JOURNEY TO independence
The Osprey Village Neighborhood
OUR MISSION
To to foster independence and improve the quality of life for adults with intellectual and developmental disabilities
A Neighborhood with a Purpose
Welcome to Osprey Village, a distinctive neighborhood designed with intention. Osprey Village presents a diverse selection of housing styles, allowing residents to choose from a medley of villas and, eventually, apartments thoughtfully integrated to shape a distinctive “community”. The vision is for a lifelong residential community. As time advances and residents age, their evolving care requirements can be tailored to their needs. This encapsulates the essence of maturing together—growing up, aging gracefully, and fostering unity.
Age-in-Place
Osprey Village is committed to providing high quality personalized care, service, and support to each of our residents for their entire lives. Our age-in-place design is built on these fundamental elements:
• recruiting and selecting the finest service personnel
• strong and long-term sustainable business model
• one-level living in all cottage villas
• assisted living villas planned in Phase 2
• flexibility for each resident to choose a cottage villa or apartment or assisted living villa in future years
Fostering Independence and Inclusivity:
Osprey Village’s Unique Approach to Developmental Disabilities Care
Osprey Village stands as a genuine innovation—an intricately designed neighborhood that offers both residential care and lifelong personalized skill training for individuals with intellectual and developmental disabilities. Notably, Osprey Village breaks away from institutional norms. It is a place to call home—a place where everyone finds acceptance and the support required to reach their full potential. Our community model is also founded on a strong financial plan to ensure community longevity.
Fostering Purposeful Unity: The Heart of Osprey Village’s Inclusive Community
Osprey Village goes beyond the notion of being a mere assortment of villas and residents. It is destined to be a neighborhood bound by a common purpose and shared fundamental principles that promotes independent living with a solution for families. In this realm, the potential for nurturing connections and the ability to gracefully age in place are inherent to all. Each resident contributes as a compassionate and valuable member of the community. Loving support emerges as a wellspring of inventive solutions to intricate issues, concurrently dismantling biases and promoting acceptance.
RESIDENT QUALIFICATION CRITERIA
Initial Applicant Survey and Living Skills Assessment
• Resident must be 18 years of age or older.
• An Intellectual/Developmental Disability must be the resident’s primary diagnosis
• Resident must have a designated parent, primary caregiver, or guardian who will be involved in care coordination on an ongoing basis.
• Resident must demonstrate the ability to be left unattended overnight.
• Resident must demonstrate the ability to identify an emergency situation and call for help
• Resident must have the ability to eat independently.
• Resident must pass a background check. Potential residents with a history of aggressive behaviors will be evaluated on a case by case basis.
• Resident or Resident’s guardian must review, acknowledge, and sign resident agreements.
• Resident or Resident’s guardian must demonstrate proof of financial responsibility.
• Residents, their guardians, and Osprey Village Director of Member Services will determine which Residential Service Tier will best support the resident’s needs.
• Resident must adhere to all rules and regulations.
Meeting these requirements does not guarantee residency. Every applicant must still be assessed to qualify for potential residency.
PROCESS CHECKLIST
➢ 1
Introductory meeting and Initial Applicant Survey.
2 Sign Reservation Agreement for floor plan and site location. Pay
$5,000 Reservation Fee (refundable).
6 Guidance to resource locations. (Medicaid, SSI/SSDI, EBT, HEAP, etc.)
7 Care Coordination with third party providers.
3 Living Skills Assessment (Independent Living Skills Training before any move-in.)
$2,500 Fee (partially refundable)
5
Residential Service Tier Determination. (Tier 1, 2, or 3) Financial Planning.
8 Transition planning to prepare resident and family for move-in and life in Osprey Village.
Community Orientation and Move-In.
4
Sign contract for real estate purchase and begin construction. 25% non-refundable payment to start construction.
9 Close on purchase of property.
THOUGHTFULLY PHASED DEVELOPMENT
The Location
Boasting a prime location, the Osprey Village neighborhood is conveniently positioned in close proximity to HWY 170, granting easy access to the surrounding areas. Situated one mile from the intersection of Oldfield and East Argent Boulevard, it capitalizes on the area’s charm while creating its own unique identity. The vast expanse of 24+ acres provides ample room for an array of amenities and features, thoughtfully designed to enhance the residents’ overall experience. The community offers an idyllic blend of natural beauty and modern living, all while prioritizing residents’ security, safety, and well-being within a gated and fenced enclave.
