About Bulls Bay Running along South Carolina’s coast between the metropolitan areas of Charleston and Myrtle Beach is a rural stretch of land that beckons to a time when things moved a little slower. The Bulls Bay Historic Passage contains the scenic towns of McClellanville and Awendaw and the unincorporated surroundings of northern Charleston County. This “passage” of inhabited land is bordered on both sides by sizable federally-protected lands that offer an abundance of natural resources and serve as a buffer from urban growth and development, preserving the area’s rich history and cultures. To the west lies over a quarter of a million acres of Francis Marion National Forest, consisting of mostly pine forests, cypress swamps, and black water rivers. An abundance of deer, turkey, boar, ducks, and even alligator allow for excellent hunting throughout the year. There are also numerous hiking and biking trails winding through this land including the head of the statewide Palmetto Trail which continues all the way to the mountains. Nearly everything east of the Intracoastal Waterway (ICW) makes up the longest stretch of protected coastline on the eastern shore of the United States. This coastline includes the salt marsh islands, winding creeks, and the sandy beaches of the Cape Romain Wildlife Refuge as well as Capers Island, Santee Coastal Reserve, and Santee River Delta. This pristine habitat is a prime destination for eco-tourism activities such as bird-watching, dolphin-spotting, photography, kayaking, paddleboarding, and shelling. The beaches, only accessible by boat, offer an astonishing contrast to the rest of the tourist-laden beaches of the state. They are breeding and nesting grounds for migratory birds as well as a sanctuary for loggerhead sea turtles who come to land to lay their eggs. The saltwater creeks and bays also offer world-class fishing opportunities. The history of the Bulls Bay area is rich, dating back to the Native American tribe known as the Sewee Indians, from whom many local names such as “Awendaw” derive their roots. The French Hugeonots were the first European settlers to the area, establishing their homes along the Santee River in the 1600’s. They were followed by the English and gave rise to rice plantations in the area. The Gullah-Geechee culture is still preserved by the descendants of former slaves. Hopsewee and Hampton Plantations are both open to the public providing visitors a glimpse into the history of the area. The bountiful natural resources here have long inspired the artistic abilities of residents and visitors to the area. Archibald Rutledge, who called Hampton Plantation his home, was a prolific writer and was named the state’s first Poet Laureate in 1934. A thriving artist community still exists to this day and the work of many local artists, authors, and craftspeople can be found on display in numerous boutiques and galleries. At the core of all life is tried and true Southern hospitality that lives on in the hearts of these communities passed down from generation to generation. Strangers hold open doors, people wave and smile, families get together for Sunday lunches and neighbors catch up with one another over a glass of sweet tea. Many say that it is like stepping back to a simpler time of life and that you can feel your troubles drift away. It is really no wonder that residents choose to live here as a way to escape the hustle and bustle of city life and focus on what matters.
About Awendaw, SC
Heading north out of Mt. Pleasant on Highway 17, as the traffic lights drop off and you start seeing more trees than you do people, you enter into Awendaw. Settlement in the area dates back to the late 1600’s, but it wasn’t until 1992 that the Town of Awendaw was incorporated. Awendaw’s current population is around 1400 residents. Awendaw is a rural area rich in natural beauty that offers a short commute to the Charleston Metro area. The town takes its name from the Seewee Indians whose shell rings can still be found along the coast. Awendaw is a rather decentralized town with huge swaths of undeveloped land. Most of the homes and small subdivisions run off of Seewee and Doar Road that make loops from highway 17 and run parallel to the Intracoastal Waterway. The Seewee Restaurant serves up local seafood dishes and you can pick up a biscuit or other snack at the Sewee Outpost, Awendaw’s general store. The “outpost” also hosts the musical venue known as Awendaw Green which showcases the Lowcountry’s best musicians at their “Barn Jams” every Wednesday night. A Tractor Supply and Dollar General round out your shopping options and keep you from having to venture into Mount Pleasant too often. Garris Landing on the ICW is the local public boat launch and also home to a ferry taking visitors from the mainland to Bulls Island within the Cape Romain Wildlife Refuge to see a natural spectacle known as the “Bone Yard”. There is also a public kayak launch on Awendaw Creek. The Sewee Visitor Center and the Center for Birds of Prey also call Awendaw their home.
About McClellanville, SC
McClellanville began along the banks of Jeremy Creek in the mid-1800’s as a coastal retreat away from the swampy, mosquito-infested rice fields of the plantations along the Santee River. The town flourished among the rich natural resources and its greater distance from cities led a self-sufficient mindset which still exists today. The town was incorporated in 1926 and has put into a place a myriad of rules and regulations that offer greater protection from growth and over-development to residents who enjoy the peace and quiet of this rural escape. Today, the cities of Georgetown and Mt. Pleasant offer additional employment opportunities just a 25 minute drive away. Jeremy Creek has always served as the hub of the town and is presently home to a large shrimp boat fleet, as well as clammers, oystermen, crabbers, and fishermen. Their bounties can be purchased fresh from the local seafood markets or eaten cooked to perfection from numerous local restaurants. The annual Lowcountry Shrimp Festival and Blessing of the Fleet is a 41-year strong tradition held at McClellanville’s boat landing to celebrate its seafood industry every May. McClellanville’s historic district, known by locals as “The Village”, hosts a vast collection of historic homes and churches down oaklined avenues. A quaint business district includes T.W. Graham’s restaurant and Boats N Hoagies carry-out on both sides of the world headquarter’s of MCVL Realty. The historic district also includes the town’s boat landing, museum, marina, shrimp docks, and seafood markets. McClellanville’s highway commercial district along Highway 17 offers several more restaurants, gas stations, a marine supply and repair shop, and a Dollar General.
