Table of Contents
4) About the Bulls Bay Area 5) About Awendaw/McClellanville 6) About MCVL Realty 7) MCVL Realty Agents 8) Spring Market Report 9) How’s the Market? 10) Draw of Rural Life 11) Quality of Life 12) Area Map 14) Rental Properties 15) Waterfront Homes 16) Waterfront Development 17) Waterfront Land 18) McClellanville Homes 20) Buying Land 21) Awendaw Land 22) Historic District Lots 23) McClellanville Acreage 24) McClellanville Lots 25) Beyond Bulls Bay
About the Bulls Bay Area 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 state-wide 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 Awendaw Creek
Seewee Shell Ring
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 is the only restaurant in the area, though if you’re on the go, you can also pick up a biscuit or other snack at the Sewee Outpost, which 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 “Town”, a.k.a. 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 St. James Santee Episcopal Church
McClellanville Shrimp Boat Fleet
McClellanville began along the banks of Jeremy Creek in the mid-1800’s as coastal retreats away from the swampy, mosquito-infested rice fields of the plantations along the Santee Rivers. 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 in 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 oak-lined avenues. A quaint business district includes restaurants, art galleries, and the world headquarter’s of MCVL Realty. Also in the historic district is the town’s boat landing, museum, marina, shrimp docks, and seafood markets. McClellanville’s highway commercial district along Highway 17 offers numerous additional shops, 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. MCVL Realty has been the #1 real estate office for the past 4 years in a row for sales in the area, proving that bigger is not always better when it comes to real estate brokerages.
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 to 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 in-person, 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 with a real estate agent, please disregard this notice. It is not our intention to solicit the offerings of other brokers.
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Our Agents
Daniel and Oliver both trace their family roots back to the original settlers in McClellanville and Awendaw and consistently rank among the very top real estate agents in the area. If you are considering buying, selling, or renting in the area, you need to put their years of experience to work for you. Your representation on one of the largest purchases you will make in your lifetime is an important decision that will effect the process and results. Go with someone with a proven track record of getting the best deals for their clients while making the process as seamless as possible. Give us a call and schedule a free, no-pressure consultation to review your specific situation and find out how we can help you.
Daniel Bates
Oliver Thames
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.
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.
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 has specialized in local real estate and rental management for 12 years. He is always testing new technology to offer the best service possible for his clients and he excels in marketing.
Daniel is a founding board member on the Bulls Bay Chamber of Commerce and currently serves as its chairman. Daniel is also on the advisory board for the McClellanville Land & Sea Market and president of the Mouzons Bluff Homeowners Association. He has served as McClellanville’s Deputy Town Marshall, Chairman of the Architectural Review Board and was on the board for the founding of CREECS Charter School where he still contributes to their fundraising efforts. Daniel is married and is the proud father of three. He enjoys fishing and kayaking and cheering for Duke basketball. 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: CNE - Certified Negotiation Expert SRS - Seller Representative Specialist ABR - Accredited Buyer’s Representative RSPS - Resort and Second-Home Property Specialist
843-606-0622 Daniel@MCVL.net
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 before becoming a Realtor.
In addition to being a Realtor, Oliver is 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. Oliver is also an avid hunter, fisherman and outdoorsman, and has been 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. (photo credit: Jennifer Causey)
843-603-5656 Oliver@MCVL.net
Just Another Crazy Spring
This year’s unusually cold winter created more pent-up buyer interest than normal. You could almost feel it in the air waiting to break free and then all of a sudden the first weekend of warm weather brought buyers out in droves. Within a week we had six properties under contract and were negotiating several others. Those six contracts represented our same volume for the previous 3 months. Unlike previous springs, the warm weather didn’t stick around long and temperatures yo-yoed back and forth for over a month. Where in the past we have seen March turn out to have more real estate closings than any other month these multiple cold snaps we experienced slowed buyer activity. Sales in the first quarter of 2018 were trailing the record-breaking start in 2017 by about 25%, but there is still a lot of 2018 left to play out! MCVL Realty came out of the gates quickly looking to make 2018 the 5th year in a row that they would lead the area in sales. Below are the properties which MCVL Realty has sold or placed under contract in the first quarter of the year.
