Archive for the ‘Hilton Head Investment Properties’ Category

A villa like this one with two-bedrooms, two-bathrooms, 1,000 SF of living space was just listed at Woodlake Villas for $49,800.  The villa has tile floors, new carpet and a fireplace  Woodlake Villas are popular primary and long-term residences with a security gate, fitness center, swimming pool and tennis court located mid-Island, a short drive from the beach.

Some Beach Villas Cost Less than $75,000! 

Everybody loves bargains and the Hilton Head real estate market has them today in homes, villas, lots and commercial properties.   Bargains are not all at very low prices but did you know that today you can buy a villa near the beach on Hilton Head Island with an ocean view  for less than $100,000  and even $75,000? 

Happy days are here again for buyers.  Consider this inventory of economical villas for sale on Hilton Head Island today:* 

116 villas are for sale for less than $100,000: three of these have three bedrooms; four have one-bedrooms and are located in oceanfront buildings, some with ocean views.  9 of these are two-bedroom villas within walking distance to the beach with a 24-hour security gate, indoor and outdoor swimming, tennis and racketball courts.

68 villas are for sale for less than $75,000: these include four two-bedroom, two-bath villas near the beach and 5 two-bedroom, two-bath furnished villas near the Port Royal Sound beach.

22 villas are for sale for less than $50,000: these include 3 two-bedroom villas with 1,000 square feet in a popular residential villa community with a 24-hour security gate, fitness center, swimming pool and tennis court.  

Some economy villas are suitable as vacation and second home use, but not all.   Buyer motives include personal use only, vacation rental to others, primary home occupancy or lease to someone who lives and works on Hilton Head Island.   Vacation rental owners typically do their own rentals in this price range.  I am happy to teach any owner who would like to know more about how this is done.   ‘Investors’ want cash flow and do not have a personal motive to occupy the property.  If your motive is ‘pure’ investment and not personal occupancy, Go Gated Realty manages long-term rental properties and is ready to help.  Please call about our rental program.  

Generally speaking, vacation rental properties are closer to the beach and tenant-occupied villas are farther from the beach and cost less.   To determine the property that will be best for your needs, please call on me.  I am happy to sort them out and make recommendations based on your needs.    

Whatever your price range or motive to buy, let’s find your super-bargain today! 

*Source: The Hilton Head Multiple Listing Service that requires this disclaimer:  “The statistical data contained herein has not been verified by the Multiple Listing Service of Hilton Head Island, Inc. and the publication of information hereof is not a representation or warranty of any fact whatsoever.”

Richard Kadesch, Owner and Broker-in-Charge The Gated Community Specialist ® Go Gated Realty ® Hilton Head Island, South Carolina Rich@gogated.com www.GoGated.com 1-800-333-5025 Read Some of My Clients’ Success Stories

Sold Unfurnished Near The Beach For $72,500

Bargains seem to be everywhere today and at all prices.  Of course, we all want a luxury bargain on Hilton Head Island and to get one, why not buy an inexpensive property and fix it up to be as luxurious as you want?  You can buy a one-bedroom ocean view condo on Hilton Head Island today from about $100,000 and a two-bedroom ocean view condo from about $140,000.  Others near the beach and without ocean views cost less than $100,000.

I have fixed up an inexpensive condo myself and this is one reason that I can recommend it to you.  Years ago, I bought a bargain ocean view condo at the Hilton Head Resort, fixed it up, rented it out and even moved into it for awhile.   When I built the house where I live now, I sold the villa and made a good profit.  I made and saved money on that inexpensive villa and when I lived there beneath my means and invested the money that I saved elsewhere.   You may not want to rule out this option because it is there if you want it:  small but good, inexpensive, practical, comfortable - and fun!  

Use The Go Gated Buyer’s Advantage™ 

One of my buyer-clients went this economy route recently and bought a super-bargain at the Hilton Head Resort with the help of The Go Gated Buyer’s Advantage™ system.  I highly recommend this system to any serious buyer and to get it, please contact me.  There’s no cost or obligation and it can be worth thousands of dollars to you. 

