Hilton Head Real Estate News

Rezoning OK'd for Shelter Cove Mall

2011-11-29T09:07:00.001-08:00

By TOM BARTON
tbarton@islandpacket.com
843-706-8169
IslandPacket
Published Wednesday, September 7, 2011

Three properties off William Hilton Parkway near Palmetto Dunes could be used for additional retail uses if a request approved Wednesday by the Town of Hilton Head Island Planning Commission is adopted.

The commission voted unanimously to change the zoning of a vacant building, shopping center and office building from low-density office and park use to a higher-density commercial center.

The change allows uses that include retail and auto sales, shopping center, bar, nightclub, dance studio, convenience store, tattoo parlor, supermarket and community theater. Fast-food restaurants, adult entertainment, liquor store and auto repair among others are permitted with special exception under the zoning change.

Dale Johnson made the request on behalf of Wayne Johnson, Southcoast Community Bank and South Island Square LLC.

Johnson said his clients have been unable to sell or lease the vacant medical building, which has been empty since 2007. Rezoning the area to allow commercial business will make it easier to market the properties, according to Johnson and town staff.

Town staff argue — and commissioners agreed — that despite the current zoning, the area is commercially oriented. Uses under the rezoning would not be different from what’s already there, they said. Across from the properties are a hotel, bank, restaurant and gas station.

Town council earlier this year approved a separate rezoning request for two nearby properties for retail use.
“The (low-intensity office use created by the zoning district) has not worked for this area, which has a lot of commercial uses that pre-date implementation of the zoning district,” said senior town planner Nicole Dixon. “The district functions as a commercial area, and I don’t expect that to change.”

The existing zoning district was established to minimize the effect of travel on the streets, encourage better compatibility in and among land uses on the island and provide a balance among land-use types along major corridors, Dixon said.

Town staff and commissioners said access to the site off of William Hilton Parkway seems adequate and believe the town needs to do a better job helping owners develop and redevelop their properties.

Joann and John Binkley, whose Palmetto Dunes home is next to one of the properties, spoke against the rezoning. The couple said they were concerned retail use of the properties would disturb nearby homeowners through increased noise, traffic and light.

The issue moves to Town Council’s Planning and Development Standards Committee Sept. 28 at 4 p.m. before going to the full council for final approval.

Follow staff writer Tom Barton at twitter.com/EyeOnHiltonHead.

Read more: http://www.islandpacket.com/2011/09/07/1783963/town-commission-oks-rezoning.html#ixzz1XNlorHET

I am glad to see that the Town of Hilton Head Island is finally seeing what they have done to the commercial sites on Hilton Head Island. We have lost our focus on what is important for a strong and healthy community. We need vibrant business to succeed, and the Town has made it very difficult and expensive to do it. They want a balance between natural looks and lower density.

The natural look is fine for residential communities, but it is not what makes for a vibrant commercial area. Commercial areas, need to have a spark, something to attract people, things for people to do, and if a large enough space a combination of residential and commercial.

The town is finally starting to see this, but they have a long way to go. We need higher density and square footage for a true commercial property to succeed, and a town willing to help make it happen.

New Conceptual Plans for Coligny Plaza

2011-11-29T08:49:00.001-08:00

b>By TOM BARTON
tbarton@islandpacket.com 843-706-8169
Published Tuesday, November 15, 2011

Town Council heard a presentation by Mark Baker of plans prepared by Wood + Partners Inc. on behalf of J.R. Richardson, owner of Coligny Plaza.

Richardson hired consultants last spring for a two-day design and planning session with town staff and council members. Blanchard & Calhoun Commercial of Augusta, Ga., owners of Heritage Plaza, also brought in architects to sketch scenarios for the village center concept.

Each have submitted plans to the town, but Baker on Tuesday called the drawing presented to council “a consensus plan” between the two. Neither Richardson, whom Baker said was out of town, nor representatives for Blanchard & Calhoun were at the meeting.

Coligny, Private/Public "Beach Village" The plan, similar to a town staff proposal last December, uses a mix of town land and private holdings in Heritage and Coligny plazas to turn the area into a park-like setting, with plazas interspersed between outdoor cafes, shops and restaurants with condos and apartments above.

“People love the pedestrian scale and small commercial plazas, kiosks and gazebos of the Coligny area,” Baker told council. “J.R. really wanted to keep that walkable, pedestrian commercial village.” The plan nixes a previous town proposal to divert Pope Avenue around a quarter-mile stretch of park in favor of using a new roundabout and narrower roadway to slow traffic through the area, and adding on-street parking, crosswalks and improved leisure pathways.

The new plan also calls for extending Lagoon Road south of Pope Avenue and creating a side street on either side of Pope Avenue that connects Lagoon to South Forest Beach and North Forest Beach Drives.

“We believe the improved street patterns will enhance circulation through the area,” Baker said.

Coligny Private/Public "Beach Village" Concept two

The plans also call for placing a hotel and parking garage at the southwest corner of Coligny Circle, which would be turned into a green entryway to the beach. Baker asked the town to hire a financial planner to prepare an economic impact study, cost assessment and strategy for establishing a public-private partnership to pursue redevelopment.

Mayor Drew Laughlin said council will discuss the plan at its upcoming workshop the first week of December when it outlines priorities for next year. “I don’t know that I’ve seen a plan yet where I like everything, but this plan, along with others, has a lot of good features,” Laughlin said after the meeting. “We need to start getting these plans into the public domain so people can start reacting to them. … There is a sense of urgency that grows daily. But, if we can get to the point where we know conceptually where we are going with this, then we can start implementing pieces of it.”

Redeveloping the area has been a top priority for years. The town faces a December 2014 deadline to commit millions of dollars collected for improvements in a special tax district as a way to breathe new life into the area.

Redevelopment of the beach park has produced more and better public space, but not enough to create the walking district the area is zoned to become, town staff and council members have said. More needs to be done to increase pedestrian safety and their access to the beach and nearby shops, town manager Steve Riley said.

Related Content

1.Hilton Head looks to retool land-buying program to spark redevelopment: Aug. 31, 2011

2.Hilton Head, USCB explore turning troubled property into green space: July 4, 2011

3.Island faces deadline for using Coligny-area redevelopment funding: May 5, 2011

Follow reporter Tom Barton at twitter.com/EyeOnHiltonHead

If all the property owners and qualified community input can come together to create a “Beach Village” where Coligny Plaza, Heritage Shopping Center and public lands along Pope Avenue can come to agreement on a plan then it would be good for the island. If it is only a piece meal project it will not take care of all the blight that is currently in the area. Sixty years of old buildings need to be torn down and rebuilt, if it means the town buys up property and works with several developers then I am all for it. We need a high-end “public gateway” to the beach.

I personally think their should be residential above the commercial, ideally in the form of lofts. However, I am skeptical that town council and the developers can come together to create such a “gateway to the beach”

Go Orchid "Our next Food Network Star"

2011-06-06T07:05:00.000-07:00

One of my favorite restaurants on the island is One Hot Mama's serving great lunches and dinner. They have great Bar-B-Que and one of the nicest owners in Orchid paulmeier. This past winter she competed on Food Networks Star show and last night was the first one, the judges loved her bubbly smile, her food, her camera presence.

Follow her each week on Sunday nights.

Orchid Paulmeier, 38 (Bluffton, S.C.), a first-generation American from a Filipino background, started her culinary career as an ice cream scooper in high school, and only went up from there. She’s worked as a general manager, head trainer and personal chef and now owns One Hot Mama’s restaurant in Hilton Head Island, S.C. This outspoken mother of three prides herself on her Southern barbecue and is well-known locally for her wings and ribs.

I personally think she will win ... Go girl ... go ... move over Paula their is a new kid on the block !!

Charlie B Fraser 2011

The Short of the story!!

2010-11-02T13:09:00.000-07:00

On when the Shark bites !! Do you feel like the sharks are circling around the sinking ship? For, far too many that is what is happening, between short sales, foreclosures and REO’s it’s a feeding frenzy out there.

What can be done, you want to buy a home, but your not sure where to turn. You heard a friend say he had a friend who got a great deal on a foreclosure, so you start to think the foreclosures are the way to go. Let’s get a few facts and terminology out of the way first.

The time line is simple by nature, but starts to get cloudy as different variables come into the equation.

[1] If an owner is upside down on a property, in other words he/she owe more than the home is worth, they are going to have two (2) options.

Option 1: Negotiate with their bank for a lower rate, maybe extend the terms, and manage their monthly expenses.

Option 2: Work with an experienced team of Realtor’s and attorneys to sell their property in a Short Sale situation. (This is the best way for someone who is trying to sell their PRIMARY residence) An experienced team: Realtor and Attorney can help negotiate with the bank, price the property to sale, and deal with the bank when an offer comes through.

