MCVL Realty Presents
BULLS BAY Real Estate Guide
Awendaw & McClellanville Homes & Land
About the Bulls Bay Area S
tretching 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, this area is buffered from urban growth and development. Locals choose to live here as a way to get out of the city and back to nature. Boating is a common hobby, providing access to worldclass fishing and secluded beaches of the refuge only accessible by boat. Kayaking, birdwatching and hunting deer, turkey, and ducks are also common past times. In addition to the bountiful natural resources, the area also shares a rich way of life and history dating back to the Sewee Indians who lived along the shore and whose shell mounds can still be visited today. There is also a rich Gullah-Geechee culture and traditions flowing through the area tracing back over 300 years. The area is home to numerous plantations from the 1700’s and the houses in McClellanville’s Historic District date back to the mid to late-1800’s. McClellanville’s Jeremy Creek is a hub for commercial fishing which includes its famous shrimp boat fleet, as well as clammers, oysterers, crabbers, and fishermen. Their bounties can be purchased fresh from the local seafood markets or eaten cooked to perfection from any of the fabulous area 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 in the area. Southern hospitality lives on in the heart 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.
About MCVL Realty
Founded in 2010, MCVL Realty specializes exclusively in and around the McClellanville / Awendaw market and since it began has grown to dominate the market, selling more properties 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 strong ties to the local community while focusing on serving the needs of its local residents. MCVL Realty’s office is located in the heart of McClellanvilles downtown Historic District at 824 Pinckney Street and doubles as a visitor information center to assist newcomers to the area. Be sure to stop by and ask for one of our famous “mosquito bumper stickers”. In addition to its strong physical presence, MCVL Realty also operates a highly popular website at MCVL.net, with tons of real estate and local information as well as the “McClellanville, SC” Facebook Page located at www.Facebook.com/McClellanville. Disclosure: Although every effort has been made to ensure that data enclosude here is accurate, mistakes can happen and most importantly, property can sell! Call us or visit MCVL.net for the most up-to-date listings and information. MCVL Realty is an Equal Housing Opportunity company.
T
he first quarter of 2014 has proven that the local real estate market is emerging from its slump! Home sales are up and inventory is shrinking indicating that we should soon see a changing of the tide from a “buyer’s market” to a “seller’s market”. Land inventory remains high, making it a great time to shop for a deal! Most importantly, foreclosures and shortsales are all but a thing of the past, leading prices to stabilize.
March finished with 10 property sales in this small area, a number which had not been reached in a single month since 2007. As home scarcity rises and prices appreciate, look for land prices to finally begin to rise as buyers purchase to build. Key to all of this is the absorption rate, which reflects how long it woud take to sell off the current inventory of homes based on the rate at which homes are currently selling. A strong buyers’ market commonly has less than 6 months of inventory. Current absorption rate in the McClellanville / Awendaw area is 18 months for homes, though it is much lower in popular areas like McClellanvilles Historic District and Silver Hill community. Land is currently hovering around a 6 year supply, but this is steadily improving from the 10-20 year absorption rates seen in recent years. It will take a little time to sell off this inventory, but in a market this small statistics can change quite quickly.
Buying?
You may be used to seeing houses sitting on the market for months and even years, but the best deals are now selling in days...with multiple offers. Some properties are even selling before they hit the market. Buyers are recommended to have their financial ducks in a row at all times so they are ready to make an offer when the right property comes on the market. Your MCVL Realty agent will work diligently to find the perfect property and guide you through the purchase process. Savvy buyers are taking advantage of interest rates and home prices while they are still low.
Selling?
If you have a property for sale, it may be time to consider a new marketing approach. If you’ve been waiting for the market to pick back up to sell your McClellanville or Awendaw property, now may be the time. MCVL Realty is best able to provide keen insight on the particulars of your property and help you get the best price in this ever changing market. Contact Daniel or Oliver today for a free, no-pressure consultation to discuss all of your options. Below is a list of our most recent sales.
Renting?
McClellanville and Awendaw rentals remain extremely scarce due in part to high demand, but also to generally low inventory and lack of multi-family buildings. If you are not in a position to buy, we can notify you when a rental meeting your needs comes available. In a competitive rental market, you need to make yourself be the most appealing rental prospect by improving finances and building up enough savings for the security deposit and first month’s rent. MCVL Realty also manages vacation rentals which can be seen on page 10.