Phase 1: Homeownership Opportunities
In Phase 1, one hundred beautifully appointed villas will take center stage in the Osprey Village neighborhood and will be offered for sale at market rate. These villas are not merely residences, but gateways to a vibrant community experience. Comprising a mix of meticulously designed ADA compliant units, the community includes one-bedroom villas in duplex and quadplex-style buildings, offering privacy and comfort. Additionally, two-bedroom villas will provide versatile living options to suit various lifestyles. At the heart of the community, a thoughtfully crafted Community Center stands as a hub of interaction, fostering connections among neighbors and providing a platform for shared experiences.
Phase 2: Rental and Homeownership Opportunities
Looking ahead to Phase 2, Osprey Village envisions the introduction of 60 more units in a mixture of entry level and market rate villas and rental apartments in addition to more market rate villa units. The entry-level priced units are projected to be constructed at the very end of Phase 1 in 2027. This future release will add diversity and a fresh dimension to the community by accommodating those who seek the flexibility and convenience of rental housing while still enjoying the unparalleled amenities and ambiance of the neighborhood.
AMENITIES
For an Enriching Lifestyle
At the core of the Osprey Village community lies a fundamental belief that a truly enriching lifestyle extends far beyond the boundaries of mere dwellings. With this principle as its guiding light, the community seamlessly weaves parks and neighborhood sidewalks into its expansive layout. These verdant sanctuaries serve a dual purpose, adding to the visual allure of the community while also fostering an environment conducive to outdoor pursuits, relaxation, and a profound sense of togetherness among its residents.
Complementing this dedication to holistic living is a remarkable 10,350 square-foot Community Center & Fitness Center. This dynamic hub is designed to be the heart of community activities, offering a variety of spaces, including an events and dining room, an arts & crafts room, a movie theater, a café, a gaming room, and fitness facility. Additionally, office spaces for the staff are provided here.
The community does not fall short when it comes to leisure and recreation. An inviting community swimming pool takes center stage, accompanied by a TV pavilion and a grill area.
In the future, a small non-denominational Chapel will sit across the park grounds from the Community Center. This setup encourages socializing and relaxation accentuating Osprey Village’s commitment to creating a comprehensive and engaging living experience for its residents.
*Inspiration Photos
THE COMMUNITY CENTER
The Heart of the Community
The Osprey Village Community Center serves as a hub for a multitude of community activities. Comprised of the Clubhouse, the Covered Breezeway Porch, the Pool-House & Fitness Center, and the Community Swimming Pool – this facility is the centerpiece of Osprey Village social life and recreational activities.
The Clubhouse is equipped with an oversized Event & Dining Room for social gatherings, a Movie Theater for movie and pizza parties, a Computer & Gaming Lab, a large Arts & Crafts room, a Café, staff offices, and security control. Many of the spaces have retractable walls allowing for the combination of space for larger community gatherings.
The Clubhouse opens its back covered and partially screened porch to the Community Swimming Pool and accompanying pool sundeck. A separate Covered Breezeway Porch equipped with an outdoor fireplace and seating area connects the Clubhouse to the Pool-House & Fitness Facility. Encircling this vibrant Community Center, you will find a network of picturesque walking, golf cart and bike paths through the surrounding park grounds. This array of amenities is thoughtfully designed to enhance the residents’ daily experience.
Front Entry Porch at Clubhouse
Covered Breezeway Porch
Pool-house and Fitness Center
Rear of Clubhouse
CLUBHOUSE FLOOR PLAN
*Inspiration Photos
EMPOWERING THE FUTURE
Future Job Training Center
As a community dedicated to a supportive, healthy environment, Osprey Village envisions more than just housing. Plans for a Future Job Training Center are underway, underscoring a commitment to education, development, and advancement. This center will feature a community room for gatherings and events, creating a space for communal learning and engagement. Additionally, the center will offer spaces that can be utilized for coffee shops, cafés, ice cream parlors, or crafts shops, fostering entrepreneurship and further enriching the community’s fabric.
Apartments are planned for the second floor of the Job Training Center. This will provide space for families as they transition their loved one into Osprey Village and also a potential place for support staff to live.