[2]If an owner for whatever reason waits too long, or has an investment/2^nd home, the bank will begin the foreclosure process (obviously if the owner is behind in their payments). Typically it is thirty days, and the bank can and will pull it from the court if in that time frame the owner makes payments, or gets an offer for a short sale. A short sale is better for the bank and the owner, but is harder for a buyer.
Once the property goes to foreclosure, and a judge rules in favor of the bank the property becomes an REO of the bank (REO = Real Estate Owned) The term foreclosure is bantered about very loosely, yet it means a onetime event, when the bank takes possession of the property.
[3]Once the property becomes an REO it is sent to the banks Asset Management Department, which could be an internal division or a private company the bank contracts with. The Asset Manager will begin the process of evaluating the property. What shape is it in? What is the true value of the property? What are the market conditions in the neighborhood?
Once the Asset Manager has evaluated the property they will begin selecting the Realtor that they feel can best market the property.

Advertising the property, a viable list of prospects, a specialization in REO’s and a particular neighborhood.

The agent may be required to spend money on cleaning the property, frequent trips to the property to oversee maintenance work, advising the bank on additional items that might help sell the property.

So how does all this affect a buyer?

SHORT SALES: Short Sales take more time, and can become very emotional. There are three parties involved: Owner, Buyer and Mortgagor. The Mortgagor technically does not have the authority to convey title, but they are the last one with the authority to accept or reject an offer. In all Short Sales, the contract will say: “Subject to 3^rd Party Approval” The Short Sale can typically take anywhere from 90 to 180 days to close. So, it is not for someone who needs a place in 45 days.

REO: An REO is typically a more traditional transaction. The bank has determined a range of value, they have assessed what will need to be done to the property and have either agreed to do it or sell it “AS IS” SO BUYER BEWARE!

GETTING FINANCING: The final piece of the puzzle is financing, obviously a CASH OFFER IS KING, but if you need to finance the property keep in mind that you will need a qualification letter, a certificate of funds at the time of the contract. Once the bank has countered and approved on the price and terms, they will want to do their own contract. Please have your attorney review it before signing the contract. It would be best to have at lease a 75/25 LTV ration in a mortgage, and a credit rating over 750 with income that can be verified. The underwriters, thanks to our government, will be asking for information in duplicate, and if anything changes they will ask again. So be nice to your loan officer and ask questions, don’t get mad, be patient.

Good article on buying Short Sales

http://www.articlesnatch.com/Article/The-Three-Secrets-Of-Buying-A-Short-Sale-Home-To-Live-In/1693381

Article about REO’s

http://www.ehow.com/facts_6123676_reo-sales_.html

http://www.sooperarticles.com/real-estate-articles/buying-home-articles/reo-properties-safer-bargain-2453.html

Home Affordable Modification Program http://www.theobamahamp.com/

The last thing I would say is that buying a property from an individual is still the easiest way to buy real estate. Financing for a purchase is going to be consistent throughout the entire process. An owner/buyer sales transaction has less emotion once the contract has been negotiated, and in today’s market an owner that is not in a short sale has been taking care of their property, and what you see in the property is going to be there when you purchase the property. So, keep in mind when looking at property look at the properties that are not REO’s, you might find out you are getting a better deal.

So, let Barry Ginn or Charlie Fraser help you to find a good deal on Hilton Head Island or surrounding lowcountry area.

A"Lifestyle" that is fading into our past!!

2010-11-02T12:37:00.001-07:00

The other day while driving home from Charleston, fusing about the traffic from the widening of Hwy 17 I realized that a part of the lowcountry was going to disappear. A change in time was taking shape in the form of old buildings in disrepair, not that it had not already been slowly going away, but actual buildings that I had taken for granted through the forty plus years that I have traveled that road were falling to rot or progress. In this case it seems it might be a little of both. The buildings are in disrepair, and Hwy 17 is being widened between Garden’s Corner and Tarboro, SC. I decided I would stop and take a few pictures and think about the times that were. Along Hwy 17 it crosses the Ashepoo River and on either side of the bridge there are the remains of old fish camps. On one side is Joe's Fish Camp, and on the other is Crosby's Fish Camp. They have a couple of old river cottages that are built on pilings overlooking the river, and today they are all that remain of a time when on the weekends the rooms would be full, the bait shop would have a crowd talking about where to go the next morning. The crickets and frogs would be in full orchestra as the sunset on Friday night, and the men would call it an early night and get ready to go fish on Saturday. They would fish for bream, crappie, catfish and the occasional bass. They would all come back Saturday afternoon with a full stringer of fish.

Saturday night would be the social night, the day's catch would be fried up, along with plenty of local vegetables, and of course grits. Some of the fish camps had the best restaurants around a community and Sunday lunch after church would bring out everyone in their best church going clothes for local seafood. I remember as a young kid, of four years old, our family driving thirty minutes or more to go to a local seafood restaurant down in Midway, GA Liberty County Sunday after church. I would always get the fried shrimp. That restaurant had a pond in back, and Mom would let us go feed the ducks bread that the restaurant provided to keep the children happy and quiet.

Just up the road from the fish camps located on the Ashepoo River is an old Texaco station that today is falling apart, but at one time it served the community surrounding this area. It is located at the intersection of Hwy 17 and River Road. River Road leads into to Walterboro, and in the late 50's and early 60's when Crosby's Fish Camp was in full swing, many a fisherman would stop in at the Texaco for gas, and other supplies they might not find at the fish camp store.

Why have I been telling this tale of two old fish camps, it is because they are widening Hwy 17 to make way for our busy lives and the population explosion that has occurred in the south. These buildings might be lost for everyone once they finish widening the road, and I wanted to have one last memory of this once peaceful road between Beaufort and Charleston along Hwy 17. I might need to make a trip down Hwy 17 in Georgia, and see what remains of those fish camps that once populated Hwy 17 along the coastal communities of Georgia (Like the Cherokee Restaurant that I went to as a kid in Midway, GA), and complete my lowcountry tour of “Fish Camps”.

Today a new way of life has sprouted out of the changing times, and people come by bus with trailers full of kayaks for day trips along the Ashepoo River, or some might even enjoy an overnight camping trip. The boat ramps are open for fisherman, but the bait & tackle stores are no longer open. It is a pay as you play. Whatever the occasion the river still calls us to its beauty and charm, weather it is for a day of fishing or kayaking along the banks. As I have always said "A DAY ON THE RIVER IS BETTER THAN A DAY AT WORK !!"

In researching for history on South Carolina Fish Camps, I came across countless entries for places all over the country from California, Washington, Minnesota, Georgia, Florida, Alabama and Texas. It wasn’t regarding the history, but fish camps still open. If the fish camp was no longer a viable operation then it usually had turned into a full fledge restaurant operation still serving food in an old fish camp location. They once were thriving true "Fish Camps" but today are tourist attractions with either a good restaurant or one that has seen its day. They still all have one thing in common, the history of fishing, camaraderie, and being on the river.

The other item that I found through my research, and I have certainly seen this in many developments but one in particular stands out for me. Old fish camps have given architects and developers another tool to attract people to a way of life in a particular area. The “Lifestyle” of the lowcountry is engrossed in these old traditions. One such project is not far from the Ashepoo River on Kiawah Island just south of Charleston. There the architects helped the developers capture the feel for the old "fish camp" through the Vanderhorst family, who for many years owned Kiawah and had numerous properties scattered around the island, and one of was the "Old Fish Camp". It is a great example of modern day qualities capturing the feel for the days of the “Fish Camp” Enjoy the link and learn about the modern fish camp. http://gardenandgun.com/article/modern-fish-camp

FISH FRY DINNER

Fresh fillet's of redfish
Zatarain's fish fry mix, add Old Bay, salt & Pepper, little cayenne. a little cumin and apply generously to fish fillets. Bring oil to 350 degrees and gently put seasoned fillets in oil (it takes about 4-6 minutes per fillet)
Garlic Grits .... this is a link to Paula Dean's recipe .. enjoy http://www.foodnetwork.com/recipes/paula-deen/baked-garlic-cheese-grits-recipe/index.html
Cole Slaw: Cabbage, red onion, carrots and Marie's Cole Slaw Dressing. It's easy mix ingredients and add dressing, chill until ready to serve, salt & pepper to taste ...... I like to add a sprinkle the top with paprika for taste and color, or get bold and use the Old Bay. Chop onions up fine, and shave carrots.

Invite friends over and have a good ole fish fry, it is best to do it outside if you can. More fun that way!!

