Archive for the ‘Hilton Head Second Homes’ 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

Economical Luxury, Just Listed for $359,000 in Hampton Hall  

8 Ashford Place in Hampton Hall was just listed witih Go Gated Realty for $359,000.

Hampton Hall Has Fitness, Indoor Swimming, Tennis and Optional Private Golf

Hampton Hall is one of Hilton Head’s best gated private golf communities, located just eight miles from Hilton Head Island in Bluffton, South Carolina.  It has a Pete Dye championship golf course, clay and hard tennis courts, a heated indoor swimming pool and a large outdoor pool, a spacious fitness center with fitness staff, a 22,000 SF community clubhouse that opened in 2007, two security gated entrances and affordable luxury and custom homes from the bargain price of $289,900.   Hampton Hall is a new community that opened in 2005.  

#8 Ashford Place Was Just Listed with Go Gated Realty @ $359,000.

Go Gated Realty has just listed #8 Ashford Place, a Carolina Home in Hampton Hall for $359,000.  The home has a lake view and brick facing on the front.  it is ideal for anyone who wants a ground level home with no steps with 2,300 square feet of living space, three bedrooms plus a den, two bathrooms, large screened back porch and a two-car garage.  It has a wood foyer and hallway and tiled kitchen and bathroom floors.

The home has a large screened porch.	Lake views from most rooms of the house.

The master bedroom is plenty big enough for a king bed and two end tables and the master bathroom has dual vanities with granite counter tops, a separate soaking tub and shower with cultured surround and a walk-in closet. 

The kitchen has custom cabinetry, granite counter tops and an eat in breakfast area.  The dining room is open to the living area with a tray ceiling and custom trim. 

Call The Gated Communities Specialist® To Search and Compare

You cannot duplicate this home for the price.  To compare this luxury home it to all others in Hampton Hall or other communities, please call me today!  My cell phone 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

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

This Southern style Tilton Group Signature Home at 73 Hampton Lake Drive in Hampton Lake became the Designer’s Show House in May, 2009 to benefit the Hilton Head Alzheimer’s and STARS charities.

Hilton Head Alzheimer’s and STARS Charities

The Designer’ Show House at Hampton Lake in Bluffton, South Carolina was open from May 8-24 to raise funds and increase awareness of two important Hilton Head non-profit organizations:  Alzheimer’s Respite & Resource and STARS (syncope trust and reflex anoxic seizures).  Tilton Signature Homes and ten talented Hilton Head interior designers worked together to transform a new Tilton Group Signature Home into a Designers’ Show House, exhibit their talents and discuss varying facets of casual southern elegance and the latest trends in interior design and home decor. 

The living room has a high ceiling with a high window and it is open to the foyer, dining room and kitchen.

Alzheimer’s Respite and Resource

Alzheimer’s Respite & Resource was established in 1997 offering a social day program for those suffering from Alzheimer’s and other forms of dementia, operating one day a week.  Today, recognizing the unmet need in the community to help both the patient and the caregiver, AR&R offers a high quality social day program five days a week and over 7,500 hours of respite care each year.  Alzheimer’s Respite & Resource strives to be a center of excellence for persons with Alzheimer’s and their families by providing daycare programs and education in a compassionate and dignified manner.  For more information visit www.alzheimersrr.org or call 843-842-6688

The kitchen has a pine floor, bead-board island, PaperStone counter tops, stainless steel appliances and it is open to the living room and a breakfast area unseen in this picture, to the right (back of house).

STARS (Syncope Trust and Reflex Anoxic Seisures)

STARS (syncope trust and reflex anoxic seizures) was founded 16 years ago in England by Trudie Lobban after her daughter was diagnosed with reflex anoxic seizures, a form of syncope.  Due to the overwhelming response from United States sufferers, STARS-US was established.  Syncope is a medical term for fainting that is caused by a sudden lack of blood supply to the brain.  This loss of consciousness happens when a drop in blood pressure occurs or a sudden change in heart rhythm decreases the amount of blood that the heart pumps throughout the body.  When the blood supply slowly tapers off or when blood pressure falls significantly, several warning signs appear before loss of consciousness including:

• lightheadedness
• fading of vision
• buzzing in the ears
• In some cases, when the brain is deprived of oxygen due to decreased blood flow, epileptic like symptoms may occur, such as stiffening and spasms.