Through its phased development, inclusive amenities, and forward-looking vision, it aspires to redefine the essence of community living where residents can forge connections, pursue their dreams, and find solace in a tranquil yet vibrant environment.
COTTAGE FLOOR PLANS
AZALEA COTTAGE
The Azalea Cottage presents two one bedroom villas.
Azalea Cottage Details
FLOOR PLAN A
1 BEDROOM | 1 BATH | 870 SQ FT | ESTIMATED PRICE $320,000
Floor plan A, encompassing 870 square feet, mirrors the cottage’s appeal with its own inviting front porch. Inside, a spacious living and dining room area awaits, seamlessly connected to a well-appointed kitchen complete with a pantry. Complementing the layout are one bedroom, one full bath, and a dedicated laundry room, enhancing the comfort and convenience of this charming cottage.
FLOOR PLAN B
1 BEDROOM | 1 BATH | WITHOUT SLEEPING PORCH | 803 SQ FT | ESTIMATED PRICE $295,000
1 BEDROOM | 1 BATH | WITH SLEEPING PORCH | 880 SQ FT | ESTIMATED PRICE $325,000
Floor plan B spans 803 to 880 square feet, depending on the buyer’s choice of an optional sleeping porch, and boasts a charming front porch, a generous living and dining area, and an expansive kitchen with an adjoining pantry. This unit also includes one bedroom, one full bath, and a convenient laundry room.
*The suggested price range for each model type is an educated estimate that is subject to adjustment based upon changes in the cost of materials and labor for actual construction. Additionally, Beaufort-Jasper Water & Sewer Authority has proposed a significant increase to capacity fees that, if approved, will likely increase the price. Final costs for each unit will be determined upon completion of construction of each villa.
AZALEA COTTAGE
BLUE CRAB COTTAGE
Free-Standing two bedroom villa.
Blue Crab Cottage Details
FLOOR PLAN D 2 BEDROOM | 2.5 BATH | 1,410 SQ FT | PHASE 1: SOLD OUT | PHASE 2: BY REQUEST ONLY
The Blue Crab Cottage stands independently and offers 1,410 square feet of space. It boasts a welcoming front porch, an expansive open floor plan seamlessly connecting the living and dining areas, a wellequipped kitchen, two comfortable bedrooms, two full bathrooms, one half bath, a convenient laundry room, ample storage closets, and a charming screened porch.
*The suggested price range for each model type is an educated estimate that is subject to adjustment based upon changes in the cost of materials and labor for actual construction. Additionally, Beaufort-Jasper Water & Sewer Authority has proposed a significant increase to capacity fees that, if approved, will likely increase the price. Final costs for each unit will be determined upon completion of construction of each villa.
BLUE CRAB COTTAGE
DRIFTWOOD COTTAGE
OSPREY
The Driftwood Cottage presents a unique quad layout with four one bedroom villas, seamlessly linked by a sheltered breezeway.
Driftwood Cottage Details
FLOOR PLAN A
1 BEDROOM | 1 BATH | 870 SQ FT | ESTIMATED PRICE $320,000
FLOOR PLAN B
1 BEDROOM | 1 BATH | WITHOUT SLEEPING PORCH | 803 SQ FT | ESTIMATED PRICE $295,000
1 BEDROOM | 1 BATH | WITH SLEEPING PORCH | 880 SQ FT | ESTIMATED PRICE $325,000
Floor plan A design incorporates an open concept having 870 square feet. Floor plan B offers an open concept, having 803 or 880 square feet, contingent on the choice of an optional sleeping porch. Every villa boasts a welcoming front porch, a harmoniously merged living and dining area, a well-appointed kitchen with an island and pantry, a comfortable bedroom, a full bathroom, and a convenient laundry room. Additionally, the communal outdoor area under the connecting breezeway provides an ideal setting for outdoor gatherings.
*The suggested price range for each model type is an educated estimate that is subject to adjustment based upon changes in the cost of materials and labor for actual construction. Additionally, Beaufort-Jasper Water & Sewer Authority has proposed a significant increase to capacity fees that, if approved, will likely increase the price. Final costs for each unit will be determined upon completion of construction of each villa.
DRIFTWOOD COTTAGE
FLOOR PLAN A
FLOOR PLAN B
OSPREY VILLAGE COTTAGES - ONE BEDROOM UNIT
Hardeeville, South Carolina
FOXTAIL COTTAGE
The Foxtail Cottage presents two one bedroom villas.