The Law of Supply and Demand in Bulls Bay
One trend that continues is the increasing number of sales and the decreas-
ing inventory of property for sale. We’re starting to see new listings put on the market at fair market value receiving multiple offers in the first few days where in the past they were not. You can see in the chart on the left that the number of sales of homes and land in McClellanville and Awendaw has been steadily increasing. Sales doubled in the area from 2010 through 2013 and then almost doubled again the following year. Since 2014, we’ve held fairly constant at these sales levels. From an inventory perspective, there is a direct correlation between these increased number of sales. The chart on the right shows how the number of homes and land for sale in the area remained fairly consistent from 2010 through 2014, meaning that for every property sold another person would list theirs for sale. But in 2014 we can see that both the number of homes and land has been decreasing. This decreasing inventory creates a greater feeling of scarcity and without scarcity, you can not see price increases. It takes a little time for that scarcity to sink in and reach across the pool of buyers. Some buyers have to lose out on a couple of opportunities in which they either underbid a property and lose to a better offer or drag their feet making an offer only to find that someone else has already scooped up their dream property. It doesn’t take long to feel that burn of regret until you are ready to pounce when new listings hit the market and that is the point that we have finally reached. If you’ve been sitting on the fence to buy, get more involved and let us know what you’re looking for so we can keep an eye out for you in this quick moving market. If you’re looking to sell, let us properly market your property and negotiate offers so that you can ensure you get top-dollar!
Building Boom
With every builder that I know in McClellanville committed to projects for the next 6 to 12 months, it’s safe to say that we are in the midst of a building boom the likes of which we haven’t seen since 2005-2006. Nearly every neighborhood has a house being built and a lot being cleared for another to start. It’s a lagging effect that I predicted from the land sales boom that we saw in 2016 and 2017. There is a shortage of turn-key homes on the market that buyers, such as those from Mount Pleasant (read more on opposite page), are in search of. The spec home we have listed at 325 Mercantile is nearing completion and its sale will undoubtedly lead a few more investor/builders to start spec home projects of their own. We have seen that this building boom has started to increase the price per square foot of construction, due in part to both an increase in material costs as well as the higher demand of skilled workers and builders having enough jobs that they are no longer having to bid jobs as competitively. I have previously mentioned the extremely high demand for long-term rentals and predicted investors even coming into the area to build rentals. I personally acquired a piece of land last month for future rental investments and have worked with numerous other buyers who have bought or are buying fixer-uppers or land to build rentals. A lot of these investors are pulling their money out of the stock market with fears that it can only rally for so long. With people ready to rent or buy, you really can’t go wrong investing right now. Keep in mind that “building” doesn’t just have to mean on-site stick-built construction. New or used mobile homes can create great rental or sales opportunities when placed in a desirable area. Modular homes can also be a way to reduce building time and costs and end up with the same product. These homes are sometimes confused with mobile homes, but are constructed much the same as a traditional custom-built home but are simply built in a factory located in areas where the labor and cost of living is lower and are then trucked here to be set and finished.
The Draw of Rural Life
For the past few years, Mount Pleasant residents have been the overwhelmingly largest demographic of buyers in McClellanville and Awendaw. This demographic was less than 5% when I started in real estate more than a decade ago, but has risen to roughly 50% in recent years and doesn’t show any signs of lessening. Rarely does a week go by that someone living in Mount Pleasant doesn’t walk into our office and begin to tell us about how they want to move to get away from the traffic congestion, overcrowding, and rampant development. It doesn’t seem to matter whether they moved there 5 years ago or 50, for many it seems to have reached a tipping point where the conveniences of city living and proximity to work have become outweighed by these constant annoyances. Not only are people wanting to escape the growth of the area, but they also want to start a new chapter in their life. They are coming from yards that are just a fraction of an acre or no yard at all in the case of apartment and townhome dwellers and they want to spread out and have a little room to breath. They often talk about finally getting a dog, growing a garden and even having chickens, horses, or livestock. There is a whimsical romance of country life that makes people feel more free, more alive. Sometimes it’s the simplest thing that are taken for granted my whole life, like the ability to park a boat in your own yard. I’ve also heard nightmares of one crazy person on a homeowners association board with nothing better to do than going around looking for ways to pester people and wreak havoc on their daily lives. I joke about the time that I was working with a client that came to me adamantly stating that he wanted at least a 5-acre lot for his new home. As we were on our way to the first listing, we passed a nice cleared lot with a for sale sign on it. “What about that one?” he asked. I was puzzled, knowing that the lot was only an acre in size. Before I could answer he said, “Let’s go look at that one”. We walked around the property for a moment and he exclaimed, “This is more than enough space!” “OK”, I said, “Well this lot is an acre, so maybe we should expand our search parameters going forward”. He knew how big his small fenced lot in the city was and he just couldn’t imagine that if you put five of them together it would amount to much space at all, but he had never really seen one cleared acre! He also overestimated the amount of buffer you need between yourself and your neighbors to enjoy a little privacy. Just 20 or 30 feet of woods can really block out your neighbors and change the entire way you feel about the solitude enjoyed from your personal space.