After my client visited Hilton Head Island and saw the villas that he wanted to see, he went home and monitored the market – for months.  He wanted an economy villa near the beach with two bedrooms.  While he was here, he saw one at the Hilton Head Resort for $99,000 that he liked a lot, a short sale that had been purchased for about $155,000 by the seller at the top of the market in 2006. 

Then one day my buyer called to say that the villa that he saw when he was here had been re-listed as a foreclosure @ $65,000.  We agreed that it was priced very low and we immediately made an offer.  My client out-bid five other buyers and he got the villa for $72,500, cash.   The buyer used funds from his retirement account to make this purchase and the villa is now in his retirement account.  Very cool!

Three Reasons Why This Villa Was Under-Priced

• The location within the Hilton Head Resort is close to the beach.
• The floor plan has a private balcony that some other villas at the Hilton Head Resort do not have.
• The villa had many expensive upgrades like a tiled floors, tiled showers, new bathroom cabinets and fixtures, new kitchen cabinets, stainless steel appliances, granite counter tops and a clothes washer and dryer.  

 Teamwork With Buyer And Agent Means Success

My buyer did his homework and took the time to get a focus on what he wanted.  His determination and my help combined for our success.  This is an example of another super-bargain that will be hard to beat anytime soon and maybe never, despite the fact that the market continues sideways to down and even as other foreclosures come available – and others are still available.  Some deals are just this good. 

Have Fun and Save Money: Fix Up An Inexpensive Condo Near The Beach

At closing, the buyer came to Hilton Head Island, bought great rental furniture locally and made this  economy villa into a comfortable second home.  I don’t know what they paid for the furniture but it was surely less than $5,000 total and so their total cost including furniture must be less than $80,000! 

I took pictures of the newly furnished villa just a few days ago.  This is clearly a super-bargain.  It’s not in Sea Pines but it is next to Palmetto Dunes and with direct walking access to the beach.  The recreational amenities at the Hilton Head Resort where this villa is located include indoor and outdoor swimming pools, tennis courts, racketball courts, spa, exercise center and indoor track.  There is under-building parking, a wi-fi zone in indoor building three and a 24-hour manned security gate. 

For A Super-Bargain, Call Go Gated Realty® 

You don’t have to break the bank to have a second home or vacation villa on Hilton Head Island.   Good ones are for sale for less than $100,000 right now and am happy to show them to you by email or in person at any time.  For more information about the Hilton Head lifestyle on a economy budget and to discuss your real estate plans for Hilton Head Island, South Carolina, please call me, the Hilton Head Gated Communities Specialist® today!  My cell number is 843-684-2933.

Richard Kadesch, Owner and Broker-in-Charge The Gated Community Specialist ® Go Gated Realty ® Hilton Head Island, South Carolina Rich@gogated.com www.GoGated.com 1-800-333-5025 Read Some of My Clients’ Success Stories

New Listing: Lot 22 Sterling Point Drive in Oak View, Hilton Head Island

The Old House Creek and marsh front view of lot 22 Sterling Point, Oak View

Go Gated Realty has Just listed marsh front lot 22 Sterling Point in Oak View for $179,900.  The lot views Old House Creek and the surrounding marshes and is slightly less than a tenth of an acre, ideal for a free standing townhouse-style home.   The building lot is within steps of the Old House Creek Pier, a public fishing pier owned by the Town of Hilton Head Island, a valuable amenity for the right owner.  

The Old House Creek Fishing Pier	The Oak View Community Swimming Pool

Marsh view building sites are among the most valued locations on Hilton Head Island.because of their beautiful views, the way the light plays on the marsh grass at all times of the day, the marsh breezes and the live oak and palm trees that grow beside the marshes.  Lot 22 Sterling Point has all of these things and is a bargain compared to other marsh view lots that have an average listed price on Hilton Head Island today of $464,000!  The next lowest-priced marsh front lot listed on Sterling Point Drive today costs $297,500 - over $100,000 more! 

Lot 22 is highlighted in yellow	Oak View is a community with just 40 acres

Lot 22 Sterling Point in Oak View could be for you if you want to:

• Save money on a high quality, marsh front building lot on Hilton Head Island.
• Built your home and save money instead of buying a resale home.
• Have a house built to your specifications and have exactly what you want. 
• Have a building site for your home and build when you are ready.