About MCVL Realty Founded in 2010, MCVL Realty is a boutique real estate company that specializes exclusively in rural properties in and around McClellanville and Awendaw. We are a full-service company handling real estate sales and property management. We pride ourselves on our extensive knowledge and experience across the various types of properties including vacant land, residential, waterfront, acreage, hunting, agricultural, and commercial. We work with people buying or selling their very first home as well as experienced buyers, sellers, investors and developers. We also manage a lion’s share of the long-term and vacation rentals in the Bulls Bay area, so we can answer all of your questions regarding whether it’s better to buy, sell, or rent, and can service your investment properties at the conclusion of your sale. We even offer a concierge property management service for second-home owners who do not wish to rent their homes but want to know that someone local is taking great care of it while they are away. Our goal is to service our client’s needs through all stages of their life through our full-service brokerage. By focusing on this small subset of the market, we are able to offer an in-depth knowledge of not just the real estate market, but all of the factors which affect property values and enjoyment. Rural properties in this unique area bring on a whole new range of subjects that our clients may not have encountered before, including septic systems, wells, construction, docks and waterfront, municipal zoning ordinances, easements, specific neighborhood covenants, architectural review boards, wetlands, timber, boating, fishing, hunting and more! Such an extensive knowledge wouldn’t be possible without the tremendous help of working professionals in all fields surrounding real estate. We have close business ties to local builders and service providers in the area that we are always happy to refer you to based on the specific job that you need done. We are also highly invested in the communities in which we serve, because this is not just our workplace but also our home and the people we serve are not just our clients, but our neighbors. MCVL Realty has proudly sponsored numerous local events and organizations including the Land & Sea Farmer’s Market, Lowcountry Shrimp Festival, CreekSlam Fishing Tournament, Bulls Bay Nature Festival, and Bulls Bay Chamber of Commerce. MCVL Realty’s office is located in the heart of McClellanville’s Historic District at 822 Pinckney Street and doubles as a visitor information center to assist newcomers to the area. Please stop in and say hi and be sure to ask for one of our famous “mosquito” bumper stickers! In addition to its strong physical presence, MCVL Realty dominates the area in online marketing with our MCVL.net website as well as a large Facebook presence. The combination of the inperson, online, and print media presence of this real estate guide are core to our success and proven track record in the community. Disclosure: Although every effort has been made to ensure the data enclosed is accurate at the time of publishing, mistakes can happen and listing status of properties can change during the magazine’s shelflife. Call us or visit MCVL.net for the most up-to-date listings and information. MCVL Realty is an Equal Housing Opportunity company. If your property is currently listed for sale or rent by another brokerage, please disregard this solicitation and all offerings of our services.
Year to Date Sales With 2019 nearing an end we are happy to report another banner year at MCVL Realty! We focus hard on earning the business of as much of the McClellanville and Awendaw market as we can. At the beginning of 2019, we set a company goal of achieving a 40% market share in McClellanville. Thanks largely to the hard work of Oliver Thames, our year to date numbers have us at 50% of the number of sold sides. More incredible than that is that we have 59.8% market share by sales volume! Of the 25 homes that sold in McClellanville, we were involved in over two thirds (17) and represented both parties in more half (9) of those. Of the 21 lots sold we were involved in almost half (10) and represented both parties in 4 of those. MCVL Realty is also currently leading all other offices in the number of sales and total sales volume for the entire McClellanville / Awendaw area. Below are the sales and pending transaction from this year. We would like to thank each and every client that chose to be represented by MCVL Realty and everyone that has played a part in our success.
Daniel Bates -
Broker/Owner - 843-606-0622 Daniel Bates is the Broker-in-Charge and founder of MCVL Realty. He is a McClellanville native and has lived in McClellanville’s Historic District, Skipper’s Point, Mouzon’s Bluff, and Silver Hill throughout his life. Daniel graduated from Appalachian State University and served as a police officer in Rock Hill for 4 years. He then went on to become a national internet marketing consultant where he educated thousands of real estate agents in blogging and social media.
Daniel is a founding board member of the Bulls Bay Chamber of Commerce and currently serves as its chairman. He has also served as McClellanville’s Deputy Town Marshall, Chairman of the Architectural Review Board, Advisory Board Member for McClellanville Land & Sea Market, and President and treasurer of the Mouzons Bluff Homeowners Association. Daniel is married and is the proud father of three. He enjoys fishing, karate, and kayaking. Daniel is a member of McClellanville’s Seacoast Church congregation where he twice facilitated Dave Ramsey’s Financial Peace University series. In addition to a Brokers license, Daniel also completed the following training to better serve his clients needs: Certified Negotiation Expert, Seller Representative Specialist, Accredited Buyer’s Representative, and Resort and Second-Home Property Specialist.
