Jeremy Creek Dredging
This winter McClellanville’s Jeremy Creek received a long overdue dredging from its mouth at the Intracoastal Waterway to the turn-around basin just past the shrimp docks. It had been 10 years since the last dredging and the task is traditionally performed every 7 years. Those extra 3 years combined with the enormous amount of rain had deposited so much sediment in the channel that shrimp boats were forced to time their trips on the tide and once deep-water dock owners found their boats high and dry. We can thank our mayor, the Honorable Rutledge Leland, for calling in every political favor and then some to have this huge task accomplished. The dredge acts much like a vacuum sucking a slurry of sediment and water from the bottom of the creek and pumping it through pipes many miles away into a diked off area on the land forming a muddy pond. This “spoil area” is then left to slowly dry out and after many, many years may be built upon.
Former spoil areas are all around us in the Lowcountry, many of them some of the highest dollar property across land. In McClellanville, the land east of Lofton Court including Pinckney Street Docks was formerly marshfront and was converted to land when the Intracoastal Waterway was first dug in the early 1900’s. More recently in the 70’s and 80’s, the high raised area to the south of Jeremy Creek along the ICW (known as Mouzons Bluff) was formed from dredging. Patroit’s Point in Mount Pleasant (site of the USS Yorktown) was a former spoil area and Charleston’s Battery area is also all built upon marsh that was built up with sediment predating modern dredging process.
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About the Bulls Bay Area
unning 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 consists of the northern tip of Charleston County which contains the towns of McClellanville and Awendaw.
Bounded by over a quarter of a million acres of Francis Marion National Forest to the west and 22 miles of protected coastline in the Cape Romain Wildlife Refuge to the east, as well as the Santee Coastal Reserve and Santee River delta to the north, this area is buffered from urban growth and development. Residents choose to live here as a way to get out of the city and back to nature. The history of the area is rich, dating back to the Native American tribe known as the Sewee Indians, for whom many local names such as “Awendaw” derive their roots. The area also witnessed its first European settlers dating back to the 1600’s. French Hugeonots settled along the Santee River and gave rise to rice plantations. The Gullah-Geechee culture is still preserved by the ancestors of former slaves. Hopsewee and Hampton Plantations are both open to the public providing visitors a glimpse into the history of the area. McClellanville and Awendaw came about as coastal retreats away from the swampy, mosquito-filled rice fields of the plantations. McClellanville’s Historic District holds many homes dating back to the mid to late 1800’s. Much of the area’s beauty is drawn from its natural surroundings; the creeks and marsh, the oceans and sunsets, the native palmettos and live oaks draped with Spanish Moss. The diverse ecology spreading from the forests, swamps, marshes, and beaches makes the area a prime destination for bird-watching and photography. An abundance of deer, turkey, and ducks also allow for great hunting opportunities. Other outdoor activities centering around the waters of the wildlife refuge include boating, world-class fishing, and shelling on the secluded beaches only accessible by boat. The wildlife refuge is a Class 1 Wilderness Area, prized for its pristine water and air purity and is the longest stretch of the protected coastline on the eastern shore of the U.S. Kayaking, canoeing and paddleboarding are also great activities to enjoy in the saltwater creeks. They also offer a chance to spot a friendly dolphin or the mysterious black waters and swamps where you might encounter an alligator or two. McClellanville’s Jeremy Creek is a hub for commercial fishing which includes its famous 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 any of the area’s fabulous restaurants. A strong artist community also flourishes in this area rich in inspiration and several boutiques and galleries offer the work of many artists, authors, and craftspeople. Southern hospitality lives on in the hearts of these communities. 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. Welcome Home to Bulls Bay.
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About MCVL Realty
ounded in 2010, MCVL Realty is a boutique real estate company that specializes exclusively in the McClellanville / Awendaw market. We sell more properties in McClellanville and Awendaw than any other real estate office while also managing a lion’s share of the short-term and long-term rentals in this market. By specializing in this small section of the Greater Charleston Metro market, MCVL Realty has developed a much more in-depth knowledge of the market and its trends and has proven that bigger is not always better when it comes to real estate brokerages.
We are not your typical real estate brokerage because McClellanville and Awendaw are not your typical markets. We believe in honesty and ethical behavior and always putting our clients interest above our own. We have strong local business ties and are highly invested in the communities in which we serve. This is not just our workplace, but also our home and the people we serve are not just our customers and clients, but our neighbors. MCVL Realty’s office is located in the heart of McClellanville’s downtown 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”.
and proven track record in the community.
In addition to its strong physical presence, MCVL Realty dominates the area in online marketing with our MCVL. net website as well as the “McClellanville, SC” Facebook Page located at www.Facebook.com/McClellanville. This combination of the in-person, online, and print media presence of this real estate guide are core to our success
Disclosure: Although every effort has been made to ensure that data enclosed was 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.