Syncope affects a million and a half people each year. Tragically, more than 40% are misdiagnosed or go undiagnosed.  STARS a national nonprofit organization is committed to improving the quality of life for individuals and their families that are coping with a syncope condition. The main focus is educating and supporting sufferers, their families, the medical community and the general public by offering a support system where they can get a better understanding of these conditions.  For more information about syncope and STARS visit www.stars-us.org or call 843-785-4101

The master bathroom with dual vanities, custom cabinets, limestone floor and shower and spa tub.

 The Tilton Group Signature Home

Tilton Group President Steve Tilton said, “The event was able to expose people to this unique style of building and interior design while raising money for two very worthy charities.”  Tilton grew up in the Hilton Head lowcountry and has been building custom homes since 1994 with a philosophy of building dream homes that offer each homeowner with today’s lifestyle the traditional lowcountry experience of spending of spending casual and quality time with family and friends. 

Tilton Director of Operations Ron Bushaw said that the home was designed using Southern vernacular construction with a big back porch and a bead board ceiling, with many quality reclaimed materials like pine floors and PaperStone™ counter tops.   The house is an EarthCraft certified green home, energy star compliant and it has a smart panel for multimedia.  Some other details are:

• 3,300 heated square feet with everything is on one floor except the guest suite over the garage
• The guest suite can be used as a 4th bedroom, game room, office, studio or fitness area.  
• Four and a half bathrooms.
• ‘Split’ first floor plan with the master, 2nd and 3rd bedrooms separated by the center home areas: the foyer, dining room, living room, kitchen and breakfast area.
• The living room has a high ceiling with high window.
• The master bathroom has dual vanities, custom cabinets, a spa tub and limestone shower and floor.  
• The large back screened porch has a fireplace, barbecue and stone floor for luxurious outdoor living.  
• The exterior of the home has hardiplank siding, wood trim and the windows have wood casing. 
• The home has a two-car garage.
• Located on a .42 acre lot.

• The home may be purchased for $799,000. 

The back porch opens from the living room and offers luxury outdoor living.

The Hilton Head Interior Designers

Ten interior designers from six Hilton Head interior design firms participated in the Designer’s Show House at Hampton Lake:

• John Kilmer and Jennifer Kirkland, Beverly Hall Interiors.
• Suzie Dixon, Casual Living.
• Bob Cooksey and the design team at Ethan Allen.
• Michelle Wood, Fine Furniture Galleries/Coastal Living Interiors.
• Kay Merclean and An Pickhardt, Georgia Furniture and Interiors.
• Michelle Pearson, Interior Motives.

During the two-week duration of the Show House, these designers and others scheduled talks at the house about interesting topics. 

• Mike Woodall of Kravet and Lee Sofa Fabrics and Furniture spoke about “The Latest Trends in Color and Fashion for Exclusive Quality Homes and the Discerning Consumer”. 
• Jennifer Kirkland of Beverly Hall Interiors spoke about “Window Treatments #101″. 
• Bud Martin of Southern Palmetto Landscapes discussed “Going green with water conservation and native plants”.
• Gerardo Alvarex of Divine Touch, “Decorating with Paint and Faux Finishes”.
• Bob Cooksey of Ethan Allen talked about “All Phases of Down Sizing” and “What you always wanted to ask and Interior Designer”.
• Laurel Greif of Le Cookery spoke about “In the Kitchen – Easy Party Foods”. 

Each of the four bedrooms were decorated differently and by different designers.

The Hampton Lake Community and Real Estate

The private freshwater lake community located in Bluffton, South Carolina opened in 2006 and in 2008 was awarded the “Best Community in America” award by the National Association of Home Builders.  The location, quality of the residences the amenities has made Hampton Lake one of the most popular new gated communities in the Hilton Head and Bluffton area. 

Hampton Lake is located on the Bluffton Parkway just 9 miles from Hilton Head Island in Bluffton, South Carolina, 21 miles from Beaufort, 30 miles from Savannah and 98 miles from Charleston.   Hampton Lake’s location The community has 906 total acres that include 345 preserved for nature and a 165-acre lake with a depth of about 8 feet, 7 miles of navigable waterways and 15 miles of shoreline.  The community will have approximately 900 residences that include both custom homes and villa homes.  There is a top-quality model home program with many builder-participants.  

