With so many types of Homes and villas for sale, and so many desperate sellers, in so many different areas of the island, unless you've been doing this for a while, and are familiar with all the neighborhoods and their locations, amenities, proximity to the beach it can be quite confusing....... when you see a 2 bedroom villa listed for $65,000 on island-----that has to be a great deal right? It all depends........ what are your needs?

It's imperative you find a Realtor who can answer your questions about all areas that may suit your needs, He/she needs to be able to explain why one area is better for you than another,  perhaps point out other areas that would work for you, and then point out the best values in those areas based on your needs.

The internet is a fantastic tool, but with so much property for sale you can save a lot of your time by contacting Realtors early in your search to interview them, or check out their level of knowledge so to speak....tell them a little bit about what you want to use the property for, give them your true targeted price range..A Realtor will be able to send you the best properties for your needs and be able to explain why they are the best options for you. Then once you've learned which areas are best suited for your situation you'll be able to work with that agent to explore any and all possibilities as new options come on the market.

In the end finding and working with an agent early on can save you lots of time and effort scouring the "net" trying to find out:

1) "where is mls 4455599 is located" 2)"what have other comparable properties sold for"? 3) "what kind of rent could I get from this"?

There are lots of great agents here on Hilton Head, and lots of great deals, just need to do a little bit of work to find them both.... 

Huge 4th row homesite located in one of America's top 50 resort communities...Palmetto Dunes..literally steps to the ocean ..beach path directly out fron of the property..priced to sell this is the least expensive 4th row homesite for sale in PD...Owner wants offers!

Newly remodeled, 3 bedrooms 3 baths located in the heart of Sea Pines Plantation with views of #2 Harbour Town Links

Redone Kitchen, baths, with new paint and fixtures, just minutes to the beach and Harbour Town. Spacious bedrooms, and screened in porch overlooking the par 5 2nd hole of the famed harbour Town golf links....fantastic rental and owner will finance for the right buyer!

Incredible Sunset and Intra Coastal Waterway views....Builders own custom home with a unique design, fine finishes and high end appliances, and materials. Elevator and multiple balconies, and roof top sun deck. Heated pool and spa all overlooking your boat and community dock right outside your back door!

10 Minute walk to beach, Lagoon and views of the 7th hole of the Robert Trent Jones Designed course in Palmetto Dunes from front porch,  fishing dock, beautifully furnished rental ready 3800 sq feet with 5  bedrooms 4 and half baths for under $850,000...Already over $35,000 in rentals this year. Builder/Owner wants home sold!

Yes 2 bedrooms completely transformed, can sleep 8. Ocean views - eat-in kitchen dining area, larger living room, 2 bedrooms 2 baths, has it s own washer/dryer can't beat the condition, or location for the money. Rented for over $11,000 just vrbo in 09, already has 12 weeks booked for 2010

Kermit Huggins deisgned....Views, natural light and openness. Brand new kitchen, flooring, paint, trim, lighting, etc...incredible masterbath transformation..shows very well. Incredible views of 8th  CCHH green and lagoon.... A great buy.

Lowest Priced Sea Crest 2 bedroom for sale. Short sale subject to bank approval, this outstanding villa has excellent rental history and is just steps from the best beach on the island, and all the family fun, dining and shopping of Coligny Plaza.

Outstanding on site amenities include two oceanfrotn pools, poolside grill, fitness center, Aqua restaraunt, two jacuzzis one in one out.. This is a best buy on the ocean. may be subject to thrid party approval

Exquisite 3rd floor oceanfront villa. Remodeled in 2006, this 3 bedroom offers great views in an extremely well cared for oceanfront community.. decorator touches throughout, granite, window coverings and great furnishings... come see for yourself the best 3 bedroom oceanfront villa on the island!

Literally under 100 steps from back porch to sand in your toes, close to family fun, activities and dining. Incredible views and wonderful backyard for the kids to play. This is the best oceanfront buy on the island....

Beaufort County Reassessment 2009

 The SC state legislature has mandated a reassessment every 5 years. The last assessment was dated December 31, 2002 so the current assessment date is December 31, 2007. This is necessary to compare all properties in the County at a single point in time.

For a home that has not transferred title, the assessed value of each property in Beaufort County is capped to a 15% increase by a state law passed in 2006. It is capped at the 15% increase, if does not transfer title, for the next 5 years, if no physical changes are made to the property.  For instance, if your assessed value in the last assessment was $300,000, the current capped value could not be higher than $300,000 + 15% of $300,000($45,000) or $345,000.

Also due to the state law passed in 2006, if your home HAS transferred title by sale, to/from a trust, or by will since January 1, 2007, there is a Point of Sale reassessment(AKA Assessable Transfer of Interest) which MAY be greater that the 15% capped assessment on the property had it not transferred. If it transferred in 2008, its value  will be “trended back” to the December 31, 2007 date based on comparable properties-like properties in a similar location selling at that time. 2009 sales have not been considered at this time.               

As a homeowner, you may not be satisfied with your assessed value and may think it needs to be appealed.  There are few important points to remember and consider.