Recent MCVL Realty Sales
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Our Agents
owhere is it more important that you have a skilled local real estate agent representing your best interest than when buying or selling rural properties. Septic Tanks? Wells? Easements? Covenants? Zoning Ordinances? Architectural Review Boards? It’s enough to make your head spin. Your representation on one of the largest purchases you will make in your lifetime should not be given to someone just because they are related to you, are a coworker, or went to school with you. It’s an important decision that will effect the process and results. We would love for you to consider allowing us to work for you. 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
Daniel Bates is the Broker-inCharge and founder of MCVL Realty. He is a McClellanville native and has specialized in local real estate for a decade. Daniel consistently ranks as one of the top real estate agents in the area based on total sales volume and number of transaction sides while also managing a majority of the areas shortterm and long-term rentals.
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 was a founding board member on the Bulls Bay Chamber of Commerce and served as its chairman for the first two years. Daniel now serves as the Chairman of the Chamber’s Marketing Committee. He has served as McClellanville’s Deputy Town Marshall, Chairman of the Architectural Review Board and on the board for the founding of CREECS Charter School where he still contributes to their fundraising efforts. Daniel is a husband, father of two boys, and member of McClellanville’s Seacoast Church congregation. Within McClellanville, he has lived in the Historic District, Skipper’s Point, and Silver Hill and is appreciative of all that the areas offer to enjoy. In addition to a Broker’s 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
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.
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. In addition to being a Realtor, Oliver is proud to serve his community as Planning Commissioner for the Town of McClellanville and 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
2015 was another fantastic year for real estate in the Bulls Bay area and also for MCVL Realty! We led the area in sales volume, selling 25 sides worth over $5 Million. A majority of these sales came from within McClellanville, where we dominated the market with a 40% share of the dollar volume of sold properties. Daniel Bates was again #1 sales agent in the area by sales volume. All signs point toward a healthy recover as we climb back to prerecession sales levels. The chart on the left indicates yearly sales in the region in the last decade and how they are split between McClellanville and Awendaw. You will see that Awendaw continues to become a larger part of the market, which I attribute to two major factors. First, Awendaw has grown in size through annexation of more land and has had more growth, so there are simply more listings being logged as “Awendaw”. In fact, the numbers could be even higher depending on whether you were to define Awendaw by zip code, town limits, or rural vs. urban (meaning that many agents will list a property with an Awendaw zip code within the Mt. Pleasant MLS region). The second factor is the growing demographic of buyers that work in Mt. Pleasant and Charleston moving to the area to escape the overdevelopment. These buyers continue to represent the largest driving force in the Bulls Bay real estate market leading me to write the North of “East of the Cooper” article on the following page. Prices are still below 2005-06 highs, but it is not something that I can indicate on a graph, because the sample size is too small and property prices too varied to produce accurate data. If there were just a few more waterfront or large acreage sales in one year the data would be completely skewed. “Days on market” (or DOM for short), which tracks the number of days between a property being listed for sale and the date that it goes under contract, is also an unreliable measure of the health of the market, because as listings which have been on the market for a long time through the recession finally sell, they register as high DOM’s even though the average new listing is selling faster than in previous years. As the market has become more stable and sales have increased, one of the factors that I have been watching closely is the amount of inventory for sale in the region. The laws of supply and demand dictate that as the supply of properties decreases and demand increases, the price of properties will also rise. What is interesting in our market is that the number of sales of homes and land in the last 5 years has steadily climbed, however the number of active listings of each has remained very stable (compare graphs to the right). I believe this reflects pent up supply in which sellers were waiting to list their home until the market reached a point at which they were able to recooperate the money they had invested in it. In other words, every time we sell a property and the market values creep up, there is a seller who is ready, willing, and able to fill that empty listing’s place. When we step back from our market and look at other markets across the nation we may get a glimpse at the future of what’s to come. Most real estate market trends start on the West Coast and in the Northeast and work toward the Southeast. In some of these markets, they are experiencing a crippling lack of inventory leading to multiple offers over asking price on every new listing that hits the market. Are we there yet? Far from it, but we have started to see certain segments of our market with very low inventory increase in price rapidly. Acre sized lots in Awendaw and small 2 and 3 bedroom homes come at a premium now. One local builder has capitalized on this by building several spec homes (meaning they are built on speculation, without a buyer at the time construction begins) and had all four under contract before they were finished being built. The scales are not strongly tipped for buyers or sellers now and it’s a healthy market with a lot of positive signs that it will continue to climb throughout the year. If you are considering buying or selling, give us a call to discuss your specific situation and how we can help you. I’ve talked to a lot of people who sat on the fence too long and let the market pass them by. Don’t let the same happen to you.