This is one of the many reasons why I love the lowcountry, and I have an even better time helping people make the lowcountry their home. Barry Ginn and I have teamed up to help you find the perfect lowcountry home. We have a very good knowledge of the lowcountry, Hilton Head Island and would love to share it with you. Call us today!!

copyright Content and Photographs by Charlie B Fraser 2010

Living with the Fish!

2010-06-10T09:01:00.001-07:00

Photo from the Island Packet 6/10/10

The Beaufort 45 Reef is getting some new neighbors today. Old personnel carriers from the Army will get a new home today. After being stripped of all equipment and degreased they are ready to become habitat for the reef. The carriers will become home to small marine life which will eventually attract larger game fish for our local sports fishing enthusiast.

It is a welcome addition to the artificial reefs along the South Carolina coast.

Thanks

Copy Right Charlie B Fraser 2010

Compass Rose Park

2010-05-21T08:53:00.000-07:00

I keep hearing people complain about the Compass Rose Park on Pope Avenue & New Orleans Rd. I wonder if the people who are complaining have been to the park. If they had been to the park I don’t believe they would be complaining. The Town of Hilton Head Island and Ed Drain did a wonderful job with designing and building the park. The landscaping has begun to mature and will only get better with time.
I went by the other day and took some pictures of the flowers, Wall boards depicting the history of the island, and the statue of Charles E Fraser. Yes, it is a tribute to my family and a well deserved one.

So if you haven’t been by the park, take the time to go and enjoy the beautiful landscape, swing sets, pavilion overlooking Boggy Gut Swamp, or twirl on the compass rose, while admiring the many fountains that eventually reach Boggy Gut Swamp.

Copyright Charlie B Fraser 2010
Photographs Property of Charlie B Fraser 2010

USCB awards degrees amid pomp, circumstance

2010-05-01T14:42:00.000-07:00

By KATE CERVE
kcerve@beaufortgazette.com
843-706-8177
Published Friday, April 30, 2010

Retired developer receives honorary degree
Joseph B. Fraser Jr., business leader, environmental preservationist and public servant, received an honorary doctoral degree at Friday's University of South Carolina Beaufort commencement.
USCB Chancellor Jane Upshaw said Fraser pioneered conservation-minded communities that incorporated wildlife preserves and protected green space. He helped keep the Heritage Classic golf tournament alive in the 1980s and helped form the Heritage Classic Foundation.In the school's 50th year, leaders of the University of South Carolina Beaufort traced the community's more than 200-year history of higher education that began with Beaufort College.

At Friday's graduation ceremony, the 222 members of USCB's class of 2010 -- the university's largest graduating class yet -- recalled the changes they saw.

Graduate Ben Lipscomb said the library didn't exist when he started at USCB. There weren't any athletics programs, either. Or the Sand Sharks mascot.

"There are a lot more people now," Lipscomb said. "Watching it grow was pretty neat."

"When I first got there, there was no student center," graduate Chelsia Hopkins said. "And now, we have the cafeteria and the gym and the student lounge. There have been a lot of great changes I've seen."

This year's commencement ceremony marked the first time Chancellor Jane Upshaw wore a traditional chancellor's medallion, after the Trustees of the College of Beaufort donated it to the university in April.

Even the language in the diploma changed.

"The diplomas the class of 2010 receives will recognize for the first time -- officially -- USCB's independent accreditation as a baccalaureate campus," Harris Pastides, president of USC, told the graduates.

Upshaw thanked the graduates for their contributions to the university's growth.

"Through your accomplishments, you have built USCB's reputation in our region and our state," she said.

Jonathan Green, acclaimed artist and Gullah conservationist, delivered the commencement address and encouraged the graduates to look to their country's past to understand the culture of the world they live in.

He spoke about the African farmers who brought skills to South Carolina's rice-growing region and made rice one of the most profitable industries in early America. Rice brought people together and still can, said Green, who was born in Gardens Corner.

"I want you to understand what a magnificent culture we are, where we came from, who we are," Green said. "... You are a product of this culture, regardless of your color, your religion. You are the future of this culture."

http://www.islandpacket.com

The above article is from the Island Packet.

I am very proud of my father and what he has done for this community for over fifty five years, from the days as a logger, a home builder, a land planner, a philanthropy as Chairman of the Heritage Classic Foundation.

I would like to express my thanks to the USC board for bestowing the honorary degree to my father, Joseph B Fraser.

For all the residents of Beaufort and Jasper Counties I encourage you to get behind what USCB is doing. Chancel Jane Upshaw is doing a great job at USCB and it will be an integral part of our economic growth, and diversity in the types of companies that locate in Beaufort & Jasper Counties.

Charlie B Fraser copyright 2010

Fraser's walk with a gator now permanently in the park

2010-04-19T11:29:00.000-07:00

Samuel Arnal 10, stands by the staute dedicated to his grandfather Charles Fraser during it's unveiling at the Compass Rose park on Hilton Head Island. " He loves that photo," said Samuels mother, Laura Lawton Fraser. "He's always imitating the walk at home" / Sarah Welliver/ The Island Packet

By ROB WILE
rwile@islandpacket.com
843-706-8138
Published Saturday, April 17, 2010

Hilton Head Island residents saw history cast forever into bronze Saturday at the unveiling of the Charles E. Fraser Statue in Compass Rose Park.
The statue is the product of several years of planning by the Community Foundation of the Lowcountry and its Public Art Fund, created in 2005. It depicts the photograph that appeared in the March 3, 1962, edition of the Saturday Evening Post showing Fraser walking with an alligator on the Sea Pines Ocean Course.
Fraser, who died in 2002, founded the Sea Pines Co. in 1956, and the photograph helped put Hilton Head on the map as a tourist destination.
Many members of Fraser's family were in attendance at the park on Pope Avenue, including his widow, Mary Fraser.
"It's wonderful to have his feet back on the land," she said. "He came, he saw, he did. He perceived what others did not and took a stand for it."
Laura Lawton Fraser praised her father's legacy of having created opportunities for tourism on Hilton Head while preserving the local environment. She said his experiences studying land-use covenants as a law student at Yale University were an important step in forming his vision for the island.
"That's when he knew he could take something beautiful and keep it beautiful," she said.
Mayor Tom Peeples was on hand to dedicate the statue, as were acolytes of Fraser's in the development community.
Jim Chaffin, a Heritage Classic Foundation board member who worked for Fraser at the Sea Pines Co. and later started his own development firm, discussed Fraser's unique approach to development, including the addition of bike lanes, which Chaffin said were a novelty in the 1960s.
"Who else had a line item in their budget for 'fun and sizzle'?" he said.
The total cost of the statue was $126,000, said Carolyn Torgersen, vice president for marketing and communications for the Community Foundation, with all money raised through private contributions.
The Community Foundation commissioned sculptor Susie Chisholm of Savannah to create the Fraser statue, which measures just over 6 feet tall. Darrell Davis of Texas sculpted the 10-foot-long alligator.

The above article is from the Island Packet. It was a beautiful morning, and a nice dedication to my uncle Charles. Jim Chaffin gave a nice speech about Charles and how he inspired others to make Hilton Head what it is today. My aunt Mary and my cousins Wymann Davis and laura Lawton Fraser were on hand with their children all present. Below is a picture of my family wife Linda son Charles Elliott and my son's girlfriend Alex Corby. Three generations of Charles Fraser's.

Huge Price Reduction in N Forest Beach

2009-11-17T10:23:00.000-08:00

'Click HERE to view this listing

Good stewardship of islanders land

2009-01-12T12:15:00.000-08:00

I for one am happy to see the Barnwell Family come up with a creative way to keep there family property, and to make the property work for them in a way that meets the demands of today's

enviroment.

They have come up with a very responsible plan for developing their property. The mix use of commercial, open space, and cottages is on the cutting edge of urban design and "green design". Hopefully they will find the right resources to come up with a Eco friendly green planned neighborhood.

I also encourage the town council to support this project, and ask anyone else to make their voice heard for this project.

Below is an article from the Island Packet.

posted by Charlie Fraser 2009

Barnwells want to develop land so it stays in the family
By DANIEL BROWNSTEINdbrownstein@islandpacket.com843-706-8125
Published Sunday, January 11, 2009

Photo: Thomas Barnwell Jr. visits the tabby ruins on his property on Hilton Head Island. Hilton Head Island's Planning Commission met Wednesday to discuss a north-island development near this historical ruin that was part of Cotton Hope Plantation. The Barnwell family wants to construct a development that would have retail space below apartments. The development would also include town homes and single-family homes with a "cottage" look. The tabby ruins will be the center of the development. Jonathan Dyer /The Island Packet

For seven generations, the Barnwell family has held on to the heart of their land on the north end of Hilton Head Island. They'd like to make sure it stays that way for the next seven and beyond.