1.       The date of the taxable value placed on your property is December 31, 2007 and that date cannot be changed, although the market value has declined, in some cases significantly declined since that time.  Sales from 2007 and as late as very early 2008 may be considered as comparables, not sales later in 2008 and 2009. Think about what your property was worth in December 2007, not today. Unfortunately, today’s values don‘t count.  

2.       If you feel your property is assessed incorrectly due to significant discrepancies in physical data, -factual errors-in overstating living area  and features, this may be grounds for an appeal. However, if these errors that have been made are in your favor, an appeal may bring them to light and you may end up with a higher but at least more correct assessment. If you have questions about the physical characteristics of your property, you may go to www.bcgov.net, and under Departments, go to Assessor’s and go to Property Max and enter your last name or tax account number to find living area and other features considered.     

3.       The hard working employees of the Beaufort County Assessor’s office have a difficult job in assessing 126,000 parcels equitably and in compliance with state law. They are responsible for providing a market value as of December 31, 2007. However, it is the “Taxable Value” that is important since that is the value that partially determines your taxes. Assessor’s office personnel are available for questions at 843-470-2522(Beaufort, 843-757-1500X 226(Bluffton), 843-341-8411(Hilton Head Island).

4.       If you would like to appeal your taxable value, you have 90 days from the date of the notice from the Assessor’s office to file the appeal.  You can file the appeal yourself, or have an “Authorized” person file an appeal for you. Only certain people may be “Authorized”. Attorneys, CPA’s, Corporate Officers and Full Time Employees, Partners and Fiduciaries, IRS Agents, and SC Licensed and Certified Appraisers may be “authorized” representatives. There are several good appraisers in the area who could act as your authorized representative since they would also be able to do an appraisal of your property as of December 31, 2007 which would be helpful in proving your case. Real estate agents and brokers cannot be authorized to act on your behalf unless they also fall into one of the other categories. Proof of eligibility and written consent from the owner/taxpayer must be provided to the Assessor.

I hope this information has been informative. Please let me know if I or any of my colleagues may assist you in appealing your new taxable value.

Cordially,

Marsha W. Rabun

SC Certified Residential Appraiser #2691

Rabun Associates LLC

P.O Box 23674

Hilton Head Island, SC 29925

Office Phone-(843)686-3344

Cell Phone – (843)384-3214

Email - marsha911@hargray.com

Perhaps it because of articles like this one  Best Tax -Friendly places to Retire located on www.MSN.com where Hilton Head is mentioned by name, or maybe it's just because Hilton Head continues to offer som much for every kind of buyer.

Or maybe it's because prices in many areas of the island communities are back to 2002 and in some cases earlier levels than that...

 In fact I've just helped a great couple from New Jersey, Steve and Kathy, find the perfect house for their needs. A little background........Steve's parents live in the area and they love the island...after previewing many homes in the Bluffton and Hilton Head area, they focused on a great island community of Hilton Head Plantation, and we found one property that in particular suited their needs...the house showed very well and was priced competitively, after reviewing the market data for the area and looking at current market conditions we made an offer, unfortunately the seller wasn't willing to move off the asking price very much, so we found ourselves reevaluating our position...upon doing so we started to think if we are going to pay X amount for this house what other homes are available that may sell for this price point.....we went back to a house that at first glance seemed a bit out of our target price range, did some research and decided to make an offer, again based on market stats and sales data..and low and behold we GOT it!.......in the end the house that was priced a little higher had a seller who was obviously more motivated to sell, and we got a great deal..

This same scenario can play out, and is playing out Island wide...so if you you are thinking about a move to the HIlton Head Area, do your homework, find a good Realtor(preferably Sean Ryan and Associates) and get to work finding the house of your dreams, be it for retirement, vacation, or full time, the deals are out there, you just have to know where and what to look for.

Ultimate Gentleman's retreat.....great crabbing, fishing, kayaking...almost 2 acres with deepwater access.....already constructed bunkhouse with air conidtioned living room, kitchen and full bath, Pole barn, fire pit. Site already has full electric, septic and water. Building envelope already cleared, ready to build on now or use as weekend retreat. Close to Hilton Head, Beaufort and Savannah!

Interestingly I just read  the latest "best beach" poll on line at MSNBC.com Natural Resources Defense Council 2009 Poll  and found it interesting the poll gives stars for frequent water testing, and it appears those beaches that tested more regularly did so because of a higher probability of issues with the water.....now I may not be reading this correctly, but it seems to me a beach with quality water, water that seems to have tested well since this poll started should rank as high if not higher because of the lack of need for frequent testing.....but that's just my opinion. 

Come and see for yourself if you don't know our beautiful island already....and if Real Estate is something you are interested in please contact me Sean Ryan at www.LiveOnHHI.com I'd love to help you find out all the great opportunities this area has to offer

Last night we took my Mother in law on a sunset cruise on the Pau Hana-"Pau Hana" roughly translated means -after work-........ an excellent name for a great catamaran that can entertain small private parties or groups up to 50.. It was about a two hour criuse and the beautiful sunset and gentle breezes reminded me of how lucky I am to be able to work and live .... and help so many others find their dream homes, and in a lot of cases make this their permanent home too.

