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

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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

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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

 

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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

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