It’s Not the Distance, It’s the Quality of Life
One of the largest hindrances to taking the plunge comes from the fear of the commute. We hear from prospective buyers that tell us where they work and how they don’t want to have a morning commute more than so many minutes so they instruct us not to show them properties beyond a certain point, eliminating some ideal locations which check off all of their other wishlist boxes. It’s an abstract decision they have based on the idea that they are losing these precious minutes each and every day. We tend to think of work as an obstacle between ourselves and the things we enjoy, but I would propose a shift in your thinking. If you could dramatically increase the quality of the time you and your family enjoy outside of work in exchange for a few more minutes of driving, would you do it? That is exactly what we have found time and time again from daily commuters that call Awendaw and McClellanville home. Yes, they have a farther drive, but you cover ground quickly and painlessly cruising along at 60 miles per hour on Highway 17 from McClellanville and Awendaw until you get into Mount Pleasant. During rush hour, someone from McClellanville can get to Wando High School faster than someone coming from I’on, Sullivan’s Island, IOP, or the Old Village. Many people even comment on how the drive through the forest can be therapeutic and they unwind and literally leave their troubles behind them at the end of the day! It’s not about the time in the car though because that is not nearly as precious as our time at home. It’s about when you step out of your car at the end of the day and hear birds chirping and your kids playing in the yard. It’s about hopping on a golf cart for a short drive to a local restaurant where people know your name and greet you when you enter. It’s about an evening “putt” in the boat up Jeremy Creek with a glass of wine as the sun sets. And when the weekends come, how much greater is it to be close to all of the amazing resources we have at our disposal for kayaking, boating, beaches, hunting, nature walks, bike rides, etc? It’s why those that live here will tell you it’s like no other place on earth! Local residents tend to want to keep this place secret. You can’t blame them if you’ve ever known a quaint town that changed into a place that you can barely recognize. It’s an internal battle that I fought in creating a chamber of commerce to promote the area and as a real estate agent whose job it is to sell properties here. In fact, if you’re a local resident reading this you may have a sour taste in your mouth fearing growth and change in your own backyard. I hear statements like, “It won’t be long before this all looks like Mount Pleasant too” all the time. It simply just isn’t true. There are restrictions against multi-family housing, minimum lot sizes, maximum home sizes, the types of commercial businesses allowed, and much more. Safeguards such as these ensure that the town I grew up in has remained very much the same place my children now enjoy and with continued protection, a place where their children will also enjoy. The unique thing about McClellanville is that it is the very distance from the metro areas that ensure that only those that appreciate this rural splendor will move here and will also want to protect it.
Vacation Rentals
Captain’s House - 2Br / 2Ba
A
Village Hideaway - 3Br / 2Ba
B
Skipper’s Fishcamp - 4Br / 3Ba
C 4
$660 - $935 / week Cape View - 5Br / 2.5Ba
D
$1650 - $2400 / week
$850 - 1200 / week
Palmer’s Point - 4Br / 4Ba
E
$1650 - $2400 / week
$1320 - $1925 / week
Village Retreat - 4Br / 4Ba
F
$1650-2400 / week
Point of View - 6Br / 7Ba
G
$2200 - $4200 / week
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. Visit McClellanvilleRentals.com or call 843-606-0353 for more information. MCVL Realty provides long-term and short-term rental management as well as second-home concierge services to manage your property.
