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. 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 for sale or rent by another brokerage, please disregard this solicitation and all offerings of our services.
MCVL Realty Ranked #1 Office in the Area for 5th Year 2018 was another banner year for the two-person team of MCVL Realty. This marks the 5th consecutive year that we have sold more property in McClellanville and Awendaw than any other real estate office. We are indebted to our communities for the support that they have shown us. We are also grateful to our clients whom have entrusted either the purchase or sale (or sometimes both!) of their home, land, or investments with us. The following listings represent the sales that MCVL Realty participated in at least one side of the transaction on in 2018.
Daniel Bates - Broker/Owner 843-606-0622 Daniel@MCVL.net
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 13 years and sold more property by sales volume in McClellanville and Awendaw than any other agent in the last 5 years. 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 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.
“This is the second property that I have purchased using Daniel as my realtor. This home was purchased as an investment and his knowledge of the McClellanville real estate and rental market was instr umental in us being able to make a decision about purchasing. Once again, we were able to save many trips from North Carolina because of Daniel’s willingness to send us plenty of pictures and videos and forms for signatures when it came time for making an offer.” - John Sankey “Working with Daniel was a hassle free experience from start to finish. The property he listed for me sold in less than two weeks! Daniel is definitely a great marketer. I would recommend anyone looking to buy or sell in the Awendaw or McClellanville area to give Daniel Bates a call. Friendly and professional service.” - Walter Wrixon
“Can’t beat a home town boy... Anybody that can cue the dolphins to feed, the pelicans to dive, and the shrimp boats to pass as you look over the intracoastal waterway has some connections. Daniel is a long time resident of the best community in SC. He is very personable, honest, dependable, and is always available for an answer to your questions.” - Dean Byrd “Daniel advised us on whether to sell our property or whether to hold the property as an investment. To our pleasant surprise, he was able to find several good tenants to lease the property. As the years passed, Daniel also earned our trust as a property manager. He was always responsive and sensitive to our concerns. If I had to pick the one thing I like about Daniel the most- it would be his honesty. Being so far away from our home, it meant a lot to my wife and me to have someone trustworthy managing the property. When it was time to sell our property, Daniel helped us decide on the best asking price as well as making sure the property was in good condition to show. I still can’t believe how quickly we received a great offer.” -David Goodall
Oliver Thames - Sales Associate 843-603-5656 Oliver@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. 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.
“You are a special person. I am blessed to cross paths with you. I hope to keep you as a friend in the future and will be glad to roll out the red carpet for you as you have for me. Your professionalism is second to none and you should be very proud of yourself and the things you accomplish. You have an edge that defines you from all the rest. Thank you dearly for all your hard work. I will make sure to send more sales your way.” - Jonathan Williams “Oliver Thames is by far the best real estate agent with whom we have ever been associated. From our first encounter to closing, Oliver was professional, knowledgeable and accommodating to our needs. Look no further for an agent.” - Joe Durkan
“Oliver Thames was very professional and personable. He was extremely knowledgeable and very attentive to your concerns. Oliver is very reliable, he truly cares about you and your needs. I would highly recommend Oliver to be your real estate agent.” - Diane Porter “Oliver Thames was an integral part of us getting this property in McClellanville. His knowledge of local lenders and local workers has turned our dream into a reality. Oliver was there for every step of the process. I would recommend Oliver and MCVL Realty to all who want reliability, professionalism, and most of all knowledge of the surrounding area.” - Glen Duffy
As I write this report we have yet to have that perfect week with temperatures above 70° that typically marks the official spring real estate rally. In truth, there really hasn’t been a tremendous seasonal slowdown, to speak of. The market just kept humming along right through winter but I expect that we are on the verge of things really heating up just as soon as the temperature does! Despite the political dysfunction in Washington we’re experiencing record low unemployment and high consumer confidence. The stock market is said to be on the longest bull run in US history with the Dow Jones quadrupling in the last 10 years, but it has wavered in recent months. US real estate markets have also been consistantly appreciating during this same 10 year period. Some coastal markets, such as San Francisco, Los Angeles, and New York have seen such rapid appreciation that outpaced wage increases that it has finally led to stagnant growth and even declines in the form of a market correction. Regionally, the Charleston Metro area has seen healthy market increases led by Mount Pleasant, which has been one of the fastest growing cities in the US since 2009, but it too has been experiencing a market slow down and pricing push-back. Comparing year-to-year sales in Mount Pleasant from 2017 to 2018 we