 Hampton Lake’s amenity village is called “Lakeside” and includes:

• “Fitness Central”, a state-of-the-art spa and fitness center.
• “Adventure Lagoon”, a family-oriented, resort style swimming pool with a ‘river.’
• “The Cool Pool”, a separate area with cabanas for adults only.
• “Lakeside Courts”, four clay tennis courts.
• “The Lakehouse” with Blackwater Bill’s Restaurant.
• “Sandi Point”, a lakefront beach area with tiki huts for shade.
• “Doc’s” community boathouse featuring boats for members’ use and “The Tackle Box” bait, tackle and convenience store.
• “The Racks” canoe and kayak storage.
• “Reunion Field”, a picnic area.

Today, the prices of villas and patio homes at Hampton Lake begin at about $315,000, custom home prices start at about $700,000 and building lot prices start at about $145,000.  For more information about the custom home featured in this article, Hampton Lake or any other Hilton Head area real estate, please call the Hilton Head 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

Front entrance with no steps to #10 Townhouse Tennis III in Shipyard.

Just Listed:  #10 Townhouse Tennis III

#10 Townhouse Tennis was just just listed with Go Gated Realty®, the Hilton Head Gated Community Specialist®.  It is in like-new condition and especially desirable with:

• Beautiful water and golf views from the living room, kitchen, both back bedrooms and the patio.
• The entire first floor is tiled: foyer, kitchen, living-dining area, two bedroom and two bathrooms. The upstairs master bedroom bath also has a tiled floor. The kitchen has granite counter tops.
• The villa is sold completely furnished, including area rugs.
• 1,750 SF of living space.

The location, size, features and quality make this townhouse attractive to anyone who wants a vacation rental property, a second home or as a primary home on Hilton Head Island.  

The water and golf view from the back of #10 Townhouse Tennis III in Shipyard.

 First floor Master Bedroom, Water and Golf View

Buyers who want a luxury home near the beach on Hilton Head Island will want to look at #10 Townhouse Tennis Villa in Shipyard.  It compares well to other three-bedroom homes or vacation rental villas because:  

• the master bedroom and second bedroom on the first floor and there are no steps for entry to the home.  This is often preferred by Hilton Head retirement and pre-retirement buyers but is attractive to everyone.   
• the outside maintenance and services are provided by the villa association.
• Townhouse Tennis Villas are the only Shipyard villas to have carports. 
• a large storage room is attached to the carport.
• Townhouse Tennis Villas are the only villas in Shipyard to have private clay tennis courts.
• quiet community swimming pool.
• pets are allowed for owners.
• great back patio and front courtyard.
• outside barbecuing is allowed.
• located in Shipyard with private beach access, a gated community with two 24-hour manned security gates.  To read more about Shipyard, see below.  

This Shipyard townhouse is sold completely furnished and is ready to use or rent.

Located In Shipyard on Hilton Head Island

Shipyard is one of Hilton Head Island’s most popular vacation and residential gated communities, located on the south end of Hilton Head Island, between Sea Pines and Palmetto Dunes, defined by a beautiful scenery of lakes and semi-tropical foliage, high quality villas, custom homes, a golf club, tennis club, the Crowne Plaza Hotel, private beach access and two gated entrances.  

The Shipyard private beach access is next to the Crowne Plaza Hotel.  The Hotel offers short and long-term memberships to their fitness center, indoor swimming pool, has restaurants and business meeting environment by day and nightlife environment by night.

The Shipyard golf club has three 9-hole courses, is open to the public and offers optional memberships.  The golf club has a teaching program, full pro shop and a restaurant. 

Shipyard is home to the Van Der Meer Tennis Center with 20 tennis courts: 13 Hard Tru, 7 hard, 8 lighted and 3 indoor.  The Center offers teaching programs to players of all levels and a tennis academy for teachers.

Shipyard has two security entrances to the community:  one on Pope Avenue and another on the William Parkway. 

