time for homebuyers to secure a mortgage.

Tony Knapp is a loan officer at Mortgage Network, Hilton Head Island’s largest and most respected mortgage lender. He is also a member of the John Robinson Team. For more information, Tony can be reached at 843-341-0111 or tknapp@mortgagenetwork.com.

What To Expect in a Real Estate Closing

2008-01-21T20:05:00.000-05:00

Conducting a real estate closing is regarded as the practice of law by the South Carolina Supreme Court. As a result, all parties in a South Carolina real estate transaction must be represented by counsel. It is permissible for the parties to engage the same attorney in a dual representation capacity provided that each party agrees in writing and consents to the conflict of interest involved. However, this is not advisable in the purchase or sale of your home and you are encouraged to engage your own attorney.

Your closing attorney's task is to conduct the title examination and prepare all documents for settlement. If you are a purchaser and financing is involved in your transaction, your attorney will coordinate with your lender. Your law firm will also likely be able to assist you in obtaining title insurance. You will receive finalized documents for your execution either through the mail from your attorney or by personally meeting with your attorney. In some instances, you may also authorize your attorney to execute all documents on your behalf via a power-of-attorney. The documents presented to you at closing will include an itemized settlement statement which will fully address all financial aspects of the closing such as proration of taxes, assessments, etc. All funds in the transaction will be channeled through your law firm's escrow accounts.

As a purchaser of real estate, you will likely be asked by your attorney to provide applicable information. This will include the manner of holding title, anticipated insurance provider and your plans, if any, to finance your acquisition.

As the seller of real estate, you will need to provide the names of any lenders that hold a mortgage on your property.

The process will be guided by your attorney. You may initiate the process by identifying your attorney and asking your real estate agent to provide the sales contract to your attorney. You can anticipate that your attorney will contact you and specifically request relevant information and materials.

The local custom in South Carolina is for each party to meet with an attorney individually. Contrary what you may have experienced in other states, it is very likely that you will never meet the purchaser of the home you are selling or the seller of the home that you are acquiring.

There is value in selecting a law firm that has the resources to handle a number of your needs and is willing to stand behind its work. Although the vast majority of real estate transactions proceed smoothly to closing, it is helpful to have a firm that handles a variety of matters including litigation in the event that you have a difficulty arise. If you are moving to South Carolina, there is value in having a law firm that is able to handle any corporate and estate planning work that needs to be reviewed for compliance with South Carolina law.

If you have further questions or concerns relating to your real estate needs, attorney Bret Pruehs with McNair Law Firm on Hilton Head Island, SC will be glad to answer your personal questions. Bret is available at 843.785.2171 or at bpruehs@mcnair.net.

Join my FREE Professional Network at LinkedIn

2008-01-19T18:54:00.000-05:00

What is LinkedIn?

LinkedIn is an online network of more than 17 million experienced professionals from around the world, representing 150 industries.

When you join, you create a profile that summarizes your professional accomplishments. Your profile helps you find and be found by former colleagues, clients, and partners. You can add more connections by inviting trusted contacts to join LinkedIn and connect to you.

Your network consists of your connections, your connections’ connections, and the people they know, linking you to thousands of qualified professionals.

Through your network you can:

Find potential clients, service providers, subject experts, and partners who come recommended
Be found for business opportunities
Search for great jobs
Discover inside connections that can help you land jobs and close deals
Post and distribute job listings
Find high-quality passive candidates
Get introduced to other professionals through the people you know

LinkedIn is free to join. Click below to see my LinkedIn profile.

Hilton Head Island Real Estate News

2008-01-18T14:14:00.000-05:00

-- Market Activity

Island real estate activity followed the national trend downward in November and December after some positive signs of improvement in October. New re-sales on the Island were off 10% from the previous year for those two months, so we ended the year down 8% from 2006. It appears that it may take longer than most anticipated to work through this correction to supply and demand. We remain optimistic about the market here for several reasons:

· First, the migration of baby-boomers southward will continue and we’re nicely situated.

· Second, there is little panic among sellers, so prices haven’t dropped precipitously.

· Finally, there is no new land to develop, so what is built now is not competing with new products coming out of the ground.

It’s simply a question of when potential buyers decide the time is right for them to make a decision to make Hilton Head Island their 1st or 2nd home.

Two things are certain:

· There’s a great selection from which to choose, with sellers looking for offers.

· Money is available at attractive interest rates for creditworthy buyers.

-- New Residential Developments

Three new residential developments are in the works, both on and off the Island, which might have some appeal for you. I will give you as much info as is currently available.

The first will be familiar to those of you who are long-time visitors who might recall one of our all-time favorite restaurants, the Chart House, located in Palmetto Bay Marina on the water. The Chart House closed down about 7 years ago, only to be followed by a number of mediocre food operations, but the building was situated on an unbelievable piece of land, surrounded by Live Oaks and with a western view down Broad Creek that enjoys some of the best sunsets you’ll ever see.

Parking for the restaurant was always a problem and it was surrounded by mid-rise condos. Now an investor has taken an option on the property and intends to build up to twelve 3BR luxury condos providing owners with unbelievable location and views. While the timing of construction and pricing has yet to be determined, best early estimates are for a 2009 completion with prices around $1million apiece.