North of “East of the Cooper” W
hen I began my real estate career a decade ago, I would estimate that only 5% of buyers in the Bulls Bay area were moving from Mt. Pleasant. In recent times, people leaving Mt. Pleasant are making up roughly half of our buyer activity. The explosive growth of that area has people looking to escape the hustle and bustle of Mt. Pleasant. We speak with people every day and whether they moved to the city 5 years ago or 25 years ago, they are saying that it just isn’t the same place anymore. The common theme in their request is peace and quiet that comes with more land, lower home density, and less commercialization and the Bulls Bay area delivers exactly that. Based on this growing demographic, I thought it would be good to address some of the frequently asked questions we hear from people looking at homes and land in the area and these are certainly not specific to only those moving from Mt. Pleasant.
Future Growth - If your reason for moving is to escape overdevelopment, the first question you may ask is whether or not the Bulls Bay area will suffer the same fate in a few years if everyone moves here next. After all, when Snee Farm was first built it was on the outskirts of Mt. Pleasant. While I can’t predict the future, I can discuss some of the factors protecting the area and guiding future development. The protected lands of the Francis Marion National Forest and Cape Romain Wildlife Refuge bring with them groups fighting for preservation of the area such as the Coastal Conservation League. Unincorporated Charleston County and the Towns of Awendaw and McClellanville share a common goal in preserving the existing way of life through conservation and zoning. Awendaw has some large tracts of land which may be developed and increase the population and services, however home density plans to remain rural. The Town of McClellanville has passed numerous rules to protect its rural nature including maximum home size limits of 3500 sq.ft., 1 acre lot minimums, and commercial and sign restrictions to protect the highway corridor from becoming over-commercialized. Well and Septic Systems - With few exceptions, the Bulls Bay area is served by well and septic systems which also serve to protect our rural nature. Paradise Island has public water and sewer and the Town of Awendaw has begun extending public waterlines from their Town Hall to residents on parts of Doar and Seewee Roads and is seeking funds to continue this project, but public sewer system is not in discussion. Wells in the area are typically dug to a depth of around 60 feet (costing around $3,000) and produce clean drinking water. Traces of sulfur are common in Awendaw and iron is common in McClellanville, however both can be treated and removed with on-premise water treatment. There are several types of septic systems that can be approved depending on the soil condition and their costs can vary from $3,500 to as high as $20,000 in some rare cases. Commuting - Many people moving here will continue to commute to Mt. Pleasant or Charleston for work and they fear moving farther away and increasing their drive. I put together the picture on the right to illustrate how long it takes to drive from different locations into or out of Mt. Pleasant and although the distance is much greater to McClellanville and Awendaw, the actual commute time isn’t so bad because you are driving on open roads with no traffic or stop lights. The most common thing that I hear echoed from commuters from Awendaw and McClellanville is that the drive is worth it when they get to come home to a place that is truly relaxing. Modern Conveniences - Those used to the conveniences of city life may find moving out of the range of pizza delivery a scary thought. McClellanville is about a 30 minute drive to the closest grocery store, fast food, bank, etc. Many residents become more self-sufficient and group their errands together rather than making lots of trips; an extra fridge, chest freezer, or large pantry doesn’t hurt either. It’s not uncommon to hear, “I’m going to town, do you need anything?” in McClellanville and it is implied in the statement that Mt. Pleasant is said “town”. McClellanville and Awendaw also each have a local Dollar General, which probably won’t suit all of your shopping needs, but is great at supplementing the basics like bread, milk and toilet paper between trips when you just need a few things to pull dinner together. Also on the note of modern conveniences are household services. Most of the area is serviced by TDS Telecom who offers home phone and hi-speed internet, which is fast enough to stream Netflix. There is not a cable company, so Dish Network and DirecTV are common providers of cable television channels. Residents of McClellanville enjoy free trash collection as part of their taxes, but the rest of the area takes their waste and recycling to Charleston County convenience centers. Schools - Mt. Pleasant schools are known for their exceptional test scores and scholastic opportunities and if you have children enrolled there, moving out of the district is an understandable concern. McClellanville and most of Awendaw make up Charleston County School District 1 and are served by St. James Santee Elementary and Lincoln Middle-High School. There is also top-ranked Cape Romain Environmental Education Charter School (or CREECS for short) in McClellanville which serves K-8th grades. Future plans for the district are currently under discussion, however historically, transfers by District 1 residents to attend schools in District 2 have been approved. Final Word - MCVL Realty was founded on serving this rural niche and we are experts in all aspects of sales in the area from homes to land, residential to commercial, waterfront, acreage and more. We live and breathe it every day and make our livings helping newcomers to the area find their dream property. Agents not knowledgeable about septic systems, wells, wetlands, docks, local zoning, restrictions, etc. can unwillingly do a lot of harm to their clients through their inexperience. We have seen first-hand these mistakes cost buyers thousands and also make them miss out on the property of their dreams. Before signing anything with an agent you should always explore how many properties (especially land if you are buying land) they have sold in the specific area you are looking in and determine their local knowledge of that area. We’re always happy to meet for a cup of coffee and discuss your goals with no commitment needed.