Hilton Head Luxury Villa  - Moderately Priced

At $434,900,  #10 Townhouse Tennis III is priced relatively low.

• The average price of all three-bedroom villas for sale in Shipyard today is $444,000.
• Few villas for sale today have both water and golf views.
• Only Townhouse Tennis III villas have carports.
• All homes in Shipyard cost more today than #10 Townhouse Tennis and one of the homes that costs less does not have a carport or garage!

The cost of ownership will include, in addition to any finance cost:

1. the monthly regime fee of $411.  This includes water and sewer and  maintenance of the common areas and amenities, trash pick-up and pest control.
2. $2,600 per year for hurricane, fire and flood insurance.
3. utility costs for electric, cable and telephone. 
4. property taxes, approximately  $2,200/year as a second home and much less as a primary home.
5. Shipyard annual POA of $780.

The owner paid $565,000 for this property in March of 2006 and he will take a loss on this property to buy an even larger second home on Hilton Head Island at today’s depressed price.  This is a perfect example of price capitulation that creates a window of opportunity for the right buyer.  To look more and compare the location, view and features of this Shipyard luxury home with any other, contact Richard Kadesch 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

A wide variety of Hilton Head homes and villas are listed as short sales today.

What Is a Short Sale?

Short sales are abundant among Hilton Head real estate listings these days but many buyers do not know what they are.  

A ’short sale listing’ is one that has a market value less than the mortgage owed plus closing costs.  In other words, the owner owes more than the home is worth. 

To sell, the property must be listed for less than the mortgage amount plus the closing costs and whoops! – the seller will owe money at closing, not receive money.   Some sellers are ready, willing and able to take the loss and if so, that’s not an issue for the buyer.  However, if the seller cannot take the loss at sale, the bank must agree to take the loss with the motive of avoiding a foreclosure.  I see more and more properties listed today as short sales with large losses that banks are not willing to take outside of the foreclosure process.    

Short sale listings can be uncertain for both the buyer and the seller because many sellers do not know if their bank will allow the short sale to occur!  The Seller and seller’s agent can lead a buyer on with the hope of a low-priced sale that will probably not happen because:  

• the bank is not willing to take a short sale loss. 
• the seller will not or cannot pay any part of the loss to the bank.
• the seller has not demonstrated an acceptable hardship to the bank. 
• the bank begins foreclosure before a short  sale offer comes in.
• the bank may prefer foreclosure rather than a short sale.  

For these doomed short sale listings, a buyer who makes an offer can wait for an acceptance from the seller’s bank that does not come quickly or at all.  While waiting, the buyer can miss out on other good buys are can be sold without delay.  

Recently I have seen listings where the agent has written to other agents: ”Don’t waste your time.  The bank does not respond”.   Recently I called an agent to ask about his short sale listing and had it gone to foreclosure because it was listed so long ago.  He told me that that bank had refused to respond to good offers for the property and that he should probably withdraw it from the market – but it was still listed as a short sale.  The property was withdrawn soon after our discussion and other short sales are withdrawn when agents learn that they are wasting their time and ours for various reasons.

When owners do not make mortgage payments for 90 days, banks usually begin the foreclosure process.    This can further complicate a short sale negotiation and some banks have one division to deal with distressed properties and short sales and another division that deals with foreclosures.   The short sale division may not be able to discuss a property during the foreclosure process and finally, the bank often prefers to foreclose rather than agree to a short sale.  Sorry- I can’t explain this fully but I know that it happens.  During the time that a property has gone from being a short sale to a foreclosure, it still owned by the seller and remain on the market listed as a short sale! 

Get The Facts Before Offering

This is not to say that short sales do not happen or that they are always a waste of time or that you should not be interested in them.  But, before you take your time to offer on a short sale listing, you should try to find out:

• If the loss that the owner and/or bank must take to allow the sale is large or small.
• Has the bank agreed to take the loss and allow the sale?
• Is the Seller willing and able to take some of the loss?
• Has the bank started foreclosure on the property?

The answers to these questions will tell you much more about how much uncertainly you can expect with an offer.  You don’t want to waste your time on a shaky short sale while another desirable property that you could have had sells to someone else.  As always, a good agent can investigate and hep you evaluate the situation and the options available to you.  