Let me know if you’d like to be kept informed on this new project.

The second new community is also located on the Island along Gum Tree Road and close to the Island public school campus, the Island Boys & Girls Club, and other newer developments such as Hanahan Place, Allenwood, and Fuller Point.

This new community, called Carolina Isles, will offer 80 homesites with 8 home models from which to choose. All homes will be constructed with hard coat stucco, wood floors, granite counters, and 2-car garages. Homesite/model package prices will range from mid $300k’s to high $500k’s. Square footage of models will range from 1500’ to 3000’.

Let me know if you’d like to be kept informed on this new project.

The third new community is a small Bluffton development offering lots set amidst small horse farms, ranging in size from .75 to 2.0 acre lots and priced from $150k to $275k. This unnamed community, part of Midway Farms, will have pond views and access to horse trails and boarding facilities, and have a minimum of restrictions to owner usage. The development is situated half way between Hilton Head Island and Savannah and will provide a very inviting “country” feel to its owners.

Let me know if you’d like to be kept informed on this new project.

-- Best Real Estate Opportunities

We remain convinced that oceanfront and near-ocean condos that generate rental income for their owners are the best possible solution for the buyer not ready to make a permanent move to the Island.

Rental income can make your ownership costs surprisingly affordable, while allowing you usage of the property during much of the year when not in demand by vacationers. If you can afford $2000 per month, you can own an oceanfront property on Hilton Head Island’s beaches. If your price range is in the $400k range, there are several off-beach villas that might fit the bill for you, and I know where they are located.

If a second home or permanent home is your preference, we have an excellent selection in all price ranges from one end of the Island to the other, and I’d be happy to do some leg work for you. Just let me know your needs.

Lynes Home Inspections...

2008-01-13T20:11:00.000-05:00

Lynes Home Inspections has been in operation in Beaufort County, South Carolina since 1996, an outgrowth of a highly successful residential construction business.

Inspections are conducted to the highest standards and practices of the South Carolina Association of Home Inspectors.

The home inspector is specially trained to examine your home from top to bottom. His job is to give you a professional analysis of your home’s general condition so that you can make informed decisions about buying, selling or performing general maintenance.

Through a thorough, systematic examination the home inspector evaluates aspects of a home that most people would never consider. By going into the physical recesses of the property, places most people avoid such as attics and crawl spaces, the home inspector often identifies problems a homeowner never knew existed.

With our exclusive QuickReport software your report is available the same day as our on-site inspection directly from our web site. A printed copy will be mailed the following business day.

No other home inspection service offers a faster, more accurate or more complete report that Lynes Home Inspections with our exclusive QuickReport Home Inspection System.

Need more information about Lynes? You can contact them at www.LynesInc.com or 843-785-4202.

WHY YOU SHOULD BUY HILTON HEAD ISLAND REAL ESTATE NOW

2008-01-11T17:02:00.000-05:00

WHY YOU SHOULD BUY NOW

At a recent symposium presented by several local Realtors, emphasis was placed on the reasons consumers should invest in real estate on Hilton Head Island right now, rather than putting it off until sometime in the future. Here are the facts:

The right time. Selection is great -- you can pick and choose from several homes. That may not be the case when inventories of existing homes, which are higher than they have been in decades, decrease as sales pick up. Right now there are 6,144 listings with the Multiple Listing Service, as compared with 2,348 in April 2005. If you were buying real estate at that time, you might have to take less than you wanted and "make do". Now you can have just exactly what you want. What are you waiting for?

The right reason. The Sun Belt -- that's us -- is growing and the buyers are coming. Kiplinger reported in December of 2006 that by the year 2030, population is expected to increase by 52 percent. And in our particular part of the Sun Belt, careful planning and diligent care have made our Island a unique place to live. People just want to be here and be part of our terrific lifestyle. The natural beauty, temperate climate and first rate amenities are unbeatable anywhere in the world. What are you waiting for?

The right place. Comparing upper end waterfront property from Virginia to Florida reveals that properties on Hilton Head Island represent outstanding value as compared to similar resort areas, such as:

Boca Raton $15M
Jupiter Island $25M
Marco Island $12M
Miami Beach $35M
Naples $18.5M
Outer Banks $15M
Palm Beach $28.9M
Sea Island $19.8M
Vero Beach $27M
Virginia Beach $24.5M

Compared to the highest priced oceanfront property on the market on Hilton Head Island at $9M. What are you waiting for?

The right price. Many experts agree that this is the bottom for the Hilton Head Island market. The average price of a home on the Island fell from $628,728 in April, 2006, to $580,046 in April, 2007, a drop of 9%. The average villa price in April 2006 was $419,260 compared to $375,702 in April 2007, which is 11% less. This is the first time in more than 10 years that prices have declined. As with stocks, the time to sell is when the price is high, and the time to buy is when the price is low. What are you waiting for?

These facts were researched and contributed by a group of Hilton Head Island realtors, who together have over 100 years of experience in real estate sales.

So how many more reasons do you need to buy NOW?

Tribute to Sean Taylor, Washington Redskins

2008-01-03T16:48:00.000-05:00

Sean Taylor Tribute

A perfect song to highlight your trip to Hilton Head Island

2007-12-30T14:50:00.000-05:00

WHY BUY NOW?

