I was speaking to a customer today about our local Hilton Head Island real estate market and I felt I should spread the word to all customers. Here goes:

The real estate market in 2004-2006 was frantic. Inventory was VERY low, buyers were purchasing properties at an historic pace, and pricing was increasing EVERY DAY. This was the epitome of a seller’s market.

As we all know, this type of market is very unhealthy and could not last.

The Hilton Head real estate market hit a brick wall in phases, starting in the summer of 2006, and went downhill from there. Buyers went away, inventory began its historic climb, and the intense seller’s market from 2005 turned abruptly into a dramatic buyer’s market.

Sellers tried to keep prices high, since many purchased at the height of the market. Because of this, buyers waited. And waited. And waited.

Inventory continued to increase until sellers decided to drop prices – I started to see declines in pricing in 2008, although sparingly.

Over the last few years, interest rates have been lower than at any other time in the history of our country. The economy is improving. Unemployment is declining.

And guess what is happening. You guessed it.

THE HILTON HEAD REAL ESTATE MARKET IS STARTING TO MAKE A TURN. WE ARE EXPERIENCING A TRANSITION.

Over the past few quarters, we are seeing the following consistent statistics:

* New Listings are DOWN

* Pended & Closed Sales are UP

* Median Sales Price is FLAT & Gradually INCREASING

* Days on Market is DOWN

* Sale Price/List Price Ratio is UP

* Inventory is Dramatically DOWN

A few years ago, if a customer said “JR, can you find us a 2BR condo near the beach at Tree Tops Villas?” my typical response was “Sure! We have 10 units to choose from!”

Today? There are 2 villas to choose from and 1 of the units is not so appealing.

Why? Because the BEST properties will sell first.

For those of you who are waiting for the best time to make a real estate purchase on Hilton Head Island, it’s time to make a move before everyone else jumps in.

If you’re seriously desiring a property at the best beach in the world, with the best golf courses on the planet, and with hundreds of the best restaurants in the universe, then NOW IS THE TIME!

Summer is back in full swing and the Hilton Head tourist season is off to a strong start with sold-out hotel rooms and high occupancies in our vacation homes and villas. The economy continues to recover including the housing market.  Finally many national indexes are telling the same story we have known for months, the housing market is recovering and showing no signs of slowing down.

For the 12 month period spanning from May 2012 through April 2013, Pending Sales in the Hilton Head region increased 16.4 percent. During the month of April 2013, New Listings decreased 14.1 percent and inventory levels shrank 15.5 percent.  More telling was the Median Sales Price which increased 25.2 percent in April 2013 vs. the same time period in 2012. And, the average Days on Market were down 20 percent. The Hilton Head Association of Realtors also reports the available inventory in the Hilton Head Region is down to an 8.7 months supply. Due to the lack of inventory, we are once again seeing multiple offers in some communities where demand is high.

(view all Mark’s blogs at http://www.hiltonheadrealestateteam.com/real-estate-blog.asp)

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8 Galleon, Hilton Head Island

,995,000 – 3 Beds, 3 Baths, 3,100 Sf

MLS # 397508

1 Man O War, Hilton Head Island

,950,000 – 5 Beds, 5 Baths, 4,064 Sf

MLS # 401038

195 Mooring Buoy, Hilton Head Island

,295,000 – 5 Beds, 6 Baths, 5,592 Sf

MLS # 399565

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41 Ocean Lane, Hilton Head Island

,365,000 – 3 Beds, 3 Baths, 1,777 Sf

MLS # 381456

65 Ocean Lane, Hilton Head Island

,225,000 – 3 Beds, 3 Baths, 1,830 Sf

MLS # 383073

41 Ocean Lane, Hilton Head Island

,174,000 – 3 Beds, 3 Baths, 1,777 Sf

MLS # 399544

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106 Cedar Lane, Hilton Head Island

,000 – 4 Beds, 3 Baths, 3,676 Sf

MLS # 404878

82 Saw Timber Drive, Hilton Head Island

,000 – 4 Beds, 3 Baths, 2,444 Sf

MLS # 404660

43 Stable Gate Road, Hilton Head Island

,000 – 2 Beds, 2 Baths, 1,371 Sf

MLS # 405747

 A big shout out and thank you very much to H2O Sports for creating our newest catamaran, appropriately named…. Carolina Moon. And perfectly timed for her arrival.What a perfect way to end a perfect day at the beach especially with the full moon coming up on June 23…. This Sunday! Give them a call at 843-363-9026 and “sail away”. The Carolina Moon is located in the harbor underneath the famous lighthouse in Harbour Town.  

