Myrtle Beach Real Estate

I visited Ryland Home’s “Clear Pond at Myrtle Beach National” with clients of mine this weekend, and was so pleased with some of the pricing that I saw that I wanted to share it with any potential buyers. Clear Pond is located just West of Carolina Forest off of Highway 501. They have a number off inventory homes heavily discounted for quick sales. If you are interested in any of these call Darren Woodard at 843-267-4627.

Clear Pond Inventory Homes

                                                 
                                                                               Ryland Homes @ Myrtle Beach National

Cypress-F       229,000 4 Bedroom, 3 Bath, Hardwood floors, upgraded cabinets, stainless steel appliances, screened porch, 2 foot rear extension, natural preserve home site.   2141 Htd sq.ft.

Egret-C 250,000 3 Bedroom, 2 Bath, Hardwood floors, upgraded cabinets,
Stainless steel appliances, screened porch, silestone countertops, natural preserve home site.   2192 Htd sq. ft. 

Egret-A 254,000 4 Bedroom, 2 Bath, Hardwood floors, upgraded cabinets,
Stainless steel appliances, screened porch, silestone countertops, fireplace, hardwood stairs, bonus room.   2528 Htd sq. ft.

Egret-E          249,000        4 Bedroom, 2 Bath, Hardwood Foyer, upgraded cabinets, Black Appliances, corian countertops, fireplace, bonus room, natural preserve home site.  2528 Htd sq. ft.

Sandpiper-F     229,000 4 Bedroom, 3 Bath, Fireplace, Guest Suite, upgraded cabinets, jetted garden tub   2396 Htd sq. ft.

Sandpier-C      259,000            4 Bedroom, 3 Bath, upgraded cabinets, silestone counter tops, Hardwood floors, Guest suite, Screen porch, gas range, tile backsplash, Jetted tub. 2396 Htd sq. ft.

Turnstone-E     299,000            4 Bedroom, 3.5 Bath, gas range, upgraded cabinets, silestone countertops, Hardwood floors, Luxury tile shower w/dual shower heads, Guest Suite, Trey ceilings in Master/Dining rooms, natural preserve home site and many more upgrades.   2901 Htd sq. ft.

For a limited time only, All inventory homes will also include a washer and dryer.
Also for a limited time only if buyer uses Ryland Mortgage Company seller will pay 4,000 payable towards closing costs.

The activity and excitement continue to grow at Market Common as the new visitors to Myrtle Beach are discovering the wonderful restaurants and shops such as P.F. Chang’s, Tommy Bahama Tropical Cafe, Williams and Sonoma, Barnes & Noble and many more.  People are calling this community the “hidden city.”  Another great spot of interest is the live/work townhomes and residential townhomes located adjacent to the Market Common shopping area.  Several of the shops are now open including the Little Shop of Flowers and Back in 2 Style retro store.  Coming soon is the Tee Time Cafe and a deli. A chocolate shop and ice cream store in the planning stages.  “Petite Cherie” should also be open soon with a beautiful line of children’s clothes.  There are also two beauty salons open for business and a nail salon under construction. 

Just a little further down the street DockSteet Communities has broken ground on the next phase of live/work and carriage townhomes in South Market Row.  And just a little further down the street two more buildings of Classic Row Homes are well underway with plans for homeowners to move in before the holidays in Pinckney Square where about forty families are already moved in and enjoying the urban lifestyle.  Our homeowners are saving ton on gas as they walk to Gordon Biersch Brewery or to the grocery store or cinema.

We all know that getting a property ready for sale is a huge part in receiving a fair market price during the sale. What many people don’t know is where to start in preparing their home for sale. Please find a list of some important preparation ideas that I have come up with which may assist you in selling your home. And of course if you need a Realtor in Myrtle Beach to sell your home, I will be delighted to assist you with that as well.

1.       Landscaping—You don’t have to spend a fortune in landscaping, but nice curb appeal leaves potential buyers with a great first impression, and a wonderful lasting impression as they exit the property. Tidy up the ground, keep lawn trimmed and edged and make sure the yard is free of all debris.