Like other native islanders, the family has sold bits and pieces to capitalize on the wave of development that first hit the barrier island about 50 years ago. Led by family patriarch Thomas C. Barnwell Jr., the family has developed a string of well-kept, affordable neighborhoods.
Now they have a concept for holding on to the rest of their property -- an idea that could become a model for other Gullah-Geechee families facing the dilemma of keeping evermore expensive land that's been handed down, one generation to another, since slavery ended.
The family plans to develop the land, about 18 acres on the south side of Squire Pope Road that straddles Gumtree Road, into mixed-use buildings with retail on the lower floors and living space above, nine town homes and a cluster of 35 cottages. They would lease the buildings and homes to themselves and others, retaining ownership of the property.
An overarching theme of the development is to respect the environment and the character of Hilton Head natives while creating a close-knit community. Conceptual plans currently weaving through town planning boards up to the Town Council include an organic vegetable patch and a park.

At a meeting last week, Planning Commission members unanimously recommended granting a zoning change from residential to planned development.

Neighbors are generally supportive of the project, but do have some concerns about nearby roads not being equipped to handle more traffic.

The plan is for the family to build two mixed-use buildings around the ruins of an early 1800s tabby home that was once part of Cotton Hope Plantation. The ruins -- which might someday be listed on the National Register of Historic Places -- would be restored to their original condition in hopes they'll become the focal point for the public portion of Tabby Village.

Because the family wants some retail businesses in some buildings, it is asking the town to transfer those commercial rights from three other acres it owns along Skull Creek. That waterfront property would then remain vacant, preserved in its natural state.
"We're trying to do some advance planning," said Barnwell. "Before the bridge (connecting the island to the mainland), native people used to own and control over 2,500 acres of land on the island. That's not the case today."

Today, native islanders own fewer than 1,000 acres, according to Barnwell.
There's no firm timeline for when the development will occur, only that the mixed-use buildings and town homes would be built first in order to generate money for the rest of the project.
The proposed development has roots much deeper than most projects that make it to Town Hall. It touches on age-old issues of land use, land ownership and quality of life for the descendants of slaves left behind on Hilton Head, where the Civil War ended early. The island was the first place captured by Union troops who were searching for a strategic deep water port.
Barnwell has been outspoken on those issues, even testifying before Congress and serving on a civil rights committee during the Kennedy presidency.

He was born in 1935 to a midwife on the island, 21 years before the first swing-bridge over Skull Creek was built. He was educated in a two-room school house before attending classes at Penn School on St. Helena Island -- the first school built in 1862 for freed slaves -- and went on to university work.

As a young man, Barnwell drove Martin Luther King Jr. from the airport to Penn Center for a gathering of civil rights leaders. King called him "Brother Tom."
In the early 1970s, he and other native islanders helped win the fight against a $100 million chemical plant that politicians wanted to build near the bridge to Hilton Head. Islanders felt it would have precluded the island from ever becoming a tourist destination or a desirable place to live.

Barnwell was a leader in a native-islander commercial fishing cooperative on the island at the time, and was adamant about protecting the environment.
Barnwell has spent decades pushing for ways to improve the lives of the area's poorest residents. With coolers full of shrimp and oysters, he went to Washington seeking federal money when he founded the public-health service now known as Beaufort-Jasper-Hampton Comprehensive Health Services.

Friends call him a man of humility beneath his sometimes gruff and standoffish behavior.
He used to drive an old pickup truck until his family finally persuaded him to buy a new truck.
Barnwell is a lifelong entrepreneur and activist who has developed and maintained several successful housing tracts on the island. But he also drives a tractor and raises marsh tackies and goats, and grows collards and gourds on his land, all in the native island tradition.

"This project is not about my father or myself," said his son, Thomas Curtis Barnwell III. "It's about this young lady sitting here -- my daughter -- my niece and future generations. To let people know we're retaining our land. It has always been in our family and it will always be in our family.

"We're not just handing our property over to a developer," he continued. "We're retaining it."

Windmill Harbour

2008-12-29T13:30:00.000-08:00

was created in 1981 and is located on a 172-acre peninsula on the Intracoastal Waterway immediately after crossing the bridge from the mainland to Hilton Head Island. It is now the home of the South Carolina Yacht Club. The primary focal point is its 15-acre inland harbour (twice the size of Harbour Town) with an innovative, but simple, user-operated navigational lock that transports sailboats and powerboats from the tidal fluctuations of the adjacent Waterway into the stable waters of the yacht basin. A deep-water pier outside the harbour accommodates boaters picking up passengers and supplies, or those who wish merely to tie up for a short period of time. Up to 270 boat slips are also available. There is also a Sports Center serving both the pool and tennis court areas with dressing areas, saunas, an outdoor Jacuzzi pool, a large community pool and wading area for children, shower facilities and ample deck space for lounging or community gatherings. Windmill Harbour was designed solely for the use of property owners, residents and their guests.

The unique design of Windmill Harbour is the use of individually designed townhomes, patio homes and a few full size home sites. Views for homes include harbour, the Intracoastal Waterway with dramatic sunsets, marshes and wooded landscaped areas. The South Carolina Yacht Club is open for outside membership and has become one of the premiere social clubs on the island.

Community Highlights

Lock Harbour with 15 acre harbour
South Carolina Yacht Club, tennis courts and swimming pool
Private gated community
Located on Jenkins Island with easy access off island and convenient to the island.

View a Video of Windmill Harbour

http://www.fraserrealty.net/windmill-harbour.asp

Information provided by Charlie B Fraser & PDC

The "Island Lifestyle"

2008-12-29T13:07:00.001-08:00

Early Vision of Sea Pines

2008-11-14T13:14:00.000-08:00

Sea Pines Company in 1967 hired Callister and Payne Architects and Land Planners from Tiburn California to come up with a number of home designs that would make nice cottages on the ocean or along the tidal creeks of Hilton Head . Featured here are a couple of the designs that came from their firm in 1967. Although I am not positive but I don’t believe any of these designs were actually built by Sea Pines Home Builders.

I am sure that these designs did influence some of our earlier architects like Pete McGinty, Doug Corkern, and Jackie Lee.

My uncle Charles was trying to find that unique style for the island, and he was a ferious researcher into new and innovative ideas.

Charles Warren Callister was a leading architect in the Bay area in the 40’s through the 60’s and his vision of designing a home to the property, and not designing a home and then clearing the property. This was the core to Charles Fraser’s vision of instilling Land Covenants and strict
Architectural guidelines for any home that was to be built in Sea Pines. That is why a tree survey needed to be done, and a stake out of how the home would sit on the lot, and what colors the exterior were going to be. It all had to do with blending into the natural setting surrounding the home. It’s not a coincidence that Charles hired Mr. Callister. They were both searching for the same harmony. Charles Fraser was searching for a community to have the harmony and Mr. Callister was doing it on an individual basis. Mr. Callister is 84 today and is still designing.

I can see my uncle sitting in his living room in his 1st home in Sea Pines on Green Heron. He
loved to have late meetings at his home to discuss matters about what he was planning and
to get feedback from those who were with him. I can see him spending time with Mr. Callister
discussing their perspective visions of land planning and architecture.

These were the meetings and the research that went into developing Sea Pines and the many communities that Sea Pines Company was involved in and the employees who went on to work for others or start their own development companies.

As Bluffton and the Town of Hilton Head search for their vision of what their perspective communities style is, it is always good to look back and think from which it came. Hilton Head Island has matured over fifty years into a community. Their were a lot of people who helped shape the way the island is today.

It is a style that we have come to call the “Island Lifestyle” !!

Property of Charlie B Fraser 2008

Click on Drawings to see a larger image

Architectural Drawings Copyright Callister and Payne 1967

Hilton Head Island Real Estate For Sale

2008-11-06T08:13:00.000-08:00

This is a great “BRAND NEW” home located centrally on the island. A spectacular home with over 9000 square feet of decks, garages and heated space. Easy access to the beach and all the amenities the island and Lowcountry have to offer. The home has six bedrooms and six & half bathrooms. The main feature of the home is the nice transition between outdoor decks, balconies, pool area, and the indoor living area. There are decks or balconies on all levels front and back, and a heated swimming pool. The home features two master suites, four bedrooms, and play room or den.

HOME FEATURES

six bedrooms and six & half baths
gourmet kitchen, granite counter tops
stainless appliances: refrigerator, dishwasher, appliance center.
hardwood , tile and carpet floors
dramatic entry foyer
formal dining and living room
three car garage
Elevator
entertainment room or bedroom
wired for stereo system throughout home
crown molding
fireplace, ceiling fans, cable TV, smoke alarm
whirlpool tub
outdoor shower

Real Estate Trends in Sea Pines Plantation

2008-11-05T09:40:00.000-08:00

I am not a firm believer in average on homes that are not similar. However, they do serve a purpose n spotting trends in the market place.