Vacation Rentals
Stone’s Throw - 2Br / 1Ba
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$605 - $880 / week
Captain’s House - 2Br / 2Ba
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$660 - $935 / week
Romain Lookout - 3Br / 2.5Ba
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$2375 / week
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Cape View - 5Br / 2.5Ba
Palmer’s Point - 4Br / 4Ba
$1650 - $2400 / week
$1650 - $2400 / week
Creekside - 5Br / 4.5Ba
$1800 - $4000 / week
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Water’s Edge - 6Br / 7Ba
G
$1980 - $4400 / week
3-night minimum stays available within 60 days of check-in. Terms and Conditions subject to change, Cleaning Fee and Taxes Not Included.
For More Information Visit McClellanvilleRentals.com or call 843-606-0353
Looking for a Long-Term Rental? Call Daniel Bates at 843-606-0622
Awendaw Properties
Awendaw Creek
Seewee Shell Ring
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eading 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 the Town of Awendaw. Bounded by the Francis Marion National Forest to the west and the Cape Romain Wildlife Refuge to the east, 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 and most of the homes and small subdivisions running off of Seewee and Doar Road parelleling the coast. A cluster of businesses at its southern end include Seewee Restaurant, Sewee Outpost (notice that even residents don’t agree on the spelling of the Indian word), Tractor Supply, and Dollar General. The Sewee Outpost also hosts the musical venue known as Awendaw Green, which offers concerts and “Barn Jams” every Wednesday night. Garris Landing is the local public boat launch and also home to a ferry taking visitors from the mainland to Bulls Island within the Refuge to see a natural spectacle known as the “Bone Yard”. Awendaw is also rich in hiking and biking trails including the head of the state-wide Palmetto Trail and home to the Sewee Visitor Center and the Center for Birds of Prey.
1 acre deep-water lot, ready-to-build in peaceful community on the Intracoastal Waterway. Lot has septic and dock permit to construct private dock with 18’x18’ pier head, covered boat lift and 18’ floater. Nearby Garris Landing (1/2 mile) provides easy access to the water. Lot is surrounded by beautiful, well-cared for homes which share responsibility for the private road and enjoy simple covenants to protect the area. Enjoy endless views of Cape Romain Wildlife Refuge, the longest stretch of protected coastline on the Eastern seaboard. Excellent fishing and quick boat access to Capers Island, Bulls Island, and Bulls Bay. Isle of Palms Marina is also just 12 miles away. All of this wide-open country living is still just a 10 minute drive from the conveniences of Mount Pleasant. ~ $320,000
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www.MCVL.net/6069MosseyGrove or 843-606-0622
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2 tracts totaling 18.5 acres would make an excellent country estate just minutes from Mt. Pleasant. Come enjoy the rural, quiet country life of Old Awendaw! ~ $555,000 www.MCVL.net/0White or 843-603-5656
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Nearly two acres with a pond in peaceful Awendaw close to great Hiking, Biking, and Kayaking and Boating opportunities. Property in flood zone X with no need to build a raised home on stilts. Mobile homes are allowed. Septic Permit in Hand. ~ $78,000 www.MCVL.net/8128Doar or 843-606-0622
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Large wooded lot with community boat ramp on Intracoastal Waterway. Nice high property in X-Zone, no flood insurance required or HOA dues. Enjoy the solitude of country living on this private road just a short drive from Mt Pleasant. ~ $109,000 www.MCVL.net/757Donnelly or 843-603-5656
McClellanville Historic District St. James Santee Episcopal Church
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McClellanville Boat Landing
Deer Head Oak
cClellanville’s Historic District is one of the most picturesque settings one could possibly imagine, so it’s no wonder that it is also one of the most desirable places to live in the area. The town began in the mid-1800’s along the northern bank of Jeremy Creek, with its perfect breezes, massive live oaks, and access to abundant seafood. Now the Historic District is home to the Town Hall, boat landing, parks, museum, marina, shrimp docks, seafood markets, shops, boutiques, T.W. Graham’s restaurant, and headquarters of MCVL Realty at 822 Pinkcney Street. The diversity of homes in the area is great. You may have historic homes built right next to new construction or large estates next to village cottages, and connecting them all is Jeremy Creek and the oak-lined avenues. New lot subdivisions must be at least 3/4 acre in size, however there were many smaller lots created before this rule which have been grandfathered in. All of the properties in the Historic District fall under the purview of the town’s Architectural Review Board which is tasked with preserving the historic homes and ensuring that any new construction is fitting with the town’s current appeal. A stroll through the Historic Distoric will often have you spotting locals riding bicylcles or out for an afternoon golf cart ride, children playing, and even sleepy dogs enjoying a sunny nap in the middle of the road.