2.       Clean The Front Door- Along with the landscaping, the front door will give a great first impression, because you will spend a little time looking at it while the Realtor is opening the lockbox.

3.       If painting is needed, do it before placing the home on the market.  Some sellers will offer a painting allowance, but I feel that the home will show better and secure a more serious buyer if it shows well up front.

4.       Bathrooms and Kitchens help to sell homes. Make these two rooms sparkle.

5.       Make sure working light bulbs are in all sockets. Turn on lights before a showing.

6.       Keep dishes washed and the laundry room cleared from clothes.

7.       Remove pets and remediate odors before any showings.

8.       Dress up windows in freshly laundered curtains.

And the most important thing to consider when selling your home is to take down any personal photos. These photos distract from the showing of the home, and make it difficult for the buyer to imagine themselves taking possession.

I have some exciting news for potential clients of mine purchasing in the Myrtle Beach Area. Now, through technology and innovations in the mortgage industry, I have one more service to offer that will make the real estate buying experience easier than ever before. That’s right, as a Coldwell Banker Chicora agent, I can originate your loan, and expedite it to my loan coordinator for underwriting. With the click of a mouse, I can generate a preapproval for you, and start the loan process as soon as we find you that property.

Alera Financial out of Raleigh, NC is the company that I am working with to offer the valuable service to the real estate industry. If you are thinking of relocating to Myrtle Beach or purchasing a second home in our area, I will be more than happy to run the numbers for you before you make the trip to our area to look around. Give me a call at 843-267-4627 or email me at darrenwoodard@chicora.net if you would like to find out your purchasing power in the Myrtle Beach Area.

Get ready Carolina Forest! The paving of Postal Way is under way. This should help deter some of the heavy congestion of the Carolina Forest Blvd and Highway 501 Intersection. In the meantime the widening of Carolina Forest Blvd and River Oaks Drive will most likely begin next week. With the opening of the Hardrock Park coming soon, this great news couldn’t come at a better time.

The paving of Poastal Way Road will begin at Gardner Lacy and end at Carolina Forest Blvd. I am hoping to see them continue it soon to the Tanger Outlet Shopping Center just East of Carolina Forest Blvd. I won’t hold my breath.

The widening of Carolina Forest Blvd is set to be completed 120 days after beginning, and River Oaks Drive widening is scheduled to take 90 days. In addition to the latest two road projects, the South Carolina Department of Transportation plans on lengthening the turn lanes East bound into Carolina Forest from Highway 501 to 700 feet.

These changes should make a big difference in the traffic flow around Carolina Forest during school times, and early morning commute to work. I am excited to see the changes take place, and believe that  a reduction in the congestion will continue to make Carolina Forest the desired area to live in Myrtle Beach.

Hello Everyone:

This Thursday will kick off the grand opening weekend for the Market Common, the 26 acre retail and residential living area on the renovated Myrtle Beach Airforce Base. This is a very exciting moment for the Myrtle Beach Area, and Governor Mark Sanford will be present during the ribbon cutting ceremony. There are numerous events scheduled for the upcoming weekend that you just don’t want to miss.

 Following the ribbon cutting ceremony scheduled for Thursday, there will be a jazz performance from 1:00-3:00pm. There will also be several promotions going on throughout the day ending with a fireworks display around 8:30pm. Many other businesses will hold their businesses open to the public Friday evening. Throughout the weekend you can expect celebrity sitings, and on Sunday, the Piggly Wiggly grocery store will be hosting a cookout.

If you are in the Myrtle Beach Area April 3-6, take some time out of your day to visit the new Market Common. The ribbon cutting will take place this April 3, 2008 around 12:00pm. I’ll see you there.

When shopping the real estate market, buyers have several decisions to make when searching for their new home. One of the most common, and first decisions to be made in today’s market is whether to buy a new home or buy an existing home, commonly known as a “resale”. In this blog post I will discuss the pros and cons of buying a new home and a resale as it is related to the Myrtle Beach real estate market in today’s economy.