More About Oak View Lots and Homes

End of the Old House Creek Fishing Pier	Build a custom house like this one next door to lot 22 Sterling Point in Oak View.

Oak View is a relatively newer residential community on Hilton Head Island with just 40 acres located just off Spanish Wells Road near the entrance to the Cross Island Expressway.  Oak View has three sub-areas: 

1. Sterling Point, with just 17 marsh front home sites and quick access to the Old House Creek Fishing Pier.  Lots are listed from #22 @ $179,900 to $345,000 today.  One home is for sale, at $579,000.
2. Silver Oak, a gated street with 27 marsh view and wooded home sites and community swimming pool.  Four lots are for sale today from $179,500-$249,900 and two homes are for sale for $575,000 and $579,000. 
3. Gold Oak, 76 traditional style two-story homes with a community swimming pool shared with owners on Sterling Point.  There are no lots for sale in Gold Oak today but there are nine houses for sale from $259,000-$389,000. 

Call the Gated Communities Specialist® About Hilton Head Building Sites and Your Plans

To explore building your home on any home site on Hilton Head Island or nearby and to discuss your real estate ideas, please call me today, Richard Kadesch, the Hilton Head Island Gated Communities Specialist® with Go Gated Realty®.  I am also a former licensed South Carolina Home Builder and I would love to compare building sites, communities and to discuss building plans with you. 

Richard Kadesch, Owner and Broker-in-Charge The Gated Community Specialist ® Go Gated Realty ® Hilton Head Island, South Carolina Rich@gogated.com www.GoGated.com 1-800-333-5025 Read Some of My Clients’ Success Stories

The Only Foreclosure Lot In Indigo Run Today

The entrance to Berwick Green	The subject lot is a foreclosure @ $99,900.

Indigo Run is a Jack Nicklaus gated golf community on Hilton Head Island with two 18-hole championship golf courses and Berwick Green is single street enclave within Indigo Run is walking distance to both the Golf Club and the Golden Bear club houses; Berwick Green also has its own neighborhood swimming pool.  

Lot 48 Berwick Green is a .35 acre pie-shaped lot with a wooded and partial golf view located at the end of Berwick Green Drive that has no through traffic, on the cul de sac immediately next to the Berwick Green neighborhood swimming pool.  Behind lot #48 is a ‘green belt’ of community-owned land.

The Berwick Green community pool	Leaving Berwick Green on Berwick Drive

Foreclosure lot #48 listed with Go Gated Realty for $99,900, formerly listed  for $135,000 with another agency before it went into foreclosure.   The lowest price lot for sale in Indigo Run was $129,000 and the price on it has now been lowered to $99,000 – determined to be the low price.   One foreclosure can make a difference; in this case an asking price of 36% less for foreclosure lot #48 and 30% less for the other lot. *

These two lots are the only lots for sale in Indigo Run today for less than $100,000 and after one other lot for sale at $139,000, there are 29 other lots for sale in Indigo Run today with prices from $159,000 to $999,000 for an average asking price of $316,000.  Two lots sold in Indigo Run in the last 90 days for $200,000 and $250,000.   There are very few lots for sale for less than $150,000 for on Hilton Head Island today.  By several measures, foreclosure lot #48 Berwick Green is a real bargain.

Build Your Custom, Luxury Home in Indigo Run

Meet the neighbors.  This home has 3,381 sf and is for sale for $799,000.	Immediately next to foreclosure lot #48, this home has 3,111 sf and is for sale today for $639,500.

Two homes are listed for sale today in Berwick Green, at $639,5000 and $799,000.   One of these homes is immediately next door to the Indigo Run foreclosure lot #48 and the other house is a few doors away.   If you would like to build a home like either of these that have 3,111 square feet and 3,381 square feet of living space, you could save about $64,000-$180,000 respectively and have a brand new home built to your specifications, with the latest building materials and appliances.   I am a former licensed South Carolina Home Builder and I will be happy to walk you through the building process and connect you with excellent builders who build at low prices.