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The Murray/Scott-Cain House built circa 1899 on the bank of Jeremy Creek among numerous grand live oaks with a two-story side porch to catch the coastal breeze. This stately home has 5 bedrooms and 2 and a half bathrooms and is move-in ready. Many updates make the home more versatile for modern living, while the historic charm of the home remains completely in tact. Located on an over 2 acre lot with more than 160 feet of frontage on Jeremy Creek. Dock permit in hand to construct new deep-water dock with a covered pier-head and floating dock. ~ $599,000 www.MCVL.net/703Morrison or 843-606-0622
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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. Hardieplank 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 www.MCVL.net/709Morrison or 843-606-0622
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1904 Victorian home in the heart of the Historic District that has been masterfully restored. 4 bedrooms, 3.5 baths, wrap around porches, antique heart pine floors throughout, stainless steel appliances, formal dining room, masonry fireplaces, period styled chandeliers and wall sconces, crown molding, bead-board chair railing, coffered ceiling, built-in shelves and entertainment center, upgraded bathrooms, and so much more. ~ $499,000 www.MCVL.net/704Pinckney or 843-603-5656
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2 Bedroom / 2.5 Bath raised home with Lowcountry character and island design. Dining, living, kitchen, and family areas flow together in one open space with a bedroom at each end of the home. Entertainer’s kitchen, Copper-edged kitchen bar, custom cabinets, Brazilian cherry floors, eleven foot ceilings, reclaimed wooden ceiling beams, stained glass window, wrap around porch, cypress siding, and more. ~ $375,000 www.MCVL.net/123Cassenna or 843-603-5656
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4 bedroom /2 bath home on 7 acre pecan orchard (35+ mature trees). Property completely fenced with an electric gate. Also include 24’ x 56’ horse barn with multiple stalls and tack room, 11’ x 24’ storage barn, and 11’ x 16’ gazebo. ~ $329,000 www.MCVL.net/435Dupre or 843-603-5656
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3 Bedroom / 2 Bath gambrel styled cottage in the heart of McClellanville’s Historic District. Recently renovated, grand front screened porch, kitchen with a breakfast bar, a wet bar, separate dining room, wood-burning fireplace, heart pine flooring, 1st floor master bedroom with gigantic walk-in closet, two upstairs bedrooms share Jack and Jill bath, shed with covered parking storage room. ~ $329,900 www.MCVL.net/202Scotia or 843-603-5656
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Historic District Homes Cont.
3 Bedroom / 2 Bath home on acre lot in center of town on quiet side street. New roof, septic field, hurricane windows, pine floors, and bathrooms. Masonry wood burning fireplace, large screened porch, upstairs storage, two car garage ~ $299,000 www.MCVL.net/830Pinckney or 843-603-5656
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Rustic coastal cottage on beautiful oak-lined avenue in the heart of town. Covered boat storage, fish cleaning station, screened porch, 2 bedroom and 1 and 3/4 bath downstairs with 1 bedroom and 3/4 bath apartment upstairs with separate entrance. ~ $239,900 www.MCVL.net/117Baker or 843-603-5656
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Historic District Lots
uilding lots in McClellanville’s historic district are always popular. While much of the area’s beauty comes from its historic homes, new construction is definitely allowed, but it’s important for people to understand that in addition to standard guilding codes, the entire area falls within the flood zone so your home will need to be elevated. That elevation is determine by the flood zone map and the elevation of the ground and then the Town of McClellanville tacks an additional 1 foot above and beyond federal flood code requirements. Homes in the Town of McClellanville can also be no larger than 3500 sq.ft. The historic district is also unique in that all structures that are visible from the public right of way (land or water) fall under the Architectural Review Board, which means that you will have to make the home fitting within the community guidelines. Some strict rules they have include no vinyl, no stone (non-native product), and no tall privacy fences, but the Town offers a brochure with additional guidelines. New subdivision in the historic district must result in lots at least 3/4 of an acre in size, but that was not always the case. There are many existing lots that have been grandfathered-in that are as small as a 1/10th of an acre on which it is possible to build a smaller home. About half of our transactions consist of land sales. Many of those clients have bought and sold homes numerous times, but are unfamiliar with the intricacies of buying land, especially in rural areas served by well and septic systems. We pride ourselves on our ability to help those clients navigate these foreign waters and also recommend builders and other professionals that we stand behind. 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.
