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The Hilton Head Real Estate Recession is OVER!
Sales Soar to Highest Level in 7 Years
Real estate sales in the Hilton Head/Bluffton/Beaufort area were the best in seven years, even topping the pre-recession year of 2006. As depicted in the chart to the left sales in the Hilton Head Area MLS in 2012 increased to 3879 sold, surpassing 2011 by 19% and 2008 by a whopping 68%.
Hottest Market in South Carolina
For the last three years the Hilton Head Island-Bluffton real estate market has enjoyed the highest increase in sales of any of the markets in South Carolina.
Last In - First Out
All real estate is local. For decades local Realtors have observed that the Hilton Head area is the “last into a recession and the first out.” This is probably due to the fact that the Hilton Head area is one of the most desirable locations on the East Coast.
Home Prices Are on Their Way Up
Because of the sustained improvement of the last three years in the number of sales, the median price of homes, according to MLS data, are on their way up. The median price of homes sold in 2012's fourth quarter was 5% above the third quarter: $256,500 in the 4th vs. $248,900 in the 3rd. Pundits often say, "How do you know when you've reached the bottom of the market? Answer: When you see it in the rear view mirror." We're now seeing the bottom in the rear view mirror!
The Pendulum is Swinging Back
The real estate recession in the Hilton Head area is definitely over. For those who want to be in this are and who can afford to, should buy now. Time is no longer their friend.
Don’t Pay More Next Year
If You’re Borrowing …Money’s Never Been Cheaper
These history-making low rates combined with an almost unprecedented drop in home values have made the monthly cost of owning a home today, according to the National Association of Realtors, the lowest since records began in 1971.
And there is no place for current interest rates to go but up. With these rates expected to rise over the next year, many savvy home shoppers are taking advantage of the opportunity to buy an undervalued home with cheap money. For every 1% rise in interest rates, buyers will pay 10% more in monthly principle and interest payments … a crucial fact that is often overlooked.
The Monthly Cost of Owning is Discounted by More Than 50%
A home that would have sold for $800,000 five years ago is today selling for approximately $488,000.
The interest rate on an 80% mortgage six years ago was 6.34%. Today that interest rate is around 3.85%.
The monthly mortgage payments on that $800,000 home five years ago were $3978. Today the monthly payments on the same home at the discounted price and the discounted interest rate would be $1830, a monthly savings of $2148.
[And don’t forget, the down payment decreased from $160,000 to $90,000]
The Stampede of Baby
Boomers Has Arrived
For the last 17 years, every single day 3300 people turned 65. Starting this year and continuing for the next 17 years, every single day 10,000 people will turn 65! This is the impact of the Baby Boomer Generation.
In a recent USA Today survey, 42% of Boomers report they want to retire to the Southeastern US, with the Carolinas now trumping Florida as the preferred destination.
Isn’t this the perfect time to buy before the huge Boomer demand stampedes into the market driving prices up?
The Low-Hanging Fruit is
Getting Picked Off
Six months ago there were a goodly number of properties listed at “shock and awe” prices in any given category. These are what we call the low-hanging fruit listings. Because sales are up and the real estate recession is ending, today in many categories there are only a handful of these low-hanging fruit properties available. In a few categories, there are none left.
For example, in early 2011 there were 5 low-hanging fruit homes under $350,000 in one of our communities. Every one of them was at a shock and awe price. By mid-2011, there were only two available. Once the two sell, it will cost about $50,000 more to get an equivalent home.
Some of these listings are foreclosures. Some short sales. Others, though, are just sellers who, for whatever reason are extremely motivated.
Buyers today could easily save $25,000, $50,000 or more by purchasing one of the handful of low-hanging fruit listings presently available.
Creativity is Enabling Buyers to
Save $50K, $100K … or More
We’ve had dozens of clients during the last year who aren’t moving here for several years, or who were planning to buy their second home “down the road”. But, when they saw the opportunities here to buy at 50 or so percent of what they would have paid just five years ago, they just couldn’t pass up the chance to save that much money. Then, we had to use creativity to help them take advantage of this once-in-a-lifetime opportunity, because, as they told us at the outset, “they weren’t ready to buy”.
So here’s some of the creative things we’ve done … and has it ever been fun (and gratifying) to help them buy their dream at heretofore unheard of prices and terms.
Leasebacks: Sellers have leased back their homes for up to two years.