OSPREY V
Foxtail Cottage Details FLOOR PLAN C
1 BEDROOM | 1 BATH | WITHOUT SLEEPING PORCH | 814 SQ FT | ESTIMATED PRICE $300,000 1 BEDROOM | 1 BATH | WITH SLEEPING PORCH | 891 SQ FT | ESTIMATED PRICE $330,000
Each villa within this enchanting abode presents an inviting open floor plan encompassing either 814 square feet or 891 square feet depending upon the choice of an optional sleeping porch. These villas feature charming front porches, seamlessly integrated living and dining areas, well-equipped kitchens with islands and pantries, cozy bedrooms, complete bathrooms, and convenient laundry rooms.
*Inspiration Photos
SERVICES AND FEES RESIDENT
A service agreement SHALL BE REQUIRED with the purchase of any villa.
One-Time Fees Include:
Initiation Fee Transfer Fee
Monthly Fees Include:
Regime Fee
Village Activity Fee
Residential Service Fee
Optional Additional Services
Sample Benefit Programs to Subsidize Costs:
SSI/SSDI
Food Stamps
HEAP
ONE-TIME FEES AT CLOSING
Transfer Fee
One Bedroom Villa | $5,000
Two Bedroom Villa | $7,500
At the time of closing, a one-time fee of $5,000 (Five Thousand Dollars) is required for a one bedroom villa and $7,500 (Seven Thousand Five Hundred Dollars) is required for a two bedroom villa. This transfer fee will be allocated to a capital reserve fund intended for addressing future deferred maintenance items.
Initiation Fee
One-time fee of $5,500.
A one-time fee of $5,500 (Five Thousand Five Hundred Dollars) is required. These funds will initially be used to help construct the Community Center. Thereafter, it will be used to offset operational costs.
MONTHLY FEES
Regime Fee
Estimated Regime Fee Range: $575 to $633 Per Month
Villa regime fees cover a range of expenses related to the maintenance and management of the villa complex and its common areas. These expenses include common area maintenance and upkeep, maintaining green spaces and shared amenities, security and systems to ensure the safety of residents, and some utilities like water and sewer per unit.
Please be advised that all fees mentioned herein are preliminary and are subject to change without prior notice. The fees provided are intended as an estimated range and may not represent the final, definitive costs associated with the respective services or products. We recommend verifying the most up-to-date fee information before making decisions or commitments.
*Fees are estimated and subject to change.
MONTHLY FEES
Village Activity Fee
Estimated Village Activity Fee: $950 Per Month
Each resident will be responsible for a monthly fee covering administrative staff, activities coordination, security, overnight supervision, and transportation services. Overnight supervision includes prompts, safety checks, and basic rounds. Additional overnight supervision may be included in the Residential Service Tiers or offered as Additional Services (see below). Most activity supplies are included in this fee, although certain activities may incur additional charges. Transportation services may be provided in groups or individually based upon availability.
Residential Service Fee
Residential Service Descriptions
Service Tiers and Fees per Month
Residents are subject to Residential Service Fees which will be determined through an assessment evaluating their required level of care for a safe and successful living experience in Osprey Village. The specifics of services will be tailored to each resident based upon their assessment. Services may include some meal preparation and hands-on care.
Tier One – $550 monthly
Low staff needs | 2-4 hours of staff support per week (combination of individual and group)
Residential Service Tiers
Tier Two – $825 monthly
Moderate staff needs | 5-9 hours of staff support per week (combination of individual and group)
Tier Three – $1,250 month
High staff needs | 10-13 hours of staff support per week (combination of individual and group)
Additional Services – Estimated $40 per hour
*Fees are estimated and subject to change.
ESTIMATED COST OF OWNERSHIP EXAMPLE
Estimation based on the purchase of a 1BR Azalea or Driftwood Cottage with a sleeping porch and a Tier 2 Service Level.
COST SUMMARY
FREQUENTLY ASKED QUESTIONS
What is the Mission of Osprey Village?
To provide supported housing options for adults with intellectual and developmental disabilities that foster community inclusion and achieving independence.
Where is it located?