Testimonials
“Daniel helped my wife and I purchase an amazing
property in McClellanville. He was incredibly knowledgeable about the area. Really bent over backwards from start to finish to make sure the process was as least stressful as possible given any unforeseen circumstances. If you’re looking for an agent in the McClellanville/Bulls Bay/ Awendaw you can stop your search here. He’s 100% the guy to use.” - Adam Dunn
“I had a very unique piece of hunting property that I need-
ed to sell. I am a retired real estate agent, so I interviewed several agents in the area with a specific set of criteria I wanted met. Daniel rose to the top of the list so I listed with him. He did an excellent job marketing the property with good photos and description. Within 1 week of the listing we had a ratified contract on the land. I would thoroughly recommend Daniel Bates.” - Bob Ragin
Oliver Thames -
Sales Associate - 843-603-5656
Oliver Thames has been an expert in Lowcountry homes for over 30 years. He began his career by selling building supplies to residential contractors in Charleston and went on to establish his own hardware and lumber business in McClellanville. Oliver sold more real estate in McClellanville and Awendaw than any other agent in his first year in real estate and has continued this momentum over the last 5 years. Oliver offers invaluable knowledge of McClellanville, Awendaw, and the surrounding area for buyers and sellers navigating purchases of rural and waterfront homes and properties. His relationships with the local community make up an extensive network of contacts that he draws from daily to assist his clients in their varied real estate endeavors. Having been in the hardware and lumber business for over 25 years, Oliver has an in-depth background in construction and land maintenance, as well as a long-standing rapport with the area’s top contractors and builders. Oliver is also an avid hunter, fisherman and outdoorsman. He is the creator of the Bulls Bay OYRO Oyster Cooker which won Garden and Gun Magazine’s Made in the South Award (check it out at BullsBayOYRO.com). His journeys have led him to be featured in Men’s Journal magazine, The Cooking Channel, The New York, Chicago and Charleston Food and Film Festivals, and the short film ‘The Mud and The Blood’. As a native of the area with centuries of family history here, Oliver’s knowledge of surrounding waters and local geography when assessing hunting land and rural properties is of great value to clients. Oliver is married with two grown children and is blessed to be called “Pop-pop” by two beautiful grandchildren. He is also proud to serve his community as Planning Commissioner for the Town of McClellanville and is a founding member of the Board of Directors of the Bulls Bay Chamber of Commerce.
Testimonials
“Oliver assisted us in finding a weekend cottage in the
historic village and negotiate through numerous details involved in buying an older home. He was helpful, prompt and resourceful in assisting us with the numerous inspections required in navigating the final details to close.” - James Lewis
“Oliver is trustworthy, easy to communicate with, and
responsive to phone calls. He would get back with us promptly when we called him. He lives in McClellanville and knows the area well, including the Cape Romain Wildlife Refuge. A great all around guy and dependable real estate agent!” -Norwood Church
Fall 2019 Market Report The stock market is hitting all-time highs while interest rates reach new lows. We’re seeing historically low unemployment rates and wages are on the rise. The booming economy is driving a strong real estate market across the country and here in the lowcountry. The market fundamentals suggest things should continue on this pace, other than the routine seasonal dip that we see this time of year. In McClellanville and Awendaw, market activity for 2019 has followed much of the same stable conditions that we have experienced in 2017 and 2018. The number of homes sold in McClellanville and Awendaw year-to-date is nearly identical to the past two years. We have not seen huge gains in home values, but we also aren’t seeing any losses. We are in a very balanced market without too much inventory (supply) or too many buyers (demand). The vacant land side of the market tells a different story however. There has been a 36% decline in the number of lots sold year to date compared to the average of the last two years’ sales. The land market has really been on a rally since 2015. The abundant inventory has kept prices from climbing very quickly, but we’re finally starting to see inventory decline. The difference in the number of sales this year compared to the last few is happening at the bottom end of the market. There may be fewer buyers but it’s mostly a factor of being priced out of the market. There is very little that buyers are interested in for under $50k in McClellanville and less than $100k in Awendaw. On paper, there are still plenty of active land listings, but they have been fairly well picked over in the last years, so in reality, there is a shortage of well-priced listings. That being said, it’s a healthy buyer’s market in which people can still pick up land at affordable prices and motivated sellers can find buyers if they’re priced right. ~ by Daniel Bates
Smashing Our Own Records In the spring issue of our magazine, I reported the sale of my listing at 642 Thomas Pinckney Court for $1,580,000. At the time it was the highest priced sale in McClellanville in the last 15 years. Not to be outdone, Oliver Thames sold the house right next door at 650 Thomas Pinckney for $2,100,000 this November. The home was never formally listed but Oliver quietly played matchmaker with the seller and a past client of his in order to close on the most expensive home sold in McClellanville history (with the possible exception of any large acreage plantations that pre-date our MLS).
It’s true that we’re just as likely to be found in snake boots showing acreage in Awendaw or a modest 3-bedroom/2-bath home in Silver Hill. However, we have proven ourselves to be highly-qualified at selling the finest homes in the market as well.
