What to Expect From a Home Inspection In Charleston, SC
A professional home inspection is an essential part of buying a new home in Charleston. As the home buyer, you're made aware of any issues the home may have and it gives you peace of mind knowing that there are no hidden issues that could cause problems later down the road. But what should you expect from the home inspection process? How long does it take? And what exactly does it cover? How much does it cost? Who pays for a home inspection? In this article, I'll answer these questions and more. What Exactly IS a Home Inspection? It's important to note that a home inspection is not an assessment of a home's value. An inspection assesses the home's structural integrity, its mechanical systems, plumbing and also includes a look at the home's roof, ceilings, walls, windows, and more. Inspectors will even venture into the attics and crawl spaces - very few Low Country homes feature basements The point of a home inspection is to reveal any issues with the home itself to protect both the buyer and the seller during the process of a home's sale. What Does a Home Inspector Look For During a Home Inspection? A home inspector looks at quite a list of items inside - and outside - of the home. Let's take a look at the major categories assessed during an inspection: HVAC / Heating & Air Conditioning Systems Furnaces, air conditioning, water heaters, chimneys, and fireplaces are all inspected to ensure they function as intended and have no damage or mechanical issues. The Roof & Attic The home inspector is looking for signs of damage to your roof and attic. In the attic, they'll confirm there's proper ventilation, appropriate insulation, no evidence of a leaky roof or water damage, and also assess the integrity of the truss system. Outside, they'll check the roof for any signs of roof damage and loose shingles. They'll also check your chimney for any damage and your gutters and downspouts to ensure water flows away from the property correctly and there are no drainage issues. Electrical Systems & Appliances Inspection of your electrical system involves confirmation of proper grounding. Proper grounding is imperative to prevent overheating and fires. Circuit breakers, outlets and GFCI outlets, wiring, and even ceiling fans are inspected for proper function. The inspector will also check any major appliances for proper function and connections to ensure there are no fire hazards or electrical issues. Plumbing A complete review of the home's plumbing includes making sure sources of water including toilets and faucets have proper water pressure, start, stop and flow as expected. They will also test your water heater as well as check for damaged or leaking pipes. Homes with septic systems do not usually fall within the home inspection process, those should be inspected by a septic professional. Walls, Ceiling, and Floors Each of these items is checked to ensure they're straight and level. They're also inspected for any signs of water or other damage including cracks that could be signs of a larger problem. Foundation A home inspector will look for cracks, settling, and any other foundation damage that could lead to future issues. The inspector also checks for water infiltration, which can cause rot and mold growth. Windows and Doors Windows and doors will be checked to make sure the window frames and trim are secure and that they exhibit no cracks or rot. These items will also be tested for proper alignment - that they open and close correctly - and that they're properly constructed according to code and to prevent water infiltration. Basement or Crawlspace The crawlspace is especially important for older homes, with common issues being termite damage and water damage. Whether it's a basement or crawlspace, the inspector will be checking for signs of water infiltration or damage and pest issues. These issues can cause rot, mold, and future structural issues which can be very expensive. What are the Typical Issues That Come Up During a Home Inspection? A home inspector's job is to be objective and make note of any items that are less than ideal. Because of this, it would be a rare case indeed if you receive a blemish-free home inspection report. Cosmetic flaws and minor repairs, like missing pull chains on ceiling fans or broken blinds are common items. Brittle, broken shingles, or flashing on the roof. Soil grading that causes water to drain improperly away from the home. Safety issues with electrical wiring such as damaged receptacles, missing junction boxes, and reverse polarity. Sagging floors, door headers, and rafters in older homes. Peeling paint, missing or damaged caulking. What are Some Costly Issues To Look For During a Home Inspection? Sticking windows and doors, cracks in the exterior foundation, cracks above doorways can all be potential signs of a foundation problem that could be costly to repair. Damaged plumbing pipes, leaks, and poorly draining sewage lines are potentially costly repairs. Older homes can use materials prone to failure. Termites and other wood-eating pests are a concern in the Low Country and can result in significant structural damage if not addressed. While a home inspector can identify signs of an infestation, a termite bond (CL100) is typically required from a pest control company in our area. Excessive moisture and water damage in the crawlspace is typically a sign of water leaks or poor drainage from the home. This can cause issues that can be expensive to remediate. What Repairs are Mandatory After a Home Inspection? After receiving the written inspection report you and your real estate agent can decide on certain items you want to be repaired before moving forward with the home sale, but there are some key areas to focus on. These will include issues like structural or major systems defects and building code violations - anything that posts a safety concern with the home like foundation or structural defects, roofing issues, HVAC repair or even replacement, major electrical system defects and plumbing system defects. How Long Do Home Inspections Usually Take? You can expect the home inspection to last between 2-4 hours. You want a thorough review of the home and a good home inspector will take their time. You can also expect the complete written report within 24 hours depending on how busy the inspector is. Should I Attend the Home Inspection? As the buyer, it's important to attend on inspection day so you have a chance to view the home in more detail. This also allows you to ask questions during the process so you'll have a better understanding of the home and any potential issues that come up. Also, when choosing a real estate agent to represent you, choose one who states they're always present during the home inspection. How Much Does a Home Inspection Cost? Home inspections can vary slightly in cost from inspector to inspector and the size and age of the home, but the average cost in the Charleston, South Carolina area is between $400 and up. Who Pays For Defects Found During a Home Inspection? Once the repair request is submitted from the home inspection, the seller and the seller's agent will review the details and make any offers to pay for certain repairs, offer cash credits at closing to cover some or all repairs, or even refuse to make repairs altogether. If the buyer decides to request repairs, the buyer’s agent will submit a repair request. Depending on the way the contract is written, If the seller refuses to make repairs, you may have the option to pull out of the sales contract and have your earnest money returned. However, the seller will typically be on the hook for any repair costs affecting the safety or health of the home's future owners. An exception is in the case of an as-is sale where the home inspection is for information-only purposes for investment properties, or in a seller's market where there are multiple offer situations. In this case, there's no inspection contingency clause in the sales contract for the home inspection and the buyer waives their right to back out of the sale based on the information contained in the inspection. Final Thoughts on Home Inspections The home inspection is a critical step in the home buying process, but it can also be a very stressful time for you as the buyer. It's important to remember that the inspector is looking out for problems that may not be apparent to the buyer and being thorough is expected. So, don't freak out if the detailed report contains a lot of items! A good real estate agent will be able to walk you through each item in the report and advise you on which items are critical and which are minor issues. Not only that, you should lean on your real estate agent for suggestions on how to proceed with repair requests in the negotiation process based on the inspection results. If you have any additional questions about the home inspection process, contact me - I'm always happy to help! -Ashley Melton, Realtor®
A Guide to Pre-Approval for First-Time Home Buyers in Charleston, South Carolina
For first-time homebuyers, one of the last things you want happening is to find an amazing home only to discover you can't afford it based on the amount a mortgage lender is willing to loan you. The pandemic has made being prepared and ready with an offer crucial to the home-buying process. Available home inventory is at all-time lows and homes that hit the market go quickly. Receiving a mortgage pre-approval prevents you from being house-poor, keeps your monthly mortgage payments manageable, and can put you at the front of the line when making an offer on the house of your dreams. What is Pre-Approval in the First Place? In the most basic terms, mortgage pre-approval is when a mortgage lender provides a written statement that the approved party or parties will be granted a loan amount pending approval from the underwriter. A more detailed definition from Realtor.com is when, "...a lender probes deep into your financial past, checking out your income via W-2s, debt-to-income ratio, credit score, credit report, and other factors that help it determine whether or not to give you a mortgage loan and how much money you stand to get." [Realtor.com] Why is Pre-Approval So Important for Home Buyers, In General? For a home buyer, pre-approval is important so you know the price range you're qualified for. It eliminates the guessing game and allows you to focus on appropriately priced homes. And just as important, that written statement from a mortgage lender (also known as a pre-approval letter) can strengthen a buyer's offer, making it more attractive to a seller. An above asking-price offer from someone without a pre-approval letter can be less attractive than one at or below the asking price from someone with pre-approval in hand. The seller knows that issues arising during the negotiation stage are likely decreased because the buyer's taken the time to qualify for the purchase of the home. "[Pre-Approval] eliminates the guessing game and allows you to focus on appropriately priced homes." Why is Pre-Approval Important Specifically for First-Time Home Buyers? For first-time home buyers, pre-approval is important for the same reasons mentioned above. But, knowing