2007-06-17T23:42:00.000-04:00

WHY BUY HILTON HEAD ISLAND REAL ESTATE NOW?
THIS IS A GREAT TIME TO BE A BUYER!

The imbalance of power that favored home sellers over buyers during housing’s 10-year boom has finally shifted. We don’t often have a buyer’s market like we have now. Every decade it happens for a year if we’re lucky. Then it’s a seller’s market for another nine years.

As painful as this cooling may be for sellers, it has opened the door for some buyers who’d been priced out of hot markets.

As a buyer, you now have plenty of choice, as well as the upper hand in negotiations. You also still have the benefit of low interest rates. If you’re tempted to upgrade yet worry that your home isn’t worth what it was six months ago, keep in mind that the home you want to buy is worth less too.

FACTORS FAVORING HILTON HEAD ISLAND AND THE LOWCOUNTRY REAL ESTATE MARKET

• The Sunbelt is growing. South Carolina’s population is predicted to grow 25% - 30% by 2030.
• Hilton Head Island and Bluffton, SC are drive markets and won’t be affected by fluctuations in air travel.
• Interest rates at a 40-year low.
• A lack of available land will drive prices up on existing properties on Hilton Head Island.
• Real estate on Hilton Head Island is still much less expensive than other similar coastal resorts.
• Land planning and design covenants put in place by the Town control growth and aesthetics.
• Hilton Head Island is a world-class destination with hospitals, good schools, arts & culture centers and other amenities.
• Hilton Head Island was recently named #6 on MSNBC’s website for Top-10 Family Friendly Beaches.

Great Villa Opportunity on Hilton Head Island

2007-05-21T12:13:00.000-04:00

~ BRAND NEW DUNES MARKETING GROUP LISTING ~

PALMETTO COMMONS VILLAS
Primary Home, 2nd Home or Rental Villa opportunity
Hilton Head Island, South Carolina
$169,900 (1st floor) - $179,900 (2nd floor)
“As Is” units available at $25,000 less
2 bedroom / 2 bath / 960 sq ft

Palmetto Commons is tucked away on five acres housed under a canopy of mature oaks and pines. The mid-island location is convenient to everything Hilton Head offers: fine dining, true southern nightlife, relaxing beaches, championship golf and world class entertainment. The mid-island location puts you just minutes away from nearby historic communities of Bluffton, Beaufort, Charleston, and Savannah, GA with the Savannah/Hilton Head International Airport a short car ride away.

Palmetto Commons Villas offer a quiet wooded setting on the north end of prestigious Hilton Head Island. Located just a few minutes from route 278, Palmetto Commons provides easy access to the mainland and the island's recreational and shopping facilities. Within ½ mile of Palmetto Commons are the Hilton Head Hospital and the Northridge Shopping Center with its 10-movie theatre complex.

The split 2BR/2BA design is ideal for families and guests. Fully equipped contemporary kitchens feature brand new appliances, pantry, and breakfast bar. The interiors include wall to wall carpeting in the bedrooms, wood flooring in living areas, blinds, washer/dryer, freshly painted, crown molding, chair rail, and more. Palmetto Commons features a swimming pool, tennis court, fitness room, dog park, and a serene lagoon setting.

Whether you choose to spend your down time relaxing poolside with a good book or enjoying dinner with neighbors, Palmetto Commons has you covered. At the heart of the community is the clubhouse. There you'll find a full catering kitchen, and enough tables and chairs to entertain your guests at parties, cookouts and other activities. Adjacent to the club house is the community pool and expansive deck, complete with grill, lounge chairs and patio furniture.

Also housed in the clubhouse you'll find the fitness center. The newly renovated workout facility is fully equipped with professional grade Nautilus equipment and aerobic machines including treadmills, incumbent bikes and elliptical machines.

At the far end of the property, surrounded by nature, is the tennis court. The tennis court is accented by the irresistible charm of a southern style gazebo, dog park area, and Palmetto Commons' private lake.

Palmetto Commons developers have taken great care to bring to you a very comfortable and relaxing community that blends perfectly with the Island lifestyle.

Benefits

• Completely renovated villas
• Members’ clubhouse
• Fitness facility
• Community pool
• Dog Park
• Tennis court
• Fishing lagoon
• Great North Island location
• Hospital and medical offices just steps away
• Close to Hilton Head’s pristine beaches and parks
• Nearby shopping, dining, entertainment & everyday conveniences
• Close to public and private schools
• Located next to one of the Island’s top rated golf course communities
• Close to Beaufort County Library
• Relaxed and quiet setting

Interior Upgrade List

• New hardwood floors
• New carpet
• New interior 6 panel doors
• New interior door trim
• New bi-fold closet doors
• New crown molding
• New baseboards
• New smooth ceilings
• New paint throughout
• New cabinets – bath & kitchen
• New hard countertops – bath & kitchen
• New bath lighting fixtures
• New toilets
• New bath faucets & sinks
• New wire shelving in closets
• New window blinds & sliding glass door blinds
• New chair rail
• New kitchen sink & faucet
• New lighting fixtures
• New ceiling fan
• New electrical switches & outlets
• New garbage disposal
• New appliances: refrigerator, range, dishwasher, microwave, washer/dryer
• New air conditioning unit & air handler