     Feel the need for more adventure especially for the kiddos? What about “Saluting the General, Crocodile Arms, Closing the car door?” Wondering what those have in common? Those are the newest ways to teach kids how to play golf only on Hilton Head and only by our Palmetto Dunes Dunes Golf Pro, Doug Weaver, at the Robert Trent Jones Golf Course.

     Entertainment for both adults and children are a free golf expo and tennis exposition offered at 5 pm every Monday in Palmetto Dunes Resort. Harbourfest at Shelter Cove Harbour every Tuesday night with Shannon Tanner with his “beanie hat” singing all the old favorites and new ones too before the fireworks at 9 pm.

     Shannon Tanner will be performing Jimmy Buffett concerts on Friday evenings at Parrot Palooza. A perfect opportunity for a night on the town with a free concert under the stars and dinner at one of the Shelter Cove Harbour restaurants. Or a nice dinner at Alexander’s in Palmetto Dunes. Ask for a window seat overlooking the 11 mile lagoon system and watch nature at it’s best as well as locals sailing in to have dinner from their boats.

     And remember the old phone booth? Did you know that Hilton Head still has one located at The Village of Wexford. Talk about a blast from the past! We have it on Hilton Head. The amazing thing is, it still works! Long distance calls cost .00 for 4 minutes.

     One thing remains the same… The salt air, the sea, the sand, the sun, the moon, the Spanish Moss, the tranquility and serentity of our island remain a perfect family getaway. Even the storm clouds are special.

     Contact me if you would like to be more than a visitor or tourist. I can help you find your perfect place at one of the top ten beaches in the world. Parents Magazine ranks Hilton Head as the # 1 family best beach.  Come and enjoy!

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Folks are constantly asking us about the local Hilton Head Villas real estate market. I would like to share a recent experience with you to show you what is happening as we transition from a buyer’s market to a seller’s market.

A few weeks ago I emailed six Hilton Head Villas to a client who was looking for a home or a villa that matched their criteria.  They arrived to explore the possibilities within ten days and only 2 of the properties that I had sent to them were available.  Four of them had gone under contract within the short ten day time frame.  This market is starting to heat up and it appears that the BOTTOM of The market is now in our rear view mirror.

• The number of listings has gone down
• Days on the market are down
• Pending and closed number of sales are up
• Median sales prices are gradually increasing

Several years ago if someone asked to look at a 2 bedroom oceanfront Windsor Hilton Head Villas in Palmetto Dunes, there were 7-8 on the market.  Today, there are only two of these condos for sale.  The busy summer market is in full swing on Hilton Head and more folks are inquiring about purchasing a vacation home or rental property on the Island.  All real estate is about location, location, location!  You can always remodel a place but remember that LOCATION is the most important factor.   Choose a place in a desirable area with nice ocean, golf, harbour, lagoon or other unique view.

Before arriving on the Island to search for your piece of paradise, contact a Realtor who can help you navigate the waters  and one who knows the local market…And I would strongly recommend that you get a Lender to prequalify you for a mortgage as it makes your offer and negotiating position much stronger!

 If you are looking to become a part of a fantastic place with one of the TOP beaches in the US (the #1 Beach Town according to Parents Magazine), world class championship golf courses and tennis courts, over 200 fabulous restaurants , and a unique “lifestyle”…DO NOT WAIT!  Prices will not stay at these levels forever and interest rates will rise in the future.  Jump on board while there are still some great deals available on Hilton Head and start making memories with your family that will last a lifetime. All the signs point to buying NOW!!! You will be very happy that you became a part of this special place.

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Now that summer has officially begun, Shelter Cove is really heating up with tons of activities for islanders and vacationers alike. Harborfest is back and booming, with spectacular fireworks and entertainment every Tuesday night through August. Make sure to grab the family and head out for great food and drinks, shopping, and live music by a Hilton Head’s beloved Shannon Tanner. Tanner’s celebrating his 25^th year preforming at Shelter Cove Harbor, and will be there every weeknight all summer. His carefree summer tunes and sing-a-longs for kids are joined throughout the week by another Hilton Head staple, Cappy the Clown. Kids on Hilton Head Island are having more fun than ever!