New Homes in Myrtle Beach:

Pros:

1. Choose Upgrades and Lot Location- One of the biggest advantages of buying a new home is that you get to pick your location within the community. You can choose with ease whether you want to be on a lake, on a corner lot, backing to conservation or backing to another house. Also when building a new home it is easier to pick out what countertops, flooring, structural changes or any other upgrades than it is when purchasing a resale
2. Builder Incentives- Many homebuyers today are going to the neighborhoods where the builders are offering the most incentives. From what I have witnessed the larger more well-known builders like Centex, DR Horton, Beazer and Lennar seem to be offering the most incentives. There are several ways that these builders are enticing buyers to purchase in their neighborhoods and not elsewhere. Some of the most common incentives that I see are large discounts in pricing, zero lot premiums, paid closing costs, rate buy-downs on your mortgage and upgrade packages.
3. Time to Prepare for the
   Move-
   Building a new home often takes between 4-6 months, therefore you have time to prepare yourself for the move. This is a big advantage in the Myrtle Beach Area, as most of our buyers are relocating from other areas. There is also an excitement built up by watching your own home being built.

Cons:

1. Lack of Furnishings: When you purchase a new home, most commonly you can expect to purchase common necessities before the new house feels like a home. Some of the most common purchases of a new home owner are Refrigerator, Washer/Dryer, Window Treatments and usually some outdoor shrubs.
2. New Neighborhood: In the Myrtle Beach area, most of the new neighborhoods are mostly clear cut lots with very few remaining trees if any. Many home owners like the shade, privacy and beauty that trees offer to a more established neighborhood.
3. In a Hurry, to bad: If you are in a rush to move into your home, obviously that can’t happen unless you buy a “spec home” or a standing inventory house. With these purchase though you commonly miss out the ability to pick your upgrades. If you are in a time crunch to move, you most likely will want to go with the resale which has a normal closing date of 30 days after contract.

Resale Homes:

Pros:

1. TLC- That is right; when you purchase a resale, you are not just buying a house, you are purchasing someone’s home. People have taken time and placed their love into caring for the home. With this time, love and care comes plenty of extras that new houses do not offer. Resale homes tend to have more appliances, better paint schemes and blinds and drapes.
2. Established Community- Around a resale home, you will mostly find a more established community. Within this community, residents have found a sense of purpose, and usually the Home Owner’s Association is established. Also, you will find better green spaces and treed areas within the established community.
3. Ready to Move… No Problem – With a resale, it is usually easier to pick up and move rather than waiting several months for your home to be built.

Cons:

1. Condition- When you purchase a resale, obviously all of the appliances, the HVAC unit and the structural components of the home are not going to be as new as the newly constructed house never lived in. To overcome this, most home buyers will have a home inspection completed, and ask for any immediate repairs to be addressed.
2. Finding the Perfect Home: In today’s market there are a lot of homes on the market, and you may have to look at them all to make sure that you are getting a great deal compared to the new home down the street. New home builders have made it very difficult to compete against, but if you look hard enough, you can find great deals with most if not all the bells and whistles that you are looking for.

Whether you are looking for a new home or a resale in the Myrtle Beach Real Estate Market, I feel that there are opportunities out there to get a great home at outstanding prices.

It is almost the end of February, and now is the time of year that I speak with the most people about buying a rental property in the Myrtle Beach Area. It is not just a rental property, but a vacation rental that is most desired. Early spring to me is the best time to purchase a vacation rental property, because in most case there will be an instant gratification from of rentals soon after closing.

The rental rates go up in March, because demands for the rooms go up in Myrtle Beach around this time. It is true that our busiest season is from Memorial Day to Labor Day on the ocean, and the spring season is great for golf course condo rentals. There are several different types of vacation rentals to choose from, and people buy them for different reasons. Most of the time, the purchasers are planning on using the condo, house, or villa for a week or two throughout the year. Some people may buy a vacation rental property in

If you are purchasing a condo that allows vacation rentals in Myrtle Beach, there are a few things that you may want to consider. First of all, the Home Owner’s Association and how it is run is a crucial factor that should guide your decision making process. In

Another real important aspect is the rental split. I am speaking of the charge for securing a guest, making sure the guest is well taken care of, cleaning after the guest and any other items that go along with vacation rental management. Typically the rental split is higher for the onsite rental companies that offer more services to the guest, and less expensive for third party off site rental agency, that typically manages check-in and check-out procedures.