how much home you can afford and tempering your expectations make your home search a much smoother process. There could be some credit issues that need to be cleared up in some cases, so it's better to know this at the beginning of the process. What Are the Steps of the Pre-Approval Process? The process of getting pre-approval doesn't have to be difficult and confusing. It's simply a matter of having your required documentation ready. There are 5 types of information regularly required to get a mortgage pre-approval. Once you contact the mortgage lender, the following information is usually going to be requested: 1. Proof of Income The two most recent years' tax returns, W-2 wage statements from the previous 2 years, recent pay stubs that show income including year-to-date income, and proof of any additional income sources like bonuses, alimony, side-hustles, etc. 2. Proof of Assets As the borrower, you'll need to prove to your lender that you have adequate funds to make the downpayment and cover the closing costs of the home. Bank and investment statements will be required and also provide proof you have cash reserves. The percentage of the downpayment will vary by loan type, but the standard is typically 20% of the home's sale price. If your financial situation makes a 20% deposit unlikely, most borrowers will require you to purchase PMI, private mortgage insurance, a mortgage insurance premium, or a funding fee. A buyer's FICO credit score and debt-to-income ratio (DTI) are also factors in pre-approval. Also, if a friend or family member is helping you with your downpayment, you'll most likely need a letter from them stating the funds are a gift and not a loan to avoid adding to your perceived debt. 3. Good Credit Credit scores of 620 or higher are usually required to get a conventional loan with scores 760 and higher reserved for the lowest interest rates. If you're considering an FHA loan, the folks from The Mortgage Reports say, "Although FHA allows credit scores as low as 580, lenders may set their own, tougher guidelines...and credit requirements may be subject to change from time to time, as we saw at the height of the pandemic." [themortgagereports.com] However, just because your credit is less than ideal doesn't mean a loan or pre-approval is out of the question. Most lenders will work with buyers that have low credit scores to suggest ways to improve their scores over time. Buyers with lower credit scores typically must make larger downpayments, so keep that in mind. 4. Employment Verification The main reason lenders require employment verification is to make sure the borrower has steady employment. Pay stubs are one requirement, but lenders may also call the employer to verify, even calling your previous employer if you've recently changed jobs. If you're self-employed that's no problem, it'll just require a bit more paperwork proving the stability of your industry, your income, and the likelihood the revenue will remain consistent. 5. Other Documentation Your driver's license, social security number, and a signature will be required to pull your credit report. In some situations, additional information may be needed and simply being flexible to locate the information promptly will make for a smooth pre-approval process. Does Buying a Home in the Lowcountry Affect the Pre-Approval Process? Whether you're looking for a home in Mount Pleasant, Summerville, Goose Creek, West Ashley, or other locations in the Lowcountry, the above process is no different. However, the final monthly payment COULD be affected based on the location of the home. Taxes and insurance will play a role in the monthly payments and those things can be affected depending on the area of the Lowcountry where you're doing your home search. A lender will estimate these numbers for you based on the price range. Some locations will have higher insurance rates than others and will affect those monthly payments. The same goes for regime fees for condos, so it's important to keep these things in mind as it could create payments that you as the buyer are not qualified for. "Taxes and insurance will play a role in the monthly payments and those things can be affected depending on the area of the Lowcountry you're doing your home search." What is the next step after a first-time homebuyer receives pre-approval? Based on your time frame for purchasing a home, you should start the home search once you receive your pre-approval letter. In the current market, a home seller is not going to readily consider a contract with a long closing time. Sellers will be looking for 45 days or less to close once an offer is accepted. If a first-time buyer is in a lease, the time frame needs to reflect that. Today, a home on the market won't be available if the buyer needs to wait for the lease to end to close on the home. Additional Information Important for First-Time Home Buyers Among a few common mistakes first-time homebuyers make, not paying attention to your debt-to-income ratio is one of the biggest. Some buyers will qualify but by a very small margin. It's important to pay bills on time and not add to your debt if you're actively looking to purchase a home. Even after you've been pre-approved, making large purchases such as a car or even appliances for your new home can cause issues once the official loan process is underway. It's best to check with your lender before purchasing anything with credit once you've been pre-approved, just to be safe. "It's best to check with your lender before purchasing anything with credit once you've been pre-approved, just to be safe. " As mentioned before, a buyer may have funds gifted to them by a family member to assist with the home purchase. Make sure this is known at the beginning of the pre-approval process. Your mortgage lender will know the proper steps for gifting funds. Finally, you don't have to go through this process alone. A licensed Realtor® will be able to help you through the process to avoid obstacles and stress in this crucial first step to buying a home. If you're considering taking the first step in buying your first home, contact me today to discuss options.
Is Paying a Lot Premium Worth It in 2022?
When clients consider buying new construction homes, one of the most frequent questions that come up is whether or not it's worth paying a premium for the lot their home will be built on. There isn't a singular yes or no answer because there are several considerations to factor in when deciding to pay a lot premium which we'll go over in this post. What is a lot premium? A lot premium is a fee builders charge for lots with more desirable attributes than others in the development. These fees can vary widely from zero to millions of dollars depending on the location, the housing market, and other considerations including what the builder perceives as added value. This perceived value can also vary from builder to builder and is part of the base price of the home.Builders can also control the pace of sales with lot premiums. If they need to move excess inventory, lower fees or negotiations may be possible. If the lots are selling quickly and homesite availability dwindles, you may see a price increase due to demand. Generally, these fees are rolled into the purchase price of the home. What makes a lot worth a premium? There are several types of lots a home will be built on that can factor into the lot fee, below is a list of some of the more prevalent ones: 1. Flat Lot As the name gives away, flat lots are flat, even bases the home is built on, and can have full foundations with basements. 2. Corner Lot These lots tend to be larger than the other lots in the neighborhood and are located at the intersections of two roads. While they offer more of a view and may offer easier access to the home, they also provide more land that needs to be maintained. 3. View Lot The name says it all, these lots are usually a desirable homesite that offers views of a neighborhood. This could be a marsh or golf course view or could back up to a pond. Here in the Lowcountry, grand trees usually equal a lot premium as well. 4. Larger Lot This is simply a larger lot than others available in the development but will usually command a higher homesite premium. 5. Cul-de-sac Lot Cul-de-sacs feature larger backyards and more privacy without the usual through traffic on main roads and added safety for children. These are dead-end, quiet streets with circular turnarounds. 6. Interior Lot The most common type of lot is surrounded by other lots on all three sides. These typically have sizable backyards but lack privacy. 7. Key Lot These lots tend to be "landlocked" with three or more lots abutting the sides reducing privacy. Key lots will not typically command a lot premium. 8. T-Intersection Lot T-Intersection lots can carry a premium if it's for commercial purposes and increased visibility is desired. However, for residential needs, these lots which face the T-intersection are susceptible to headlights from oncoming cars and safety issues for children, and potential home damage from automobile accidents especially if it's a busy street. It's all nuance There are a variety of factors that contribute to a lot's price. Does the lot have an unobstructed view of a marsh? A pond or lake? The ocean? Is it near a road or park? A golf course? Paying a premium for a home lot is subjective and possible risk. When you decide to sell your home, you may need to convince a potential buyer the same thing you valued enough to pay more for - is something they should pay more for as well. Tips for paying a lot premium Don't just look at a lot on a map in the model home or the builder's office. Look at the lot in person as well and imagine what your view will look like, what ambient noise will be present, what the other lots have on them or WILL have on them. Take into account what your perceived value is as well. When deciding if a lot premium is worth the additional expense, think about the value when you sell your home. If you’re backing up to woods or a buffer, is there a potential that the area can be developed? Are the trees going to create issues with the yard? Will the grass be able to grow? Will the trees block sunlight and make the home feel dark? So, Should you pay a lot premium for your new construction or not? Depending on the lot, the premium you pay could retain or increase its value but it's not guaranteed. In the end, it should come down to whether or not the value makes sense in your eyes. Whether or not it's worth paying to get the home of your dreams. It’s often worth the extra money for the perfect lot, but buyers need to do their research to ensure they are making the right decision. It's always advisable to work with a real estate professional before you consider building on any lot instead of working directly with a builder yourself. Taking the time to find the best real estate agent for your needs can help tremendously. They'll help you expertly navigate the process, answer your questions about lot premiums and negotiate the sales price on them as well. If you have any questions about lot premiums and how they relate to buying here in the Charleston area, Get in touch and I'd be happy to help.