Sea Pines plantation is located on Hilton Head Island and considerred the premier residential resort destination on the island and else where. The develpment guidelines that were established by Sea Pines Company are copied all over the world. Numerous employees of Sea Pines have gone on to develope world class residental and resort communities. So, when it comes to real estate on the island Sea Pines tends to lead the way in sales, appreciation and rebounding from down turns in the market.

The number of new listings peked in March 2008 and the number of homes going under contract had two strong months: February and July 2008. September had a good month for new contracts, but October was dismall.

The month of October was by far the worst month for our economy in a long time, and hopefully we will begin to rebound over the next year.

2008 YTD we have had 322 new listing, 120 go under contract, 119 close, 170 DOM and the CP was 92% of LP.

2007 YTD had 389 new listing, 151 go under contract, 143 close, 141 DOM and the CP was 93% of LP

2006 YTD had 343 new listings, 134 go under contract, 137 close, 101 DOM and the CP was 94% of LP

Hilton Head Land Buying Program

2008-11-04T11:29:00.000-08:00

Do we really want the Town of Hilton Head buying more properties on and off the island? I for one don’t believe we need to buy more land. Let me tell you why!

Bullet Points from Island Packet Opinion Nov 2, 2008

Here's a compilation of what's been accomplished since the land-buying program began in earnest in 1990:

127 parcels, totaling 1,171.7 acres, purchased. That represents 5.1 percent of land within town limits and 19.24 percent of develop able land outside gated communities.
4.3 million square feet of commercial space taken out of potential development. That figure represents 62 percent of the 7 million square feet of commercial development that has been built.
1,365 hotel rooms taken out of potential development. That represents 45 percent of the 3,010 hotel rooms that have been built.
4,210 residential and time-share units taken out of potential development. That represents 30 percent of the 15,031 existing multifamily and time-share units.
36,070 potential peak-hour vehicle trips prevented.

The Town’s land buying program has had a very good impact on our quality of life, taken commercial and residential property out of the hands of developers, created parks, passive parks, and wildlife habitat. They have achieved their goal and do not need to continue it. The negatives of the program have been the controversies with their transactions. Private Citizens have flipped properties for big profits. The Town’s buying program has inflated the price of commercial and residential properties; it has in essence along with the LMO destroyed the commercial business on Hilton Head. The LMO is too stringent on renovation of a property. I’m sorry but an acre lot that has had a property on it for twenty years does not need a wetlands survey.

The town wants a corridor between the beach and Palmetto Bay, but the LMO does not allow properties that currently exist be renovated to the existing square footage, and when it does the hoops an owner must go through virtually make the project too expensive for development.

A thriving and well designed commercial district is important to our quality of life on the island. What we currently have are numerous properties in various stages of deterioration, and a LMO that makes it hard to make the necessary changes to the property or change the zoning to stay in tune with the changing market place. A sapling tree twenty years ago near a building, along a golf course, on a vacant lot, cannot be removed today because of the LMO. This was not the intent of the LMO. Our island does not suffer from a lack of trees we suffer from a progressive thinking government about what is good for the quality of life and property values.

If we don’t have the thriving commercial districts with activities that are in tune with today’s market our major economic engine will dwindle annually. We currently are in a economic down turn and many business will not survey through the off season. As our quality of life is brought down by lack of quality commercial activities so will the demand for tourist to come to the island.

All the commercial growth has moved to Bluffton, and today we have to virtually travel off the island once again to get our daily supplies. So what do we have on the island, not much? What new or renovated island commercial properties have been built lately?

Renovations
Coligny Exxon got a face lift.
Truffles Grill
Coastal States Bank
Old Kinghorn Insurance Building
Old Linen Store Palmetto Bay Rd.
Sea Pines Center
New Construction:
o Joni Bank’s Design Group
o (2)New buildings on New Orleans Rd.
o Adventure Cove, Caraba’s, & Adventure Cove Plaza

So, do I want the Town to buy more property to take off the market and over inflate the value; NO. The article below references Charles Fraser’s vision for the island and pioneering land covenants. He also believed that parks and commercial activities were an important part of any community. He was a strong believer of passive parks and active parks in and around commercial activities. He lamented the fact that he did not put more small passive parks around the commercial areas. Our Town has tried to do this, but they do it in areas that have Town owned land all around it, and no viable commercial activity. The two play off each other and that is the vision our Town is lacking. The Shelter Cove Community Park, Chaplin Park, Jarvis Creek park are all nice, but they are near any significant commercial activity. If they were in easy walking distance of commercial activities they would be thriving parks.

If you build it they don't always come! If we pass this new referendum the Town needs to have dynamic focus groups study what is needed and what we should buy. The focus group should be made up of land planners, business people, real estate agents, environmentalist and citizens concerned for the quality of life on the island.

Some will read this and say that I am just a real estate agent and I want more homes and condos to sell. They are wrong, I want to sell what we have and to do that I sell our "Quality of Life" and I am worried that the Town is not thinking in a progressive matter at what is is our "Quality of Life". We need to make sure our Town elected officials get it!

http://www.hiltonheadislandsc.gov/Maps/TownProperty.pdf

Vote 'yes' on referendum to support land purchases
Published Sunday, November 2, 2008
Opinion of The Island Packet

Hilton Head Island voters have the opportunity Tuesday to support a program that has done almost as much to shape the island we know today as the land-use covenants pioneered by Charles Fraser.

There is no better growth-control mechanism for the town than to own property and control how it is used. That ability to purchase key parcels, including the town's centerpiece Honey Horn tract, has made all the difference in reducing overall development and protecting environmentally sensitive land despite intense economic pressures.

Voters are being asked Tuesday whether they want the town to borrow $17 million for the town's land-buying program. It would mean a 1 mill increase in property taxes ($8 for an owner-occupied home valued at $200,000), but the town has demonstrated over the years that the program is well worth this investment. We ask you to vote "yes" in the advisory referendum.

Here's a compilation of what's been accomplished since the land-buying program began in earnest in 1990:
• 127 parcels, totaling 1,171.7 acres, purchased. That represents 5.1 percent of land within town limits and 19.24 percent of develop able land outside gated communities.
• 4.3 million square feet of commercial space taken out of potential development. That figure represents 62 percent of the
7 million square feet of commercial development that has been built.
• 1,365 hotel rooms taken out of potential development. That represents 45 percent of the 3,010 hotel rooms that have been built.
• 4,210 residential and time-share units taken out of potential development. That represents 30 percent of the 15,031 existing multifamily and time-share units.
• 36,070 potential peak-hour vehicle trips prevented.

In addition to its growth control contributions, the land-buying program has added significantly to the quality of life on Hilton Head. It has provided land for passive and recreational parks; preserved scenic vistas, historically significant sites and wildlife habitat; and provided access to public beaches and waterways. It also has provided land for the public library, Volunteers in Medicine Clinic, and fire stations and storm water control projects.

In recent years, the town has expanded its reach to the mainland, providing $7.4 million in funding to purchase conservation easements on property near the bridges to Hilton Head. Those purchases have helped Hilton Head as much as Beaufort County and Bluffton. They've eliminated development pressures and thousands of vehicle trips on busy U.S. 278.
Hilton Head voters have long supported the land-buying program, saying "yes" to referendums in 1997, 1998, 2000 and 2003. This is no time to stop. No one likes the thought of a tax increase in these difficult economic times. But we'd hate to see the town miss a strategic opportunity because the money was not there. The town's real estate transfer fee -- a 0.25 percent charge on all property sales -- brought in about $3 million last year, down from the salad days of 2005 and 2006 when it brought in about $6 million.

It's a tough time to raise money through real estate sales, but it's also a great time to buy property at very good prices. Supporting this program through a slight property tax increase could ensure that happens. Please vote "yes" to extending this valuable program.

Hilton Head Real Estate YTD Market Trends

2008-11-03T15:30:00.000-08:00

I am not a firm believer in lumping all sales into a single category and coming up with an average price of homes or the average price of sold homes. The only thing it does do is spot trends in a market.

The number of NEW LISTINGS coming on the market a month hit a peak in April 2008 with 187 new homes being listed, and has been trending down since.
The number of homes going under contract or PENDING peaked in February 2008, and October was the worst month almost 75% down from Februbary.
The number of CLOSED home sales has been steady, but does not set a trend. It does create the market price. A market price cannot be established based on the broad based average of all sales. That is why you should hire a professional Realtor to help you establish what the value of your home is.
TOTAL SALES VOLUME for the year is just over $324 million.
Some other interesting trend in our market that can be extrapolated from the generic blend of all homes sales on the island. The AVG DOM (Days on Market) for the year is 178.
The average percentage of SALE PRICE TO LIST PRICE is 92.45%.