New to Hilton Head this summer is Parrot Palooza. Every Friday night at 5, Shelter Cove is converted into our own Margaretville. Shannon Tanner’s band The Oyster Reefers join him to play the sounds of Jimmy Buffet all night long. The crowds have been full of energy, with everyone, young and old, up dancing and really enjoying the night. Food, drinks, performers, and things for kids… everything’s down by the beautiful waterfront!

See currently active villas for sale in Shelter Cove.

Looking for the real Lowcountry experience? Spend your days with the family down at the harbor too. There’s a great Pirate Expedition that children love, along with dolphin cruises, kayaking, canoeing, bike rentals, fishing charters, tours, and paddle boarding. Even if you aren’t feeling adventurous, you can still enjoy The Shelter Cove Harbour. There are plenty of waterfront restaurants to satisfy anyone’s taste, including ELA’s, Parrot Cove, San Miguel’s, Bistro 17, Little Venice, and Scott’s.  And yes, lets not forget the many options for your shopping indulgence. From designer boutiques to t-shirt shops and Christmas ornaments, there are plenty of shops to revel in.  All of these activities, either for day or evening, are what make Shelter Cove just one more attribute to why Hilton Head is consistently raved about, and rated as the number 1 best beach town for families in the US by Parent’s magazine, and featured in the top 10 best beaches in the US by US News and World Reports.

See currently active villas for sale in Shelter Cove with a Harbour View!

If you and your family are planning to visit Hilton Head and would like to get together and discus real estate opportunities that are available and the real estate market in general, please don’t hesitate to give me a call!

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HAPPINESS IS…

Daughter Laurie’s visits from the dreary Northeast…I recently booked the “PAU-HANA” catamaran for a sunset cruise, as I have many times in the past, with our wonderful friends, Jeanie and Capt. John, who sail out of Palmetto Bay Marina most of the year, except two months in the winter, when they are sailing in Greece.

This evening, 28 of our closest friends and clients had a fabulous afternoon, sailing in Calibogue Sound, to the sounds of tropical music, with great food and wines brought by our guests, and of course, a fabulous Hilton Head sunset, the climax to a perfect evening.

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Her wonderful week included a “Moss Creek Grillers” cookout, which is held every Monday evening, hours spent at the lovely Moss Creek pool complex, Tuesday pizza night at one of our local favorite restaurants, Mulberry Street Trattoria-  shopping trips to all of Hilton Head’s wonderful consignment stores, not to forget Home Goods, and Traditions, two stores that she would not miss when visiting, and the finale at the now famous Bluffton Festival, which is held both spring and fall, in the fastest growing little town in South Carolina.

All the while, coming back to a lovely marsh front home that I rented for her in Moss Creek, which is also where I call home…she will be back in the fall, and hopes to move down here to paradise within two years.

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8 Galleon, Hilton Head Island

,995,000 – 3 Beds, 3 Baths, 3,100 Sf

MLS # 397508

1 Man O War, Hilton Head Island

,950,000 – 5 Beds, 5 Baths, 4,064 Sf

MLS # 401038

195 Mooring Buoy, Hilton Head Island

,295,000 – 5 Beds, 6 Baths, 5,592 Sf

MLS # 399565

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The Women’s Association of Hilton Head in 2000 commissioned a sculpture by local artist, Walter Palmer who was known for his whimsical bird sculptures.  

The ladies donated the sculpture to the town and it was installed at the Shelter Cove Community Park.

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The sculpture was one of Palmer’s iconic pelicans seated on a park bench reading a book titled, “Tales of Hilton Head”.   Palmer described the pelican as a bird with personality who was full of himself. He looks as if he’s narrating to the public– not just reading!  Michael Marks, Coastal Discovery Museum CEO, commented that this bird has quite a lot of company. “If he or she could charge for his or her photo, that bird would be rich!” In November 2002, a gala dedication ceremony was held with the artist, town dignitaries, and the Women’s Association leadership. They toasted the bird with punch and left him reading his book on the bench to be enjoyed by visitors to the then new Shelter Cove Park.

However now that the park is being redeveloped from The Mall at Shelter Cove to the Shelter Cove Town Center the little grove where the bird perched  had become an over grown wilderness and the sculpture with personality had become a lonely little guy almost forgotten.