But what if you cannot buy a home now because you have to sell the one that you have first?  It may be that you cannot afford to have two homes at one time but perhaps you can afford to buy a lot and build later when you sell the house that you must sell first.   A low-priced lot like Indigo Run foreclosure lot #48 makes this very attractive, locking in your savings forever.

To see and compare the foreclosure lot #48 in Berwick Green, Indigo Run, please call on my cell phone at 843-684-2933 or email rich@rkrealty.com. 

*These numbers were taken from the Multiple Listing Service of Hilton Head Island that requires this disclaimer:  “The statistical data contained herein has not been verified by the Multiple Listing Service of Hilton Head Island, Inc. and the publication of information hereof is not a representation or warranty of any fact whatsoever.”

Richard Kadesch, Owner and Broker-in-Charge The Gated Community Specialist ® Go Gated Realty ® Hilton Head Island, South Carolina Rich@gogated.com www.GoGated.com 1-800-333-5025 Read Some of My Clients’ Success Stories

Buyer’s Advantage™  Keeps You Informed

Everyone knows that real estate on Hilton Head Island is a bargain hunter’s paradise these days but still, you have to be ready for opportunity because others are on the hunt for bargains too!  To know about great new listings or large price reductions immediately, you need the Buyer’s Advantage™.  The system costs nothing but it can deliver valuable information to you fast.  I recommend Buyer’s Advantage™ to all of my clients and many use it to monitor their real estate watch lists like a pro! 

How Buyer’s Advantage™ Works 

1. You describe the kind of property you want and based on your preferences, you receive a list of all of the properties for sale on Hilton Head with all MLS companies that match.  Your inventory will be what you want it to be and it will be held in a private web site dedicated to your search. 
2. At your personal site, you can determine your favorite properties and discard the others.  You can sort the listings by price or newest listings.  You can make notes about the properties and I can read them and comment as well as make my own recommendations for you to consider and tell you why one property may be better than another for you.
3. Then, your personal inventory is updated with new listings automatically or when there are price or status changes.  New and changed listings will always come to the top of your list so you can’t miss them.
4. You will have all of the information you need to make an offer on the property of your choice when you are ready. 

Buyer’s Advantage™ Works Well for All Properties

• Hilton Head foreclosures. 
• Hilton Head luxury homes and villas.
• Economical homes for sale on Hilton Head Island, in Bluffton, Hardeeville and Ridgeland.
• Hilton Head retirement properties.
• Hilton Head investment properties.

There’s No Cost or Obligation

There is no cost or obligation for this service.  All that you need to do is to let me know what kind of property you want and the Buyer’s Advantage™ will deliver it to you.  The description of the property you want should include details about:  

A.   Home or villa
B.   Primary home or vacation home
C.  Personal use only, vacation rental or long-term rental
D.  Price range
E.   Number of bedrooms
F.   Location
G.  What you will do with the property i.e. rent to vacationers, live in it, etc. 

Buyer’s Advantage™ works well and it is easy to use.  On many occasions my clients who use Buyer’s Advantage™ come to Hilton Head Island with their first, second and third choice properties already picked out!   Our work is done on the Internet before they visit and that means that they will spend less time shopping for the property that they have always wanted and more time with their family on the beach, playing golf and other kinds of shopping when they are here!

Some clients use Buyer’s Advantage™ to make offers over the phone for properties that they know well; sometimes they know about a new listing before I do and that’s perfectly okay because when my clients use this technology, we both win.   No agent can monitor every client’s wish list as well as an automated system and the Buyer’s Advantage ™ is as good as it gets.  Knowledge is power and foreknowledge is even more powerful!  

 Of course, you are welcome to search all Hilton Head MLS listings at any time on your own at gogated.com but to get the information that you need with automatic updates please tell me about the bargain that you have always wanted and we’ll get started.   The Buyer’s Advantage™ gives you a personal inventory with important and valuable updates to help you find and track Hilton Head foreclosures and other properties like a pro!