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Waterfront lot in beautiful Pinckney Street Docks community. Property allows for very short dock within the ‘No Wake’ zone of Jeremy Creek but just a few hundred feet from Intracoastal Waterway and Cape Romain Wildlife Refuge. Lot has approximately 94 feet of frontage on Jeremy Creek and is approximately 276’ deep (.57 acres total). Covenants include 2500 sq.ft. minimum home size. ~ $520,000 www.MCVL.net/610TPC or 843-606-0622
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Estate-sized tract with many mature live oaks just off the main street down a beautiful gravel lane. Lot has agricultural tax exemption and pays just $12 in annual property taxes. Leave as one large estate with your dream home and plenty of room around it for horses and a pond. Or you can consider subdividing into two or more lots. DHEC has already approved 2 septic sites. ~ $139,000
Not many people can say that the view from their home is a 1000+ year old live oak, known as the Deer Head Oak. This .7 acre property is 2 blocks from the boat landing and waterfront park, 2 blocks to the marina and seafood markets, and 2 blocks from the artist galleries, restaurant and coffee shop. Lot has existing well and septic from previous home. ~ $108,000
www.MCVL.net/366Drayton or 843-606-0622
www.MCVL.net/564Pinckney or 843-606-0622
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Wooded lot just a stone’s throw from McClellanville’s downtown businesses. The scenic dirt road leading to the lot is lined with ancient live oaks strewn with Spanish moss. The nearly 500’ deep lot allows you to place your home near the roadside or tucked away toward the back of the property for a more private setting. ~ $36,000 www.MCVL.net/364Mercantile or 843-606-0622
Silver Hill Community T
Silver Hill Plantation
Kit Hall Road Bridge over “Broadmarsh”
urning in to McClellanville at the flashing light on Hwy 17, if you take the first right at the fork in the road and cross a small two lane bridge, you will find yourself in the quaint community of Silver Hill, rich in natural beauty. Still a part of incorporated McClellanville and just minutes from the shops, restaurants, and boat landing, Silver Hill is an established neighborhood with no HOA. Lots are all an acre or more in size and most residents leave wooded buffers between their neighbors, creating greater privacy. With the exception of the large historic manor on Jeremy Creek which rests at the former site of the Silver Hill Plantation, most homes were built since the 1970’s. Silver Hill is also the site of the Cape Romain Environmental Education Charter School, or CREECS for short. Serving grades K-8th, CREECS ranked as the #1 elementary charter school in the state.
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2 bedroom / 1 bath cottage on nearly an acre with room for a garden and some chickens. Large master bedroom with walk-in closet which could be reverted to an additional bathroom. Relax on the large front porch, kick off your boots in the ample mud-room, and fall into place in the comfortable living room. ~ $239,000
Two lots for one low price! 0.22 acre lot with frontage on Pinckney Street framed by two large live oak trees. Second 2.85 acre lot is accessed via a private driveway off of Pinckney Street and a one-lane wooden bridge. Enjoys marsh view and ebbing tides on a small finger of Jeremy Creek on two of its three sides. ~ $125,000
www.MCVL.net/10048SCarolina or 843-606-0622
www.MCVL.net/1055Hercules or 843-606-0622
Skipper’s Point Shrimp Boats on Jeremy Creek
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Live Oak at “Palmer’s Point”
Aerial View of Skipper’s Point
s Kit Hall Road in Silver Hill turns to gravel and you cross a beautiful marshy finger of Jeremy Creek, you enter into the community known as Skipper’s Point. This neighborhood sits across Jeremy Creek from the Historic District affording its waterfront properties views of the shrimp boats, marina, and historic homes with docks just minutes from the Intracoastal Waterway. A low HOA of $100/yr. maintains the private road. Lots average over an acre and many ancient live oaks, cedars, and palmettos grow natively.
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4 Bedroom / 3 Bath home with deep-water dock on Jeremy Creek. Spacious great room with cathedral ceiling and 3 sets of glass double doors to view the water. The home includes pecky cypress, cedar, South African pine and finials from Georgetown’s historic Dupre House built circa 1740. Kitchen has a bar, stainless steel appliances, state of the art gas range, and granite countertops. 3 bedrooms and 2 bathrooms are located on the main floor. Waterfront deck looks out across a large open lawn leading to deep-water dock with floater just a 1/2 mile from the ICW. Enclosed under house garage has 2 bays, wood-burning stove, outdoor shower, stainless fish cleaning station, and tons of storage. An additional downstairs bedroom suite and full bath is located on the ground level. Hardiplank shakes and exterior trim. ~ $799,000 www.MCVL.net/544Romain or 843-603-5656
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Approximately 2 acres with deep-water dock on Jeremy Creek just a half mile from the Intracoastal Waterway and Cape Romain Wildlife Refuge. Property also enjoys a tidal creek running beside the home site and views of the shrimp boat fleet from between live oaks draped with Spanish moss leaning out over the waters edge. Property has a small bunk house perfect for weekend escapes complete with a toilet, sink, water heater, two bunk beds and outdoor shower. Halfway down the dock is a private screened 20’x20’ gazebo complete with bar, stove, and fridge. Another short walk and you’re at your covered pier head and floating dock complete with water and power. ~$470,000 www.MCVL.net/564Romain or 843-606-0622
Beautiful 1.57 acre private, wooded lot with over 100 feet of frontage on Jeremy Creek one minute from the ICW. Property includes mature live oaks and a small island between the mainland and Jeremy Creek. Wildlife abounds on this rural slice of heaven. ~ $385,000 www.MCVL.net/492Romain or 843-606-0622
Mouzon’s Bluff Site of Future Comm. Dock
26 Mouzons Bluff
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Otter Creek
ff of Romain Road in Skipper’s Point is the watefront community of Mouzons Bluff. A community dock on the Intracoastal Waterway shall be built with the final phase of the development. Otter Creek, a tidal creek which flows into Jeremy Creek across from the boat landing, also runs through Mouzons Bluff. A homeowners association is in place with reasonable covenants and restrictions to protect the rural nature of this beautiful area.