Hope springs eternal…. The Women’s Association found their bird a new home. Michael Marks, president and CEO of the Coastal Discovery Museum, welcomed the personality pelican at Honey Horn.  He has been relocated to a spot close to the Around the Horn Nature Trail in front on the Armstrong/Hack House.  He is now once again getting the attention he deserves.

So, thanks to Lois Schuhrke, who was president of the Women’s Association in 2004-05 season, Char Long, immediate past president, and current president, Judith Tyler visitors can once again enjoy and share in the life of a humorous Hilton Head Island bird.

So, when you get a chance or your next trip to Hilton Head take the time to visit Honey Horn and go say hello to “The Tales of Hilton Head” bird and take a photo with him.   My guess is that he will never be lonely or forgotten again.

Just to think this special bird came out of a notion from an appointed committee by then President of the Women’s Association,  Jackie Corday  when the Women’s Association began planning for a 40^th anniversary celebration.  

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If you haven’t yet walked beneath the canopy of a specimen Live Oak, add it to your list of things to do during your next visit to Hilton Head.  And bring your camera!  Naturally draped in Spanish moss and gracefully beautifying homes, landscapes and South Carolina’s Scenic Highways, the Low Country’s magnificent Live Oaks are sure to leave a lasting impression. They’re fabulous and they’re everywhere. Hilton Head’s beaches are the region’s biggest attraction, but its Live Oaks are responsible for drawing you into the quintessential ambience of the Deep South well before reaching the sandy shoreline.   

See currently active homes for sale in Belfair Plantation.

Thankfully, forward-thinking Hilton Head Island developers recognized the importance of preserving and protecting Live Oaks so they would not only define the area’s topography, but also serve to complement and embellish real estate development.  Healthy fines are assessed against anyone who maliciously removes them.  The town of Bluffton and Beaufort County governance also clearly saw the advantage of safeguarding and employing the gentle giants to serve as perpetual billboards for the region.  No salaries, no benefits, the slow-growing purveyors of beauty and strength provide a unique welcome for everyone. Live Oaks can grow well over 100’ wide and live for hundreds of years! 

 One of the most majestic entrances anywhere in the US can be found in Bluffton on Belfair Plantation’s “Avenue of Oaks.”  The incredible boulevard serves to render newcomers speechless while welcoming homeowners back into the fabulous gated golfing community.  Photographers are often found shooting family, wedding, prom and other special occasion photos on the Avenue of Oaks. There was even a wedding ceremony held under a huge Live Oak situated on Belfair’s West Golf Course!

See currently active homes for sale in Belfair Plantation.

Resurrection ferns, part of the Live Oak’s ever-changing beauty, sprout on the mega-strong serpentine branches after nourishing rains and then disappear under sunny skies.  The next drink of water finds them donning yet another fresh blanket of green. The larger Oaks were planted in clusters of three, ergo their massive trunks. Early morning and evening sunlight filters through and accentuates the Oak’s tentacle-like branches.  Growing upward, outward, downward to rest but not root, and then upward again, they create magical spaces beneath.  Because of their slow growth, the wood is unbelievably hard.  Testimony to that is the Boston USS Constitution Museum’s assertion that the hull of “Old Ironsides” was made of Live Oak. During the War of 1812, British cannon balls literally bounced off it!

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Bulldozers, backhoes and construction fences are certainly incongruous with the tranquil sunsets, lush marshland and expansive water views at Shelter Cove on Hilton Head Island. But don’t confuse the commotion for anything other than a grand revival.

After extensive negotiations and meticulous planning, construction of
. And according to Bill Baldwin, broker-in-charge at Dunes Marketing Group, the mid-island project will be a great asset to the community, enhancing our way of life and adding value to area real estate.

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“What really attracts people to our area is the natural beauty and semi-tropical climate. Fortunately the town and its residents are very concerned about protecting and preserving our natural resources,” Baldwin said. “However, the town infrastructure and improvements must also be maintained, rebuilt, or even replaced in order to keep our properties relevant and attractive. This is critical for drawing visitors as well as affecting property values in a positive way.”