1
Waterfront Homes
4 bedroom and 3.5 bath luxury escape built in 2007. The beautiful lot is shaded by several ancient live oaks draped in spanish moss and includes over 100 feet of water frontage on Jeremy Creek with a shared dock with covered pierhead and floating dock. hardiplank siding, 5V metal roof, gas logs, 10’ ceilings, tongue and groove walls and ceiling, Australian cypress flooring throughout, wine cooler, wet bar, stainless steel appliances, granite countertops, breakfast nook, and 30’ long screened porch. The master bedroom has a view of the water, huge cedarlined walk-in closet, and a master bathroom with his and her sinks, standing shower and claw-foot tub. ~ $875,000 MCVL.net/709Morrison or Call Daniel Bates at 843-606-0622
2
2+ acres of high pasture land and over 250’ of frontage on Jeremy Creek with enough land to subdivide into two waterfront lots with shared dock and room for horses. Property has a cozy 1000 sq.ft. 2 bedroom, 1 bath A-frame cottage and separate 1 bedroom, 1/2 bath 200 sq.ft. guest house all connected by an abundant amount of decking canopied by live oaks offering the perfect place to enjoy gorgeous marsh views and breezes. A sturdy dock with a floater provides easy boating access to the Intracoastal Waterway and the pristine waters of the Cape Romain Wildlife Refuge. ~ $625,000 MCVL.net/812OldCemetery or Call Oliver Thames at 843-603-5656
3
Waterfront Development 4
PRIME WATERFRONT REAL ESTATE! Buy as a single estate or subdivide into as many as 16 lots already approved as part of the Mouzons Bluff Planned Unit Development. Property consists of a large bluff that rises over the surrounding land and offers unparalleled views of the Cape Romain Wildlife Refuge. Property has over 1150 feet of frontage on the Intracoastal Waterway and over 1200 feet of frontage on Otter Creek. There is very little marsh allowing for short dock(s) which should be deep-water along the Intracoastal Waterway. Otter Creek is tidal (about 5-6 feet deep at high tide) and flows out to Jeremy Creek near where it joins the Intracoastal Waterway. Property currently approved for subdivision into 9 ICW lots and 7 Otter Creek lots ~ $3,000,000 MouzonsBluff.com or Call Daniel Bates at 843-606-0622
Enjoy peace and quiet in the natural surroundings of Mouzon’s Bluff in rural McClellanville just minutes from the Town boat landing and downtown restaurants and shops. This lot is just a 1/2 mile from Otter Creek and planned site for the Community Dock on the Intracoastal Waterway. Property is wooded for privacy with over an acre of land to enjoy. Septic Permit in Hand and underground utilities at front of the lot. ~ $64,900 MCVL.net/342Mouzons or Call Daniel Bates at 843-606-0622
53
Waterfront Land
Estate-sized 3.4 acres lot in Tibwin Farms with 196 feet of frontage on the Intracoastal Waterway and includes a shared dock and floater with its own private covered pier head and boat lift. The dock walkway is shared with only one other neighbor and is 4 feet wide so that it can accommodate a golf cart. There is a 2 bedroom elevated cottage that has been built on the back of the property leaving room for a larger home site on the waterfront. ~ $675,000 MCVL.net/9621TwoPines or Call Daniel Bates at 843-606-0622
6
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 1.5 acre lot is wooded and can enjoy a 10-20ft dock. 3-bedroom engineered septic permit in hand. Enjoying all of the pleasures of the country while being just 15 minutes from the conveniences of Mount Pleasant. Owner-financing possible with acceptable terms. ~ $249,000 MCVL.net/8679Doar or Call Daniel Bates at 843-606-0622
7
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. ~ $99,000 MCVL.net/2Corner or Call Daniel Bates at 843-606-0622
McClellanville Homes For Sale 8
Charming 3 Bedroom, 2.5 Bath home under construction in McClellanville’s historic district. 2275 sq. ft. of heated space and 792 sq. ft. of covered porches provide plenty of space to stretch out and enjoy the beauty and relaxed life style of the Lowcountry. Underneath there is more covered room for boats, storage and outside entertaining. Heart pine and ceramic tile flooring, Custom cabinets, fireplace and built-in book shelves, granite counter tops, optional elevator, open kitchen and large master bedroom and master bath. Framed by moss laden live oak trees this well planned home is sure to be a family showplace. ~ $565,000 MCVL.net/325Mercantile or Call Oliver Thames at 843-603-5656
9