Is Goose Creek, SC A Good Place To Live? 5 Neighborhoods Under $300k
Business Week has called Goose Creek, "The Best Place to Raise a Family" in South Carolina, and for good reason. Conveniently located between Volvo and Boeing, two of the largest employers in the area and minutes from some of Charleston, South Carolina's areas most beautiful beaches - Goose Creek has managed to balance a small-town community feel with tremendous growth and opportunity. But is Goose Creek, South Carolina a great place to live? Read on for my top 5 picks for Goose Creek neighborhoods under $300k. Brickhope Greens The front page of Brickhope Greens' HOA website implores you: "Enjoy a small-town feel within minutes of city amenities!", and it's not a tough order to follow. The Neighborhood Brickhope Greens is a quiet subdivision whose first homes were built in 2006 and indeed it provides a small-town feel while still being close to everything you need. A short 30-minute drive puts you in Downtown Charleston while you're even closer to the Naval Weapons Station, CSU, and North Charleston's retail hubs providing access to pretty much anything you'd need. Major thoroughfares I-52, I-26, and I-526 are all within easy access to homeowners You don't have to venture far to enjoy neighborhood favorites like LG's By The Creek and Vinny's Pizza and you can even grab some great local coffee at the RA Coffee Company on the way to work. This HOA neighborhood doesn't offer a pool among its amenities but does feature its own dog park, picnic areas, playgrounds, and tons of ponds. However, if it's swimming you're after, right around the corner is Charleston Wannamaker County Park and its Whirlin' Waters Adventure Waterpark. The Homes The median sale price of these single-family homes is currently $245,000 with the range being between $225k and almost $260k. The homes are fairly new being built between 2006 and 2013 offering 3-5 bedrooms and 2-3 bathrooms. Highlights Convenient location Nice amenities, including a dog park Considerations HOA No community pool Brickhope Plantation Although the selection of homes under $300k is a bit lighter than the other neighborhoods on my list, I do love this neighborhood so if your budget is $300k put this one on your list. The Neighborhood Quietly tucked away in Goose Creek, Brickhope Plantation consists of two distinct sections Villages and Estates, and is centrally located near the area military bases, highways, shopping, and restaurants. It's also within walking distance to Mevers School of Excellence and situated between Boeing and Volvo. Only minutes away from major highways and interstates, about a 20-minute drive puts you in Downtown Charleston and the area's beaches. Dining and shopping in the area offer neighborhood favorites like Alex's Restaurant for a great meal, Donut Connection for satisfying your sweet tooth, and Dreamalot Books for the latest novel or a used edition from your favorite author. This gorgeous HOA neighborhood features a resort-style pool, an amazing clubhouse that's available to rent for parties, a fitness center with a locker room, and a fenced children's playground. You can read more about Brickhope's HOA right HERE. The Homes Brickhope Plantation features single-family homes in its two neighborhood sections ranging from $223,500 to $360,000 with a median home price of $300,000 currently. Built starting in 2007 to the present, the homes feature 3-5 bedrooms and 2-4 bathrooms within 1,288 to 3,288 square feet. Highlights Convenient location Great amenities Considerations HOA Crowfield Plantation The largest community in Goose Creek developed over 2,800 acres with over 20 subsections that feature a variety of home styles at multiple price points. The Neighborhood Crowfield features the only golf course in Goose Creek designed by Bob Spence in 1990 with 18 holes and over 7,000 yards of playing area. While the golf amenities aren't included in the HOA and homes in the $300k price range wouldn't be in the area of the golf course, the Crowfield Bar & Grill is open to the public. The community features loads of great amenities aside from golf including four pools, four tennis courts, children's play parks, 16 miles of walking and biking trails, and a 78-acre lake that allows non-engine boating and fishing. There's also RV and boat storage for an additional fee and K-12 schools are located within the development. Not to mention its proximity to restaurants like Joe Bessinger's BBQ, shopping, and medical offices. Crowfield Plantation is a great community with an active online neighborhood group that allows neighbors to share information as well as other updates and social events. Learn more about their HOA HERE. The Homes Because of Crowfield Plantations' size, the neighborhoods offer attached homes like condos and townhomes as well as single-family homes with price ranges between $225,000 and up. Because it's one of the first communities developed in Goose Creek the age of the home is older starting in 1980 up to 2017.Home sizes range from 960 to 6,706 square feet for the higher-end homes and feature 2-7 bedrooms and 2-7 bathrooms. Highlights The largest development in Goose Creek with a community feel 18-hole golf course Great Amenities Considerations HOA Golf community Liberty Hall Plantation The Neighborhood Liberty Hall Plantation consists of five different subsections: Brick Barn Point, Mulberry Park, and Foster's Creek feature single-family homes while Waterford and Wedgewood feature a limited number of townhomes right inside the front entrance. All of these are part of Liberty Hall's HOA which you can read more about HERE. Conveniently situated near I-26 and I-526, residents enjoy quick and easy access to other parts of the Charleston area including downtown Charleston which is only a 30-minute drive away. Closer still is the Naval Weapons Station Joint Base Charleston, Charleston Southern University, and Volvo. Shopping and dining options are plentiful like a neighborhood favorite Gennaro's Italian Ristorante and larger chains like Lowe's, Walmart, and Outback Steakhouse. The Homes Current home prices in Liberty Hall Plantation range from $154,000 to $365,000 with the median sale price coming in around $230,000. As mentioned before, both townhomes and single-family homes are available within Liberty Hall built between 2004 to the present day. Home sizes fall between 1,100 to 3,584 square feet for the higher-priced homes and include 2-6 bedrooms and 2-4 bathrooms. Highlights Variety of housing options Convenient location Considerations HOA Further away from beaches Sophia Landing The Neighborhood Sidewalks line the streets of Sophia Landing offering quiet evening strolls through this HOA-managed neighborhood. Although easily accessible from Highway 52, close to other major roads, and only a few miles from the area's top employers including Boeing and the Naval Weapons Station - Sophia Landing is a peaceful community buffered from the noise of traffic offering pond, wetland, and wooded views. This HOA's community amenities include a neighborhood pool, clubhouse, and children's playground. And if you're looking for additional activities, you're also minutes from Goose Creek's state-of-the-art Goose Creek Community Center featuring classes, indoor basketball courts, climbing wall, and more. Get more HOA details for Sophia Landing HERE. The Homes Prices in Sophia Landing currently range between $199,000 to $360,000 with the median sale price at $290,910. Only single-family homes built between 2011 to the present day are available making it one of the newer developments in the area. Square footage of the homes runs between 1,218 to 3,355 square feet offering 3-5 bedrooms and 2-3 bathrooms. Highlights Quiet and tucked away Great amenities Considerations HOA Goose Creek IS a Great Place to Live With these five neighborhoods, It's easy to see why Goose Creek, South Carolina is such a popular place to call home. Amazing southern hospitality, natural beauty with tons of outdoor activities available. A wide range of job opportunities, entertainment, dining options, and more all add up to make Goose Creek a place to call home and start enjoying some Lowcountry southern charm. If you'd like to learn more about the neighborhoods in the Charleston area, check out my guides for Mt. Pleasant, West Ashley, James Island, and Summerville, too!
Home Inspection vs. Home Appraisal: What They Are and How They Can Benefit You
Home inspections and home appraisals can sometimes be confused for the same thing. While both assess the home, they do so for separate reasons and benefit in different ways. In this post, I'll go over the key differences between an inspection vs. appraisal and how they can affect one another. What Is a Home Inspection? A home inspection is a thorough examination of the home that assesses its structural integrity, its mechanical and electrical systems, plumbing and includes a look at the home's roof, ceilings, walls, windows, crawl space, and more. It determines the home's present condition and uncovers any potential red flags. If you attend the inspection process, a professional home inspector will walk you through the process pointing out any issues or concerns they come across. Afterward, you receive a report of the findings listing all that was inspected and any required repairs. Once the inspection report is received, you may be able to negotiate with the seller to have them complete the repairs, pay part or all costs or provide credits so you may complete the repairs yourself after closing. >RELATED: What to Expect From a Home Inspection in Charleston, SC What Is a Home Appraisal? A home appraisal is used to determine the estimated market value of a home. The property appraisal process considers location, the value of similar homes recently sold in the area (also known as comparables), and the current physical condition of the home with a visual inspection of the inside and outside. A professional appraiser will provide a report which dictates the final determination of market value that lenders use to approve or deny the mortgage loan amount and are typically required for almost all loans. If the appraisal comes back lower than the offer price, the difference must be paid out-of-pocket by the buyer, a renegotiation must take place or the parties walk away from the deal. If the value comes back higher, well - you'll have more equity in the home right out of the gate. How Are Home Inspections and Home Appraisals Different? Several things differentiate home inspections from home appraisals - some are more obvious than others - but let's take a look at some of the most important: Home inspections determine the condition of a home while home appraisals determine the value of a home. Home appraisals are required by the lender while in most cases, home inspections are not Home inspections are the buyer's responsibility while the lender orders the home appraisal for you Home appraisals can impact your loan approval while in most cases, home inspections do not A real estate appraiser typically notes surface-level issues with the home while inspectors use specialized tools and training to locate any major issues Homebuyers are encouraged to walk through the home with the inspector while appraisers typically perform the service alone Inspectors will discuss things they find (or don't) during the process while the appraiser will only reveal findings in their completed report Inspections focus solely on the property itself while appraisals consider the current condition of the property, location, the lot, and current market trends Inspections are far more thorough in terms of assessing the condition of the home. Appraisers just want an overview of the home: age of appliances, if/when renovations were done, obvious signs of damage or neglect Inspectors will take several hours in the home while appraisers' time is usually much shorter Inspections protect you while appraisals are there to protect the lender, first and foremost How Are Home Inspections and Home Appraisals Similar? While several things differ between home inspections and home appraisals, there are also a few similarities to note which may be the source of some confusion. Let's take a look at those: Both benefit the homeowner AND the lender - they ensure the home is worth what you're paying and it's safe to live in Both uncover any potential issues that may affect the sale Both the inspection and the real estate appraisal help you as the buyer feel secure in your decision to buy or walk away from the home Both services are performed by a third party, so there's nothing to be gained or lost from the results so you can have confidence in the findings Both services are performed by a licensed home inspector and a licensed appraiser involve trained professionals performing a physical assessment of the property Both the inspection and appraisal typically occur shortly after a purchase contract is executed Both services are meant to protect the home buyer not the seller Both result in reports the buyer can potentially use to modify or negotiate the purchase contract for a price reduction as part of the home closing process What Should I Get First? A Home Inspection or a Home Appraisal? Usually, the home buyer will have a home inspection completed before signing any closing documents unless they've waived the inspection as part of the deal. You cannot waive a home appraisal when applying for a mortgage - so, in theory, a home inspection can be done before or after the appraisal. But in most cases, both will be done within a very similar timeframe before proceeding with the purchase of the home. Who Pays for the Home Inspection and Home Appraisal in the Sale of a Home? Unless otherwise negotiated, the home buyer will pay for both the inspection and the appraisal. As mentioned before the home buyer typically selects the inspector while the lender will order the appraiser. Can I Waive a Home Inspection When Buying a Home? Mortgage lenders offering conventional loans don't usually require an inspection while FHA and VA Loans will require them. While in a lot of cases, it's up to the home buyer whether they have a home inspection done, I strongly recommend to all my home buyers that they have one performed. Here's why: Home inspections can potentially save you thousands of dollars in costly repairs (if not more) by having any issues addressed by the seller. While it doesn't offer any claim to the home's value, it does protect your investment and reduces your risk A home inspection helps determine if you should buy a home and make you confident in whichever decision it results in Participating in a home inspection helps you get to know your home much better If you're building a home, it helps to confirm proper construction practices have taken place Can I Waive a Home Appraisal When Buying a Home? If you’re applying for a loan, in most cases, you cannot waive a home appraisal. A mortgage company wants protection from losses by ensuring they don't loan more than the home is worth. But, the appraisal is not just for the lender as mentioned before. It helps you as the buyer understand if the home is really worth what the seller is asking for it. If the appraisal comes in low, it presents the buyer an opportunity to negotiate the sales price. And, if it comes in high, the buyer now has additional equity in the home. Final Thoughts As you can see, the home inspection and the home appraisal are indeed two different animals. However, they both provide considerable benefits to prospective buyers, whether you end up purchasing the home or not. It shouldn't be appraisals vs. inspections, it should be appraisals AND inspections! Both services provide you a complete picture of the home you're considering buying instead of simply taking the word of the seller or listing agent. A good Realtor® will include contingencies for the appraisal and inspection in your offer on the home so you have the leverage to renegotiate based on the findings from either report. And, for first-time homebuyers looking to avoid mistakes, I highly recommend both services for peace of mind. If you have any additional questions about home buying or selling, don't hesitate to contact me today!