Property Information

General Property Information

• Secluded 5 acre site
• 64 total units in 8 buildings
• Phase 1 sold out (17)
• Phase 2 available (12)
• All units: 2 bedrooms/2 bathrooms (960 sq ft)
• Property built in 1983; renovated in 2006

Property Improvements in 2006

• Landscaping improved throughout property
• Sidewalks & patios re-surfaced and colored
• Parking lot sealed and painted
• Building exteriors re-painted
• Roofs replaced in 2003
• New fountain and gazebo at Lagoon
• New tennis court net
• New pool patio furniture
• New pool fence
• New community center
• New fitness center

Owner Information

Regime/Condo Association Fee = $344/month, which pays for:

• Landscaping
• Pool service & maintenance
• Monthly pest control services
• Trash removal
• Community electric & lighting
• Insurance for the property and buildings (exterior only)
• Portion of payment applied toward a reserve for the Association

Annual Taxes (approximate): $1750 (investor or 2nd home)
Annual Taxes (approximate): $1150 (primary)

Preferred Closing Attorney & Escrow Agent

• John Wilson, Wilson & Bratt, PA, 843-681-6300

Preferred Lenders

• Countrywide Home Loans, Chuck McAlpine 843-682-1350
• Sun Trust Mortgage, Eric Stafford 843-815-9684

Purchaser Incentives*

• Prepaid regime fees for one year from closing. Twelve months at $344/month equals $4128, plus $688 escrow requirement for a total of $4816.

• Closing cost allowance of 3% of the sales price. With a sales price of $169,900, the allowance equals $5097.

• Home Trust Warranty valid for one year from closing. Includes coverage for plumbing, electrical, HVAC and kitchen appliances (some restrictions apply). The value of this policy is $395.

*Must utilize services of preferred closing attorney and a preferred lender

Rental Opportunities

“Should you have a client considering purchasing a Palmetto Common villa, they may want to consider the potential investment of the long-term rental market. I have toured the model villa and the amenities and quality of the refurbished villas that are being offered to customers and have arrived at the following schedule of potential fair market rental values for the villas:

2 bedroom/2 bathroom: Rental range is $1000 to $1200 per month

Should you have a client that would like to purchase a villa with the anticipation of placing it on the rental market, I would be happy to meet with you and your client to discuss their goals and the potential long-term rental market.”

Keith Miller, PMIC
Miller Long Term Rentals, Inc
keith@millerlongterm.com
843-682-4310

Photos of Palmetto Commons are included in this email in album form.

Please contact me if you have an interest. These villas offer fantastic pricing for on-Island real estate.

A Typical Day on Hilton Head Island!

2007-05-17T21:29:00.000-04:00

Play this video at your own risk! This may lead to severe jealousy! Here's an idea: you should purchase a second home or condo on Hilton Head and then you can join me on the beach!

Home Insurance Rates on Coast May Fall

2007-05-15T13:55:00.000-04:00

On May 9th, there was an article in The Island Packet that says "Rates on Coast May Fall". It was written by Seanna Adcox, and references legislation that received "key approval in the house" on May 8th.

The new Insurance Director, Scott Richardson, is formerly from Hilton Head Island. This article has not been posted yet online, but I will keep an eye out for the article link.

I will also be sure to keep you posted as more good news arrives regarding coastal home insurance issues...

SOUTH FOREST BEACH CURRENT MARKET CONDITIONS - HILTON HEAD ISLAND, SC

2007-05-14T23:42:00.000-04:00

We here at Dunes Marketing Group continuously monitor statistics to keep our clients informed and ahead of the real estate trends. Below you will find up-to-date South Forest Beach villa real estate statistics as of today’s date.

I have chosen villas in the South Forest Beach area which include Tanglewood Villas, Courtside Villas, Surf Court Villas, Shorewood Villas, and Ocean One Villas. All of these villas are located either oceanside or within walking distance of the beach.

Currently on the market: 43

Under contract: 3

Closed sales since January 1, 2007: 6

As you can see, it certainly is a great time to purchase a villa in South Forest Beach!

To find the value of your own home with a free, over-the-net home evaluation, please visit my website at www.HiltonHeadExpert.com.

If you would like a list of homes for sale in the South Forest Beach area, more information about Hilton Head Island, or if you’d like to hear about hot new listings before other buyers do, then contact me at:

John Robinson, REALTOR®

Dunes Marketing Group

(cell) 843-422-3767

ww.HiltonHeadExpert.com

JRrealestateHHi@aol.com

Get ready for the summer!!!

2007-05-12T10:23:00.000-04:00

Jump Start Your Summer Tennis Program

It’s almost summer. School will be out for three months, which means parents will be looking for constructive ways to occupy their children. Spring is the perfect time to jump start a Munchkin Program, generating income for you and your club and bringing more beginning players into our game. Based on a very successful event we conceived and promoted, this article is structured with step-by-step instructions to stimulate interest in tennis and excite youngsters enough to want to sign up for summer lessons.

Ours, dubbed “The International Day of the Munchkin”, was created to introduce the game of tennis to children ages 6-9. It was a Game & Relay format with food, fun, music, balloons, and prizes…and to further encourage participation, the entire event was FREE to the kids!