Receive All Hilton Head Area Short Sale Listings Without Cost or Obligation

If you would like to have a list of short sale properties, foreclosures or other properties, without cost or obligation, please let me know.

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

The Town of Hilton Head Island has Renovated Mathews Drive and Built a new Traffic Circle at the Entrance to Woodlake Villas

The new security gates at Woodlake Villas on Hilton Head Island will close every evening and on weekends.

Woodlake is among the Island’s most popular economical residential communities with flats and townhouses priced from about $79,000, located mid-Island on Hilton Head Island on newly renovated Mathews Drive, across from Port Royal Plaza.  Woodlake Villas are each about 1,000 square feet with all ground level entrances.  Community features include:

• fitness center
• swimming pool
• playground
• tennis courts
• pets are allowed
• a short drive to the beach at Folly Field

At the same time that Woodlake owners were planning to install security gates to their community, the Town of Hilton Head Island was planning to renovate Mathews Drive.  When the Town purchased the land at the entrance to Woodlake to renovate, widen and beautify Mathews Drive, Woodlake owners were given the money to make their security gates a reality and it became clear that they should coordinate the new gates and the renovation of the entrance to Woodlake with the Town’s Mathews Drive project. 

The new Woodlake exit.  Cars leaving travel slowly and safely.

Now the Town’s Mathews Drive project is finished where Woodlake is located and Mathews Drive has two lanes divided by turning lanes and planted central islands, a traffic circle between the entrances to Woodlake Villas and Port Royal Plaza, raised walkways from Woodlake to Port Royal Plaza intended to slow traffic in the residential area and new walking paths along both sides of Mathews Drive.  These improvements to Mathews Drive at Woodlake give the road far more beauty than before the project and much safer for both drivers and pedestrians.  The improvements enhance the value of Woodlake Villas and vehicles enter and exit Woodlake much easier and safer than before. 

‘In House’ Installation Saved Money

Simultaneous to the Town’s Mathews Drive project,  the Woodlake Board renovated their entrance and

The pedestrian gate at Woodlake

installed their security gates.  In addition to the money the Town of Hilton Head Island paid to Woodlake owners for land at the entrance to Woodlake, the Board of Directors of Woodlake saved homeowners about $40,000 by installing the gates ‘in house’, including installing the phone and key system and not hiring outside contractors to do the gate installation.   

The Woodlake Security Gates Open Three Ways

The new Woodlake security gates will be open during week days but closed at nights and on weekends.  There are three ways to enter the gates at Woodlake when they are closed:  

1. A visitor can call a residence from a phone at the gate to open the gate. 
2. A card can be scanned.
3. A clicker can be used.

A new crosswalk on Mathews Drive. In the background a car rounds the traffic circle at the new entrance to Woodlake.

Cards are free.  Clickers cost about $40 each.  Cards can be activated and deactivated based on occupancy.  There are two cards per villa and $10 per additional card.   There is also a walkway along the entrance to the Woodlake to a pedestrian security gate that requires a card to enter. 

Woodlake May Attract More Owner-Occupants

Charlie Wetmore, President of Woodlake Board of Directors says that 22% of Woodlake Villas are owner-occupied and the others are rented by tenants.  Investors have purchased Woodlake villas over the years because they have traditionally rented well.  Wetmore hopes that the new security gates and other improvements will influence more people to purchase Woodlake Villas as their primary or second homes and not just as investment properties.  ”That will effect values more than anything”, he said.  “We believe that the new security gates and improvements to the entrance will make Woodlake more attractive to owner-occupants than in the past”. 

A Woodlake flat with fireplace.  Many Woodlake villas have a lake view

It is true that a Hilton Head gated community has benefits for its residents that non-gated communities do not have and that gated communities are perceived by the public to be more desirable  places to live.  For example, a second home owner who is not in residence for much of the year can know that their property is more secure in a gated community.  All residents should benefit when people who do not belong in the community cannot drive in anytime and cause a problem. 

Therefore, buyers seeking an economical primary residence, retirement residence, or second home as well as investors may want to consider a Woodlake Villa.  Prices start at about $79,000 today.  To compare Woodlake Villas to any others on Hilton Head Island, please call or email Richard Kadesch, the Hilton Head 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