In summary our market has slowed down in the last two months. On the eve of the Presidential election I sure hope that people will feel good about getting the election over. Some of us will not like the results and others will. No matter what you politics are, life will go on. It has been my experience that elections tend to slow the economy down and buyers wanting to wait until the results are in.

The banks will start to lend over the next six months and our real estate prices are below the 2004 levels. It is my opinion if you are interested in owning a second home or investment property we have good deals currently, and as the credit pendulum starts to balance mortgages will be available.

Please refer to the chart above for individual monthly activity, and if you would like more specific information regarding a specific community on the island please contact me.

http://www.fraserrealty.net

Statistical information obtained from Hilton Head island MLS

Hilton Head Real Estate .. Social Network

2008-10-31T13:48:00.000-07:00

Come join me in my social network of friends and professional friends as we help you appreciate the "Life Style" that is Hilton Head Island.

We will be disscusing real estate, finance, banking, investings, fun events, new retaurants, and old restaurants that are still favorites.

We will have videos of fun activites on the island and we will have reports about fishing, sailing, kayaking, bird watching, and the arts.

Upcoming events will be featured and talked about.

So, if you want to learn more about Hilton Head come take a look at my new social network center. Remeber it's new so, I haven't got a lot of the information that I want to have on it yet, but I will gradually get more and more on the site. So join my network and get updates to new information.

http://hiltonheadrealestates.ning.com/

2008-10-30T13:32:00.000-07:00

Festivals in the Lowcountry !!!

We have some great venues for entertainment in the fall. Numerous weekend festivals in and around the lowcountry. Last week in Bluffton they had their annual seafood festival, the weekend before that Shelter Cove Park hosted the Cajun festival. If it's art, wine, music, food, crafts, historical or just fun the lowcountry can truly be a fun place on the weekends.

If you like to sail the local yacht clubs have several regattas in the fall, or if you like to fish there are around four fishing tournaments in the fall. So, what ever you like we have it!!

Beaufort has it's annual Water Festival, the island has Wine Fest, Wing Fest, Concerts at Honey Horn, various food festivals, Gullah festival. Bluffton it seems is always having a festival down town ( they will do anything for a party) Coming up in Bluffton make sure you don't miss the Christmas parade, and the ugly dog contest, and there will be plenty of artist with everything from crafts to fine paintings.

However, if you are a car buff ( I am not) you will not want to miss the Concours d"Elegance this weekend Oct 31 - Nov2 at Honey Horn Plantation the new home of the Hilton Head Museum.

It's what makes our "Lifestyle" on Hilton Head so much more fun.

Below is an article from the packet touting the changes for this year from June 08. So if you are a car buff get out there this weekend and look at cars or even bid on a classic car.

All rights for above commentary belong to Charlie B. Fraser 2008

Concours d'Elegance & Motoring Festival rolls out some changes
By JIM FABER
jfaber@islandpacket.com843-706-8137
Published Friday, June 27, 2008

Hilton Head Island Concours d'Elegance & Motoring Festival re-christened its new racing venue for this year's event.
Car enthusiasts ran Ferraris, BMWs and Mini Coopers through the 2-mile Hutchinson Island road-course in Savannah on Thursday morning.
The race track hadn't been used since a 1997 Indy Lights Series Race. Now it will be the home to a variety of cars -- including some from the original Great Savannah Races of 1908 to 1911 -- when the Concours launches on Oct. 30, said Carolyn Vanagel, festival executive director.
Hutchinson Island replaces Roebling Road Raceway in Bloomingdale, Ga., as the festival's race course.
"Here, it's much more spectator-friendly," Vanagel said of Hutchinson Island.
When the festival moves to Honey Horn on Hilton Head on Nov. 1 and 2, Brass Era cars, those made prior to 1916, will hold the place of honor. At least one car from each year between 1899 and 1915 will be on display.
Concours is the second-largest event on Hilton Head, behind the Verizon Heritage golf tournament. About 11,500 people attended the 2007 festival, and 12,500 are expected this year, organizers say.

The Real Story of the 17% Increase in July Sales

2008-08-31T13:49:00.000-07:00

The real story is not the fact that we had homes and condos sell in July, but the number of pending transaction in July. We had 92 Homes on Hilton Head with an average price of $961,500 and 113 in Bluffton go under contract with an average price of $365,000. The average price for a home on Hilton head ranged depending on what location it was in. Spanish Wells had three deep water homes go under contract for an average of $3,530,000 the highest average price, and Hilton Head Plantation had 21 homes go under contract for an average of $621,000 the lowest price.

The condominium market saw the same kind of increase in pending sales vs closed transaction. Palmetto Dunes lead the way with 19 closed transactions with an average price of $591,000, there are 10 pending contracts with an average list price of $640,000. Forest Beach Villas lead the way with 14 pending sales with an average price of $275,000. All condos combined there were 55 closed transaction with an average price of $385,000 and 59 pending transaction with an average list price of $375,000.

It is a good time to buy and if your waiting for the botom you have missed it. Prices will begin to slowly go up over the next year. There are deals to be made and don't miss your chance to buy low. copyright @ Charlie B Fraser

Charlie Fraser is the owner of Charles Fraser Realty Group, and grew up on Hilton Head and has a inside track on what real estate is ll about on Hilton Head. Contact charle at Charlie@fraserrealty.net

Data compiled from Hilton Head Multiple Listing Service

Island Area Home, Condo Sales Rise 17 Percent in July

2008-08-31T09:25:00.000-07:00

By JIM FABER jfaber@islandpacket.com 843-706-8137
Published Thursday, August 28, 2008

Sales of local houses and condominiums shot up more than 17 percent in July when compared with July 2007 --a jump so dramatic that some local Realtors didn't believe it until they did their own calculations to confirm the increase.
There were 203 house and condo sales in July, up from 173 in July 2007 in the Hilton Head Island home listing area, according to data from the South Carolina Association of Realtors and the Multiple Listing Service of Hilton Head Island. The listing area spans southern Beaufort and Jasper counties and some
outlying areas.
The Hilton Head area was the only place in the state to see an increase in sales in July over the same time last year.
Some Realtors interpreted the July numbers as the start of a comeback in the local real estate market; others had a wait-and-see reaction.
"I'm surprised, because it just doesn't feel like that," said Andy Twisdale, a Realtor with Charter I North Realty & Marketing.
It's not that people aren't looking at properties, he said. Home showings are up, but would-be buyers are still hesitant to pull the trigger on a sale, Twisdale said.
Linda Palmer, president of the Hilton Head Area Association of Realtors and a Realtor with Keller Williams Realty, said the increase in sales might have been spurred by owners who needed to sell quickly.
The biggest challenge facing the market is not a lack of interest but that potential buyers can't sell their homes in Ohio, New Jersey or wherever they're moving from, Palmer said.
"This is still a very desirable place to be," she said.
Nationally, home sales rose 3.1 percent in July compared to July 2007, according to the National Association of Realtors.
Statewide, July sales dropped by 20 percent, and prices were down more than
7 percent. The Hilton Head area saw prices fall by roughly 6 percent.
Even with a strong July, the Hilton Head area's sales are down 15.6 percent on the year, and prices are down 11.1 percent. The median house and condo price has gone from $371,000 to $330,000, according to the state Realtor's association.
But July is a reason for optimism for some Realtors.
"We're past the bottom (of the market)," said Neil Castellane, broker-in-charge of William F. Hilton Realty. "It's starting to get very busy as far as people looking."
Julie Toon Pawley, of Julie Toon Pawley Real Estate Broker Inc., agreed.
"There's no question in my mind that there are more interested homebuyers than there were several months ago and last summer," she said.
Others are less sure a strong July has long-term meaning.
"What it really means is we had a really bad July in '07," said James Wedgeworth, a Realtor with Charter I Realty & Marketing and one of the top-selling agents on the island. "One month doesn't make a year. It's been a tough year."
Even though July was a tough month statewide, Nick Kremydas, CEO of the S.C. Association of Realtors, sees a silver lining. Median house and condo prices have only dipped 3.1 percent this year, to $155,000 from $160,000.
If home prices can remain stable, the market could come back as soon as next year, he said. That's because stable prices would indicate the economy is improving and buyers are returning.
"We are in for a pickup in the market, a rebound, a little bit quicker that we thought," Kremydas said.