3 Bedroom / 2 Bath home on large 2 Acre lot with mature trees. Just a stone’s throw from shops and restaurant and only minutes from town boat landing. New roof, septic field, hurricane windows, pine floors, bathrooms, and more updated within the last five years. There is a masonry wood burning fireplace in the spacious family room that leads into to a well-lit dining area and generous kitchen. Master suite opens onto a large screened porch. Plenty of storage space and more storage in room over two car garage. ~ $295,000 MCVL.net/830Pinckney or Call Oliver Thames at 843-603-5656
10
Charming 2 bedroom, 1 bath cottage near the heart of McClellanville’s historic district with the boat launch just minutes away. This home has a master bedroom with walk-in closet, eat-in dining/kitchen, spacious family room, bonus room that is currently being used as a guest bedroom without closet, and enormous screened porch that can be accessed by either bedroom. Plenty of room here to relax or entertain a crowd! There is also room here for your boat and there is even an outdoor shower with decked walkway to wash away the salt from one of your ‘soon to be’ many outdoor adventures. 2008 update included kitchen, floors, roof, hardi-plank siding and septic field upgrade. At this price why wait? Come enjoy the good life now! ~$229,000 MCVL.net/933Pinckney or Call Oliver Thames at 843-603-5656
McClellanville Homes For Sale 11
Enjoy this truly turn-key 4 bedroom home that is just two minutes from the McClellanville boat landing, downtown restaurants and shops. Used as a weekend get-away until being recently rented, this home is in great shape and has had very little wear and tear. Features include durable laminate floors, like new appliances, plenty of storage and a lot that presents an opportunity for a boat shed or work shop. Close to the Francis Marion Forest and The Cape Romain Wildlife Refuge, this home has all the makings for a perfect full-time or part-time residence in peaceful McClellanville. At this price it is a must see!~ $192,500 MCVL.net/416Drayton or Call Oliver Thames at 843-603-5656
12
Two houses for the PRICE of ONE! Great country retreat with 3.3 acres spread across 2 lots. House #1 is 3 bedroom and 2 baths and has just been updated with new flooring, carpet, plumbing, electrical, and propane furnace and has a clean, fresh look throughout. House #2 is also a 3 bedroom / 2 bath home but is unfinished (Aprox.80% complete) and has great potential as a rental or mother-in-law/guest house. ~ $169,000 MCVL.net/502Brailsford or Call Oliver Thames at 843-603-5656
13
Affordable home in the country! This fixer-upper is just 2 miles from the Town of McClellanville where there is shopping, restaurants, marina and boat launch allowing access to the Cape Romain National Wildlife Refuge. Large lot with nice mature oaks. This property is a Handyman’s dream. Property has its own dedicated driveway off of Tibwin Road. - $59,500 MCVL.net/1133Tibwin or Call Oliver Thames at 843-603-5656
Buying Land
Raw land can be attractive as an investment, to build on later, or for immediate building. As an investment, the carrying costs are much lower and if you purchase 5 or more acres, it could qualify for an agricultural tax exemption reducing the taxes to pennies on the dollar. Whether building now or later, buyers get to select the exact floor plan that suits their needs and lifestyle while also choosing every finishing touch to make a home reflect their own unique personality. Land buyers want the security before the close of the sale that they will ultimately be able to use the property as they intend. MCVL Realty has represented more than one hundred sales of land in the last 5 years in the McClellanville and Awendaw areas, with 60 of those sales coming from the last 2 years alone. With nearly twice as many land sales as the next closest office, we are the go-to experts in the field. We are constantly developing our knowledge of the latest information on the building process, well and septic systems, zoning restrictions, flood zones, neighborhood restrictions, architectural review boards, tree ordinances and more in order to best serve our clients. 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 and have forged strong relationships with top builders and other professionals that stand behind their work. If you don’t know where 13begin, that’s ok. We’ll discuss the process with you and offer our expertise to ensure that you don’t make to a costly mistake.