Properties Sold by MCVL Realty in Q1 2014:
Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656
Homes For Sale Turn-key 4 Bedroom / 2 Bath home just two minutes from the McClellanville boat landing and downtown restaurant, boutiques, and galleries. Appliances and most of the furniture, linens, etc. in the home convey with acceptable offer. Home has hardly been lived in and still feels like new. Perfect full-time or part-time residence in peaceful McClellanville and is a must-see! ~ Asking $129,000 For more information text “416” to 843-603-5656
Remodeled 3 Bedroom / 2 Bath mobile home features many upgrades and additions in a beautiful country setting just a few minutes from the heart of McClellanville. Home sits on a 0.99 acre lot and also includes a separate 0.74 acre lot serving as a private driveway. Lot includes 8’x10’ storage shed, 24’x24’ detached 2-car garage with a 24’x16’ shed off the back of it. ~ Asking $179,000 For more information text “9890” to 843-606-0622
Fantastic location in the Historic district of scenic McClellanville. This great little house is only several hundred yards from the Town boat landing while quietly set away from daily traffic. Enjoy cool summer breezes coming straight off the waters of the Cape Romain National Wildlife Refuge as you rock the time away on your spacious raised front porch! This cozy retreat comes with three bedrooms and two baths, large front and back screened porches for entertaining and an elevator to take you there. Drive through circle driveway provides plenty of unrestricted covered parking. Beautiful one acre yard complete with mature pecan trees has plenty of space for gardening and outdoor activities. A detached two car garage with workshop rounds out this magnificent gem of a home. ~ Asking $325,000 For more information text “314” to 843-603-5656
Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656
Neighborhood Spotlight:
Mouzon’s Bluff Waterfront Community in McClellanville with Tidal Creek and Future Community Dock on ICW
Two exquisite lots for sale on beautiful Otter Creek, which flows into Jeremy Creek near its mouth at the Intracoastal Waterway. Lots may be accessed by typical creek boat or kayaks at about half-tide or higher and contain many palmettos and oaks. Asking $85,000 for .75 acre lot and $100,000 for 1 acre lot. For more information text “22” to 843-606-0622
Exceptionally built 1 Bedroom home built in 2007 on 1.25 acres. Screened porch, deck, office, cypress siding, pine floors, vaulted ceiling, Corian counter tops, additional storage under house. ~ Asking $185,000 For more information text “380” to 843-606-0622
PRIME WATERFRONT REAL ESTATE! This large bluff offers incredible views of the Cape Romain Wildlife Refuge. Property has over 1150 feet of frontage on the Intracoastal Waterway and over 1200 feet of frontage on Otter Creek. There is very little marsh allowing for short dock(s) which should be deep-water along the Intracoastal Waterway. Otter Creek is tidal and flows out to Jeremy Creek near where it joins the Intracoastal Waterway. Property currently approved for subdivision into 9 ICW lots and 7 Otter Creek lots. ~ Asking $2,475,000
For More Information Visit MouzonsBluff.com
Waterfront
The Murray/Scott-Cain House was built circa 1899 on the bank of Jeremy Creek among numerous grand live oaks with a two-story side porch positioned to catch the coastal breeze. It proudly stands today as a reminder of the history of the small fishing village of McClellanville and it’s picturesque oak-lined avenues. The home is located on over 2 acres with more than 160 feet of frontage on Jeremy Creek. A dock permit is in hand to replace the former dock in disrepair with a new covered pier-head and floating dock on deep-water. Home is conveniently located a block from the local seafood markets and less than a mile to the boat landing and shops, boutiques, and restaurant in the historic district. 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. Historic homes on deep-water rarely hit the market, don’t let this opportunity pass you by. ~ Asking $649,000 Text “703” to 843-606-0622 for more info
Two lots and over 3 acres of land for one low price. The first lot is 0.22 acres and has frontage on Pinckney Street and is framed by two large live oak trees. The second lot is accessed via a private driveway off of Pinckney Street and a one-lane wooden bridge along the edge of the first property. This 2.85 acre lot is situated at a fork in a small finger of Jeremy Creek and enjoys the ebbing tidal water on two of its three sides. ~ Asking $125,000 Text “1061” to 843-606-0622 for more info