Before you start, check into your club’s liability insurance. Your Munchkin Day might be considered just like any other tennis event, but it is best to check your policy’s coverage to be sure. Now, choose a date, making sure not to coincide with any holiday where local families may travel away from your facility. Saturday is recommended so then use Sunday for back-up in case you need a rain date. We were lucky to have access to covered courts, so we planned a rain-or-shine event.

Now let’s get down to work. You have to reach these kids to let them know about your big day that has been especially designed for them. Perhaps more importantly, you have to reach their parents. Create a flyer that lays out the details. Remember to include the basics: who, what, where, when, and why. Invite the parents to stay if they wish. Let the kids know how to dress and to wear play shoes. Be informative, without too much copy. Use a fun, but legible, typeface and kid-friendly graphics. One page, one color ink on white or colored paper is the least expensive and will accomplish your goal.

Contact the schools first. Call the administration office, explain your program and request their approval to distribute your flyers within the school system, especially because your event if FREE to all. Be thoughtful of their policies as this could be your best resource. Two weeks before your event – no sooner, no later – have the children take the flyers home to their parents. Also approach churches in your area that have children’s programs. Post your flyers everyplace that will let you. We found that with a little networking, word of mouth developed a life of its own.

More on the advertising front, spare yourself the expense of actually paying to place ads in local papers. Instead send well-written press releases to the editors of both the daily sports and weekly kid’s section of your local papers. We sent three and all three received space. When writing your release, keep it simple and basic, with the who, what, where, when and why included as well as contact information, in case they want to expand upon it for an article. Invite the press to come to the event and encourage them to bring a photographer, further promoting coverage. We were even lucky enough to know a local radio personality who scheduled an interview/chat generating free airtime prior to our big day.

Okay, you’ve figured out how to reach your target audience, the next step to consider is getting free stuff, otherwise known as sponsorships. First, list your needs based on the day’s planned activities. Are you planning to serve lunch? Then you’ll need pizzas, subs, and cookies for dessert or other kid-friendly foods. Drinks for the day are a must. Will you be offering prizes? Then you’ll need to solicit for them. How about decorations, party favors or giveaways? Plan your event and then determine the best local companies to approach for sponsorships.

So, how do you approach a business for freebies? It is certainly better to go to the store or venue personally rather than call on the phone. Of course, use the phone in those cases where a personal visit is not feasible. Ask for the owner or manager. Introduce yourself; explain who you are, where you work, what you do and what you are planning for the event. Be upbeat and very positive about your program. Ask them if they will be your “pizza sponsor” or your “cookie sponsor” or your “balloon sponsor”. Tell them what they will receive in return. Barter is a two-way street, you know. Tell them you would like to hang a banner with their logo, if they have one. Offer to put their store’s logo on your flyers or any other promotional material you may have. We were able to get sponsorships from a local grocery store for balloons, a bakery for cookies, a toy store for prizes, Subway and Papa Johns for lunch. The options are as varied as your imagination and the time you are willing to put into it.

Next on your to-do list is to find volunteers – lots of volunteers. When a mom or dad calls to register their child, ask them if they would volunteer as a “Team Parent”. Ask your tennis co-workers. Ask friends. Network, network, network. You will need help and lots of it, so sell your passion about the program as you solicit volunteers. Prior to the event, meet with your volunteers. Review the day’s schedule and assign duties. Make sure everyone understands his or her role.

Prepare for more children than you have registered. There may be overflow. We accepted reservations over the phone until we reached our target of 144 kids. Once 144 registered, we created a waiting list. Regardless of requiring registration, over 150 kids showed up for the four-hour event. How do you deal with the overflow? Be prepared to add more children to each relay or to tack on another play station. Try to remedy this potential for a problem up front by making it clear in your flyers and press releases that spots are limited. Emphasize the need for reservations. Keep a file of the registration information, in case you need to reach a parent or for future solicitations.

Schedule the event to the minute and do not deviate from the schedule. If you do, your group will deteriorate into chaos. When planning your day, remember these are very young children with limited attention spans. Keep each relay brief and move the kids along to the next station quickly.

Our International Day of the Munchkin was held from 10:30am to 1:00pm. Check-in began at 10:00am. Each child was given a color-coded nametag to wear which identified them by age group. To occupy those who had already checked-in while they waited for the 10:30am start, we played a video of The Wizard of Oz. Promptly at 10:30am, we led the group into our covered courts, which were colorfully decorated, with all of the relay stations ready for action. Helium balloons, crepe paper and windsocks provided visual stimulation. Energetic music filled the area, where the kids were greeted by two high-spirited dance aerobics instructors who got them warmed up with fun jumps and twists, all to the electrifying beat. The children were then grouped by their color-coded nametags. The plan was for 12 groups of 12, but we made room for the overflow. Each of the groups was assigned a Team Parent. The Team Parent’s role was to ensure that each child in their group did not stray and to make sure that the kids rotated to the next station together.

Our three courts were partitioned into 12 sections. Divided properly, with distinct partitions, 3 courts will provide ample space for 12 stations. There was actually room to spare in case we had to add another station. Our stations included such activities as ball balance relay, obstacle course, throw and catch with a fishing net, groundstroke to target and even a face painting area. In one we had a pyramid of tennis ball cans that one child had to protect with their racquet as another tried to roll the ball and knock it down. We had a mini ball machine and a foam tennis ball war. Every 8 minutes, we blew a whistle indicating it was time for the Team Parent to take his or her group to the next station. Use your imagination to develop your stations. Above all, have fun with it!