Defining Awendaw Since our founding in 2010, MCVL Realty has identified itself as “specializing exclusively in the McClellanville / Awendaw area”. You would think with such a claim that if anyone were to know the Awendaw boundary, it would be us. Unfortunately, the problem is not so much “where” the boundary is, but rather “which” one you want to use! For the purpose of serving our clients, MCVL Realty doesn’t need to draw a hard line. We gladly include our neighbors to the west, Huger and Jamestown, within our service area as they fall right into the rural niche that we love to serve. It’s a different set of knowledge and marketing skills that go into selling town homes, condos, and cookie-cutter subdivisions if we go further south into Mount Pleasant. We have relationships with a lot of stellar agents that work there that we are always happy to refer your business to. The general rule of thumb for us is if the majority of the residents are wildlife, not humans, then it’s our neck of the woods! The real trouble comes when conducting real estate searches and pulling statistical data about sales and listings in the area. Awendaw can be defined by zip code, town limits, MLS zone, school district and more. Depending on which one of these methods you choose the results will vary greatly. As an example, there are currently 43 active listings in Awendaw’s zip code while there are only 6 in the town limits. The US Postal Service introduced zip codes in 1963. The region known as Awendaw, taken from the Seewee Indian tribe, was assigned 29429. One can only assume that the size and shape of the zip codes correlated to mail delivery. They kept the western border fairly close to the Charleston/ Berkeley county line, but it still meanders a bit. They extended just a bit northward beyond Awendaw Creek which would have seemed the logical boundary to me. The southern boundary was established in what was largely a no man’s land at the time, miles from the small town of Mount Pleasant and its ~5000 residents. The zip code created a formal boundary of properties that received their mail in “Awendaw, SC 29429”. Since that time zip codes have become an extremely common method of sorting information such as census data, crime statistics, and election poll results but it is reasonable to define an area on a decision made by the postal service more than 50 years ago? In 1992, residents of Awendaw incorporated into a town and they have been growing those boundaries by annexing more land ever since. The process of annexation requires an adjacent property outside of the jurisdiction to both request to be included and the municipality to vote and agree to accept that property. The Town of Awendaw has chosen not to accept some properties and there are legal disputes challenging the procedural methods used to annex others. All of this means that only a fraction of the zip code is contained within the town limits and most remains as unincorporated Charleston County. Since mail delivery has no correlation to municipalities, the Town of Mount Pleasant was able to annex properties well into Awendaw’s zip code. In 2016 Mount Pleasant annexed its northernmost territory, the Bulls Bay Golf Club extending from Hwy 17 to the Intracoastal Waterway. You may not recognize this landmark by name even if you travel these roads because the only indication they have on Hwy 17 is a sign consisting of bull horns at their entrance. The Town of Awendaw has annexed southward to this point as well, creating a fairly firm boundary. It is just beyond this point, at the next natural clearing, that a “Town of Awendaw” sign indicates your entry. (Continued to next page)
The strange disconnect between zip code and municipal boundaries causes a lot of confusion to residents unsure of what ordinances apply to them and which services they are entitled. Charleston County has not helped matters by providing little oversight in the official address that is recorded on tax records. There are residents throughout Awendaw that use “Mt Pleasant, SC 29429” as their mailing address. I don’t think the post office cares if you put Kalamazoo, SC as they go by the zip code. The mere fact that your property records show a Mount Pleasant mailing address has no bearing on anything and I could probably submit my address in McClellanville as Mount Pleasant, SC 29458 with no problem other than occasional delays in mail delivery. In contrast, Bee’s Crossing, D.R. Horton’s latest development on the northern edge of Mount Pleasant has a 29429 zip code. You probably won’t see any mention of Awendaw as they are looking for buyers who desire to be identified as residents of “Mt.P”, nonetheless their mail is routed through the Awendaw post office. For education purposes, the Charleston County School District lumped McClellanville and Awendaw together into attendance zone 1. I can’t say what factors determined the boundary between this area and zone 2 which serves Mount Pleasant, but there seems to be no rhyme or reason behind its placement. It includes a few houses on 15 Mile Landing Road behind Seewee Restaurant and then bisects nearly half of Sewee Road with residents on either side of the road zoned for different school districts. These lines became less important with the closing of McClellanville’s Lincoln High School which made Wando the high school serving all of zone 1 and 2. Elementary and Middle School children in zone 1 go to St. James-Santee in McClellanville, but have also been allowed to transfer to Mt. Pleasant schools. Cape Romain Environmental Education Charter School (CREECS for short) in McClellanville is not part of Charleston County School District and accepts children from anywhere in the state. Negotiations are on-going for land to build a new high school in Awendaw which would result in redrawing of attendance zones and it is likely that children in northern Mount Pleasant will be driving past Wando to attend this new school. The land may also include room for a new future elementary and/or middle school as well. School districts may play an important part in the real estate process for many, but I also took the time to explain this because it just so happens that our local MLS chose to copy the school attendance zone when they created area “47-Awendaw/McClellanville”. The average person doesn’t know or care about which MLS area they live, so in that regard it has no bearing on our lives. They are, however, a vital method for agents to sort listing quickly. It just so happens that much of the real estate data is provided to us only by MLS area, so from that standpoint, this becomes yet another way to define Awendaw. It’s important to understand that real estate agents are responsible for entering the area, city, and subdivision that a new listing is placed in. We are given the boundaries and the system all but does it automatically and yet there is still a lot of inaccuracies in what is entered. Some errors come from all of the previously mentioned confusions such as the city name shown on the county records being incorrect, but as around one third of the listings are entered incorrectly I believe that most are done purposefully. Mt. Pleasant is a larger area and has more people searching within it, so some agents think that entering an Awendaw listing in the city of “Mt. Pleasant” or area of “41-Mt Pleasant North of IOP” is going to get their listing bonus traffic. The frequencies of these errors increase with the dollar value of the property leading me to believe that people feel the Mt. Pleasant name also carries more prestige than Awendaw. In reality, mislabeling properties only makes it more difficult for agents that are legitimately looking for Awendaw properties to find them. (Continued to next page)