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1.12 acre wooded lot just a 1/2 mile from Otter Creek and planned community dock on the ICW ~ $40,000
1.39 acre lot cleared of undergrowth and the ditch along the road frontage has been culverted. ~ $55,000
1 Acre on tranquil Otter Creek, accessible by water at about half-tide, great for kayaking or jon boat. ~ $89,000
www.MCVL.net/4Mouzons or 843-606-0622
www.MCVL.net/8Mouzons or 843-606-0622
www.MCVL.net/26Mouzons or 843-606-0622
West of 17
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Azaleas and Oaks on Old Georgetown Rd
Private Pond at 1586 Palmer’s Bridge Rd
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s you move farther from the coastline across Highway 17 from McClellanville, the price per acre for land goes down, but larger acreage tracts also become more plentiful. This is the place for buyers looking for a “place in the country”. Here you are out of the flood zone, so homes do not have to be elevated and you can hunt on your own land in many cases. Some tracts even border the Francis Marions Forest so that you can rest assured your only neighbors will be turkeys, deer , and other plentiful wildlife.
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Solidly-built 3 bedroom / 2.5 bath house with old fashioned craftsmanship and modern day conveniences on magnificent 6+ acre estate bordered by the Francis Marion National Forest on 2 sides just minutes from McClellanville. Energy efficient geothermal heating and air, full-length covered front porch, library, 9 ft. ceilings, pine floors, polished granite, wood-burning fireplace, over-sized bedrooms, tons of storage, large stocked pond and abundant wildlife , 14’x20’ workshop with a covered boat storage area, large aviary for keeping pheasant or chickens ~ $625,000
www.MCVL.net/1586PalmersBridge or 843-603-5656
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Beautiful wooded acreage in horse-friendly community. Landry Farms is 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. Lot is high and dry with pines and oaks. ~ $137,500
3.86 acres of high ground in the lowcountry! 1.86 acre lot with 184’ of frontage on Randall Road and rear lot measuring 2 acres. Lots could be built upon separately or merged to form a great small farm. Horses and mobile homes allowed on this property in flood zone X with no mandatory flood insurance or requirements to build up off the ground. ~ $109,000
www.MCVL.net/1414Hwy45 or 843-606-0622
www.MCVL.net/9961Randall or 843-606-0622
6 acre lot is quiet and secluded but just a mile from McClellanville. Lot has been cleared of underbrush so that it is easy to walk but plenty of pines and oaks remain to plan your yard around. A house site has been cleared toward the center of the property. Lot is part of Landry Farms HOA and has covenants and restrictions in place to preserve its rural nature. Horses are allowed, but not mobile homes. ~ $109,000 www.MCVL.net/0Audrey or 843-606-0622
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Nearly 5 acres adjoining the Francis Marion National Forest. Wooded lot includes many nice oaks. Keep horses or chickens and grow a garden. Hunt from your own back yard or catch your dinner in the nearby waters of the Cape Romain Wildlife Refuge. ~ $89,000 www.MCVL.net/1364Tibwin or 843-606-0622Â
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10+ wooded acres on beautiful country road in rural Berkeley County lined with tidy farms and manicured fields. Abundant wildlife and room for a pond, horses, grazing, crops and homesite at a very affordable price. ~ $69,900 www.MCVL.net/0FortView or 843-603-5656
1.91 acres of wooded, high land just 2 miles from the McClellanville boat landing. Enjoy plenty of space and carve your home site out of the abundant pines and oaks. Mobile homes are allowed. DHEC septic permit in hand. ~ $49,000 www.MCVL.net/1261Hwy45 or 843-606-0622
North of McClellanville B
Society Road Roadside
Bethel AME
Entrance of 1292 Dupre Road
eyond McClellanville’s town limits to the north are rural homes and lots still close to the restaurants and boat landing, but with more affordable prices. The properties range from 1 acre up to 10+ acre tracts and roads alternate between pavement, gravel, and sand. As McClellanville becomes more and more popular, expansion northward continues into this beautiful wilderness.