Awendaw Land 14
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Large Acre+ building lot in gated Intracoastal Waterway neighborhood overlooking Bulls Bay, complete with private community dock, marina and boat ramp. Situated in the heart of the Cape Romain National Wildlife Refuge and only minutes by boat to barrier islands, secluded beaches, Atlantic ocean, and waterways. - $158,000
Covenant Preserve in Awendaw is bounded by the Francis Marion National Forest and offers scenic natural amenities. This peaceful community is just 15 minutes to Wando and Roper Hospital in Mount Pleasant but it will feel like they are a million miles away as you turn into the community’s private drive. - $99,900
MCVL.net/7854GullBay or Call Oliver Thames at 843-603-5656
MCVL.net/7421Providence or Call Daniel Bates at 843-606-0622
McClellanville Historic District 17
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Build your dream house on one of only three lots that are tucked away on this tidy private lane. Large lot and great location with close proximity to restaurants and shopping. Come enjoy McClellanville’s great sense of community and coastal charm with its natural beauty, pristine waters and nearby beaches. Lot 3 - $79,000 MCVL.net/871MarionLofton
Lot 4 - $89,000 MCVL.net/879MarionLofton
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 MCVL.net/218Baker or Call Oliver Thames at 843-603-5656
or Call Oliver Thames at 843-603-5656
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Great Shaded lot in the Historic District of McClellanville. Perfect building spot for your new home. Enjoy 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, shopping and Post Office. Come enjoy the good life of the Village! ~ $79,000
Tarbell Lane is a small private road just off of the main street into the small fishing village. This drive is shared with just two other properties offering privacy while remaining just a short stroll from the local shops and restaurants and just 1 mile from the boat landing. Enjoy everything that McClellanville has to offer on this great 0.88 acre tract with well already in place. ~ $69,000
On a Budget? Great small lot in the Historic District of McClellanville. Perfect building spot for your new downsized home. Quiet street, beautiful surroundings and close proximity to Post Office, library, restaurants and shopping make this little gem a must see to enjoy everything that this quaint coastal village has to offer! ~ $29,000
MCVL.net/124Liberty or Call Oliver Thames at 843-603-5656
MCVL.net/153Tarbell or Call Daniel Bates at 843-606-0622
MCVL.net/133Liberty or Call Oliver Thames at 843-603-5656
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McClellanville Acreage
4.58 acres in Silver Hill just 1/2 mile to CREECS charter school. Lot has one ready to build home site with well and septic in place. Lot can be enjoyed as a single estate with horses welcome or can be subdivided into as many as 4 different lots. ~ $225,000 MCVL.net/9977Alert Call Daniel Bates at 843-606-0622
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Beautiful wooded acreage in horsefriendly community. Landry Farms has a relaxed homeowners association with large lots and covenants to protect rural nature and property values. Minutes from the Francis Marion National Forest and the Cape Romain Wildlife Refuge, this area is perfect for outdoor enthusiasts. ~ $118,000 MCVL.net/1441Hwy45 or Call Daniel Bates at 843-606-0622
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Two wooded lots totaling 3.86 acres. Horses and mobile home OK. Property is in flood zone X with no mandatory flood insurance or need to build up off the ground. Francis Marion National Forest is just 1 mile away. Just a few miles to McClellanville’s boat landing ~ $99,500 MCVL.net/9969Randall or Call Daniel Bates at 843-606-0622
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McClellanville Building Lots
Wooded 1.59 acre lot in McClellanville’s Silver Hill community just a 1/2 mile from CREECS charter school. This over-sized lot has plenty of room for your dream home and a garden, horses, chickens, workshop. No mobile homes allowed. Home should be able to be built on a small crawlspace rather than raised pier construction. ~ $79,500 MCVL.net/9970Alert or Call Daniel Bates at 843-606-0622
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Ready to build! Enjoy the quiet living and beauty of wildlife and nature that surrounds this lot located in small subdivision (no HOA) accessed by private road. Great for permanent residence or Coastal retreat. With the Town landing just 5 minutes away, boating, fishing and beaches await exploring and adventure. ~ $69,000 MCVL.net/237Warren or Call Oliver Thames at 843-603-5656
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Build on this large 1.55 acre lot and enjoy country living close to the Village of McClellanville. Less than 10 minutes from the Town boat landing and the Cape Romain Wildlife refuge as well as the Francis Marion Forest. This beautiful area is well known for its great fishing, hunting and laid back lifestyle. ~ $25,000 MCVL.net/517Mercantile or Call Oliver Thames at 843-603-5656
Beyond Bulls Bay
Small rural subdivision, bounded front and back by the Francis Marion National Forest and located in a quiet area of Bethera. Great peaceful living with daily wildlife viewing on the property. Take advantage of the common walking greenways for that morning stroll and taking in the natural beauty that abounds here. Paved state road frontage for easy access. Plenty of space to enjoy with reasonable restrictions to preserve property values.