see that the average sales price increased 5% but the number of sales decreased by 8% despite roughly the same amount of new listings in each year. It’s hard to compare markets as diverse in size as Charleston, Mount Pleasant, and McClellanville/ Awendaw, but one measuring stick we can use is to look at the number of “months of inventory” in each market. This data takes the total number of listings in an area and divides it by the number of sales in that area in a given month. It’s basically a gauge of supply and demand, so a high number of months of inventory would tell you that there is a large supply of property with limited demand resulting in a buyer’s market. A low number of months of inventory would tell you that the demand is high and indicate a seller’s market. The chart shows the average annual months of inventory in each market over the last decade. In 2009, the market was at its worst and we had a backlog of properties listed for sale and nobody to buy them. As the market improved you can see that all 3 markets saw improving months of inventory. Charleston leveled off between 2016 and 2017 and then actually increased last year. Mount Pleasant has been ever-so-slightly inching up each of the last 3 years indicating that their market has been slowing down. In McClellanville and Awendaw the number of months of inventory continues to decrease showing a strong and healthy market. As a sub-market, we often see that our indicators are trailing behind those that we see in the rest of the Lowcountry, which itself is typically trailing major markets on the west coast, Florida and the northeast. The Bulls Bay area has still not fully rebounded to the pre-recession property values, but this moderate “slow and steady wins the race” market appreciation also means that buyers can still find value in our market and that we’re less likely to experience any market corrections. Awendaw continues to show stability with a balanced market providing land and homes at prices that buyers are willing to pay but clear push-back on unrealistic listing prices. In McClellanville, the vacant land market has been demonstrating a recent flurry of activity after little growth over the last few years. Home values continue to appreciate with homes under 1500 sq.ft. fetching record prices. In both McClellanville and Awendaw there is a clear favor for newer and updated homes fetching a significantly higher price while homes with deferred maintenance are showing longer days on market to find the right buyer. (continued on next page)
The massive growth and change in appearance of Mount Pleasant from a small town to a bustling city has had the unintended consequence of driving a lot of residents out of town. We’ve seen a steady increase in the number of buyers coming from Mount Pleasant to our market over the last 3 years and they now represent roughly half of our buyer pool. They are trading traffic jams for Awendaw Green’s “Barn Jams”, 1/4 acre lots for acreage, and HOA gym cards for back-yard chickens. A strong supply of buyers from a city the size of Mount Pleasant can provide a landslide of volume for a place with as few listings as McClellanville and Awendaw. These buyers, however, are proving more particular than the average buyer in their preference for turn-key homes with modern finishes. Nearly everyone that we have worked with moving from Mount Pleasant has gained quite a bit of equity in their home and are getting so much more for their money in our market. Should Mount Pleasant experience a market correction it should have little impact on our market because they would still be able to sell for a profit and at the end of the day, Mount Pleasant buyers aren’t moving up or down, they are moving over. They are driven by the fact that they no longer recognize the town they fell in love with. Another big factor driving sales are the incredibly low interest rates. When I closed on my house last November, I was rushing to lock in an interest rate below 5% and the consensus was that they would keep rising. Fast forward just a few short months and we’re back down in the low 4’s and the Fed chairman has said that there are no plans for rate increases for the rest of the year. Combine these low rates with the high number of buyers in their 20’s and 30’s finding success in the economy and beginning the home-ownership phase of their life and you have a recipe for a successful housing market for the rest of the year.
MCVL Realty Sells McClellanville’s Most Expensive Home
On March 25th, 2019, 642 Thomas Pinckney Court sold for $1,580,000. The property was listed by Daniel Bates of MCVL Realty and went under contract after 24 days on the market. Excluding large acreage plantation tracts, this is the second highest valued sale in McClellanville history topped only by the previous owners purchasing this same home new in 2005. It was purchased at that time for $1,695,000 showing that the luxury market has done well to recover since the downturn. Prior to the sale, MCVL Realty managed the property as a vacation rental known as “Point of View” and the new owners will continue to welcome vacation renters through MCVL Realty. Visit McClellanvilleRentals.com for more information. The home features 6 bedrooms and 7.5 bathrooms but its greatest asset is the most incredible view that I have ever seen from a property in my life! As I wrote in the listing description, “Resting at the confluence of Jeremy Creek and the Intracoastal Waterway, this lowcountry home offers breath-taking panoramic views of the protected creeks, marshes, and barrier islands that make up the Cape Romain Wildlife Refuge and Bulls Bay. Enjoy the daily passage of shrimp boats on their journey down Jeremy Creek and out Five Fathom Creek to the Atlantic ocean and back again with their day’s haul each evening, as well as yachts and sailboats traveling on the ICW.”