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Enjoy country living at its best on this 1 acre building lot. All of the riches of the Francis Marion National Forest and Cape Romain Wildlife Refuge are at your reach. Plenty of room for a garden, horses, chickens, etc. Neighbor’s well has encroached this property by a few feet ~ $19,000
Great wooded lot in the country. Just 1.5 miles from McClellanville Town boat ramp that leads to the Intracoastal Waterway and pristine Cape Romain Wildlife Refuge. With 230 ft. on Society Rd. this 1 acre parcel is ideal for mobile home, fish camp, or building site. ~ $25,000
Great country homesite bordering the Francis Marion National Forest. Nice private property surrounded with wildlife and natural beauty. Two spring fed ponds stocked with striped bass add to the scenic landscape. This 7.93 acre tract comes ready to build your dream estate complete with building pad, septic system and well. ~ $135,000
www.MCVL.net/1Mercantile or 843-606-0622
www.MCVL.net/823Society or 843-603-5656
www.MCVL.net/1292Dupre or 843-603-5656
Awendaw CommercialCommercial and Development Land
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Highway Commercial land in McClelJust off of Hwy 17 adjacent to the Silver lanville with owner financing possible. Hill subdivision, this 5.63 acre lot offers Various acreage options with wide frontPrime Waterfront Real Estate in McClela great opportunity to be in the town age and high visibility on Highway 17 in lanville! Acreage on a high bluff offering limits of McClellanville and its surincredible views of the Cape Town of McClellanville Highway ComThis Romain 4.26 acre Wildtract with 316’ of Hwy 17 frontage zoned commercial and rounding natural Beaches, boatwaiting your future business location. Comesbeauty. with beautiful conceptulife Refuge with over 1150 feet offorfrontage mercial District. Competitively priced ing, fishing, and hunting are literally al plan professionally engineered for great possibilities of the property or Prime corner lot on N. Highway 17. Already pre-approved Planned Unit on the Intracoastal Waterway and over 1200 to suit your business needs. May be sold develop according to yourminutes own needs. Excellent opportunity to purchase away. Nice easy access acreage Development for 22,000 sq.ft. of retail space or medical offices. Great visfeet of frontage on tidal creek (OtterHighway Creek) frontage in growing Awendaw at an extremely comcomplete or subdivided. high traffic ibility with 900+ feet of highway frontage in vicinity of growing to build your estate or subdivide into flowing tocommerJeremy Creek.petitive Short deep-water price. This property is strategically located in a prime commercial cial hub of Lower Awendaw. Public water available ~ docks $625,000 multiple lots. ~ $179,900 to ICW. Property isnode currently a part just around the corner from thebuilding intersection of Doar and Seewee Entire 7.5 Acres = $299,000 Roads (Awendaw of Mouzons Bluff PUD and approved by Town Hall). ~ $275,000 “A1” - 2 Acres $94,000 For more info=visit MCVL.net/4954Hwy17 or 843-603-5656 McClellanville for subdivisionFor intomore 9 ICW www.MCVL.net/9917Hwy17 info visit MCVL.net/0Hwy17 or call 843-603-5656 “A3” - 1 Acre = $49,000 lots and 7 Otter Creek lots. ~ $2,475,000 or 843-603-5656 We hope you enjoyed ourwww.MouzonsBluff.com real estate guide. Please give us a call with any www.MCVL.net/10325Hwy17 or 843-606-0622 or 843-603-5656 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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Prime corner lot on N. Highway 17 in Awendaw. Already pre-approved Planned Unit Development for 22,000 sq.ft. of retail space or medical offices. Great visibility with 900+ feet of highway frontage in vicinity of growing commercial hub of lower Awendaw. Public water available. ~ $625,000
4.26 acre tract with 316’ of Hwy 17 frontage zoned commercial. Comes with beautiful conceptual plan professionally engineered for great possibilities of the property or develop according to your own needs. High traffic area strategically located in a prime commercial node just around the corner from the intersection of Doar and Seewee Roads. ~ $275,000
1.4 Acre lot in McClellanville’s Highway Commercial District with 115’ of frontage on prime location among other businesses on busy Highway 17. Owner advises that lot has septic tank from previous mobile home that was on property as well as a commercial well head. Can be used for commercial or residential purposes. ~ $49,500
www.MCVL.net/4954Hwy17 or 843-603-5656
www.MCVL.net/0Hwy17 or 843-603-5656
www.MCVL.net/9984Hwy17 or 843-606-0622
We hope you enjoyed our real estate guide! Please feel free to contact us with any questions.
Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656