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Lot B - 4.52 Acres = $75,000 Lot D - 1 Acre = $35,000 Lot E - 1 Acre = $35,000 Lot F - 1 Acre = $35,000 Lot G - 0.99 Acre = $29,545
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MCVL.net/Bethera or Call Oliver Thames at 843-603-5656
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North Santee / Georgetown - 3 bedrooms, 2 bath home just minutes from public boat launch on the North Santee River and U.S. Highway 17. Great little starter home, coastal retreat or for anyone on a budget just wanting to downsize. Sits on large open one acre lot. Recent HVAC. There is a spacious front screened porch with deck. Newer metal roof and vinyl siding added after house was moved to present site in 2008. Presently being used as a rental with good cash flow. ~ $135,000 MCVL.net/11837Powell or Call Oliver Thames at 843-603-5656
Sportsman’s Paradise - Greeleyville Great property for your Hunting cabin or Country estate. Beautiful tract with everything! Well drained open fields, plenty of woods and creek with flooded timber. Lots of privacy with tree lined borders make this gem of a tract perfect for horse farm or wonderful 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 or Call Oliver Thames at 843-603-5656
Commercial
Now is the time to take advantage of these strategic business locations before highway property values rise along with currently expanding residential growth. There are a wide variety of businesses that could fit in well to the McClellanville and Awendaw communities. 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. 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. Commercial zoning can also allow a higher density residential opportunity for investors looking to build rentals. 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. 30
Strategic 6.13 acre corner lot in Commercial Zone at the Corner of North highway 17 and Doar Road. This high visibility property has 335+ feet on Highway 17 and 925+ feet on Doar Road and is included in The Town of Awendaw’s future downtown conceptual plans. Property has great access from two intersections, one being Highway 17 and Doar Road and the other at Doar and Seewee Road. - $599,000 MCVL.net/6445Hwy17 or Call Daniel Bates at 843-606-0622 31
5.3 acre 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. Commercial rezoning has been applied for and status awaiting Town of Awendaw approval - $499,000 MCVL.net/6185Hwy17 or Call Daniel Bates at 843-606-0622
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Now with popular interest in the Awendaw area and its strong direction towards ecotourism, this desirable location will again surely play a vital role in the Historic Bulls Bay Corridor. Put your business plans in action today and take advantage of current prices and tremendous highway traffic to create the area’s next landmark! - $499,000 MCVL.net/7250Hwy17 or Call Oliver Thames at 843-603-5656
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Highway Commercial land in McClellanville with owner financing possible. Various acreage options with wide frontage and high visibility on Highway 17 in Town of McClellanville Highway Commercial District. Competitively priced to suit your business needs. May be sold complete or subdivided. Entire 7.5 Acres = $249,000 “A1” - 2 Acres = $85,000 “A3” - 1 Acre = $47,500 MCVL.net/10325Hwy17 or Call Oliver Thames at 843-603-5656
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Prime location between North and South Pinckney Streets in McClellanville. Great 2 acre commercial investment opportunity on Highway 17 across from Dollar General. Property has well and septic and is presently being rented ‘as is’ at $550 monthly on a month to month lease. Property is zoned Rural Commercial (CR) by Charleston County. Perfect time to invest in this popular coastal community! ~ $119,000 MCVL.net/10244Hwy17 or Call Oliver Thames at 843-603-5656
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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