Archive for March, 2008

Many buyers want to have a second home on Hilton Head Island but not at high  prices.  The Spa on Port Royal Sound has two-bedroom villas from $79,900 and with beautiful grounds and excellent recreational amenities.  These include  walking paths beside lagoons, two outdoor swimming pools, one indoor heated pool, spa, sauna, three tennis courts and the Port Royal Sound beach that was re-nourished in 2006.  The Town’s bike path system includes Beach City Road where the Spa is located and it connects the Spa to all other Island locations.  Many restaurants and shopping areas, the hospital, library and airport are all within a ten minute drive.

While economical, the Spa has never done well in the Hilton Head Island vacation rental marketplace because it has a somewhat remote location and is not on the ocean.  The Sound beach is beautiful and great for walking, sunning, breezes - but not for swimming.  Spa owners mostly purchase to use their villas as second homes without rental to others.  Some owners rent to vacationers on their own and some owners rent to tenants. 

The Spa has 268 one and two bedroom villas; All flats located on the first, second and third floors.  There are no elevators at the Spa, therefore owners often prefer the lower floors.  Buyers like the two-bedroom villas located anywhere within the  Spa and the Sound-front one-bedroom villas for their outstanding views of the beach and  Port Royal Sound.  The two bedroom villas are about 917 SF in area.  They have full kitchens and piggy-back clothes washers and dryers.  The monthly regime fee is $467 and this includes insurance for hurricane/fire/flood, water and sewer, basic cable TV, buildings and grounds maintenance, trash pick-up, pest control and 24-hour manned security gate.  The annual property tax is approximately $820.  The Spa is well managed by the Board of Directors and a full-time Regime Manager.   

Go Gated Realty ® just listed #2201, the lowest price two-bedroom villa in the first phase closest to the Sound for just $94,900, furnished.  The owners of this villa have just repainted the interior and installed new tile floors in the kitchen and the bathrooms.  This villa is on the second floor and has a balcony with a view of the grounds.  The balcony can be enclosed to become a screened porch.  This villa is ready to go and a buyer can move right into this villa at closing.

Please come and see the Spa on Port Royal Sound for yourself and take advantage of some low pricing today.  To learn more about any vacation, investment or residential villas or homes on Hilton Head Island or nearby, contact the Gated Communities Specialist ®.

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

The weather was perfect for the 25th annual Hilton Head Island St. Patrick’s Day parade on Sunday, March 16.  Marching bands from the area’s high schools, many local businesses, civic groups, classic cars and the Charleston Police Pipes and Drums Corp were represented and entertained thousands of people, young and old.   

25 years ago the first Hilton Head Island St. Patrick’s Day parade finished when the Budweiser Clydesdales pulled the iconic shiny red beer wagon along Pope Avenue to the Sea Pines Circle with the Dalmatian right up on top with the driver- it was perfect.  This 25th parade highlighted our Military.  At 3:30 p.m. an Army helicopter flew over the parade route and then Army Humvees led the way down Pope Avenue to an appreciative audience.   

The parade route began at Coligny Circle in Forest Beach and continued along Pope Avenue toward the Sea Pines Circle,  turned left on College Center Drive and ended in Park Plaza - about two miles.  It lasted about an hour and a half.  Off the parade route, the Beaufort County Police did an excellent job of keeping traffic moving along the the west side of Pope Avenue so that nobody was inconvenienced by the parade.  

Hilton Head’s St. Patrick’s Day Parade is just one of many community events on Hilton Head Island throughout the year.  

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

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The Dolphin Head Golf Club in Hilton Head Plantation is celebrating its Silver Anniversary by offering 25 memberships at $25 each!  You do not have to be a Hilton Head Plantation property owner to have a membership.  Individuals, families, residents and non-residents of Hilton Head Island may purchase these Silver Anniversary non-equity memberships and enjoy the Club’s private golf and entire guest and social privileges.  This is a significant savings on the usual cost of membership (also available) of $3,000 application fee plus $2,500 for an equity certificate.  

The Dolphin Head course was designed by Gary Player and Ron Kirby.  The course opened in 1975 and was the first in Hilton Head Plantation.  The members purchased the club in 1983, built the clubhouse in 1986 and expanded it in 1998.  In recent years the course has received renovations to over 50 sand bunkers and to four putting greens under the supervision of golf architect Clyde Johnson. The clubhouse has a pro shop, men’s and women’s locker rooms, dining room and  the Manager’s office.  The dining room is open for lunch daily for dinner five evenings per month.  Social events are held throughout the year.

The course has six tees ranging from 2,180 to 3,307 yards with ratings and slopes of red 71.7/122, white 70.5/125 and blue 71.6/134.   The course covers some beautiful real estate near Port Royal Sound where majestic trees and area birds are abundant.   The mounds that surround the slightly elevated greens are a Dolphin Head ’trademark’.  There are water hazards on thirteen holes and the course has some of the longest par three holes in the area.

There is a full golf program of competitive and social events as well as golf instruction for men, women and juniors.  These include both a nine and eighteen hole women’s leagues and weekly men’s day.  There is   a variety of stoke, team and match play competitions, a flighted club championship, married couples championship and an annual two-day member-guest tournament. 

Dolphin Head Golf Club has 310 total memberships.  A $25 membership fee for private golf is a great way to celebrate a Silver Anniversary.  For more details, contact Kirsty Kumm, Dolphin Head Golf Club Manager at 843-681-5550, X222. 

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

I thoroughly enjoyed a sales appointment with these buyers from Atlanta a few days ago.  Before they visited, I corresponded with the husband by e-mail for several weeks and we spoke several times on the telephone.  He wanted a two-bedroom villa with vacation rental potential.  The focus would be on the Hilton Head Beach and Tennis Resort and Fiddler’s Cove

It’s great when buyers know what they want and are clear about it.  I can take that information and find the best few properties from what’s available.  When they arrived to see properties, the keys were in my pocket.  

I had not met the wife before that morning but she called twice from the road to report on their travel progress.  They arrived and we had only seen two villas when she asked, "What does it cost for an ocean view?"  I explained that ocean view two bedrooms were more than they wanted to spend but that ocean view one bedrooms were in their price range.  To satisfy her curiosity, we saw one.  "I really like the ocean view", she said enthusiastically.  We met the next day and saw the best ocean view villas in their price range.  They really got excited about two villas that had very good prices and very good ocean views.  They have gone back to  to Atlanta to think it over.  I have sent the rental histories of each villa as they requested.               

This is a ‘first phase’ sales story.  The process often begins on the Internet with a dialog  about the buyer’s expectations.  This is followed by a meeting to see the best properties door to door and compare them.  Even with extensive planning, more than one meeting is usually required.  This process has endless variations because everybody is different and there are many different kinds of properties.  

The first phase is often followed by a second and third.  These consist of the offer, negotiation, inspection, renegotiation, loan application, selection of the attorney, closing and post-closing.  Each part of the process is important and has its own  opportunities and challenges.  I work for clients to get them best price and terms possible   t takes skill, good communication and some luck.  It’s always a learning experience.  Things usually go well and when they do, it’s fun too. 

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