A joint venture of Kroger Real Estate and Blanchard & Calhoun Commercial, the new million, 42-acre mixed-use development is a modern revitalization that continues to honor the vision of our founding fathers. Phase I will include the redevelopment of the existing retail center into a walking village, including 290,000 sq. ft. of retail and restaurant space, with Kroger Marketplace and Belk as anchors.

Phase II of the project will include a five-acre park connected to the leisure trail system on Hilton Head Island. The town has agreed to contribute half of the cost of building the estimated .5 million park, but will pay no more than .25 million if the project exceeds its budget.

Phase III will include 210 luxury waterfront apartments, overlooking Broad Creek.

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As of press time, much of the existing mall has already been demolished, and the construction of the Kroger grocery store has begun. Utility relocation and other site construction is also in progress, including the relocation of Shelter Cove Lane behind the shopping center, which will help make way for a new waterfront park. The road should be complete by mid-summer, with Kroger expected to open in December, 2013.

The 87,588-sq.-ft. Kroger Marketplace will be the largest supermarket on the island. Features include a Starbucks coffee kiosk, Murray’s Cheese shop, a restaurant with indoor and outdoor seating, fresh sushi, a walk-in beer cooler, a “growler filling station,” a wine expert, a drive-through pharmacy, and an outdoor bicycle repair station.

Although additional occupants have not been confirmed, according to Matt Mills, senior vice president of Blanchard & Calhoun, advanced negotiations are in progress. Upon completion, the Shelter Cove Towne Centre is expected to create more than 450 jobs and generate .1 million in annual sales-tax revenue.

“Our residents, town, and businesses all understand the need for continued investment, balanced budgets, and strong reserves. Plus, we are providing all the comforts and conveniences of a resort lifestyle in a small, upscale ocean-oriented town,” Baldwin said. “For those who choose to live, retire, or vacation here, the ongoing value is unquestionable.”

So what are you waiting for? If you love the island lifestyle, now is the time to take action. Let the professional real estate team at Dunes Marketing Group introduce you to the opportunity of a lifetime—your very own piece of paradise.

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My fellow agents at Dunes Marketing Group and I had the pleasure of meeting Robert Onorato at our office the other day.  Mr. Onorato was the President of Palmetto Dunes from the resort’s inception until the late 1980s and was instrumental in creating what is now modern-day Palmetto Dunes & Shelter Cove.

Mr. Onorato explained the process of creating the one-of-a-kind 11-mile lagoon system which is so unique to Palmetto Dunes.  Water flows into and out of the resort from Broad Creek on the Shelter Cove side through two gate locks.  The sand, which was dredged to create the lagoons, was pumped through the resort to the 3-mile strip of beachfront via large pipes.  This process renourished the beaches of Palmetto Dunes, which was a vital step in developing Palmetto Dunes.

See currently active homes for sale in Palmetto Dunes.

Agents asked interesting questions about the beginnings of Palmetto Dunes & Shelter Cove, including the hiring of tennis legend Rod Laver as touring professional for Palmetto Dunes in the 1970s & 1980s.  Needless to say, Laver’s name recognition and world-wide appeal helped to attract tennis vacationers to Palmetto Dunes.

Mr. Onorato described in detail the process of building the Hyatt Hotel, Hilton Head Island’s tallest building located oceanfront in Palmetto Dunes.   The Hyatt Hotel, now the Marriott Oceanfront Resort, eclipsed the standard 5-story maximum height rule set in place by Sea Pines developer Charles Fraser and Port Royal developer Fred Hack.  The three developers, Fraser, Hack, and Onorato agreed to allow the 10-story massive hotel to be built as they knew a hotel of this magnitude would attract more and more visitors to Hilton Head Island.  To this day, the Marriott Oceanfront Resort is the tallest building on Hilton Head Island.

See currently active villas for sale in Palmetto Dunes.

Mr. Onorato also described the original plan for Palmetto Dunes to offer the majority of the resort amenities in a centralized area not behind private gates, but before the gates to allow public guests to enjoy the Tennis Center, the Trent Jones Golf Course, the bike & kayak rentals, Alexander’s Restaurant, and the General Store.  Three private residential gates were established for the Mariner’s section, Inverness section, and the Leamington community of Palmetto Dunes.

It was a fascinating presentation by Robert Onorato, who is considered one of the pioneers of Hilton Head Island.  His sharp demeanor and attention to detail are impressive and I hope to again hear more of his stories about the development of Palmetto Dunes & Shelter Cove.

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