McClellanville’s First Spec Home in a Decade Sells Before C.O. Granted
That title may not make sense to everyone so let me define a couple of terms here. A “Spec Home” is one built as a speculative venture. It is a new construction home built for sale by the builder without having a specific buyer in mind and is sold for profit. “C.O.” stands for Certificate of Occupancy and is the document granted when a home passes its final building inspection; in other words, it has been approved to be lived in.
In 2018, MCVL Realty entered into a listing agreement with Longfield Residential to list for sale a spec home they were to construct in McClellanville. While Awendaw has seen many spec homes built and sold, this was a big deal in McClellanville because the last spec home built was listed for sale in 2007 but never sold by the builder due to the downturn in the economy. Sadly, the bank ended up foreclosing on the builder’s home before finally selling it in 2010 for significantly less than the builder had put into the beautiful home. We explained these facts to the father and son builders, Daes and McLain Manning, but convinced them that the market was ready for this type of property as well as the success others were having in Awendaw. Oliver Thames assisted them in locating and acquiring the land at 325 Mercantile Road as well as the features and pricing of the project. The property was initially listed using only home plans, but once the home was close enough to completion that people could tour the property interest really began to build. Oliver hosted multiple open houses in these final stages and was ultimately able to sell the home for $540,000 before the home was even completed and the C.O. issued. The relevance of this from a builder and investor standpoint is that once a home is finished and has not sold it is costing them money and tying up their resources. We look forward to working with Deas and McLain on future projects and would love to work with other great builders. If you aren’t a builder but would like to invest in speculative building in the area we are happy to help match you with local builders and assist in that manner.
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Growth and the Future of The Bulls Bay Area to be Determined by Awendaw
Fear of growth and development is on the minds of Bulls Bay area residents as urban sprawl creeps outward from Mount Pleasant (watch the growth of the area using the Growth Tool below). Builder D.R. Horton has begun work on their latest development known as Bee’s Crossing which plans to squeeze 90 homes onto 32 acres. While the postal service originally issued this area an Awendaw zip code, it has long been annexed by the Town of Mount Pleasant and is located in what is now commonly called “North Mount Pleasant”. Traveling further north, you encounter the low-density communities of Sewee Preserve followed by the Bulls Bay Golf Club. This is the farthest property annexed by the Town of Mount Pleasant and the beginning of the Town of Awendaw, the proverbial line in the sand. Mt. Pleasant has recently passed legislation limiting the number and type of building permits that will be issued each year. Those fed-up with the growth of Mount Pleasant (every one that I have talked to) see it as too little, too late. While it will have a slight effect on slowing growth in their area, Awendaw may actually be more affected by the passage of this bill. Developers that were perfectly content with continuing to squeeze housing projects into the few remaining spaces in Mt. Pleasant are going to have to sideline some projects for future years and look outside of Mt. Pleasant for greener pastures. The abundant land in Awendaw seems to be just what they are looking for.
Awendaw’s residential zoning hinges on the presence of public water or sewage which permits a minimum lot size as small as 0.29 acres while it reverts to 0.69 acres without them. The Town of Awendaw has put in place a small public water system with lines running outward from its town hall water tower. To make the project financially feasible it must really be scaled to many more customers. Public sewage has also been discussed with the latest negotiations to incorporate the system in with the building of public schools and a residential development and have the final treated effluent dispersed in the town’s park. The difficulty of public utilities in Awendaw lies in its decentralized rural nature. While McClellanville formed along the banks of Jeremy Creek and grew outward gradually as a more centralized community, Awendaw has large swaths of the Francis Marion National Forest slicing through it. There is also a large amount of land which has been strategically preserved from development through the placement of conservation easements. However, there also exist numerous large acreage tracts that have been patiently growing pine trees and waiting for the demand that seems to be building. (continued on next page)
Interactive Online Growth Tool at MCVL.net/Growth Visit MCVL.net/Growth to see year-by-year changes in the area presented through a time-lapse of satellite images from 1984 to 2016. It begins centered on the northern end of Mount Pleasant where you can see the rapid growth of the area. You can then move north and notice relatively little change in Awendaw and McClellanville in the 32-year spread. It’s important to note that you may notice several hundreds of acres of green forest vanish from the landscape only to return a couple years later. This is not development but the timbering process and the trees then replanted and beginning to grow again.