Defining Awendaw (continued) Due to the importance of these MLS areas for statistical data, I made a formal request to the board of our MLS in 2016 to adjust the boundaries. Despite ALL of the previously mentioned boundaries, my suggestion was to redraw the lines based on yet another factor. I proposed that there was a significant observable distinction between rural and suburban neighborhoods that fell between zip code boundaries and the town limits. The neighborhoods of Paradise Island, Pepper Plantation, Sewee Preserve, and Bulls Bay Golf Course had features that are more commonly pursued by buyers looking for rural property, while Carolina Park and Park West were certainly more suburban. Copahee Sound is a strange mix of both, but with Mount Pleasant zoning it will certainly become more and more suburban. The MLS board reviewed my recommendations and agreed to implement them a few months later. So here I am, complaining about the vast number of ways to define Awendaw and rather than fix the problem, I added one more to the stack. The truth is that these really aren’t problems and they can’t be fixed. They are what they are and create confusion and obstacles, but the solution is to work with agents that are knowledgeable about subjects like this which effect the real estate process. Three years after the shift in MLS boundaries real estate agents aren’t doing much better properly assigning listings to the correct area. The MLS provided us with a better mapping tool to show agents where the MLS areas were located, but it still escapes some of us. Currently 40 out of 98 listings that belong in area 47 are incorrectly labelled as area 41 and won’t be counted located in these searches or count in any statistical data greatly skewing the data. The data below shows the vast difference between the variously defined areas known as “Awendaw” and highlights a need for a consistent standard to avoid grossly skewed data and conclusions. As an agent that specializes in this market, it is my job to be constantly researching the market to stay on top of every listing and sale. Labeling irregularities make this job harder, but can also harm appraisers abilities to find the comparable sales that they rely on so heavily. More than anything these mislabeled properties hurt the sellers of these properties. The MLS is full of expired listings located in Awendaw but labelled as Mount Pleasant that would have surely garnered much more attention if labelled correctly. It’s not uncommon for us to get calls from owners wanting to relist their property and we aren’t even able to find it in the MLS. Of course it didn’t sell if the #1 real estate office isn’t even aware of it how are we supposed to pass it along to all of our buyer clients?
What about Paradise Island? For the purpose of the last article, I focused most of the discussion around the blurry line between Mount Pleasant and Awendaw. Paradise Island on the northern shore of the Wando River across from Park West, Carolina Park, and Pepper Plantation creates a myriad of its own complexities. It’s in unincorporated Charleston County with an Awendaw zip code. To distinguish themselves from the existing residents on the east end of the island, developers decided to call the west end of the island “Big Paradise Island” even though there is no physical separation. Paradise Island (the former eastern end) consists of a single gravel road while Big Paradise has stricter covenants, paved streets, curbs, and public waste and water from Mount Pleasant Waterworks. Paradise Island is a 15+ minute drive from Mount Pleasant through the Town of Awendaw and unincorporated Charleston County known as Woodville. The Town of Awendaw is nowhere close enough to annexing Paradise Island, but oddly Mount Pleasant is able to because it is just across the Wando River. The annexation would be allowed and some residents have made the request citing a desire to go to Mount Pleasant schools. Just one problem, annexation into Mount Pleasant has no bearing on the school district that you fall under. The City of Charleston which long ago “hopped” the Cooper River to annex Daniel Island has stretched all the way around from the west side and is adjacent to uninhabited Cat Island to the west of Paradise Island, and could in theory annex both islands if requested by property owners. One more fun little wrinkle in the puzzle. Paradise Island is part of Awendaw-McClellanville Consolidated Fire District, which is currently building a new fire station just 4 miles from Paradise Island to better serve their needs and lower expensive insurance coverage caused from the lack of nearby fire stations. If residents of Paradise Island went through the annexation process they would no longer receive coverage from this fire department and the closest Mount Pleasant Fire Department is 14 miles away. The closest Charleston Fire Department is 18 miles away. For what it’s worth, of the 18 active and recently sold listings on Paradise Island, all had the correct 29429 zip code, but 3 incorrectly used “Mt Pleasant, SC” in their address. Two-thirds were improperly designated in area 41, half were incorrectly placed in the “Paradise Island” subdivision that should have been listed in “Big Paradise Island”. Finally, 3 listed the assigned school as McClellanville middle school, which closed over a decade ago, and one incorrectly listed Cario. The internet may have allowed buyers to be just a click away from mountains of real estate data, but what good is that data if it can’t be trusted? You can have great photos of a listing, but if your listing doesn’t show up when it is supposed to because agents aren’t aware of the pertinent details of a property than it is not going to sell.
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Vacation Rentals The Reel Ville - 2Br / 1.5Ba
Skipper’s Fishcamp - 4Br / 3Ba
$660 - $935 / week
$1320 - $1925 / week
$1650 - $2400 / week
Village Retreat - 4Br / 3.5Ba
Cape View - 5Br / 2.5Ba
Point of View - 6Br / 7.5Ba
A
B
E
D
$1650-2400 / week
$1650 - $2400 / week
Palmer’s Point - 4Br / 4Ba
C
F
$2200 - $4200 / week
MCVL.net/Rentals or 843.606.0353
1-week minimum for bookings more than 60 days in advance and 3-night minimum with bookings within 60 days of check-in. Terms and Conditions subject to change, Cleaning Fee and Taxes Not Included.
Rental and Property Management
Property management is a time-consuming job and many people don’t know where to start. Let us take the work out of renting your home through our full-service property management for long-term and short-term rentals. For second-home owners not looking to rent but in need of property management, we also offer a concierge service to ensure that you and your guests make the most of your time. Reach out to us today to discuss how we can eliminate the headaches of owning a second home.