Is Summerville, SC A Good Place To Live? 5 Neighborhoods Under $300k
Summerville, South Carolina has a rich history, a vibrant and growing community, and a great quality of life. But is Summerville, SC a good place to live? Here are five neighborhoods under $300k that will help answer that questions with a resounding, YES! The history of Summerville, South Carolina can be dated back to the end of the American Revolutionary War. Originally known as Pineland Village in 1785 due to its multitude of lush pine trees, the area developed as plantation owners began creating places to get away from bugs and swamp fever in the lower elevations. As more and more Lowcountry families headed to the higher elevation to get away from May to September, the area soon became known as Summerville. Summerville is mostly situated in Dorchester County with some areas falling in the Berkeley and Charleston counties The "Flower Town in the Pines" as its motto states, boasts great dining, outdoor activities, and a comfortable and relaxing place to call home for a growing number of families, businesses, and military personnel. 1. Wescott Plantation Being one of the closest Summerville neighborhoods to downtown Charleston, South Carolina, this 1600 acre master-planned community is already quite popular. But, its location just 15 minutes north of Charleston's Air Force base also makes Wescott Plantation a preferred location for many military members. The Neighborhood Multiple subsections with varying price points are found in this large neighborhood in Summerville. It also features great amenities such as a pool, children's play areas, and tons of walking paths. The neighborhood is also close to shopping and restaurants like a favorite, Gennaro's Italian, and for the health-conscious, you can visit Vibe Nutrition. It's also situated conveniently near Bosch, Boeing the Charleston Airport, and I-26. Although Wescott Plantation features a 27-hole golf course open to the public, the neighborhood is not responsible for its maintenance and membership is optional. Membership is available for purchase at Wescott Plantation Golf Club and in addition to the 27 holes, it includes a driving range, grill, and bar, and hosts tons of fun golf and family events throughout the year. Wescott is an HOA neighborhood and you can find more info about terms HERE. The Homes Wescott Plantation offers both attached homes and single-family options with the median home price falling around $244,500. The range is between $213,000 to $425,000. Home construction is fairly new with most homes being built between 2001 and 2018. Home sizes will run between 1,100 to 3,248 square feet featuring 2 to 6 bedrooms and 2 to 4 bathrooms. Highlights HOA community Great amenities Master-planned focused on community living Conveniently located Considerations HOA community Busy golf course open to the public 2. Myers Mill Surrounded by preserved woodlands and ponds, the builders Ryland Homes, Eastwood, and Keystone have maintained the natural beauty of the area in Myers Mill to create a wonderful community you should put on your list to visit. The Neighborhood Myers Mill enjoys an excellent location close to Downtown Summerville with restaurants, shopping, and the interstate all located a short drive away. Grab a healthy lunch at Poke Bros. or a delicious surf & turf dinner at Oscar's. This neighborhood features a beautiful junior Olympic pool, fountains, and a covered area for resident entertainment and events. Myers Mill is an HOA neighborhood that you can learn more about HERE. The Homes Myers Mill features single-family homes built between 2006 and 2018. Median home price is currently $273,500 with homes closing between $189,900 to $379,900. Home sizes range between 1,383 to 3,481 square feet with between 3 to 6 bedrooms and 2 to 5 bathrooms. Highlights HOA community Close to downtown Summerville Great community pool Considerations HOA community Minimal amenities 3. Quail Arbor One of the more established communities on this list, Quail Arbor is a great choice for those with green thumbs and a desire for a bit more space. The Neighborhood Large mature lots are one of the highlights of this community positioned conveniently along the Trolley Road corridor for easy access to shopping, dining, and more. Just up the road is the always fun Low Country Fish Camp or head to Downtown Summerville for some Farm-to-Table dining at The Icehouse Restaurant. For optional annual fees, you have access to the neighborhood pool and tennis courts but there is no HOA in Quail Arbor. So, if you're an avid traveler or fisherman, you'll be able to keep your boats, trailers, or RVs at your property. The Homes The single-family homes in Quail Arbor were built between 1965 and 2000 so there's a wide range of styles to choose from with the median home price currently at $265,000 and closing prices falling between $182,000 to $399,900. Home sizes between 1,524 to 3,750 square feet offer up to 5 bedrooms and 2 to 4 bathrooms. Highlights No HOA Established community Community activities via Civic Club Considerations No HOA Homes are on the older side 4. White Gables White Gables is a popular choice on this list for its Charleston-style homes without the Charleston-style prices. Double porches, palmettos, and more give this neighborhood tons of southern charm. The Neighborhood Sidewalks and 5 miles of trails make this neighborhood only 10 minutes from historic Downtown Summerville highly walkable and you can even walk to Publix and restaurants via the walking paths. Hop in your car for a short ride to Downtown Summerville and grab a burger at Matt's Burgers or some fresh seafood at The Shuckin' Shack Oyster Bar. Residents in this golf cart community enjoy tons of amenities from gazebos to large ponds to fountains and multiple playgrounds for the kids. A community pool with clubhouse, children's pool, and athletic fields with basketball and tennis courts make keep the list of attractive perks long. While White Gables does have smaller lot sizes, it makes up for it with detached rear garages and alley parking keeping the front curb appeal high. This is an HOA community that you can read more about HERE. The Homes The neighborhood of White Gables offers only single-family home options with a current median home price of $255,000. Closing prices on recent homes are ranging between $200,000 to $396,000. Homes here are fairly new being built between 2001 and 2020 and offering 1,260 to 3,195 square feet of living space. Homes feature 3 to 4 bedrooms and 2 to 5 bathrooms. Highlights Affordable Charleston-style homes Highly walkable community Lots of amenities Considerations HOA community Smaller lot sizes 5. The Bridges of Summerville Last but not least on my list, The Bridges is a master-planned community of 773 homes offering great location and amenities, all within a short distance to historic downtown Summerville. The Neighborhood In The Bridges, you'll find neighborhood amenities including a great community pool, a playground, and plenty of sidewalks for evening strolls or morning jogs. The community also features many ponds around the neighborhood for fishing and exploring with well-maintained yards and landscaping. Like most of the other neighborhoods on my list, Bridges is also conveniently located near shopping, dining, and Historic Downtown Summerville. A hop, skip and jump away is Antica Napoli Pizzeria for authentic Neapolitan wood-fired pizza or The Taste for Asian fusion. Bridges is an HOA community that you can get more info about on the fairly active Facebook page HERE. The Homes The Bridges is a single-family home community with a median sale price of $248,000 currently while closing prices are coming in between $175,000 to $332,000. Homes here are fairly new, built between 2001 to 2018, and sizes between 1,223 to 3,213 square feet. With those sizes, you get between 2 to 5 bedrooms and 2 to 5 bathrooms Highlights Newer homes Well maintained landscaping Lots of sidewalks Considerations HOA community Narrow streets So, Should You Move To Summerville, SC? Ever since folks began moving to Summerville, South Carolina for its lush pine trees and healing properties in the 1700 and 1800s, the area in which "Sacra Pinus Esto" or "The Pine is Sacred" has continued to thrive and focus on protecting its community and history while looking toward the future. From the Flowertown Festival to its claim of "The Birthplace of Sweet Tea", living in Summerville SC is something its residents are incredibly proud of and are ready to welcome you to the "Flower Town in the Pines" with that famous southern hospitality. If you'd like more info about homes available for sale in Summerville, get in touch! I'm just a call, email, or text away and I'd love to chat. Email Me Call or Text
How to Make the Best Offer on a Home in a Seller's Market
We're currently in a strong seller's market and homes are selling quickly.The average days on the market in the Charleston area is 31 days and nationwide it's 32 days according to the MLS for ALL listings combined. In actuality, I'm seeing widely varying numbers for this. And it's, for this reason, it's incredibly important you're prepared to make the best and most attractive offer you can when you find the home you love. In this article, I'll answer some of the most common questions I get about how to make the best offer on a home in a seller's market. Tips for being a competitive buyer in today's housing market Buyers need to be financially prepared before they start the home buying process in today's market. By that I mean, you need to get pre-approved and have your down payment and closing costs saved. If you have a home to sell, it needs to be under contract, or it's highly unlikely the offer on the home you have your eye on will be accepted. In addition to being financially prepared, it's also important to keep your emotions in check during the offer process so you can make sound decisions for your future. With that being said, here are some of the most common questions I get about making an offer on a home: "If you have a home to sell, it needs to be under contract, or it's highly unlikely the offer on the home you have your eye on will be accepted." Should I be prepared to pay over asking price for a home to be competitive? When it's a "Seller's Market" like it is currently, buyers will need to assume they'll be paying at least the list price for a home, and possibly a bit higher. This is definitely something to keep in mind when budgeting for the home you want. Currently, the list price vs. the final sales price varies quite widely with location playing a large role in those fluctuations. So, while I recommend having a set budget with additional "Cushion", the amount of cushion could vary depending on your desired location in the Lowcountry, so a discussion with your real estate agent is advised. Will I have to compromise on location to buy the home I want? If you're willing to wait as long as it takes to get a home in the location you're looking for, don't compromise. If you don't have the time to wait, a compromise on location or renting in the preferred area should be considered. How can I make my offer more attractive to the seller? Buyers can consider waiving contingencies to make a stronger offer, such as home inspections, financing, and appraisals. A cash buyer can waive any contingency they prefer, while a buyer seeking a mortgage will have certain contingencies that can't be waived. The decision to waive contingencies should be carefully considered to avoid buyer's remorse later, though. In a healthy market, (also known as a balanced or neutral market) a buyer can ask the seller for many concessions, and in many cases get them. Closing costs, home warranty, and transfer fees come to mind. However, in the current market, the buyer should be wary of asking the seller for anything extra. "...in the current market, the buyer should be wary of asking the seller for anything extra." Should I do something special to make my offer stand out? Like, write a personal letter to the seller? In this market, the initial offer needs to be as attractive as it can be, otherwise, you may not have a second chance. Some Realtors® are getting away from the personal letter to the seller. Realtors®, like myself, follow fair housing guidelines and these types of letters can violate fair housing laws without the buyer realizing it and imperil your offer, altogether. Can I balance my needs as a home buyer with the seller's needs? In a seller's market, the seller's needs are going to prevail making it difficult to find a balance between the buyer's needs (You) and the seller's. Heavy competition can lead to trying to make your offer as appealing as possible and as a result - you could make risky decisions. One of the top mistakes homebuyers make is buying more house than you can afford. My best advice is to know your limit and stick with it. "Heavy competition can lead to trying to make your offer as appealing as possible and as a result - you could make risky decisions." What are some other mistakes to avoid when making an offer on a house? You should always consider what the market conditions will be in the future. While it may be smart now to pay over the asking price, what will that look like when the market shifts? Will you be underwater? Choosing an experienced real estate agent to help you consider these pitfalls, make the most educated decision on your offer strategy, and submit your offer correctly and in a timely manner is crucial. If you're thinking about taking the next step to buying a home, contact me today with any questions you may have.