Boasting a prime location, the Osprey Village neighborhood is conveniently positioned in Hardeeville, S.C. along Route 170 granting easy access to the surrounding areas. Situated approximately one mile from the intersection of Oldfield and East Argent Boulevard, it capitalizes on the area’s charm while creating its own unique identity. The 25 upland acres provide ample room for an array of amenities and features thoughtfully designed to enhance the residents’ overall experience. The community offers an idyllic blend of natural beauty and modern living, all while prioritizing residents’ security, safety, and well-being within a gated and fenced enclave.
How is the Village designed?
The Osprey Village community plan is designed purposefully to achieve:
• the highest level of continuous safety and security for our residents
• a beautiful, peaceful, and uplifting neighborhood lifestyle setting
• the finest personal service to support lifelong independent living and growth
FREQUENTLY ASKED QUESTIONS
At the core of Osprey Village Community lies a fundamental belief that a truly enriching lifestyle extends far beyond the boundaries of mere dwellings. With this principle, the community seamlessly weaves parks and neighborhood sidewalks into its layout. The design of this neighborhood supports all levels of independence and accommodates many of the physical challenges of residents as well.
When will the first residences be available?
Our current plan timetable anticipates that the first residents will move in during the first quarter of 2026.
How many residents will live in the Village?
Phase 1 will accommodate 100 – 106 residents. Phase 2 will increase residency by an additional 60 – 66 residents.
Who is developing Osprey Village?
Land planning is by Bill Lincicome of Site Concepts, LLC, construction is by Jeff Coggin of Preserve Communities, and sales are brokered by Tom Reed of Charter One Realty.
FREQUENTLY ASKED QUESTIONS
What housing options are available?
The first phase of the development will be for purchase at market rate prices. In later phases, rental units are planned along with entry level housing options.
Is there a preferred lender?
We anticipate a preferred lender or lenders to be announced.
How did Osprey Village determine the for-sale home prices ? Will Osprey Village also provide villas and apartments at “attainable housing” rates ?
In Phase 1, all of the for-sale cottage villas will be priced at market rates which provides these benefits to all Osprey Village owners:
• competitive to other new residential communities in the local area
• matched to very high expected demand for new I/DD housing
• purchasing creates a better investment of families financial resources
• create a strong and sustainable financial base for the Village
• allow the most rapid move forward into Phase 2 construction
The sales revenue from Phase 1 will be used to construct Phase 2, which will provide families with greater flexibility via rental options and for-sale units priced at attainable housing rates.
The home pricing in Osprey Village is also being set as low as possible due to several very favorable factors:
• the large scale of building and contractor activity in the East Argent development
• our very close partnership with the East Argent site managers
• our custom designed villa architecture pre-planned for low maintenance costs
FREQUENTLY ASKED QUESTIONS
What is the process for admission?
Because our potential residents require in-home support to be successful in their independence, each family will go through a screening process to ensure that the Osprey Village Community is the right setting for their loved one. As part of that process, we will assess the in-home support needed to help these residents thrive. Once a Life Skills Assessment is completed and the applicant approved, families can proceed with the purchase and contruction of their villa.
How will the services be rendered?
While some families may have pre-existing in-home support, Osprey Village will provide service options up to and including support, activities, transportation, and outsourced meal services.
How will services and other fees be paid?
All services and housing fees are considered private pay. This can cause concerns for some families on affording long-term care once a villa is purchased. We understand. Not only are we upfront on all terms, conditions and fees associated with the neighborhood, but we have also considered the affordability of these matters. All services are set up on a uniform basis-which is to say the cost of care will be spread across all individuals living in the development. Additionally, Osprey Village took the time to ensure these fees will be reasonably priced to resources already sustainably available to these individuals (i.e. Social Security, SSD, HEAP and EBT).
Initial Contact
Project Information
Jeff Norkus Information
O: (843) 681-9117
E: JeffNorkus123@gmail.com
Bill Lincicome Information
C: (404) 667-9803
E: Bill@SiteConceptsLLC.com
Real Estate
Tom Reed Broker-in-Charge
C: (843) 816-4816
O: (843) 785-4460
E: TomReed@CharterOneRealty.com
Version 5 (Updated through October 15, 2024). Please be advised that all fees mentioned herein are preliminary and are subject to change without prior notice. The fees provided are intended as an estimated range and may not represent the final, definitive costs associated with the respective services or products. We recommend verifying the most up-to-date fee information before making decisions or commitments. The information in this publication is deemed accurate but not verified.