Waterfront Home 1
MCCLELLANVILLE - Across from McClellanville’s famed shrimp boat fleet on the shore of Jeremy Creek, this graceful 4-bedroom home rests among a grove of oak trees secluded from the outside world on over 2 acres of land. A large pierhead offers ample room for entertaining and relaxing while a floating deep-water dock provides boat access to the world renowned creeks and beaches of the Cape Romain Wildlife Refuge. The short dock crosses the marsh grass toward the land covered by a sea of green grass and then transitions into a winding boardwalk leading you to its hidden treasure. $1,150,000 MCVL.net/548Romain Daniel Bates - 843.606.0622
Home with Acreage 2
MCCLELLANVILLE - 3 bedroom, 2.5 baths, and 2791 sq.ft. country estate on 25+ acres bounded by the Frances Marion Forest on Meechaw Creek outside of McClellanville and just 3.5 miles off of US Highway 17. Secluded setting down private quarter-mile driveway, 1-acre pasture, extensive trails, pine forests, mature hardwoods, flooded timber, pond with beautiful cabin site, swimming pool and pool house/studio apartment, 1st floor master bedroom with cathedral ceiling, garden tub and walk-in closet, African Mahogany cabinets, red oak floors with Brazilian cherry inlays, Caribbean heart pine flooring, wood-burning fireplace, trophy room, wet bar made of Australian cypress, attached two car garage with FROG. $795,000 MCVL.net/2290PalmersBridge Oliver Thames - 843.603.5656
There is a wealth of social interaction taking place on facebook every day. We welcome you to join the conversation and invite your friends and family as well. FB.com/MCVLrealty - MCVL Realty Page - Local Real Estate News, Listings, and More FB.com/McClellanville - McClellanville News and Events Page FB.com/Awendaw - Awendaw News and Events Page FB.com/groups/MCVLandAWDW - McClellanville / Awendaw Town Forum (4300+ members) - Local information, events, pictures, or questions FB.com/groups/MCVLmarketplace - McClellanville / Awendaw Marketplace (2400+ members) - Items you are looking to buy, sell, trade, or give away in McClellanville and Awendaw
Historic District Homes 3
MCCLELLANVILLE - Charming two-bedroom, two and a half bath coastal cottage with a relaxed upscale Lowcountry feeling. Home features cypress siding, recent metal roof, and a wrap-around porch on three sides. Unique open floor plan combines dining, living, kitchen, and family together in one well flowing space. The entertainer’s kitchen a large copper edge tile-topped bar, customer cabinets, and stainless appliances. Master bedroom suites are on either side of the house and open onto a large back deck. Home also includes Brazilian cherry floors, eleven-foot ceilings, antique columns, reclaimed wooden beams, magnificent stained glass, ceiling fans in every room, foam insulated attic offers additional storage, energy-efficient windows. There is plenty of space underneath for storing boats, cars, and all your outdoor gear as well as a fish cleaning station. This is the perfect opportunity to leave the hustle and bustle for the laid back lifestyle this area is known for. $439,000 MCVL.net/123Cassena Oliver Thames - 843.603.5656
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MCCLELLANVILLE - Known as the ''Village Hideaway'', this perfect coastal home is tucked away in the heart of McClellanville's quaint ''downtown'' business district within the historic district. You're also close to the local art galleries and less than a mile to Town boat ramp. The home is accessed by a gravel driveway and offers surprising privacy on its low-maintenance 0.17 acre yard thanks to giant bamboo surrounding the home. $475,000 MCVL.net/820Pinckney Daniel Bates - 843.606.0622
Historic District Homes 5
McCLELLANVILLE - It doesn't get much quainter than this picture-perfect cottage on a quiet oak-lined street in the heart of McClellanville's beautiful Historic District! Built in 1945, this 1BR/1Ba 1260 SqFt home is newly renovated and move-in ready. Heart pine floors, 9-foot ceilings, stainless steel appliances, stainless farm kitchen sink, gas fireplace, screened porch, and generac generator. The property has beautiful live oaks and a wrap-around back porch and patio surrouned by a 6-foot privacy fenced perfect for entertaining. $359,000 MCVL.net/622Venning Daniel Bates - 843.606.0622
Manufactured Homes 7
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McCLELLANVILLE - Just outside the town limits of McClellanville this nearly 2 acre fenced property with practically new 3 bedroom 2 bath mobile home is movein ready! The year model says 2014, but has only been occupied for just a few short months. A new gravel circle drive makes parking and boat trailering a cinch. There is a 40 ft. garage/ workshop to secure your boat and tools. $229,000 MCVL.net/1261Hwy45 Oliver Thames - 843.603.5656
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SHULERVILLE - Just 30 minutes from Mount Pleasant, this 5.01 wooded acre lot in the country comes with a quaint 2 bedroom, 1 bath single wide mobile home and plenty of room for an additional primary residence. Might we suggest keeping the existing home for rental income? This truly is a rare opportunity to find multiple acres in the country with city water, 212' of paved road frontage with relaxed Flex 1 zoning. $79,500 MCVL.net/1212Ackerman Oliver Thames - 843.603.5656
McCLELLANVILLE- Good starter home/business, country getaway or investment property! Prime location between North and South Pinckney Streets in McClellanville on busy US Highway 17. Great 2 acre investment opportunity across from Dollar General. Property has older mobile home with recent upgrades, well/septic in place with a long rental history. $139,000 MCVL.net/10244Hwy17 Oliver Thames - 843.603.5656
Land Buying Process Home buying is a complicated process, so you would think that if you take the home out of the equation that it would get less complex, right? Wrong! While you can cross having a home inspection off the to-do list, there is still a lot more to consider when buying land, including is it even able to be built upon! Here is just a short list of the most common issues that we routinely discuss with our clients on a lot-by-lot basis:
• Building Process and Costs • Well and Septic Systems • Wetlands and Critical Areas • Local Utilities Access • Existing Easements
• Ingress / Egress Issues • Zoning Restrictions • Flood Zones and Elevation • Neighborhood Restrictions • Architectural Review Boards
• Clearing and Tree Ordinances • Lending Options • Agricultural Tax Exemptions • Wildlife and Hunting
Mastering each one of these topics can be a job in itself but when our clients have questions we want to be able to give them the right answer and point them to the right resources where they can get more information if necessary. MCVL Realty has represented more than one hundred sales of land in McClellanville and Awendaw in just the last 5 years. We strive to make what can be a daunting experience as stress-free as possible. We pride ourselves on our ability to help those clients navigate these foreign waters. We have forged strong relationships with top builders and other professionals that stand behind their work. If you don’t know where to begin, that’s OK. We’ll discuss the process with you and offer our expertise to ensure that you don’t make a costly mistake.