If you are thinking about investing or moving to the area, or just have questions in general about places to eat, sites to see please don't hesitate to give us a call or visit our website at www.liveonhhi.com....we'd love to introduce you to all the area has to offer and put or knowledge and services to work for you.

The other problem with waiting is that the interest rates (which are currently at incredibly low levels) may move up....think about it a 10 percent market drop in prices is nullified by a 1% increase in interest rates on a 30 fixed loan...so waiting for another drop in prices and missing out on these fantastic rates may be something to consider.

Sean Ryan and Associates can help you target the best properties for your specific needs and then help you analyze the numbers to help you determine the " bottom range" and figure out the best plan to formulate and present an offer so you can take advantage of these historically low rates, and this incredible buyers market. Just call us at 843-842-4400 or visit us at www.LiveOnHHI.com.

I have repeated to friends, clients and associates, this "crazy" environment has lots of similarities to a time not that long ago......it was about two and half years ago when standing in line at the Coligny Bi-lo I overheard the checkout girl telling another associate she was buying an investment property.....I listened a bit more and found out she was buying into one of the apartment conversions where the developer was paying for the first year's condo fees....now looking back it is clear to see when everyone is talking about buying an "investment" property, that it was probably a good time to sell......now fast forward to October 10, 2008, everyone is talking about what they will have to sell to live.....I mean young and old together think it's the end of the world....the same level of "nuttiness" is showing itself at the opposite end of the spectrum......   now I'm not here to say the bell for the bottom is ringing, but I will be happy to bet anyone who reads this post a dinner  that in 15 months, the Hilton Head and Bluffton market will have recovered and be seeing some nice gains.... I know those who want instant gratification will think that's not soon enough, but like any other investment worth making, a long term perspective is what the smart money looks at.

Please feel free to call me, Sean Ryan, to take me up on the bet, or to find out more about some awesome opportunities. There are some fantastic deals, foreclosures, short sales, and just plain motivated sellers. Now more than ever it's important to have a Realtor who is looking out for your best interests, please let us work for you.

Definitely a period of adjustment, but an even greater period of opportunity. Prices in a number of different communities and sectors are back to 2005 levels......Of course a deal on a $3 million dollar oceanfront house may not be for everyone, but there are similar "deals" in nearly every category of property for sale, from homes to villas, from land to timeshares...some people have sadly gotten in over their heads, and they need to sell yesterday!

Sean Ryan and Associates continues to monitor the market and we constantly are updating our Hilton Head BEST BUY list ----just click on it to see some of the most motivated of sellers on the island.

Taking more of a real estate consulting position, we continue to help educate our buyer clients, so it's easy for them to see the best opportunities in the market based on their specific needs, budgets, and desires. We recently have helped clients purchase some of the best values in years in North Forest Beach, Windmill Harbour and Bluffton.

We've also been successful in representing sellers, by educating them to the current market conditions and working with them to price their properties appropriately, then promoting those well priced properties using the ultimate in marketing systems, and technological tools. In some instances we have represented 100 percent of the sales in the past 6 months in complexes like Ocean Breeze.

These are the best of times and the worst of times........anyone looking to buy or sell needs to choose agents wisely, find an agent who will represent your best interests whether you are fortunate enough to be a "liquid" buyer or a seller trying to move on from your current home.

If you are lucky, you will find the location of your dreams right away.  However many home buyers find themselves debating between several neighborhoods determining strengths and weaknesses for each. If on a budget or with children, it is often schools, commuting and finances that dictate location the most.

Here are some suggestions from the  Home Buying for Dummies Book.

1)  Prioritize your needs.
Buying a home on a budget means trade-offs.  For the neighborhood you dream of it may mean purchasing a smaller home.  You must decide what factors are most important to you!

2) Talk to people who live in the neighborhoods.      

People living, working and playing in the community will have the most insight into pros and cons.  Sean Ryan and Associates recommends taking a day or two to walk or at least drive around the neighborhood at a few different times of day.  See how far the closest beach access, gym, park, golf course and coffee shop is.

3) Get the Days-on-Market (DOM) statistics from our team.

DOM statistics show how long the average house takes to sell in an area.  (Ask a team member about this, if a property has been listed by two agents back to back it may only reflect the current listing's DOM.)  Quick sales often indicate strong buyer demand which should make you feel good about the neighborhood you are investing in.

4) Get help from a professional.

This is where we come in!  Home Buying for Dummies suggests speaking to a REALTOR, lender or appraiser to compare the upside potential of home values in each neighborhood.

In the end, only you know what neighborhood will be best for your family.  There are no guarantees with "up-and-coming" neighborhoods, but the more you put into your community the more you will get out of it.  If you have plenty of time to scope out the area before you buy maybe take a Sunday drive through some different parts of the island and surrounding mainland.  You may be surprised the many secret great finds around town.