Is West Ashley, SC A Good Place To Live? 5 Neighborhoods Under $500k
West Ashley, South Carolina is a suburb of Charleston, South Carolina located west of the Ashley... Ashley River! Consequently, it also lies west of the Charleston peninsula. But, is West Ashley a good place to live? In this post, I'm listing my top 5 neighborhoods in West Ashley for homes under $500k. West Ashley's first neighborhoods were developed in the 1950s lining Highway 17, also known as Savannah Highway. The area saw a great deal of growth from the '70s to the 80s but, experienced its fastest growth in the 1990s when development offered access to larger plots of land for retail and residential use that was previously unavailable. Most of West Ashley is located within the city limits of Charleston and therefore falls under its governing bodies with some small unincorporated areas remaining in Charleston County. 1. Carolina Bay Carolina Bay is a large neighborhood in West Ashley featuring multiple subsections with a variety of living options. This newer development features over 1900 homes spread over 1,000 acres situated between Savannah Highway and Bee's Ferry Road. The Neighborhood This popular neighborhood offers a wealth of great amenities that include two swimming pools, children's play areas, tons of beautiful walking paths, and covered pavilions with an outdoor fireplace. The neighborhood is also dog-friendly with a shaded and fenced dog park easily accessible for your furry friends. The neighborhood is also connected directly to Glen McConnell Parkway and West Ashley High School. Because of its location, Carolina Bay offers easy access to hospitals like Bon Secours St. Francis and to I-526 which provides access to anywhere in the Charleston area. In Carolina Bay you're only 3 miles from Boeing, a 7-mile drive from downtown Charleston and 12-16 miles from three charming beach towns depending on your desired destination. Great shopping and dining are also nearby so make sure not to miss great spots like Southern Roots, Miyabi, or the Angel Oak Restaurant for great eats. If the great neighborhood amenities for outdoor activities aren't enough, you're also a short drive away from parking for the West Ashley Greenway just across the Savannah Highway. The Homes The median purchase price for homes here is around $369,000 but ranges are currently between $415,000 to $534,900. Condos, townhomes, and lofts are available in addition to single-family homes built between 2007 and 2019. These homes feature between 3-5 bedrooms and 2-5 bathrooms within spaces ranging from 1,443 to 3,656 square feet. Highlights Great amenities Dog park within the community Conveniently located Considerations HOA neighborhood May be TOO popular for some tastes 2. Shadowmoss Shadowmoss is the only golfing community in West Ashley featuring 9 distinct subsections and varying price points for around 1,100 homes. While some homes built within the community are over 25 years old, new construction homes are still being added. The Neighborhood Located near the intersection of highway 61 and Bees Ferry Road, the Shadowmoss neighborhood is home to many fields, woods, ponds, and streams you'll find its homes tucked within. Only 20 minutes to downtown Charleston and 15 minutes from the Charleston Airport, the community is conveniently situated for easy access to other parts of the Lowcountry. However, you don't have to go far to enjoy shopping, restaurants and more. The Charleston Coffee Exchange is a short drive away located on Ashley River Road and just a bit further down is Sunflower Cafe for great breakfast and lunch options. In the other direction down Ashley River Road are three historic plantations Middleton Place, Magnolia Plantation & Gardens, and Drayton Hall. And of course, as this is West Ashley's only golf community, I can't forget the Russell Breeden-designed golf course complete with pro shop, driving range, full-service snack bar, and lounge. If that wasn't enough, tennis courts, gym, pool, and spa are also featured. Golf and pool memberships are available and while memberships are also available to the public, these amenities are mostly used by residents. You can read more about the golf program HERE. The Homes While Shadowmoss is the only golfing community in West Ashley, it's also one of the most affordable. The median purchase price for the homes is $306,250 with price ranges spanning $155,000 to $725,000. Both attached and single-family homes are available within the community aging back to 1979 up until new construction being built today. Options range from 3-5 bedrooms and 2-6 bathrooms in 1,238 to 4,234 square feet. Highlights Great golfing Tons of amenities Considerations Some subsections are managed by HOA May not be the best choice if you're not a golfer 3. Hunt Club The Hunt Club neighborhood is known for its large lots and large, more modern homes. Most homes are a quarter-acre or more and have lots of nice features giving them a more custom-designed feel. The Neighborhood A newer but well-established community the area features ponds, wooded lots, and newer, yet affordable homes while still being close to downtown. In 20 minutes you're in the heart of Charleston and I-526 is only 5 minutes away giving you access to the rest of the Lowcountry. Neighborhood amenities include a neighborhood pool, park, and children's playground with ample walking trails. If you'd like to venture out of the neighborhood though, you're a short drive to the Stono Market and Tomato Shed Cafe. Plus, you're right around the corner from the new Harris Teeter and wonderful shopping. The Homes Median purchase price is around $424,950 with ranges from $227,000 to $614,500. Attached and single-family homes available being newer in age constructed between 2002 and 2020. 3-6 bedrooms and 3-5 bathrooms within 1,486 to 4,363 square feet. Highlights Large Lots Modern homes Great Amenities Considerations HOA Neighborhood Not as well-established as others on the list 4. Sandhurst Sandhurst is a well-established neighborhood featuring large, mature lots. Most homes within this community are brick ranch-style homes built between the 1960s and '70s. These are some of West Ashley's most affordable homes and, some even offer expansive views of the marsh and Ashley River. Some of West Ashley's most affordable homes. The Neighborhood Immediately you'll notice Sandhurst's wide streets to accommodate bikes, dog walking, and evening strolls. As it's a more established neighborhood, you'll be able to enjoy the mature landscaping featuring beautiful azaleas, camellias, and live oaks. Easily walk or bike to school, parks and playgrounds, tennis courts, and baseball fields. Or walk or bike to brunch at several restaurants like Ms. Roses or Red Orchids with short drives to area shops. There are also two nearby pools available for fun or exercise. And a short 10-minute drive will put you in the heart of Downtown Charleston while easy access to I-526 puts you 20 minutes to the beach. If you like to fish, you're a short distance to the Northbridge Dock or a short walk to Sandhurst Lake, a small lake located within the interior of the neighborhood. Sandhurst does not have an HOA but does have a voluntary Sandhurst Association whose fee covers the cost of their directory. The Homes The median purchase price on homes in Sandhurst is currently $430,000 and typical prices range between $315,000 and $740,000. There are no townhome or condo options with single-family homes being what's available offering between 3-4 bedrooms and 2-4 bathrooms. Home sizes range between 1,564 to 3,078 square feet in homes built between 1959 to 1980. Highlights Wide streets Mature landscaping Well-established Considerations No HOA Older homes than most on list No neighborhood amenities (aside from Sandhurst Lake) 5. Parkwood Estates Parkwood Estates is another well-established community with large, mature lots. With the first homes being built in the early forties, this is the ideal neighborhood for contemporary living, but it certainly IS for cozy, established homes in a great location. The Neighborhood The neighborhood features ranch-style homes in a smaller-sized neighborhood with the West Ashley Greenway running through for easy access to outdoor activity. While the neighborhood doesn't offer amenities like pools and clubhouses, it makes up for it with its proximity to Whole Foods, Starbucks, and Krispy Kreme and great dining options like my favorites The Glass Onion and Swig & Swine. You're also just a short drive from the Avondale area, one of the most happening spots in West Ashley for great shops, dining, and distilleries. If that's not enough, just hop on Highway 17 and you're minutes from downtown Charleston as well. The Homes The average home price for homes in Parkwood is $397,000 ranging from $245,000 to $540,000. Single-family homes are the only options within this community aging from 1943 to 1964 and square footage coming in between 888 to 2,441 square feet. With those dimensions, you'll have your choice between 2-4 bedrooms and 1 to 4 bathrooms. Highlights No HOA Close to great shopping and dining Minutes from downtown Charleston Considerations No HOA No neighborhood amenities Oldest homes on the list So? Is West Ashley, SC a good place to live or what? Although these are just five neighborhoods of many in West Ashley - they're my top picks for homes under $500k, giving you the most bang for your buck. I love this area for its great access to so many outdoor activities, shopping, and dining in the Lowcountry and I'm sure you can find a place to call home here. If you have any additional questions about the area, get in touch! I'm always happy to talk, and if you're interested in doing some more research on your own, try checking out the available homes for sale in West Ashley.