Waterfront Land 9
McCLELLANVILLE-This deep-water lot is located in the exclusive Pinckney Street Docks community in McClellanville’s Historic District. Ability for a short dock within the ‘No Wake’ zone of Jeremy Creek but just a few hundred feet from Intracoastal Waterway and Cape Romain Wildlife Refuge. Enjoy world-class fishing and uninhabited sandy beaches in your backyard while being less than an hour from Charleston. Watch wildlife and shrimp boats come and go right out your window. $549,000 MCVL.net/610ThomasPinckney Daniel Bates - 843.606.0622
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MCLELLANVILLE - Two adjacent waterfront totaling 5.9 acres lots on the Intracoastal Waterway in Tibwin Farms Community. A single dock is allowed but could be shared by both properties. Build a family compound with land on both sides of the road available for building. Lots may purchased together for $519,000 - MCVL.net/9800TwoPines Lot 8B is 2.9 acres and is permitted for a dock on the the ICW. $349,000 - MCVL.net/9795TwoPines Lot 8C is accessed via an easement across 8B. This lot is 3 acres and is surrounded by marsh on 3 sides. It has a view of the ICW but a dock is not allowed. $199,000 - MCVL.net/9805TwoPines Daniel Bates - 843.606.0622
Waterfront Land 11
McCLELLANVILLE - Two adjacent lots for marshy finger of Jeremy Creek known as Broadmarsh. Enjoy incredible views and coastal breezes all year-round from your home. You are just a few miles from the restaurants, shops, and boat landing in McClellanville’s historic district. Just a few blocks from CREECS charter school serving K4-8th grade. Lot 1 - 1.02-acre lot with about 215’ frontage on marsh. $69,000 - MCVL.net/728Broadmarsh Lot 2 - 2.05-acre lot with more than 320+ feet of marsh frontage. $174,500 - MCVL.net/696Broadmarsh Daniel Bates - 843.606.0622
Waterfront Land 12
AWENDAW - 1.5 acre deep-water lot on beautiful Awendaw Creek which flows into the Intracoastal Waterway and provides quick access to the prime fishing grounds and pristine beaches of the Cape Romain Wildlife Refuge. This lot is wooded and can allow a 1020ft dock. 3-bedroom engineered septic permit in hand. $215,000 MCVL.net/8679Doar Daniel Bates - 843.606.0622
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GEORGETOWN - 4 acres of country bliss and sportsman’s paradise in Georgetown County near Hopsewee plantation with over 220’ of frontage on the North Santee River. Approximately 2.7 acres of the property is high with the remaining portion being a beautiful cypress swamp. Deep water should be attained with a short dock. $119,000 MCVL.net/2Corner Daniel Bates - 843.606.0622
Acreage 14
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GREELEYVILLE- This 56.6 acre lot is the perfect property for your hunting cabin or country estate. Complete with well drained open fields, plenty of woods and creek with flooded timber, it’s a sportsman’s dream. Looking for some privacy? The tract has tree-lined borders, making this gem ideal for a potential horse farm or cozy rural home site. This land is a must see if you are looking for your place in the ‘Great Outdoors’. $250,000 MCVL.net/0Heins Oliver Thames - 843.603.5656
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McCLELLANVILLE - Great property close to the Town Of McClellanville with over 240 ft of frontage on US Hwy 17 as well as 240 ft of frontage on the lesser traveled River Road. Lots of possibilities here ! Build your home and have room to spread out to enjoy the easy country living or subdivide and maximize your investment. $79,000 MCVL.net/10474Hwy17 Oliver Thames - 843.603.5656
McCLELLANVILLE- This 4.58 acre lot in Silver Hill is just 1/2 mile to CREECS charter school. The lot has one ready to build home site with well and septic in place. It can be enjoyed as a single estate with horses welcome or can be subdivided into as many as 4 different lots. $175,000 MCVL.net/9977Alert Daniel Bates - 843.606.0622
Building Lots 18
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McCLELLANVILLE - Shaded lot in the Historic District with cool breezes off of Jeremy Creek and marsh views. Quiet street and surrounding natural beauty make this home-site one you’ll not want to miss! Only five minutes to boat ramp and close to restaurants and shopping. Come enjoy the good life of the Village! $89,900 MCVL.net/124Liberty Oliver Thames - 843.603.5656
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McCLELLANVILLE-Build your dream house on this quiet tree lined street in the Historic District. Ready to build, nice size open lot with mature oaks. Great location with close proximity to library, restaurants and shopping and only minutes to town boat launch and marina. $79,000
McCLELLANVILLE - This 0.9 acre lot is just waiting for you to build your dream home on it. Located in the Historic District, it's one of only three lots that are tucked away on this tidy private lane. It's a great lot and great location with close proximity to restaurants and shopping. $75,000
MCVL.net/218Baker Oliver Thames - 843.603.5656
MCVL.net/879MarionLofton Oliver Thames - 843.603.5656
Building Lots 20