Developers have broken ground on a new development called Awendaw Village. The proposed 1/2 acre lots sparked concern but on closer inspection, the overall density of the community turns out to be less than 1 home for every two acres because of green spaces and wetlands. The developer is beginning with just 14 of 41 planned homes in the first phase. Chalk it up as a “win” for the type of controlled growth that could maintain the rural way of life, but this hundred-acre tract is dwarfed in comparison to some of the larger undeveloped parcels. If any of these other tracts were allowed to be developed at close to 1/4 acre-sized home sites it could double the population of the town and forever transform the rural face of Awendaw. Most of the residents that I know are opposed to this transformation and taking a stand against the uncontrolled growth they witnessed in Mount Pleasant. Organizations such as The Nature Conservancy and Coastal Conservation League have also joined in to prevent disruption in this keystone community situated between the National Forest and the Cape Romain Wildlife Refuge. In contrast to Awendaw’s zoning, unincorporated Charleston County surrounding Bulls Bay provides for mostly 1 home for every 1 to 10 acres and the Town of McClellanville allows for only 1 home per acre or 3/4 acre in the Historic District. McClellanville is also blissfully encumbered by its geographic distance from the growth of the Charleston Metro area and separated by larger undevelopable tracts of the Francis Marion National Forest (see “The Convenience Conundrum” on the next page). The residents, town council, and mayor are unified with a preservationist mindset and a consolidated effort to reject public sewer and water, multi-family and high-density zoning. There are certainly some larger tracts of land that will be subdivided and vacant lots between homes which have slowly been filling in with homes, but the underlying zoning and mood of the community working together gives hope against it losing its small-town feeling.
The Convenience Conundrum
We live in a world where all of the knowledge of the world is a few keystrokes away on a device that we can carry around in our pocket. Anything you can imagine can be ordered and delivered to your door within two days. There is a near-infinite amount of streaming content to entertain us. We know more about “friends” we haven’t seen since college than some of our own family members. Your gourmet coffee maker can brew an individual cup of coffee that’s ready for you when your alarm goes off, your fridge can add milk to your shopping list, an automated robot vacuums your house when you walk out the door, Alexa can adjust the temperature in your house or suggest an umbrella if there is a chance of rain, and your car tells you a better route to take to work because of a wreck. There is an abundance of convenience at our home and in the cities we are surrounded by options for local shopping, dining, entertainment, high-speed internet, cable, employment, schools, housing, and more. We also know that these modern conveniences come at a cost. As we’ve witnessed in nearby Mount Pleasant, which has been one of the fastest growing cities in the US since the downturn in the economy, people flocking to the area to enjoy these conveniences have brought with them a higher cost of living and housing, 24/7 traffic jams, out of control homeowners association rules and costs, and a departure from traditional Southern values. Just up the road in “L.A.” (that’s Lower Awendaw), residents get a taste of affordable houses with a little space between them and their neighbors with just a short drive to many of these aforementioned conveniences. The farther you drive north, the farther these conveniences get and the more often I am asked by buyers “Where do you do your grocery shopping?”, “What is internet service like?”, or “What do people around here do for fun?”. These are fair questions. Questions from someone who has lived a life of convenience. My wife was one such person who gave me a puzzled look when I explained that where I grew up I had to drive 30 minutes to see a movie or buy groceries and she’s now called McClellanville home since 2006. These type of questions really get to the heart of measuring the conveniences of someone’s current life to an unknown life they may experience if they decide to pull the trigger and move outside of the hustle and bustle of city life.