Before ratifying a contract on a rental unit, you should also take a look at the Covenants and Restrictions, “Minutes from the last meeting”, and the budget for the building. Also, ask to see if there are any anticipated special assessments coming up. Knowing about special assessments can be the biggest deal breaker. To me this means that the HOA is not preparing the budget effectively in order to take care of common maintenance. There is a lot involved with Home Owner’s Associations. Just make sure that you do your diligence before purchasing a condo.

Vacation rental homes are quite different that oceanfront condos in Myrtle Beach. There is usually not a Home Owner’s Association involved. Therefore, you have to worry about all of the exterior maintenance, lawn service, pool service, trash pick up, insurance coverage, and all other aspects that may be covered with the typical association coverage. Rental rates are typically higher for a house, and the rentals are usually contracted out to third party rental companies. Rental Houses run pretty ramped in Cherry Grove,

One predominant force that drives the Myrtle Beach Area’s Real Estate Market, and helps that hospitality industry in

10. Friends, family members and even past co-workers have moved to the Myrtle Beach Area for Retirement.

9. The Information that baby boomers have gathered and researched read great reviews for the “Grand Strand”, and they ended up moving here.

8. Myrtle Beach is closer to home than

7. The baby boomers are looking for a change of lifestyle to a more relaxed and laid back environment.

6. Senior Communities are readily available in Myrtle Beach offering active lifestyles for the retirees.

5. Housing is less expensive than most Northern Areas. Baby boomers tend to pull some equity out of the home during the move, and enjoy a more comfortable retirement.

4. Property Taxes in this area are traditionally less expensive than most North Eastern Areas, especially states like New Jersey and New York.

3. Golf has become a popular sport amongst baby boomers. Myrtle Beach is sometimes referred to as the “Coastal Golf Capital of the World”.

2. Entertainment and Dining facilities are all over the Myrtle Beach Area. Baby Boomers that retire to this area find something to do almost all the time. There are usually great senior specials to take advantage of, and many times, the local newspaper will offer great deals as well.

1. I believe that the number 1 reason that baby boomers are retiring to the Myrtle Beach Area is because of the warmer climate, and the many bodies of water that make up South Carolina’s Low Country. It does get a little warm in the summer in the Myrtle Beach Area, but it is a trade for the very mild winters that we witness, and the absolutely beautiful spring and Fall Seasons that we have.

Although it is a “Buyer’s Market” in the Myrtle Beach Area now, when the market turns a little to the better in the Northeast, I expect a drastic increase of activity along the “Grand Strand”. There is so much going on here as one of the nations top retirement destinations.

This is an absolutely beautiful Spec home in Brighton Lakes of Carolina Forest. With over 3100 heated square feet of living space, a large cul-de-sac lot, a two car side loading garage and a screened in rear porch, the price of $449,000 is very attractive. Currently this house is $200,000 less than the other home listed on the MLS in

Carolina Signature Homes, the builder, has finished off a third floor bonus room that can be used as a media room or another bedroom, because there is a closet.The exterior is all brick with a stucco accent, and the curb appeal is grand with beautiful landscaping. The interior floors consist of tile in the wet areas, upgraded carpet in the bedrooms, and hardwood floors in foyer, hallway, living room, breakfast room and dining room. There will be several upgrades including chair railing, crown moldings, cabinetry, countertops and much more. 

For information about the Brighton Lakes Community itself, take a look at the Brighton Lakes section of this website. If you have any questions at all, please call Darren Woodard at 843-267-4627.

Brighton Lakes
Asking $449,900
117 Ocean Sands Court