Island Packet Articles About Compass Rose Park

2008-04-28T11:40:00.000-07:00

Hilton Head's Compass Rose Park opens today
By TIM DONNELLYtdonnelly@islandpacket.com 843-706-8145
Published Saturday, April 26, 2008

Hilton Head Island's grand experiment in park design will be introduced to the public for the first time today.
The town will host a ribbon-cutting ceremony for Compass Rose Park, located on the corner of Pope Avenue and New Orleans Road.
The project symbolizes a new era in parks for the island, diverging from the usual ball fields or passive open space to a more urban design.
Here are some park facts:
B. What is it?
A mix of urban architecture and natural beauty. The park transitions from terraced plazas with several art installations down to a path leading into the marshland, with a waterfall and reflection pool along the way.
The name and planned art installations are an homage to Sea Pines. The compass rose was the first emblem of the island's first modern development.
Other art pieces will pay tribute to the history of the community and its founder, Charles Fraser.
How much did it cost?
The work has cost just more than $1 million thus far, and could be up to $1.3 million when everything is complete.
What are some of the highlights?
The park includes a variety of plants, but they won't be saplings. The town has purchased several large live oaks 8-12 inches in diameter instead of 1- to 2-inch young trees, urban designer Ed Drane said.
"We wanted it to look like the landscaping had matured for a while," he said. "We didn't want it to look brand new."
Two art fixtures also have been installed at the park: a partially rotating fountain and a bronze cast compass rose that was used at the entrance to Sea Pines when it first opened. The fountain also contains a compass rose symbol, which will always point north, Drane said. The fountain itself weights more than 22,000 pounds, he said.
Two more pieces of art are planned: a story wall showing the history of Sea Pines and a statue of the iconic image of Charles Fraser "walking" an alligator.
The story wall will be installed once the statue is complete, Drane said. Savannah sculptor Susie Chisolm has been selected to create the statue, which will take about nine months.
When is the ribbon-cutting?
A ceremony will be held at 10 a.m. today to officially open the park.
Speakers include town manager Steve Riley, Mayor Tom Peeples and Joe Fraser III.
Parking is limited at the site, but the town has permission to use bank parking across the street for the event.

Fraser's vision missing in Compass Rose park
Published Monday, April 21, 2008

Charles Fraser inspired a generation of architects and planners to create communities that reflected the natural beauty of the environment. Open spaces would retain their natural beauty and require little maintenance.
Fast forward: Although Town Council talks of finding the proper balance between development and environmental protection, trucks slowly filled the corner of New Orleans Road and Pope Avenue with a maze of masonry walls, which are just high enough to intimidate the visitor from entering and preventing the breeze from flowing. Pets will leave their odors and constant maintenance will be required for its pools and concrete surfaces.
What was a simple open space has now been replaced with a sea of concrete, where those who miss urban pocket parks and blight can bask (and bake) within this concrete sanctuary. Add some graffiti and when visitors are turned off by the beach and nature's beauty, they can visit this shrine to the wonders of concrete. Mayor Tom Peeples was right about the need for security cameras.

A prediction: Within a few years the storms will blow the white canvas off the tented roofs; accidents in the wading pools and maintenance costs will cause them to be drained and filled with dirt and plants; gates will be erected to keep nighttime visitors away; and the walls will be lowered or removed to create a secure and user friendly environment -- the type of open space that Charles would have enjoyed. It is now too late, but let us remember his legacy in future "open space" designs.
Harvey Geiger
Hilton Head Island

Charlie Fraser, President, CHARLES FRASER REALTY GROUP is the nephew of Charles Fraser and son of Joe Fraser. He has a team of real estate agents that are profesional and honest in there comimitment to the finding the right real estate for our clients. Give them a call or visit our website.

Office 843-671-3312

http://FraserRealty.net

or email us info@FraserRealty.net

2008-02-27T05:18:00.000-08:00

What Makes A Place Desireable to Live?

The brick and mortar do not make a home, but the "Lifestyle" associated with an area do make a home or for that matter a great retreat from your primary residence. Hilton Head Island started buying land to preserve over ten years ago. The residents agreed to a 1/4% transfer tax to go towards buying property. Over the years the twon has bought and kept off the market numerous homes and commercial space from being developed. Along with a strong Land Managment Oridance the Town of Hilton Head has made strides in making Hilton Head a great place to live and vacation. It is a "Lifestyle" of combing the beach, watching birds, playing golf or tennis, miles of leisure trails for walking and biking. One of the islands greatest assett are the surrounding estuaries and sounds either for fishing, sailing, kayaking, or simple enjoying a day on the water. A number of the properties bought have turned into either passive parks or active parks. Little league sports is alive and well on Hilton Head Island. As towns across America struggle with growth control, we on Hilton Head and now beaufort County have been putting our money where our mouth is. We cannot ask the government to buy property without taxing the residents who will benifit from the purchase, and ultimate protection of the land. Part of the vision of Charles Fraser and Sea Pines Company was an eco friendly community. The term was not used when the company was started, but that is what was done. Covenants placed on the land to instill a harmonious balance between nature and man was the goal. Today it is called "Eco-Friendly". The purchase of properties by our local government and our county governement are keeping that vision alive. The brick and mortar of a home are where we stay to enjoy the "Lifestyle" that has been created in the Low Country. Those bricks can cost millions of dollars or a few hundred thousand, whatever your level, it all comes down to the vision to create a "Lifestyle".

copyright @ Charlie B Fraser Feb 27, 2008

Charlie is president and Broker in Charge of the Charles Fraser Realty Group. He can be reached at: charlie@fraserrealty.net or visit his website www.fraserrealty.net

Recent articles in the Island Packet about the open space programs:

Strike while iron hot on land preservation
Published Friday, February 1, 2008

It is great news to learn that Beaufort County is quickly spending the $50 million voters approved for land acquisition in November 2006.
Beaufort County Council this week approved borrowing a second round of $20 million for its land preservation program. It approved the first $20 million last year, shortly after the bond referendum gained voter approval.
The money should be put to use as fast as possible, especially when a slow real estate market might make a conservation easement or government land purchase more attractive to property owners.
And we shouldn't worry that our money is being spent profligately. The county's Rural and Critical Land Preservation Board and the Trust for Public Land vet these purchases to make sure they fit into the overall goals set out for the program.
From 1997 to 2007, the program preserved about 11,000 acres through donations and the purchase of land or development rights. That acreage is set to increase to about 16,000 acres when a pending deal closes.
It would be even better news if state lawmakers would follow Gov. Mark Sanford's lead and approve an additional $50 million for the state's conservation program. The one-time appropriation would be added to $15 million raised for the program through a share of the state's documents fee.
The state Conservation Bank has spent about $71 million to preserve more than 134,000 acres from its inception in 2004 through 2007. In Beaufort County, the state has spent $2.87 million to help preserve 1,475 acres, according to the Conservation Bank's Web site.
Sanford reiterated the message he delivered at Palmetto Bluff in December in his State of the State address earlier this month: South Carolina needs to preserve what makes this state special if we are to stay competitive in the long run.
"Keeping what is special won't just happen, though. It will require foresight, vision and action given that over the next two decades, one million people will be moving to South Carolina, making us the tenth-fastest growing state in the nation.
"... think about how rare this opportunity is given the real estate market slowdown and once in a lifetime timberland sales by the big timber companies," he urged state lawmakers. "In life, some opportunities only come once, and I believe this is one of them."
We urge the Beaufort County Legislative Delegation to push hard for the governor's funding request. Married with local efforts, it would strengthen our hand immensely in that once-in-a-lifetime chance to preserve what we love about the Lowcountry.

There's nothing passive about passive parks
By JEREMY HSIEHjhsieh@beaufortgazette.com843-986-5548
Published Saturday, February 9, 2008