I’ll be the first to admit that this “alternative lifestyle” is not for everyone. If you can’t survive without a Starbucks umbilical cord, it may be a rough transition. It took my wife some time to adjust after living in a city her whole life. Buyers willing to step outside of their comfort zone and discover true country life in Awendaw, McClellanville, and the surrounding rural areas, begin to learn that there is more to life than modern conveniences. When you skip the drive-thru window and sit down in a local restaurant you meet neighbors and form lasting relationships. When you stop cutting down every tree in sight to build homes you start co-existing with nature and witness it in your own back yard. When you get rid of all the traffic you can actually enjoy the peace and quiet and make it more enjoyable to walk, bike, or even take a golf cart for a spin. When your beaches are only accessible by boat you find a sanctuary with miles of uninhabited shell-covered beaches for yourself. When you trade your planned parks and paved “nature trails” for hundreds of thousands of acres of protected forests you witness the glory of nature. When you’re out of sugar or eggs you ask your neighbor rather than going to the store. You take a step toward self-sufficiency where conveniences take a back seat to things, meaning-of-life kind of things, that you might have missed if you were sitting at the drive-thru or staring at a phone. I’ll leave you with this final thought that I enjoy sharing with visitors to the area that may sound odd coming from a real estate agent trying to “sell the area”: Nobody HAS to live in McClellanville! There is no Boeing or Volvo factory attracting workers that have to live nearby. Housing isn’t incredibly affordable and there isn’t a fantastic public transportation system ready to whisk them to work. Our school system isn’t ranked #1 in the country (but check out CREECS, we love it). There are even times that the mosquitoes will dang near carry you off (rare, but it happens). If we “solved” all of those problems, we wouldn’t be the unique community that we are today. You see, it’s these inconveniences that help us keep it just the way we like it. It sorts out the people who can truly appreciate everything that the area has to offer and place a higher value on these resources. These people, whether they were born here or just moved here yesterday, are the key to fighting for its preservation for future generations.
Vacation Rentals The Reel Ville - 2Br / 1.5Ba
Village Hideaway - 3Br / 2Ba
A
B
$660 - $935 / week Skipper’s Fishcamp - 4Br / 3Ba
C
$1320 - $1925 / week
4
$850 - 1200 / week
Palmer’s Point - 4Br / 4Ba
Village Retreat - 4Br / 3.5Ba
$1650 - $2400 / week
$1650-2400 / week
D
Cape View - 5Br / 2.5Ba
F
$1650 - $2400 / week
E
Point of View - 6Br / 7.5Ba
G
$2200 - $4200 / week
Details and Availability at
McClellanvilleRentals.com
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. 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 cedar-lined 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
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Tibwin Farms Spotlight
Two Pines Rd Entrance
Just south of McClellanville is a community of two dozen waterfront properties along the Intracoastal Waterway known as Tibwin Farms. The community is accessed down a private gravel road (Two Pines Road) that takes residents from Highway 17 through 812 acres of pine forests owned by the Charleston County Parks with a conservation easement preserving it from future development. The lots vary in size from 3 to 10 acres of high ground and average over 220’ of marshfront. It is a close-knit rural community that looks out for one another but also gives everyone their own privacy and seclusion.
2
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
3
5.9 acres consisting of two lots along the Intracoastal Waterway with the ability to get a single dock. ~ $519,000 MCVL.net/9800TwoPines Daniel Bates at 843-606-0622
Lot 8B is 2.9 acres and is in the final stages of obtaining a dock permit to the ICW. Dock depth will depend on summer dredging. ~ $349,000 MCVL.net/9795TwoPines Daniel Bates at 843-606-0622
Lot 8C is accessed via an easement across 8B. This lot is 3 acres and is surrounded by marsh on 3 sides but does not allow a dock. ~ $199,000 MCVL.net/9805TwoPines Daniel Bates at 843-606-0622
Buying Land
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 and 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.