Top 10 First-Time Home Buyer Mistakes To Avoid
Whether you're a first-time homebuyer or purchasing your next home, I've seen these mistakes made by both. With this list of common mistakes homebuyers make, I hope to help you avoid costly issues and come out ahead of the game when purchasing your home. 1. Not Getting With a Mortgage Lender First This is my number one rule when you plan to buy a house. Buyers need to know what they qualify for to set their budget and the seller is not going to look at an offer without a mortgage pre-approval letter. If there are multiple offers on the table, there may not be time to get with the lender and compete with them. >RELATED: A Guide to Pre-Approval for First-Time Buyers in Charleston, South Carolina 2. Hiring the Wrong Agent A home buyer, whether first-time or veteran, needs to take the time to research and choose the best real estate agent they can. Having an agent with local knowledge and experience is key. A great real estate agent should be easy to talk to, communicate with quickly, and have knowledge of the ins and outs of the area you're interested in to guide you in making the best decisions. 3. Making the House Fit As a home buyer, you're probably going to have a list of wants and needs. It's easy to get frustrated when the right home hasn't come along yet. I've seen buyers try to make a home "fit" as their stress levels rise. My best advice is to wait for the right house. You don't want to make such an important purchase, only to regret it once you're in the home and realize things aren't working for you. 4. Overlooking Location Issues Overlook location at your peril. A classic example is a busy street. You may not realize the amount of traffic you'll see if you're unfamiliar with the location, but your agent should be knowledgeable about this and point it out. Busy streets can be a problem for kids and pets, and will also be an issue when it's time to sell. Listen to the advice of your agent. 5. Getting Hung Up on Cosmetic Imperfections Buyers often get hung up on cosmetics and find it hard to see past them. For example, paint colors are a big hurdle for some. Though most people don't enjoy painting, it's a cheap way to transform the space and gives instant gratification. Try to keep the home's potential in mind when making your considerations and ask your agent whether or not a concern can be addressed in negotiations. 6. Buying More House Than you Can Afford This one seems like a broken record the number of times you've probably heard it. But, you'd be surprised how easy it can be for buyers to fall head over heels for a home that stretches the limits of their budget or how much home they're approved for. With the current real estate market, there's stiff competition for desirable homes with many being sold above the asking price making it increasingly easier for buyers to find themselves in a tough financial situation later. Your budget should factor in your other monthly expenses, not just the asking price of the home - sticking to your guns and instead focusing on a monthly payment in a price range you can afford will prevent a lot of headaches down the road. One quick and easy tip is to enter your information into a mortgage calculator that can show you what your payments would be with certain home prices, down payment amounts, etc. 7. Overlooking the Hidden Costs of Homeownership Like I mentioned in mistake #6 above, there are other factors to consider with your home purchase besides the purchase price of the home. These extra costs can add up quickly and eat up your finances, causing issues in other areas of your life you may not have accounted for. For example, your home may come with higher property taxes due to location, higher utility bills to heat, cool, and maintain due to size, and don't forget about homeowners insurance, closing costs, and possibly HOA fees. These are all items a good real estate agent should be able to advise you on during the house-hunting process so you're not depleting your savings or emergency fund to make the monthly mortgage payments. 8. Not Getting with a Mortgage Lender First (yes, it's here twice) Finding a great, knowledgeable lender (in addition to finding a great real estate agent) is so important in preparing yourself for the home buying process I put it on this list twice. A great mortgage broker will help you understand if you qualify for first-time homebuyer programs which can help you save money with your purchase. They'll make sure you understand the difference between pre-qualification and pre-approval and which one you need. And they'll also advise you on common mistakes of home buyers like making large purchases or applying for credit after your offer is accepted. These things increase your debt and negatively affect your credit score putting the purchase of the home in danger of falling through. 9. Paying PMI (or more than you have to) To be clear, having this on my list doesn't imply that paying PMI is something to avoid. PMI can help homebuyers who have a hard time pulling together the 20% down payment to get their loan. Many first-time homebuyers pay private mortgage insurance, which is fine. What I do want you to avoid is paying too much. You want to notify your lender when your mortgage is paid down to 78% of your home's LTV or "Loan-to-Value" ratio. Your PMI may automatically be canceled when you owe 78% of the home value but it does depend on the type of loan you have. So, making sure you're both on the same page and aware of approaching that number will prevent you from paying any more than necessary. 10. Letting Emotions Make Important Decisions For You Believe me, I get it. Purchasing a home is one of the biggest investments you'll make in your lifetime so it stands to reason emotions are going to get involved. The problem is that because it's such a big investment, you need to think clearly and make sound financial decisions based on the facts in front of you. Otherwise, there'll be a lot more emotions to deal with later on and not the good kind. >RELATED: The Top 5 Home Buyer Questions I'm Always Asked Stay Focused, Stay Stress-Free As of this writing, it's clearly a seller's market and buyers are making offers over the asking price because it's harder to find homes due to low inventory and it being "...very difficult to replenish or add to supply. Existing homeowners in many cases are staying put, particularly the older ones." The Washington Post. But, some of these offers are going to stretch buyers very thin over the long term because they've decided to bid more than they can afford. Set a budget. Stick to it. Stay focused. Let finances and facts dictate decisions, not your emotions. At the end of the day, buying a home isn't something that should raise your blood pressure or give you nightmares. This is an exciting time for you! Just having a few key things in place along with the right mindset will allow you to enjoy the home-buying process the way you should be: Stress-free and fun. I hope this list helps you in your home buying journey. If you have any questions, please drop me a line and ask - I'd love to hear from you!
How to Find the Best Real Estate Agent in Charleston, SC as a First-Time Home Buyer
Buying a home is one of the most important (and expensive) decisions you'll make during your lifetime. So it stands to reason that purchasing your FIRST home is a decision you shouldn't take lightly. The best way to ensure the process goes as smoothly as possible is by choosing the best real estate agent for your needs. But, with over 1,700 real estate agents working in Charleston, South Carolina's real estate market alone - where do you begin? This article will provide you with the best information and important steps in picking the perfect agent for you. Do You Have to Use a Real Estate Agent to Buy a Home in Charleston? Your first inclination may be that purchasing a home without the help of a real estate agent in South Carolina will be: Less hassle Will save money Solve the majority of your concerns There are no commissions to pay, you make all the decisions yourself and you won't worry if the real estate agent is doing their job because, well, you're doing all the work! However, there are a few things you should consider before deciding to go solo. Most importantly, if a home is listed by a licensed Realtor® on the MLS, prospective buyers will need some sort of representation. The level of representation will vary and can be determined by the seller and/or brokerage listing the property. Are you a "Customer" or a "Client"? These terms may seem interchangeable but Charleston, SC real estate laws see it differently. South Carolina license law defines "customers" as buyers or sellers who choose NOT to enter into a written agreement with a real estate agency. The law requires real estate licensees (Real Estate Agents) to perform the following basic duties when dealing with any real estate buyer or seller as "customers": "Present all offers in a timely manner, account for money or other property received on your behalf, provide an explanation of the scope of services to be provided, be fair and honest and provide accurate information, provide limited confidentiality, and disclose “material adverse facts” about the property or the transaction which are within the licensee's knowledge." Unless you enter into a written agreement with the brokerage firm for agency representation, you are considered a “customer” of the brokerage firm, and they don't actually act as your agent. For that reason, you shouldn't expect the brokerage firm or its licensees to promote your best interest. They will simply provide the bare minimum assistance as required by law for the purchase of the home. However, once you sign a written agreement (also known as a Buyer's Agreement or Seller's agreement) you are now considered a "client" and the real estate agent is able to provide a much wider range of services and personal attention to ensure your best interests are being met. Why Should a First-Time Home Buyer use a Real Estate Agent Instead of Doing it Themselves? First-time home buyers benefit from the expertise, networks, and local knowledge of a real estate agent. Real estate agents that represent the buyer's interests are known as a Buyer's Agent. In contrast, a Listing Agent represents the seller's interests, not the buyers. An experienced buyer's agent can help navigate through the home buying process from beginning to end. They use their local knowledge to assist in locating suitable homes for the buyer in their price range and negotiate the best terms for the purchase. These real estate experts are experienced with navigating any issues that may arise. They can also offer suggestions for lenders, home inspectors, insurance agents, and closing attorneys in the Charleston area. In some cases, like my real estate brokerage, the agent will have access to these trusted resources under one roof. How Much Does it Cost to Hire a Real Estate Agent? In most situations, the buyer doesn't pay their real estate agent for representation. The seller pays the real estate commissions to the buyer's agent and seller's agent from the sale of their home. What is the Difference Between a Real Estate Agent and a Realtor®? A great question! I like to tell people to remember this saying, "All Realtors® are Real Estate Agents, not all Real Estate Agents are Realtors®". Realtors have gone a step further to become members of NAR or The National Association of REALTORS®. This means they adhere to the NAR Code of Ethics and pursue continuing education throughout their career. "All Realtors® are Real Estate Agents, not all Real Estate Agents are Realtors®" Which is the Better Choice for a First-Time Home Buyer? I'm a licensed Realtor® so I may be biased, but it's my opinion that using a Realtor® is the best choice for first-time home buyers. Realtors® have proven they are willing to invest their time and efforts in continuing education and stay informed of changes in laws and best practices for themselves and their clients. How Do I Choose the Best Real Estate Agent and What Criteria I Should Use to Decide? Finding the best agent to represent you in buying your first home shouldn't be rocket science but, there are a few boxes that need to be checked in order to be confident you've narrowed down your search to the best real estate agent in Charleston. Simply choosing a Charleston real estate agent on social media that runs lots of ads or has a large Instagram following won't cut it; make sure you do your homework first. "Simply choosing a Charleston real estate agent on social media that runs lots of ads or has a large Instagram following won't cut it..." Here's a list of important things to factor into your decision: 1. Referrals Ask for referrals from your friends and family for agents that have done a good job for them or someone they know. As a first-time homebuyer, you'll want referrals for someone who's experienced working with buyers like you as your needs will be different than a repeat buyer. After 18 years as a Realtor® in Charleston, the majority of my business has been a result of referrals from family, friends, and previous clients which reflects well on the service I've provided. "As a first-time homebuyer, you'll want referrals for someone who's experienced working with buyers like you as your needs will be different than a repeat buyer." 