After the on-court activities, we escorted the kids outside to a single court for photos. We took several shots of the kids racing to the net waving their racquets and hats. Another shot had them leaping up trying to catch a bunch of balls we had thrown into the air. Overall, the group pictures displayed energy, excitement and fun.

It was time for lunch. While we were having our photo shoot, some of our volunteers were setting up the lunch line. We had 30 pizzas from Papa Johns and six-foot subs courtesy of Subway, along with other goodies donated by various local stores. Even Rita’s Ice set up a table and gave away Italian Ice samples. After lunch, the kids received a variety of prizes, games, and a certificate. The colorful certificate proclaimed “TENNIS IS FUN!” and displayed the child’s name. Prizes included small toys, posters, tennis racquets, T-shirts, caps, kites, and more. The kids seemed to love every minute of it.

Information about available Munchkin Tennis programs was given to all the parents at the end of the event. A Munchkin program at a nominal rate seemed very attractive to the parents. Remember, enticing newcomers to the game is your ultimate goal.

HAVE FUN! Oh...and by the way...if you're interested in Hilton Head Island real estate, please contact me!

1031 Tax Deferred Exchange Information -- Interesting Stuff!

2007-05-11T10:17:00.000-04:00

What is a 1031 Tax-Deferred Exchange? In a nutshell, it’s a way for owners of investment real estate to sell their property and buy other like kind property without paying the Capital Gains tax. These transactions are known as deferred exchanges, or 1031 exchanges, and allow the investor to continue their investment in another property without losing investment equity to taxes.

CONSIDER THE FOLLOWING:

● You may have some non-income producing real estate investments, such as raw land, which are not giving you any cash flow. You could exchange this for property that is income producing, such as a duplex or a rental home. Not only could you start realizing a cash flow, but you can also get income tax deductions such as depreciation, which you did not have with your raw land.
● Often people find that they have been holding properties long after their appreciation has topped out. You can start rebuilding your equity by disposing of those properties and acquiring new ones.
● The area your rental properties are located in has become economically depressed or is deteriorating. Why not trade those properties for others in a better location or neighborhood?
● If you have rental properties with problem tenants or they are in need of expensive maintenance or repairs, sell the properties and acquire other rentals with fewer problems. This may also give you an increase in appreciation.
● Many people think about selling and reinvesting into more income or investment property. One would be foolish not to do a tax-deferred exchange! If you sell and reinvest, you will pay income taxes on the realized gain. However, if you call it an exchange, you will pay no taxes. This means that more money is available as leverage for acquiring your next properties. Look at it as a free loan from the government!
● With proper estate planning you can keep exchanging properties throughout your lifetime. Neither you nor your heirs will ever pay income taxes on the gains.
● By doing a tax-deferred exchange, you can conserve your equity by not having to pay taxes on your net profits.

Step One: Sale of the Relinquished PropertyBefore the sale of the first property the Exchanger must complete the proper 1031 Exchange documentation. At closing, the proceeds are delivered directly to a Qualified Intermediary.

Step Two: Identification of the Replacement PropertyThe Exchanger must identify the property to be purchased (generally called the "Replacement Property") within 45 days following the sale of the Relinquished Property. The taxpayer may generally identify three properties as a potential Replacement Property, or more under alternate rules of identification.

Step Three: Purchase of the Replacement PropertyThe Exchanger must obtain the Replacement Property within 180 days following the sale of the Relinquished Property, which must be identified property, subject to the rules listed above. At closing, the proceeds are paid directly by the Qualified Intermediary, and the Exchanger receives the Deed to the Replacement Property.

Replacement Properties must be identified within 45 days of the sale of the Relinquished Property and must be purchased within 180 days of the sale of the Relinquished Property.

If you are considering selling an investment property, I can help you explore your real estate investment options here on Hilton Head Island or anywhere in the country. Contact me today for more information.

Take a look at beautiful Hilton Head Island!

2007-05-10T10:52:00.000-04:00

The Legacy of the most famous BUBBLE of all time!

2007-05-09T16:44:00.000-04:00

This story does not relate to real estate, but it does give a fantastic description of one of the most legendary tennis professionals on the planet. After reading this post, you'll probably want to go out and purchase a home on Hilton Head Island. Call me!

"It was a warm humid day, circa June 1998. Location? The foothills of Southern Virginia...SWEET BRIAR COLLEGE.

JR was in the midst of running yet another successful adult week-long tennis camp for tennis players from various locations around our great land. They had traveled to Virginia to participate in a Van der Meer tennis class run by the then-famous 'JR'!

Little did they know they would have the opportunity to experience one of the finest and most innately skilled young professionals on the planet. His name? Mike Reichenthal.

It was Day 4. Afternoon session. Players had just enjoyed a cafeteria buffet lunch. The weather was beautiful and the instruction was even better. Half of the players were on the upper courts competing in matches. The other half were on the lower courts doing the same. Little did they know what would transpire next.