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McCLELLANVILLE - This great 3/4 acre building site is located on the corner of North Pinckney and Warren Drive. Well drained and wooded. With the public boat launch only 5 minutes away, you'll have quick access to the beaches and waterways of the Cape Romain Wildlife Refuge and Bulls Bay. $69,000
McCLELLANVILLE - 1+ acre partially cleared lot in Mouzons Bluff just a quarter mile from the future community dock on the Intracoastal Waterway. Nearby Otter Creek which flows into Jeremy Creek. Private gravel roads and rural settings minutes from historic district. $55,000
McCLELLANVILLE- Great wooded country lot just 1.5 miles from McClellanville Town boat ramp that leads to the Intracoastal Waterway and pristine Cape Romain Wildlife Refuge. With 230 ft. on Society Road, this 1 acre parcel is ideal for mobile home, fish camp, or building site. $22,500
MCVL.net/266Warren Oliver Thames - 843.603.5656
MCVL.net/19Mouzons Daniel Bates - 843.606.0622
MCVL.net/0Society Oliver Thames - 843.603.5656
Commercial Real Estate Investing With the stock market at all time highs, now may be the time to diversify your portfolio with valuable commercial and land development holdings in the path of growth. Buy a tract that can be subdivided and sold as building lots or used for building sites to sell homes. Large acreage tracts may also offer extremely low agricultural property taxes and be used for recreation while you hold the property until you are ready to develop. Commercial land may also be builtout now for use or lease or held while the area grows. Take advantage of these prime raw land tracts while prices are still low. There is a wide variety of businesses that could fit perfectly in McClellanville and Awendaws. With a strong and growing presence in ecotourism along the Bulls Bay corridor, there are endless opportunities for nature-based ventures taking advantage of the surrounding beauty and natural amenities. Ziplines, kayak and canoe outfitters, and fishing guides are just a few that have found home here in the diverse rural area. Recreational vehicle and boat dealers and storage have opened their doors recently with more on the way. What business are you wanting to bring to the area? Let the experts in Bulls Bay commercial real estate and development help you get started. Highway 17 offers an average daily traffic count in excess of 10,000 vehicles in this area creating a winning combination for your business success. Businesses such as boat and RV storage are finding that they can get so much more land for the price. United Soccer Academy has also recently purchased land in Awendaw for new field space and other buyers focusing on sports and outdoor recreational activities have been scouting the area. MCVL Realty is a member of 3 Multiple Listing Systems including a statewide commercial MLS to give our properties maximum exposure to all possible buyers. We have deep roots in the business community and a wealth of experience to help advise you on potential business ventures.
Development Opportunities 23
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McCLELLANVILLE - 106.5 acres of prime property adjacent to the town limits Highway 17 access. High well drained land with pines and open fields. Electricity and 900 gallon per minute well on premises. Zoned AGR and AGR 10, there are multiple possibilities from private hunting preserve to current or future real estate development. $1,600,000
MCCLELLANVILLE - Deep-water ICW acreage on a large bluff with unparalleled views of the Cape Romain Wildlife Refuge. Approved by town of McClellanville for subdivision into up to 12 lots consisting of 6 deep-water lots and 6 tidal creek lots. $3,000,000
MCVL.net/9900Hwy17 Oliver Thames ~ 843.603.5656
MouzonsBluff.com Daniel Bates-843.606.0622
Commercial Properties 25
McCLELLANVILLE-Two tracts totaling 37.8 acres zoned commercial with 1680' of frontage on Hwy 17. Located in key location between the two entrances to McClellanville. The property has just had a selective timbering done. Charleston county has an easement between the two tracks and bisecting both properties in which they have installed a drainage ditch and maintenance road. Property is high and dry and can be used for commercial, residential, or mixed use. 37.8 acres = $740,000 / 17.1 acre = $340,000 / 20.7 acre = $400,000 MCVL.net/10100Hwy17 Daniel Bates - 843.606.0622
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AWENDAW- 5.3 acre commercial tract with approximately 350’ of frontage on Hwy 17 between Doar and Seewee roads. Lot is conveniently located 1 mile from Awendaw’s proposed Town Center, just a few hundred feet from the Francis Marion National Forest. Town Water and Power at front of lot. Lot is completely wooded with mostly pines (approximately 20-25 year old) which could provide timber income. $499,000 MCVL.net/6185Hwy17 Daniel Bates - 843.606.0622
We hope you enjoyed our real estate guide. Please give us a call with any questions you have about buying, selling, or renting a home in the area. See and share a digital version of this guide at BullsBayRealEstate.com
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Front & Back Cover Photos Courtesy of Bob Baldwin