Long-term rental: We’ve got some excellent long-term rental companies in the area who thoroughly check out their clients before putting them in a home … and there are lots of renters out there so rents are up.
Build: We are currently oversupplied with building lots, so prices of lots are discounted 50%, 60% or more. And building costs are discounted about 20%. Thus a buyer can get a brand new home with exactly the features they want at a fraction of what it would have cost five years ago. And their home will be completed in about 12 to 18 months, giving them time to wrap things up back home.
Builder leaseback: And some builders will even leaseback the home for a year or so as a model home.
401K funds: One client transferred some of his 401K funds into real estate rather keeping it all in the stock market. It still qualifies as 401K.
Delayed closing: Some of our clients have bought properties with a closing delayed for 6 to 12 months.
Temporary second home: One client who was looking to move here in four years decided the deals were too good so they bought the home now and are going to use it as a second home now. They got so excited about their new second home that they’ve figured out how to enjoy it personally for two months per year … and then let their family use it lots!
Buy down—sell down: We’ve had several clients realize they can sell their house back home at a “down” price they won’t like, but, as one client said, “It is what it is—I can’t get more than the market will bear.” Thus, they can buy here at a “down” price. Often our clients don’t “lose” any money … and, most importantly, they get to move on with their lives. They aren’t trapped in their house back home. Several have gotten bridge loans to make this happen.
Creative financing: We’ve used everything from bridge loans, home equity loans, 401K loans, seller financing, negative amortization loans, etc. to make the deal. The banks have buckets full of money. They are eager to lend to qualified buyers.
Life is Short
Why Wait to Move On With Life and
Enjoy Our Hilton Head Lifestyle
"Real" Community—the Hilton Head area is far more "real" than perhaps any other beachfront community on the East Coast. Just a short visit and it becomes apparent that the area's greatest asset is its people, who are extraordinarily involved in creating and enhansing cultural, educational, religious, volunteer and sports orgainizations. If you're looking to be involved with real people who are impacting their community for the benefit of others, the Hilton Head area is the place for you!
Semi-tropical climate—average mid-day temperature
January 59° April 76° July 89° October 77°
February 61° May 81° August 89° November 69°
March 67° June 86° September 84° December 61°
There are an average of 215 sunny days each year and 45 days of "party cloudy" (with no recorded rainfall), making the Island one of the sunniest places in the country.
Semi-tropical maritime forest—featuring thousands of centuries-old, Spanish moss draped live oak trees.
Bird-lovers—will spot over 250 varieties of birds during the year.
The toughest property covenants on the East Coast—protecting the natural beauty and preventing over development.
Family friendly—wide variety of activities for everyone: golf, tennis, boating, water sports, fishing, biking, community theater, museums, libraries, 300+ restaurants, shopping, and of course the Island’s signature feature—12 miles of wide, sugar-sand ocean beaches.
Strong economy—Policom.com consistently ranks the Hilton Head area in the Top Ten Strongest Economies of the 576 “micropolitan” areas in the US.
Excellent educational institutions—public and private schools and a new four-year baccalaureate degree campus of the University of South Carolina.
Top-notch medical facilities—on Hilton Head, Beaufort and Savannah.
History to the max—Some of the oldest, most charming historical cities in the US: Savannah, Bluffton, Beaufort and Charleston.
Rick Turner and Associates
Going the Extra Mile
Rick Turner and Associates is one of the Top 10 Teams in the Hilton Head Island-Bluffton area and the #1 Team with Gateway Realty, the fastest growing large real estate firm in the area.
Each Team member took his/her own path that ultimately led us to this area … the fulfillment of each of our dreams. It almost seems too good to be true. This is one of the greatest places in the country to live, and here we are, immersed in this Lowcountry charm, temperate climate, and coastal beauty all day, every day. Individually we feel so blessed!
It’s amazing how similar the six of us are. It no doubt goes back to our parallel, yet unique, family backgrounds. Growing up with old-fashioned American values, we each knew our parents always expected us to do the right thing no matter what the circumstance. To this day in our business and personal lives each of us tries to live up to our parent’s precepts and examples—going the extra mile, doing the right thing for our clients.
We work hard together as a Team, unified in our dedication to help our clients find their piece of this paradise. Grit, determination and integrity, which were burned into our psyches from childhood, are now our watchwords. Call us today to see how our expert, friendly and resolute brand of service can be a perfect fit for your needs.
Contact us today at 843-816-0796 or
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