As the afternoon session began, JR once again created cohesive tennis pro pairings to ensure premiere instruction. For the untrained tennis population reading this, pros were selected for the upper and lower banks of courts with incredible precision regarding their ability to roam the courts, giving pertinent match-play instruction, and then vanishing into thin air. Only well-trained professionals are capable of this feat.

The Setup: JR was strategically placed on the upper courts so he may view ALL courts. JR's assistants were roaming the upper courts like soldiers on night patrol. One of those assistants (hardly the proper term) was a young and unknown Mike Reichenthal. He was placed on the upper courts in the event that JR would have to leave the premises. 'Mike, take over.......' would have been the mantra. The lower courts consisted of two assistants who were the lowest of the low. JR watched.

Suddenly...4:42pm...the sun had peaked hours before and dinner was on the mind of most. JR...on one of his routine glances over the hill...noticed something…THE SIGHT WAS NOT PRETTY.

One of the biggest mistakes of all time was occurring. Wes (the 29 year old pro who took a shower once every other day) and Heinrich (the 19 year old pro who had no real sense of anything except for breakfast) were standing side-by-side talking with each other. Needless to say, JR was enraged. Disgusted.

History was about to happen.

JR stood on the peak of the hill as General Patton did reviewing his troops march through the snow deep in the heart of France during World War II. Hands on his hips, clipboard in his left hand, whistle dangling out of his left pocket, royal blue Bolle sunglasses shining in the afternoon warmth.

'Hey Wes...' yelled JR. JR wanted to say 'go take a shower, you're done'...but he didn't. What he DID say was the turning point of one young professional's career. To all of our young readers of this small piece of history: I HOPE YOU'RE SITTING DOWN.

'Hey Wes! Do you think you could float around a bit...LIKE A BUBBLE??' Without even looking at JR, Wes began to float. Still enraged, JR turned back to the upper courts where Mike was now in charge. Major floating by all professionals was seen under Mike's jurisdiction. A small smile appeared on JR's lips...only for a second...then it was gone.

JR looked to the lower courts again to view the mess. Yes...Wes was reluctantly floating. But Heinrich was still standing in the same place no doubt trying to figure out what was for dinner that evening. 'Hey Heinrich...do you think you could be a bubble too?!' yelled JR.

Without saying, the guests had no idea that any of this occurred. In their minds, they had experienced yet another historic JR Clinic.

Later that evening, JR was dining with the pros and Heinrich was on his third bowl of chocolate ice cream. Always the teacher, JR explained to the pros the extreme importance of 'floating' during matches.

The BUBBLE analogy was brought up again and JR explained it one more time with clarity. 'Guys...allow me to give you an example. Our absolute best floater during matches is Mike. He'll float to a player like a shark quietly moves toward a baby seal. Once there, he'll lurk in the background allowing the players to make their mistakes. With a smile and an outstretched racquet, Mike will analyze the problem, offer an alternative, give a positive affirmation, and then he has somehow disappeared into the mist. This all takes place in mere seconds. Somehow, it's scary...gives you chills. Guys...he will no longer be called Mike. Henceforth from this location, Mike will become THE BUBBLE for all eternity.'

The other pros were silent. Heinrich dropped his spoon. Wes had a tear in the corner of his left eye. JR left the cafeteria having once again taught young professionals the meaning of grit, determination, and most of all...THE BUBBLE.

To those reading this historic story...you might say 'Where is The Bubble now?' I think you know the answer.

He's floating the land's largest and most important tennis courts...helping the helpless gain much needed insight into our sport.

The BUBBLE is everywhere!"

Do You Know What Section 8 Housing Vouchers Are?

2007-05-08T00:33:00.000-04:00

MAKING THE RENT

Section 8 Housing Vouchers offer hope for low-income families and give landlords the opportunity to help

Hidden behind the bright promise of southern Beaufort County’s numerous gated communities and manicured golf courses, many families are struggling to make ends meet in a shrinking affordable-housing market. Without government housing vouchers, single working mothers, including 29 year old Samantha Meyer of Bluffton, would be in deep trouble.

Home for Meyer and her daughters – ages 10, 6, and 3 – is a three bedroom, two bathroom apartment at Bluffton House, a modern taupe two-story apartment complex complete with tennis courts and a large swimming pool. Residents of 30 apartments in the 280-unit complex off Simmonsville Road currently participate in the government rental voucher subsidy program known as Section 8.

The housing vouchers subsidize low-income families so that they can afford to rent decent and safe housing in the private market. Only a small percentage of eligible applicants receive the housing vouchers; most are put on a waiting list when they apply.

Recipients may select any housing with rent at or below the “fair market rate” set by the US Department of Housing and Urban Development, if the owner agrees to accept the voucher as payment.

Meyer, who has worked as a nail technician at the Breathe Spa on Daufuskie Island for four years, says the rent subsidy helps her save for a down payment to eventually purchase a home.

Families who receive the vouchers must contribute 30% of their income to pay rent. The voucher is used to pay the rest. The Beaufort Housing Authority, located on Duke Street in Beaufort, negotiates with participating landlords to set the total rent based on the landlord’s asking rent, total household family size, family income and other factors.

In Beaufort County, Section 8 has proven popular with elected officials, landlords and financial institutions because it steers the government away from public housing developments and toward the private marketplace.