PRICELESS VIEW FOR A LOW LOW PRICE! Over 1000’ of marsh between it and the Intracoastal Waterway preventing a dock from being built but the panoramic view of the ICW and Cape Romain Wildlife Refuge is incredible. This 3 acre tract is covered in native live oaks and palmettos and has a beautiful marshy inlet that wraps around it forming a peninsula. Lot also extends on the other side of Two Pines road allowing for a second home or guest cottage to be built there as well. ~ Asking $175,000 Text “8C” to 843-606-0622 for more info
Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656
Waterfront
Private neighborhood situated between the Intracoastal Waterway and 800 acres of pine forest protected by a conservation easement. This 2.9 acre lot has an incredible view of the Intracoastal Waterway and Cape Romain Wildlife Refuge. Dock may be possible to reach these prime fishing grounds or to enjoy a perfect sunset. The lot has just been cleared of underbrush revealing tons of native oaks, palmettos, and pines. ~ Asking $325,000
Last Intracoastal Waterway lot remaining in Pinckney Street Docks in McClellanville’s Historic District. Sweeping views of the ICW and the Cape Romain National Wildlife Refuge. Enjoy immediate access to the prime fishing and sandy barrier island beaches accessible only by boat. Lot is just around the corner from the boat landing and town park and less than a mile from the quaint boutiques, artist galleries, restaurant, and seafood markets. ~ Asking $425,000
Text “8B” to 843-606-0622 for more info
Text “643” to 843-606-0622 for more info
DEEP-WATER LOT ONE MINUTE FROM ICW - Beautiful 1.57 acre private lot with over 100 feet of frontage on Jeremy Creek (no wake zone). Lot offers a great view of Jeremy Creek up to its mouth at the Intracoastal Waterway. Located in a rural neighborhood brimming over with wildlife and reflects a slower pace of life that is echoed throughout McClellanville. The boat landing, boutiques and restaurants across the creek are all just a few miles away.~ Asking $475,000 Text “2A” to 843-606-0622 for more info
Ready to build waterfront lot in beautiful Pinckney Street Docks community within the Historic District of McClellanville. Lot has a dock and well already installed ($60,000 value). This short dock has a covered pier head and 20K lb. boat lift in the “No Wake” zone of Jeremy Creek but just 500 feet from the Intracoastal Waterway. Lot enjoys a view of Cape Romain Wildlife refuge and Jeremy Creek. Sit and watch the shrimp boats come and go down Five Fathom Creek out to the ocean each day.~ Asking $460,000 Text “618” to 843-606-0622 for more info
Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656
Land
Affordable wooded lot just a stones throw from McClellanville’s quaint boutiques, art galleries, and restaurant. The narrow 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. Property is located within McClellanville’s highly desirable historic district. The town boat landing is less than a mile away and offers immediate access to boating, fishing, and beaches within the Cape Romain Wildlife Refuge.~ Asking $36,000 Text “36” to 843-606-0622 for more info
Estate-sized tract in McClellanville’s Historic District. Lot has a current tax appraisal of $318,000 but is granted agricultural tax exemption and pays only $12 in annual property taxes. - Buyer could leave the tract as one large estate with their dream home and plenty of room around it for horses, a pond, or just beautiful natural woods. DHEC has approved 2 septic permits. Lot contain several mature live oaks. ~ Asking $119,450 Text “366” to 843-606-0622 for more info
OWNER SAYS MAKE AN OFFER! This property consisting of 2 tracts totaling 18.5 acres would make an excellent country estate but still only minutes from Roper hospital, Oakland Shopping, restaurants and banking. Sandwiched between the Frances Marion Forest and The Cape Romain Wildlife Refuge the outdoor activities and exploring are endless. Come enjoy the rural, quiet country life of Old Awendaw! ~ Asking $740,000 Text “740” to 843-603-5656 for more info
Just off of Hwy 17 adjacent to the Silver Hill subdivision. Great opportunity to be in the Town limits of McClellanville and its surrounding natural beauty. Beaches, boating,fishing,and hunting are literally minutes away. Nice easy access acreage to build your estate or subdivide into multiple lots. ~ Asking $180,000 Text “9917” to 843-603-5656 for more info
Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656
Commercial 1.4 Acre lot in McClellanville’s Highway Commercial District with 115’ of frontage on Highway 17. Owner advises that lot has septic tank from previous mobile home that was on property as well as a commercial well head. ~ Asking $69,000 Text “9984” to 843-606-0622 for more info