2. Experience & Local Knowledge Is this an agent with experience that has several years or more in the real estate industry in South Carolina? The agent should know the areas you're interested in well but also have in-depth knowledge of other areas, too. They'll be able to provide suggestions if your first choice doesn't work out or make comparisons to help you with your decisions. In addition, they should display a solid grasp of real estate laws and the home buying process. Review their online presence to see if they convey their experience and knowledge of the Lowcountry through blog posts and social media in a way that's easy to understand. "Review [the agents] online presence to see if they convey their experience and knowledge of the Lowcountry through blog posts and social media in a way that's easy to understand." 3. Communication & Transparency You want your agent to be in regular communication with you during the home buying process. An email, call, or text shouldn't languish for days before you get a response. In the early process of choosing an agent, do the prospective agents respond to your questions in a timely manner? Are their answers helpful and clear? This likely dictates the way they'll communicate after you begin the home search process with them and you don't want to miss out on opportunities or be left in the dark. Additionally, you want a real estate agent who's open and honest. Are they politely blunt and upfront with you when answering your questions? If so, you can expect them to give it to you straight so you're not left wondering, "What if?". And ask the agent if their written agreement allows you to terminate it if you're unhappy with their service, or if there are fees associated with the cancellation. Your real estate agent should seem honest to a fault and be straightforward with their answers. 4. The Three "R's": Reviews, Research & References Look for online reviews of real estate agents you're considering to see what others' experiences have been. No one's perfect, so a few negative reviews might not be a deal-breaker. However, if the majority of those reviews are negative or indicate a pattern - red flags should start to go up for you. Research your potential agents for any complaints or disciplinary actions with the BBB or South Carolina State Regulators. Do they actively champion working with first-time homebuyers online? Do they celebrate their successes and seem genuinely passionate about helping folks like you? And ask the real estate agents you're considering working with for some references that you can contact and interview, as well. Ask those references about their experience and if they'd consider working with the agent again. "...do they actively champion working with first-time homebuyers online? Do they celebrate their successes and seem genuinely passionate about helping folks like you?" 5. Weigh your top 3 After you've done all the above, consider choosing your top 3 picks to represent you in the buying process and weigh their "pros and cons" from the information you've gathered. Think about their personality and preferences and consider if they mesh with yours. Are they okay with texts or prefer phone calls? Can they accommodate your schedule to view homes during weekday evenings? Have they exhibited good knowledge of financing options to help you during the offer stage? Have they taken the time to get to know you well enough that they've made suggestions based on your lifestyle/needs? 6. Go with your gut Ultimately, the final decision comes down to your intuition. Hire someone you like! Do they feel like a great fit? Are you comfortable with the agent and feel they will put your priorities first? If you've already enjoyed your interactions with them and are impressed with their expertise - then go for it! "Ultimately, the final decision comes down to your intuition. Hire someone you like!" Once you decide on a real estate agent to use, what are the next steps? Once you’ve decided on a real estate agent and receive your mortgage pre-approval, it’s time to sign a Buyer’s Representation Agreement. This spells out the duties each party has to one another during the relationship. After that, it's time to start the home search! If you'd like to learn more about what a buyer's representation agreement is or have more questions about the home search process, contact me today.
Is James Island, SC a Good Place to Live? 5 Neighborhoods for Under $500k
James Island, South Carolina is an island rich with history situated among the Charleston Harbor and the Stono and Folly Rivers. Previously consisting of mostly farmland, James Island is now primarily a residential community close to downtown Charleston and all that the Lowcountry has to offer. If you're looking to grab a piece of the "Island Life" for yourself, you're in luck! This is my list of the top 5 neighborhoods on James Island for under $500k. Ocean Neighbors From the Ocean Neighbors Home Owner's Association: "Ocean Neighbors is a growing community of 240 single-family homes located on James Island. Floor plans range from 1500 to 2500 sq. ft. with prices from [High $300's] to over $500,000. A quiet, family-oriented neighborhood, Ocean Neighbors is within minutes of Folly Beach, the Charleston Peninsula, and the West Ashley area. Ocean Neighbors is not just a Home Owners Association, but a community of friends." Indeed, Ocean Neighbors on James Island is considered a highly walkable "Sidewalk Community" with lots of community events held throughout the year. It's also known for being the best "Trick-or-Treating" location for kids on James Island! As you may have guessed from the quote above, the neighborhood does have an HOA, which is something to consider during your home search. You can find a wealth of information about the HOA at the link to their page above. One of the closest communities to Folly Beach, a 3-5 minute drive is all that's required to have your feet in the sand. At Ocean Neighbors, you'll be close to restaurants like the famous Bowens Island Restaurant and craft beers, live music, and dog-friendly dining at The Barrel. James Island County Park is just down the street and features an amazing dog park and events throughout the year, including their famous Holiday Festival of Lights, which is only $20 per carload or one free admission with a season pass. Ocean Neighbors features a children's play park and a 12-acre lake for plenty of outdoor activities right within the community. Most homes will have mandatory flood insurance, but premiums aren't on the high side. For the boaters, you're also close to two public boat ramps at Sol Legare and Folly Beach. Highlights: Walkable "Sidewalk Community" Variety of community events Great Trick or Treating for the kids One of the closest to Folly Beach Children's Play Park & 12-acre Lake Considerations: Does have an HOA Most homes have mandatory flood insurance Further from downtown Charleston access Seaside Plantation Quoted as being "deceptively convenient" due to the ability to avoid Folly Road traffic and access downtown via side roads, another great community to consider is Seaside Plantation. Known for their community "Marsh Floats" during the summer where neighbors gather at the boat landing and float with the currents up and down the marsh as the tide changes, Seaside features multiple neighborhood sections at varying price points with a community boat ramp and fishing dock. However, the boat ramp is on a tidal creek, so folks who plan to use it should make themselves familiar with the tides when coming and going. Seaside is close to Folly Beach with access to two easily accessible public boat ramps at Sol Legare and Folly Beach. The community is also close to restaurants like The Bohemian Bull, shopping for fresh-caught seafood at Crosby's Fish and Shrimp and James Island County Park. Current median home prices for Seaside Plantation are around $485,000, with the range being in the low $300's to over one million. Seaside is a single-family home community with no attached townhomes or condos, and the construction ages are between 1993 to 2019. These home sizes range from 1,169 to over 4,000 square feet, with between 3-6 bedrooms and 2-5 bathrooms available. Another HOA community to consider, Seaside is managed by Poston & Co which you can research more via the provided link. Most homes here will have mandatory flood insurance with moderate premiums. Highlights: Multiple sections with varying price points Community boat ramp and fishing dock Close to Folly Beach Considerations: Boat ramp and dock not on deep water Does have an HOA Further away from downtown Charleston access Most homes will have mandatory flood insurance Riverland Terrace If you're in the market for a more established neighborhood, Riverland Terrace might be a good choice for you. With some homes built beginning in the 1920s, homes here are smaller than many of the modern homes currently being built on the island, with bungalows as cozy as 900 square feet. However, this popular neighborhood is known for its walkability and location being only 10 minutes from downtown Charleston and 15 minutes to Folly Beach. It's also within walking distance to the Terrace Shopping Center for delicious dining at places like Crust Wood-Fired Pizza and current movie selections at the vintage-feeling Terrace Theater. And, you can't miss the Sunday Brunch Farmers Market each weekend located behind the Charleston Pour House for fantastic local finds. Both Riverland Park and the Wappoo Cut public boat ramp are located within the community with some homes overlooking the municipal golf course. For those with green thumbs, the Medway Community Garden in Medway Park is also located within Riverland Terrace and its mature trees. Riverland Terrace has no HOA and does offer both attached and single-family homes up to 5,000 square feet. Homes can be found with between 2-6 bedrooms and 1-6 bathrooms. The median home price is on the high side of $589,900, but properties can be found in this community under $500k. Highlights: Well-established neighborhood Highly walkable & close to downtown Charleston Can walk to shopping & dining No HOA Considerations: Some homes on the smaller side Further from Folly Beach Median home prices on the higher side Laurel Park Another well-established community, Laurel Park is a charming neighborhood on the island featuring older homes built between 1946 to 2003. This neighborhood features easy access to the Connector, getting you downtown quickly for both work and play with hospitals, dining, and shopping nearby. Tennis fans and active families will enjoy the proximity to the Maybank Tennis Center courts, and those who like to eat can grab a great meal at spots like Gillies Seafood or Yous Guys Sandwich Shop. This desirable neighborhood boasts attached and single-family homes ranging between 1,059 to 2,495 square feet and a median sale price of $361,500. The single-family homes feature large lots with 2-6 bedrooms and between 1-3 bathrooms, so there are options to suit many needs. Laurel Park has no HOA, which of course should be considered depending on your wish list. Highlights: Well-established neighborhood Easy access to the Connector to get to downtown Charleston Close to shopping and dining No HOA Considerations: Most homes are older construction Not as close to Folly Beach as other neighborhoods Fleming Park The newer neighborhood of Fleming Park features 49 single-family homes all built by Ashton Woods in 2017. Featuring open floor plans and "Charleston" architectural style, Ashton Woods is a well-known builder who has developed multiple neighborhoods around the Lowcountry. One of the smaller neighborhoods on my list, these homes are located between Folly Road and Riverland Drive providing easy access to hospitals, restaurants, shopping, and the Maybank Tennis Center. Barbecue fans will love Melvin's Barbecue right up the road and coffee fiends can get their morning jolt from Muddy Waters Coffee in the Harris Teeter shopping center on Maybank Highway. Those who want the suburban conveniences of garages, easily-maintained yards, and an easy commute to downtown Charleston might want to put Fleming Park on their list. The current median sales price on homes in Fleming Park is $427,000 with layouts ranging from 1,808 to 2,327 square feet with 3-4 bedrooms and 3 bathrooms. This is an HOA community also managed by Poston & Co., should you wish to research the association further. The homes within Fleming Park do require Flood Insurance as another consideration. Highlights: Newest neighborhood and homes on the list Easy access to downtown Charleston Easy access to shopping and dining Homes offer garages Considerations: Smaller community with potentially less selection Not as well-established Does have an HOA So, Is James Island, South Carolina a good place to live? In short, yes! I love James Island for its proximity to beaches, shopping, and dining, and that's all before you even head downtown into Charleston. There's plenty to love about this Lowcountry island, and with a wide range of neighborhoods offering homes below $500,000, there's sure to be a place to call home for you. If you're interested in starting your search for a James Island home, please get in touch.