4
Waterfront Land
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
5
Awendaw Waterfront Land
EXCEPTIONAL WATERFRONT ACREAGE with 200 feet of frontage on the Intracoastal Waterway in Awendaw near Bulls Bay Overlook. Rare opportunity to own one of the last available estate size tracts with Waterway access to Bulls Bay and the Cape Romain National Wildlife Refuge. If you have been waiting to find the perfect place to build your dream home or family compound in a true Lowcountry setting, wait no longer! This beautiful property already has a short dock in place and cleared house site at the waters edge. A full length existing drive that hugs the north property boundary line makes for easy access and subdividing if desired. The new Awendaw Town Park is directly across the road, presently being constructed, and will enhance your list of endless outdoor activities here. ~ $799,000 MCVL.net/7857Doar or Call Oliver Thames at 843-603-5656
6
Awendaw Creek - Nearly 9 Beautiful Acres West of Hwy 17 on deep creek across from forested conservation land. Enjoy the freedom of country living on this unrestricted tract of what was once part of the Manigault Barony. Highland consists of 4.87 acres with two possible home sites, one having water access. There is also a 1.22 acre island with great potential for an array of outdoor activities and entertaining. This diverse property offers endless possibilities for those seeking the best that rural living has to offer! ~ $275,000 MCVL.net/0AwendawLanding or Call Oliver Thames at 843-603-5656
7
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. ~ $230,000 MCVL.net/8679Doar or Call Daniel Bates at 843-606-0622
McClellanville Homes For Sale
8
3 Bedroom, 2 bath home is a jewel framed among majestic live oaks and azaleas on a 1-acre landscaped yard with plenty of room to enjoy the outdoors. Custom home built by Coastal Builders, fully screened wrap-around porch, open living area with cathedral ceiling, kitchen with gas range and island, breakfast room, office with porch access, built in elevator shaft, 12x12 tile and engineered wood floors, two large unfinished 2nd story storage rooms, parking and enclosed work shop under house, ~ $449,000 MCVL.net/174Baker or Call Oliver Thames at 843-603-5656
Homes For Sale 9
4BR, 2BA cottage on 1-acre lot that is one of the prettiest yards in all of McClellanville planted with azaleas, gardenias, hydrangias, and more in the quiet Silver Hill community just a block from CREECS charter school. Screened porch overlooks the private back yard with a view of the stocked pond, living room with fireplace, spacious kitchen with island, Downstairs master, laundry room with room for crafts or an office, two additional bedrooms and full bath upstairs, detached one-car garage includes a loft and offers additional space for workshop and storage.~ $269,000 MCVL.net/830WCarolina or Call Daniel Bates at 843-606-0622
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. Update 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
11
3 bedroom, 2 bath, 1999 double-wide mobile home on spacious 1.27 acre lot in Awendaw. Close to Awendaw Creek, ICW, and Francis Marion accesses and just 15 minutes to Mt. Pleasant. Two wooden storage buildings (approx. 15’x15’ & 12’x15’) and a metal frame workshop with room for horses or a garden. Open living room / dining room / kitchen, Master bedroom features a huge walk-in closet and master bath including standing shower, soaking tub and two separate vanities. ~ $210,000 MCVL.net/8482Doar or Call Daniel Bates at 843-606-0622
Homes with Acreage 12
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 or Call Oliver Thames at 843-603-5656
Homes with Acreage 13
41-acre tract bound by Francis Marion National Forest, 4 ponds, huge grassy fields (great for horses), workshop, chicken coop and numerous carports and sheds, and TWO HOMES. Main home has 3Br/2Ba and features massive 15’ by 60’ screened porch, above ground swimming pool, and fireplace. Second home is a 3Br / 2Ba mobile home with deck and large screened porch overlooking a private yard surrounded by oaks. Further subdivision of this land is not possible and no additional homes can be added under current zoning. No HOA’s, No Covenants and Restrictions, No flood zone, no worries! ~ $595,000
MCVL.net/1020Skeebs or Call Daniel Bates at 843-606-0622
51-acres of land sharing 3 sides and over 5,000 feet of boundary with the Francis Marion National Forest and less than 10 minutes to McClellanville. Property is gated and has a well-formed dirt road already in place. Approximately 15 acres in the middle of the property has been cleared and includes a pond, pole shed, and single-wide mobile home surrounded by oaks. 25 acres at the back is low but great for hunting. Property is zoned AGR10 allowing it to be subdivided into up to 5 parcels. Properties like this come along once in a lifetime. Shown by Appointment Only! ~ $495,000
MCVL.net/1Gillette or Call Daniel Bates at 843-606-0622 Pair up the two parcels listed above (1020 Skeebs and 1 Gillette) for a 92-acre parcel with over a mile of boundary along the Francis Marion National Forest. This property could be subdivided into up to 6 parcels. Perfect family estate, hunting club, equestrian community or compound, investment property, or your own private fortress of solitude! ~1,090,000 MCVL.net/2Gillette or Call Daniel Bates at 843-606-0622