PRICED TO SELL! This 4.26 acre tract with 316’ of Hwy 17 frontage zoned commercial and waiting for your future business location. Comes with beautiful conceptual plan professionally engineered for great possibilities of the property or develop according to your own needs. Excellent opportunity to purchase high traffic Highway frontage in growing Awendaw at an extremely competitive price. This property is strategically located in a prime commercial node just around the corner from the intersection of Doar and Seewee Roads (Awendaw Town Hall). ~ Asking $275,000 Text “275” to 843-603-5656 for more info Commercial Highway 17 frontage in coastal town of McClellanville. This open 1 acre highly visible property is close to very desired intersection of Hwy 17 & 45. The lay of this lot lends itself to multiple possibilities with the positioning of a nice 20’x 30’ two bay shop towards front right of property and 970 sq.ft. older cottage style residence towards the back left. Also several outbuildings including small creek cabin on premises. All buildings are sold in ‘as-is’ condition. Take advantage of this unpolished gem and it’s great price!~ Asking $159,000 Text “10050” to 843-603-5656 for more info
Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656
McClellanville Vacation Rentals Stones Throw
Creekview Cottage
2Br / 1Ba / Sleeps 3-6 $500 – $800 / week
2Br / 2Ba / Sleeps 3-4 $500 - $800 / week
Cape View
Palmers Point
Village Retreat
4Br / 2.5Ba / Sleeps 7-10 $960 - $1500 / week
4Br / 4Ba / Sleeps 9-12 $1050 - $1700 / week
4Br / 3.5Ba / Sleeps 4-8 $1050 – $1950 / week
Romain Lookout
The Reel Deal
Creekside
3Br / 2.5Ba / Sleeps 4-8 $1200 – $2100 / week
5Br / 3.5Ba / Sleeps 11-17 $1500 - $3000 / week
5Br / 3.5Ba / Sleeps 6-10 $1800 - $3600 / week
Terms and conditions subject to change. Cleaning Fee and Taxes Not Included. Shorter stays may be available with 3-night minimum.
McClellanville Real Estate and Rental Specialists Visit McClellanvilleRentals.com for the Largest Selection of Vacation Rentals in McClellanville.
Or Contact Daniel Bates directly at 843-606-0622 or Daniel@MCVL.net
Need a Local Agent?
With no cookie-cutter neighborhoods, every property is different and as such comes with its own set of unique circumstances which means that you can’t apply a cookie-cutter way of doing business out here! You won’t catch us showing property or listing homes outside of our niche and we hope that you too will see the value in choosing a local agent who is extremely knowledgable about the area in which they specialize. Rural markets require a type of expertise that goes beyond the ability to write contracts and negotiate a deal. We stay wellversed in local government rules and regulations, zoning, well and septic systems, flood zones and building codes, docks, hunting, boating, and fishing, and so much more in order to provide our clients with top-notch professional real estate service. If you are looking for a professional real estate agent to help you buy, sell, or rent property in the McClellanville / Awendaw area, look no further than Daniel Bates and Oliver Thames, your local guides to the Bulls Bay real estate market.
About Daniel
Daniel Bates is the Brokerin-Charge and founder of MCVL Realty. He is a McClellanville native and has specialized in real estate in the area for 8 years.
Daniel brings a love of technology and years of experience in internet and social media marketing to work for his clients. He is constantly searching out the latest, greatest tools to make his clients’ lives easier and to better market his listings. He is currently ranked as the top real estate agent in the area based on total sales volume and number of transaction sides while also managing a majority of the areas short-term and long-term rentals. After graduating from Appalachian State University, Daniel returned to his beloved hometown and became strongly involved in the community. Daniel currently devotes his time as the first Chairman of the Bulls Bay Historic Passage Chamber of Commerce which seeks to promote businesses in the Awendaw / McClellanville corridor while preserving its natural and cultural resources. He has also served as McClellanville’s Deputy Town Marshall, Chairman of the Architectural Review Board and the board for the founding of CREECS Charter School.
About Oliver
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.
In addition to a Broker’s license, Daniel also holds the following designations to better serve his clients needs: ABR - Accredited Buyer’s Representative RSPS - Resort and Second-Home Property Specialist CNE - Certified Negotiation Expert
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.
843-606-0622 Daniel@MCVL.net
843-603-5656 Oliver@MCVL.net