“We currently assist families at a number of apartment complexes in southern Beaufort County, among them are Bluffton House Apartments, 90 Dillon Apartments, and Vista View Apartments,” said Ben Johnson, Section 8 administrator at the Beaufort Housing Authority.

His office provides an average of $415 of monthly rental assistance per household, and 577 households countywide currently participate in the program, Johnson said. 11% of Beaufort County’s residents live below the poverty level, according to statistics provided by the US Census Bureau.

The Section 8 program helps more than two million low-income families nationwide.

Johnson said the waiting period after an applicant is approved for the Section 8 program varies but priority is given to elderly, disabled and working applicants.

Mica Weathers, 24, is another single working mother with two children, ages 2 and 1. She lives in a two bedroom and two bathroom apartment at Bluffton House. Weathers’ rent is $588 a month, and her portion is $170 with the remainder met by the Section 8 housing voucher. Weathers’ job at Starbucks pays $8.50 per hour, making the subsidy derived from the voucher essential.

Income qualifications are based on a median income figure of $63,000 for Beaufort County calculated by the federal government. To participate in the Section 8 program, a one-wage earner household’s annual income can be no more than $19,845, and a two-wage earner family’s maximum income is $30,240 per year.

Guidelines for the program disqualify applicants who have committed serious crimes, those whose total household income exceeds set limits (based on family size), and people who have an outstanding balance with the Beaufort Housing Authority. Some people who participate in the Section 8 housing program also receive Medicaid and food stamps.

A recent market survey by GVA Marquette Advisors confirms that there is strong demand for apartment units with monthly rents below $700, particularly two and three bedroom units, for households earning approximately $30,000 per year or less. According to the National Low Income Housing Coalition, more than the minimum wage is required to afford a one or two bedroom apartment at fair market rent.

Michael Maloney, principal of Quinnco Co. and owner of Bluffton House, the largest Section 42 housing project in South Carolina, used a tax credit development incentive to construct the apartment complex. Now, instead of offering incentives to developers who build affordable housing, the federal government has shifted in the last few years to Section 8, which is a more tenant-based program.

Maloney also donated land in Bluffton to the non-profit housing organization Habitat for Humanity, where the Brendan Woods neighborhood now stands. He said the Section 8 program is user friendly for landlords and tenants.

“It doesn’t seem that everything someone does should be guided by the lure of the highest potential profit margin, when you can endeavor to meet some important common needs profitably, albeit at a lesser level,” he said.

Officials at the Beaufort Housing Authority said 250 landlords in the county are participating in the Section 8 voucher program.

Applications for the Section 8 Program will be accepted at 1205-B Duke Street in Beaufort on November 17, 2006 from 9am – 3pm. Applicants must provide all of the following information:

Original birth certificates
Original Social Security cards
Proof of household income
Photo ID for all over 18
Proof of marital status

For more information regarding the Section 8 Program and the Beaufort Housing Authority, call 843-525-7075.

If you or anyone you know may be interested in purchasing a unit for inclusion in the Section 8 program, please let me know.

Hilton Head Island Luxury Community

2007-05-07T23:43:00.000-04:00

ANCHORAGE VILLAS

Hilton Head Island’s Best Kept Secret

~ Shelter Cove Harbour ~

Interested in a unique Harbourside community on Hilton Head Island with primary, secondary,

or investment opportunities?

Anchorage is located at 3 Shelter Cove Lane, Hilton Head Island, South Carolina, within easy walking distance to the marina, shops and restaurants. Other nearby conveniences include a shopping mall (the only indoor mall on the island), grocery store and art center all of which can be accessed without entering the main highway. Owners also have access to all the amenities of Palmetto Dunes Resort. A free shuttle service, the Dunes Buggy, is available to any location within Shelter Cove and Palmetto Dunes from April 1 until after Labor Day including the beach, which can also be easily accessed by bike. During summer months, a fireworks display is held weekly and can be viewed from the property. A large community park is available as well as a newly established Veteran’s Memorial.

The community consists of twelve two-story buildings with stucco exterior and eighty-eight owners. Each unit has two bedrooms, two full baths, including a whirlpool in the master bath, and a spacious living area. The dining area adjoins the kitchen and has a large garden window. Heating and cooling for each unit is individually controlled. A private deck overlooks the lagoons and magnificent landscape. Some units have a harbour view. There is a covered carport below each unit so that the first floor units are above ground. Each unit also has an outside storage room.

Anchorage has one of the lowest regime fees on the island and the property is debt free. There is a sizable reserve fund available for capital improvements and maintenance. Anchorage has never had a special assessment and does not anticipate one in the future.

Recent renovations include all new flat roofing and flashing replacement. New awnings have also been installed. All parking and paved areas have been sealed, and a current painting program for all buildings is in progress.

The pool and hot tub are second to none on the Island, with new renovations such as surface coating, new pumps and filtering system. The pool is one of the few on the island that is chilled for those hot humid summer days, and warmed during the cooler days to extend the spring and fall seasons. The pool also has a covered area with chairs, tables, refrigerator, serving counter, shower, and bathroom facilities.

Two lagoons on the property are fed from the harbour, with abundant marine life. Both have fountains lighted at night. One lagoon has a walking bridge and both are surrounded with immaculate landscape. Two grills are located on the lagoons for outdoor cooking.