Is Mount Pleasant, South Carolina a Good Place to Live?
Mount Pleasant is noted as the largest town in South Carolina and one of the fastest-growing towns in the nation. But is it a good place to live? In short, yes! In this article, I'll give you a run down on the area and a few neighborhoods you should consider. Located east of Charleston and separated by the Cooper River, Mount Pleasant is known for being convenient to the beaches of Isle of Palms and Sullivan's Island. With its well-maintained public spaces, wide selection of shopping, entertainment, and dining options, as well as a healthy recreation program and public schools, Mount Pleasant has become an extremely popular place to live. 1. Park West The largest community in Mount Pleasant, Park West boasts 42 different sections within the master-planned development. Convenient to shopping, restaurants, and hospitals and close to the Isle of Palms connector for easy access to Isle of Palms and Sullivan's Island - Park West is one of Mount Pleasant's most popular neighborhoods. Park West is a highly walkable neighborhood featuring wide streets, bike and walking paths, and sidewalks throughout. Neighborhood amenities include swimming pools, a full gym, and tennis courts with the Park West Recreation Center located right within the neighborhood. If you're looking for your new favorite watering hole, you can find the Dog & Duck just inside the entrance. And when you're ready to work off those pints, Crossfit Park West is just around the corner. Houses in Park West were built between 1999 and the present, with a median home price of $393,000. Real estate prices range from $150,000 to $2 million, depending on location and neighborhood. Square footage ranges from 662 square feet for attached homes to 6,532 square feet for the largest single-family homes. Homes feature 1-6 bedrooms and 1-7 bathrooms. The community does have an HOA, and purchasing a home in Park West automatically enrolls you as a member of three separate associations: HOA (homeowners association), PWMA (Park West Master), and PWMA (Park West Amenity Center), so that's certainly something to keep in mind. You can find more information on the Association page HERE. 2. Dunes West Dunes West is considered a "Golf Course Community" with the main attraction being its own golf course. Another large neighborhood, The Dunes West POA (Property Owners Association) currently owns over 890 acres of land and is still under active development. Final construction is scheduled to end between 2025 and 2026. Dunes West is a partially gated community with a manned entry gate for security. It's convenient to shopping, restaurants, and hospitals and situated with close access to Isle of Palms and Sullivan's Island. Those working from home can utilize the co-working space The Exchange nearby and grab lunch at the sushi joint, Fuji for a healthy meal. The neighborhood offers walking trails, two swimming pools (one with a zero-water entry and water slide), lighted tennis courts, a boat landing, a crab dock, and storage. More information about the Dunes West Golf Club can be found HERE. The median sale price is currently $535,000 but homes range in price from $269,000 to $1.9 million with the under $500k homes located outside the security gates. Attached and single-family homes are available with square footage ranging from 1,210 to 6,893 square feet where you also have selections from 2-6 bedrooms and 2-7 bathrooms. Dunes West is an HOA community which you can find more info about HERE and both Dunes West Golf membership and Dunes West Club membership which includes pool, tennis courts, boat ramp are an additional monthly cost/initiation fee. 3. Charleston National Another golf course community, Charleston National features its own golf course as well but is also popular due to its proximity to Roper National hospital and the Intracoastal Waterway. It's also convenient for shopping and dining like Jack's Cosmic Dogs and East Bay Deli. This neighborhood also has easy access to the IOP Connector for trips to the Isle of Palms and Sullivan's Island. This well-established neighborhood features great amenities such as a neighborhood pool, tennis courts, and walking/jogging trails. Mature live oaks, wetlands, lagoons, and landscaping throughout create a lovely setting in this well-maintained community. For golf fans, the championship golf course was designed by Rees Jones which Golf Digest has rated the best non-resort course in the Charleston area. The golf course is open to the public but memberships are also available which you can learn more about HERE. Median home prices for Charleston National are below $500k at $422,709 but price ranges here stay pretty steady between $337,900 to $515,000 with options between attached and single-family homes. The oldest homes here were built in 1993 with the most recent being 2019. Square footage ranges from 1,462 to 4,650 accommodating 2-5 bedrooms and 2-6 bathrooms. Charleston National is also an HOA community which you can research more about HERE. 4. Belle Hall The community of Belle Hall consists of several subdivisions located just off I-526. Belle Hall is known for being optimally located in Mount Pleasant due to its easy access to places like Daniel Island and North Charleston via I-526 and a commute time of 15-minutes to Downtown Charleston via highway 17. A 7-minute drive will put you over the IOP connector to enjoy Isle of Palms and Sullivan's Island as well. This well-established community features amenities that include two miles of walking trails, a crabbing dock, a community park, ponds, a dog park, community centers, and swimming pools. Convenient to shopping and dining, you're a bike ride away from the Belle Hall Shopping center for groceries, coffee, and more. For craft beer lovers, Westbrook Brewing, and Hobcaw Brewing are located close by. If the community amenities aren't enough, a hop-skip-and-a-jump puts you right in front of the Mount Pleasant Jones Recreation Center to enjoy their gym, skatepark, and activity rooms. Belle Hall features single-family homes built between 1994 and 2017 offering 3-6 bedrooms and 2 to 6 bathrooms. Square footage ranges between 1,285 and 5,300 square feet with a median sales price of $490,000. However, home prices vary widely from $395,000 to over $2 million. Like all of the neighborhoods on this list, Belle Hall is an HOA community which you can research further HERE. 5. Tupelo Tupelo is a fairly new neighborhood established in 2013. Originally part of the neighboring town of Awendaw, it's been incorporated into the town of Mount Pleasant making it one of the furthest neighborhoods down Highway 17 from "Mount Pleasant proper." Situated among preserved wetlands and woods set away from Highway 17, Tupelo offers amenities such as a neighborhood pool, children's play park, and walking/jogging trails. A 10-minute drive puts you at Mount Pleasant Towne Center and 20 minutes gets you over the IOP Connector to access Isle of Palms and Sullivan's Island. Being further out doesn't mean going without. The fall of 2021 will bring a brick-and-mortar version of The Front Porch, a coffee and bakery spot originally operated from a food truck. You're also ideally located for quick trips to the local Costco, great Tex-Mex grub from Mex 1 Coastal Cantina , and fun spots like the Charleston Fun Park and Sewee Outpost. As a newer neighborhood, these single-family homes here were built between 2013 and 2020 with square footage ranging from 1,510 to 3,248 square feet. Tupelo may be one of the furthest neighborhoods from the rest of the town but with that distance comes affordability. Median home price is $428,000 but the total ranges stay steady between $443,000 to $459,000. These prices will get you between 3-5 bedrooms and 2 to 4 bathrooms depending on size and location. Tupelo is also an HOA community which you can get further information about HERE. So, Is Mount Pleasant a good place to live or what? Absolutely! Living in Mount Pleasant offers a lot to someone looking for a place to call home, whether it's being close to the beaches, to the river or a little bit further out. With so many outdoor activities, restaurants and shopping centers, you'll never be short on options. And it's only a short drive over the Ravenel Bridge into Downtown Charleston. If you're interested in starting your search for a Lowcountry home, get in touch - I'm always available to answer questions.
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