Richard Kadesch, Owner and Broker-in-Charge The Gated Community Specialist ® Go Gated Realty ® Hilton Head Island, South Carolina Rich@gogated.com www.GoGated.com 1-800-333-5025 Read Some of My Clients’ Success Stories

#42 Hidden Lakes Lane in Bluffton, South Carolina has three-bedrooms, two bathrooms, a two-car garage and a fence back yard; for sale with Go Gated Realty for $174,500.

The Biggest Selection Is In Bluffton, S.C.

Homes that cost less than $200,000 have always been a ‘hot’ market on Hilton Head because many people can afford them.   Prices on lower-priced homes have fallen along with the rest of the real estate market into this affordable price range and with low interest rates, this is the most affordable housing market since affordability has been measured.   Buyers who are looking for these kinds of homes include young families, first-time home buyers, singles, Hilton Head investors and retirees.  

A $200,000 mortgage costs only $1,074 per month, fixed over 30-years with 5% interest.  This is less than the rent for many comparable homes that cost less than $200,000.  

Bluffton, South Carolina is just across the bridge from Hilton Head Island is and it has the greatest selection of homes in the area for less than $200,000.  Today, there are 64 three-bedroom homes with 2-car garages for less than $200,000 for sale from all Hilton Head MLS companies.  These are newer, attractive homes that are located in relatively new communities that are close to schools and that have neighborhood swimming pools, tennis courts and playgrounds.  

“Hilton Head Home” in this article refers to a home in the Hilton Head area.  This includes Bluffton and  areas near and including Hilton Head island.  Homes on Hilton Head Island start at higher prices than those in Bluffton and for example,  there are only 9 homes on Hilton Head island today that are listed for less than $200,000 and none have a garage.  The lowest price for a home with a two-car garage on Hilton Head Island today is $250,000. 

To see the selection of Bluffton homes for less than $200,000 yourself, please visit my web site GoGated.com.  Choose ‘Homes’ and the price range you want and select area 16 for Bluffton, out-of-plantation homes.  Interactive maps on my web site will show you the locations of the communities and the neighborhood finder on my web site will let you make quick community comparisons. 

It costs nothing more to have a good Buyer’s Agent on Hilton Head assist you and represent your interests before, during and after your purchase and understanding which properties are best for you takes time and experience.  I love working with Hilton Head first-time home buyers and retirement buyers who typically want lower-priced homes.  If you would like to receive a list of homes that will meet your needs, and with no obligation, please contact me.

Richard Kadesch, Owner and Broker-in-Charge The Gated Community Specialist ® Go Gated Realty ® Hilton Head Island, South Carolina Rich@gogated.com www.GoGated.com 1-800-333-5025 Read Some of My Clients’ Success Stories

Low Prices and Positive Cash Flows Are Back!

This Tabby Walk two-bedroom villa @ $69,000 has monthly carrying costs of only $619 including the regime fee and 30 fixed rate mortage @ 5% interest.

Hilton Head real estate has always been a popular place for investors to put their money during the 34 years that I have been an Agent on Hilton Head Island and before, I am sure.  The classic story about Hilton Head investment is how ocean front lots once cost only $10,000 that some people considered expensive and risky but are worth millions today.   

Investors Want Cash Flow and Appreciation

I have worked with many investors who buy inexpensive properties not for their personal use, but to rent for carrying costs while the property appreciates at 5-6% per year.  Investors typically buy to hold and not flip, to sell the property down the road for retirement income and possibly hold one for future use as a primary or second home.  In the future, baby boomers in retirement may choose to occupy an inexpensive condominium fixed up nicely rather than take on the cost of a much more expensive home.  My own parents downsized homes twice in their retirement on Hilton Head Island before downsizing again to a condominium and then finally, to continuing care.

The Fitness Center at Woodlake Villas.  The monthly carrying cost of a Woodlake Villa that costs $79,000 today would be only $694 with regime fee and 20 % down and 30-year fixed rate mortgage @ 5% interest.  Rents are $800/mo and up.

Investment Property Prices Have Been Too High

When real estate prices topped out locally in 2005-2006, prices became unsustainable and disconnected from the their rental incomes.  Now, prices have fallen to levels not seen in at least 9 years.  The ’round trip’ brings prices that cash flow once again with 20% down, a tenant who pays a reasonable rent and including the cost of professional rental management.  Two examples of investment properties at Tabby Walk and Woodlake Villas follow later in this article.