Development / Acreage 14
PRIME DEEP-WATER ICW ACREAGE! Buy as a single estate or subdivide into as many as 12 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 (see front and back cover images of this real estate guide). The property has over 1150 feet of frontage on the Intracoastal Waterway for 6 deep-water lots averaging 1.5 acres. It also has 1200 feet of frontage on Otter Creek for 6 additional tidal creek lots (about 5 feet deep at high tide) can be created. Final master dock and land disturbance permitting already under way ~ $3,000,000 MouzonsBluff.com or Call Daniel Bates at 843-606-0622
15
DEVELOPABLE ACREAGE! McClellanville - 106.5 acres of prime property adjacent to the township of McClellanville with Highway 17 access. High well drained land close to the Francis Marion Forest, Santee Delta and Cape Romain Wildlife Refuge. Good mix of 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. This land is a winner on all counts Location, Investment, Recreation and Price! ~ $1,600,000 MCVL.net/9900Hwy17 or Call Oliver Thames at 843-603-5656
200+ Acres in McClellanville perfect for hunting, agriculture, or private estates! Land consists of approximately 160 acres of planted pine forest and 40 acres of wetlands with a varying habitat for wildlife. Land has easy access off of Hwy 17 and there is an existing high and dry road and trail system in place. A controlled burn was just conducted on the timber. Property will be sold with conservation easements that will limit some activities and subdivisions to no more than 4 subdivisions into 50 acre tracts, but each lot may have Call Daniel Bates at 843-606-0622 a main home, guest house, and outbuildings.
16
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
Land
17 17
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. ~ $175,000 MCVL.net/9977Alert Call Daniel Bates at 843-606-0622
Stop by our office to pick up a free copy of the new “Southern Flavor” and check out the next issue featuring McClellanville’s great chefs and dishes.
SouthernFlavorMagazine.com
Historic District Building Lots 25
18
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 - $69,000 Lot 4 - $75,000 MCVL.net/871MarionLofton MCVL.net/879MarionLofton
19
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
Call Oliver Thames at 843-603-5656
20
1.19 acre wooded lot just a half mile from the McClellanville boat ramp. Enjoy a private setting on one of the Historic District’s last remaining unpaved roads (regularly maintained by Charleston County) while still being close to the parks, shops, and restaurants in town. Lot is wooded with oaks and pines and already has culverts in place for access. If you’ve been looking for peaceful solitude, look no further. ~ $78,500
MCVL.net/359McClellan or Call Daniel Bates at 843-606-0622
21
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 MCVL.net/153Tarbell or Call Daniel Bates at 843-606-0622
22
Build the perfect little cottage on this small building lot down a quiet dirt lane in the center of the Historic District! The Town boat landing, seafood markets, restaurants, artist galleries, parks and more are all at your fingertips. 1-bedroom engineered septic permit in hand.~ $37,500 MCVL.net/110Legare
or Call Daniel Bates at 843-606-0622
More Building Lots! 23
Beautiful wooded 1.55 acre homesite just 6 miles outside of Mt. Pleasant situated at the end of White Road. Fishing and boating enthusiasts will love its convenience to boat landings on the Wando, Cape Romain and Bulls Bay. Ready to build with new survey and DHEC septic permit in hand. Great opportunity to enjoy the rural, quiet country lifestyle of Old Awendaw without annoying HOA restrictions! - $148,000 MCVL.net/3White or Call Oliver Thames at 843-603-5656
27
24
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
25
Small rural subdivision, bounded front and back by the Francis Marion National Forest in a quiet area of Bethera. Great peaceful living with daily wildlife viewing on the property and common walking greenways. Paved state road frontage for easy access. Plenty of space to enjoy with reasonable restrictions to preserve property values. Lot B - 4.52 Acres = $75,000 Lot E - 1 Acre = $35,000 Lot F - 1 Acre = $35,000 MCVL.net/Bethera 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. 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. 26
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 27
5.3 acre tract with approximately 350’ of frontage on Hwy 17 in Awendaw between Doar and Seewee roads. Lot is conveniently located 1 mile from Awendaw’s proposed Town Center and just a few hundred feet from the Francis Marion National Forest. - $499,000 MCVL.net/6185Hwy17 or Call Daniel Bates at 843-606-0622
28
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
29
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 = $199,000 “A1” - 2 Acres = $85,000 “A3” - 1 Acre = $47,500 MCVL.net/10325Hwy17 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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