BEAUFORT -- Beaufort County's land preservation efforts have ramped up in recent months, opening up limited public access to thousands of acres as passive parks.
Passive, unfortunately, doesn't mean maintenance-free -- or free to maintain.
Buying land for parks takes property off of tax rolls while piling more maintenance responsibilities onto county workers.
"We saw this train wreck coming down the road," said Slade Gleaton, South Carolina director of the Trust for Public Land, at a Jan. 17 preservation meeting. The trust is a nonprofit organization that the county hires to handle preservation deals.
The preservation program is paid for through bonds earmarked for buying land and development rights. Since the program was created in 1997, voters authorized borrowing $40 million in 2000 and another $50 million in 2006. The bonds are repaid over time with a small property tax.
The bond money cannot be used for maintenance or park development, so the responsibility falls to Eddie Bellamy, county director of public works.
The workers cutting the grass at ball fields are the same ones tasked with cleaning up the passive parks, Bellamy said. Nothing has been added to his budget to maintain the passive parks.
The county contracted landscapers to maintain some preservation sites, but it was too costly, said County Council Vice Chairman Skeet Von Harten.
"Something has to be done. We keep acquiring more land without putting in more dollars. If we let all this land become an eyesore, then the whole program tanks," he said at the January
meeting.
There is limited public access to the preserves, "But not to the degree we'd like," said Glenn Stanford, a trust project manager that works in Beaufort County. "You've got to open them up as well."
For example, the county bought the historic Fort Fremont on St. Helena Island from private owners in 2004 for $5.4 million. Decades of overgrowth and neglect left it looking like the setting for an Indiana Jones adventure instead of a family outing.
The overgrowth and refuse at the fort has been cleared, but "we can't man the fort so people can actually look at it," Bellamy said.
Stanford said adding trails, wildlife viewing areas and interpretive signs are desirable developments for passive parks that would improve access.
One source of revenue for that type of development comes from the land preservation deals themselves. The trust sometimes negotiates with land sellers for cash gifts for the preservation program. Unlike the bond money, gift money isn't legally bound to pay for
preservation.
Another part of the eventual solution, trust officials said, is creating a corps of volunteers to help with maintenance and fundraisers. Trust officials have been referring to the concept as "Friends of the Parks."
"It's been something we've been chewing on and passing back and forth in-house for some time," Stanford said, emphasizing that the idea is purely conceptual.
"It hasn't really gone beyond, 'Do you like the idea?' " said Steve Riley, chairman of the County Council's Rural and Critical Lands Preservation Board.
Gleaton said the volunteer corps couldn't shoulder the entire maintenance load for the county's passive parks and that some new revenue stream must be identified. He suggested charging modest user fees, as does the Charleston County Park & Recreation Commission.
The commission's executive director, Tom O'Rourke, said the fees it collects at its marinas, fishing piers, beaches, campgrounds and water parks pay for new parks.
Less than 45 percent of the commission's operating budget comes from taxes, according to the commission's Web site.

County Council OKs spending $20M to save land
From Staff Reports
Published Tuesday, January 29, 2008

BEAUFORT -- Beaufort County property owners are likely to face a small tax increase later this year to pay for the quickening pace of land preservation.
On Monday, the County Council unanimously voted to authorize borrowing an additional $20 million for its preservation program. Two additional votes are required to make the authorization final. This follows a similar authorization the council made last year, also for $20 million.
To repay that $40 million, county controller Tom Henrikson said he estimates needing a tax increase in the next budget year that would cost the live-in owner of a $200,000 home roughly $16 more per year.
In terms of dollars spent and land protected, the pace of land preservation in the county has picked up dramatically in the last year.
"The last six months, really," Henrikson said.
From 1997 to 2007, the program had preserved about 11,000 acres through donations and the purchase of land or development rights. The acreage total today is closer to 16,000, when including a major deal that is currently pending.
While the need for the extra $20 million isn't immediate, land preservation officials said more preservation deals are coming soon that warrant the additional borrowing.
COUNTY ADMINISTRATOR TO GET RAISE
The council unanimously agreed Monday to give county administrator Gary Kubic a pay increase.
Chairman Weston Newton said council members would determine how to raise Kubic's pay at their next meeting, scheduled for Feb. 11.
Newton said the increase could come through a combination of a salary raise, a bonus, a retirement fund contribution or an increase in his car allowance.
Kubic currently receives an annual salary of roughly $164,000.
$16.5 MILLION IN PUBLIC PROJECTS
The council initially approved a $16.5 million bond issue Monday for improvements to parks, boat landings and other public projects in Beaufort County.
Funding for the 11 projects, all of which were approved individually last year, will come up for a final vote at the council's Feb. 11 meeting.
The projects include the new Buckwalter Recreational Community Center in Bluffton, improvements at the C.C. Haigh Jr. boat landing on Pinckney Island, four traffic cameras on Bluffton Parkway, and stabilizing buildings at the Coastal Discovery Museum at Honey Horn.
Jeremy Hsieh of The Beaufort Gazette and Michael Welles Shapiro of The Island Packet contributed to this report.

2008-02-25T12:41:00.000-08:00

Hampton Lake’s Lakeside Village, home built in Ridgeland nab top industry honors
By Gail WesterfieldSpecial to The Island Packet
Published Monday, February 18, 2008

Photo: The Reed Development Company and Fraser Construction this week took home top honors from Professional Builder magazine and the National Association of Homebuilders for Hampton Lake’s amenity center, called Lakeside Village. Also honored at the annual Best in American Living awards ceremony was a modular home built by Ridgeland’s Haven Custom Homes.Special to The Island Packet

A new community in Bluffton won the homebuilding industry’s “Oscar” this week, when Hampton Lake received top honors from the National Association of Homebuilders and Professional Builder magazine. Laurels from the same group also went to a modular home built in a Ridgeland factory. Hampton Lake Hampton Lake’s Lakeside Village and Fraser Construction Company received the twenty-fourth annual “Best in American Living Award” for the best community facility among neighborhoods with 151 homesites or more. The BALA banquet is the kickoff each year to the International Builders Show and is attended by some of the best architects, land planners, developers and builders in the business. The awards ceremony took place in Orlando, Fla. Judges made their selections on six basic criteria including effective use of design, innovative use of products and attention to detail. An NAHB spokesperson said they received more than 350 entries in the competition. Hampton Lake was originally conceived as a golf community by John Reed’s development team, but when research revealed market saturation in the Southeast, management nixed the golf course in favor of a large man-made lake. The site plan was redesigned around a 165-acre, man-made freshwater lake and a 340-acre wetland nature preserve.
The result is a residential development designed as if it were a destination resort. Inspiration for the unusual amenities came from interviews with more than 100 women and dozens of couples living in the Bluffton/Hilton Head Island area or thinking about moving here, said Gary Sandor, a partner with Reed Development Company. The superior amenities helped win the BALA award. Features at Hampton Lake include a state-of-the-art fitness center, full-service spa, a lakeside “beach” and a family-oriented resort-style pool with a central island and lazy river. Perry Wood, president of Wood & Partners, the community’s land planner, says “the key was diversity. ... We created a place that everyone in an extended family of grandparents, children, and grandchildren could enjoy.” Kayaks and quiet boats are available for residents to use, as well as a bait and tackle shop for supplies to fish in the bass- and bluegill-stocked lake.
Sandor calls Hampton Lake “a place where people can do the same things that they fondly remember doing when they were kids” and notes the unique small island in the middle of the lake for camping under the stars. The community also has nine miles of nature trails and boardwalks, and a dog park will be dedicated March 15.
Joe Fraser Jr., president of Fraser Construction, has spent more than 30 years building a variety of facilities in the Carolinas, Georgia and Virginia. He calls Lakeside at Hampton Lake “the finest family-oriented amenity we’ve ever constructed.”

Learn more about Fraser Construction

http://fraser-construction.com/

Like everyone involved in the current slow housing market, the development faces some challenges. Hampton Lake president Gerrit Albert said that the down market has led to a shift in marketing efforts from a national to a more local focus, and that the company also has begun to market Hampton Lake in home shows in New Jersey, Chicago and other areas.
Albert says home prices haven’t been discounted, but those who agree to build within two years of purchase receive a 15 percent incentive. Some custom builders working in the community are also offering incentives. Last summer, management dropped amenity fees by $750, Albert said, when ongoing costs were determined to be lower than originally estimated. Property owners now pay $2,750 per year.
Ten families live in Hampton Lake and more than 100 homes are either finished or under construction. At build out, Hampton Lake will have about 900 homes.
Homes in the neighborhood include “Carolina Lifestyle Homes,” which feature a built-in pool, and four-plex condominiums. These villas are the community’s best-sellers “specifically because of the location” adjacent to Lakeside Village (the amenities center).
Single family cottages by David Weekly Builders in Hampton Lake range from about $450,000- $700,000 for two to three bedrooms and 1,900-3,000 square feet. Condos, called villa and coach homes, range from the high $300s-$800s for two to three bedrooms and 2,200-3,500 square feet. Custom homes range from the mid-$500,000s-$1.5 million for three to five bedrooms and 2,500-4,000 square feet. Sandor adds that the company is “looking into ways to create some smaller lots overlooking the lakes. There is a lot of buyer interest in having detached homes on smaller lots for a smaller price tag.”
Haven Custom Homes
Also at the BALA awards ceremony in Orlando, a modular home built at the Haven Custom Homes factory in Ridgeland won the Home of the Year award. Called the Tucker Bayou, the southern-style home in the WaterSound community near Panama City, Fla. also is the 2007 Southern Living Idea House. It appeared on the cover of the magazine’s August issue. The announcement created a nice buzz of conversation in the room with respect to modular homebuilding and is a source of pride to the folks at Haven. Looney Ricks Kiss Architects designed the home for the St. Joe Company in Florida.

Want to know more about the Low Country Real Estate Market Contact;

Charlie B Fraser charlie@fraserrealty.net or visit http://www.fraserrealty.net/