What’s an Investment Property?

Real estate investors want:

1. Cash flow
2. Appreciation
3. Tax benefits
4. Use benefits (optional) 

Issues with investment properties are:

• There has not been any appreciation in the last few years and just the opposite, prices have fallen by large numbers.   The market for Hilton Head investment properties has become ‘cold’.
• Typically, the more expensive the property, the greater the negative cash flow.  Often, inexpensive residential  residences have the potential to carry themselves with 20% down, before tax benefits, with a tenant who pays reasonable rent and with the costs professional rental management.   This market has made the ’round trip’ with prices and costs.  The arithmetic is attractive again on some of these inexpensive villas. 
• Vacation rental properties and second homes have negative cash flows unless the buyer pays all or mostly cash.  To offset the negative cash flow, appreciation, tax benefits and use benefits are desired.  Lack of appreciation has made the second home and vacation rental market go ‘cold’ with no thaw in sight soon.
• Investment properties have specific issues about rental income, tax benefits and location that are unique.  Go Gated Realty can help you understand these issues and protect your interests. 

The Example of 706 Tabby Walk, Hilton Head Island

Consider #706 Tabby Walk, a two bedroom, two bath unfurnished Tabby Walk Villa for sale today with Go Gated Realty for $69,000.  Just two years ago, the owner tiled the living room, dining room, kitchen and hallway floors, installed new bedroom carpet, bought some new carpet, painted the interior and made other improvements.  They want to sell now for personal reasons.

With 20% down, a loan with 5% interest over 30 years the monthly carrying cost is only $619:

• Principle and interest of $296.
• Monthly regime fee of $323.

This property cash flows with a monthly rent of only $700 and it rented most recently it for $750.  This villa has 1,030 square feet of living are and it is a first floor flat, with no steps.  Pets are allowed.  Tabby Walk on Hilton Head Island has a community swimming pool.  The next-lowest priced two-bedroom Tabby Walk for sale today is listed @ $94,900. 

This is the kind of  residential investment property that is attractive to many tenants and could be perfectly suitable for an investor to use in the future as a personal primary or second home.  The mid-Island location is a short drive to the beach and near the hospital, library, airport and all mid-Island shops, restaurants, banks and other offices.

The living room with fireplace of a Woodlake flat, an unfurnished long-term rental property with Go Gated Realty.

 Popular Investments: Woodlake Villas on Hilton Head Island

Woodlake is another popular residential community located mid-Island, now with security gates.  Prices start today from about $79,000 and prices then bounce to about $97,000.  With 20% down the monthly carrying cost for the $79,000 listing would be $694:

• $339 Principle and Interest @ 5%, 30 year fixed
• $355 Regime fee

The fair market rent at Woodlake today is $800/mo and up.  Go Gated Realty long-term rental manages about 25 Woodlake Villas today.  Woodlake Villas are both flats and townhouses with about 1,025 square feet and most have fireplaces.  Pets are allowed.  Woodlake has a community swimming pool, tennis courts, a playground and a fitness center.   It is a five minute drive to the beach and near all mid-Island locations that include the hospital, library, airport, shops, banks and offices.

Hilton Head Long-Term Rentals and Go Gated Realty

Go Gated Realty is a sales agency but also a long-term rental agency that knows the Hilton Head Island rental markets and has the knowledge that an investor needs to determine the best investment property for sale today.   There are other invesment properties in addition to the ones discussed in this article.  

Your Buyer’s Agent on Hilton Head Island

Buyers of vacation rental properties, primary homes or second homes are also well served by Go Gated Realty as your Buyer’s Agency on Hilton Head Island, but the issues and needs for buyers of these properties are different than those of ’pure’ investors. 

To discuss your real estate needs, please contact Richard Kadesch, the Gated Communities Specialist today!

Richard Kadesch, Owner and Broker-in-Charge The Gated Community Specialist ® Go Gated Realty ® Hilton Head Island, South Carolina Rich@gogated.com www.GoGated.com 1-800-333-5025 Read Some of My Clients’ Success Stories