Dear Friends, Clients and Fellow Associates~

We missed the bullet!   Hilton Head Island is 97% developed with a limited and finite resource of land and we did not have the investors and flippers buy our real estate.  Of course, the beauty of our market right now is we have a surplus of inventory on Hilton Head Island, but this will change faster than these other areas.  Hilton Head did not have much land or huge coastlines to develop.  As a potential buyer getting ready to purchase Hilton Head Property it is very important to know the rules associated with our market.  Therefore we have put together a list of rules for buyers below for your review.

Rules for Buyers on Hilton Head Island

Rule #1  – Know the Market

Buyers need to know the market trends of the area they are buying.  Some of the things they should look at are days on the market, number of listing in their price range, selling price per square footage by neighborhood, percentage of listing  to selling price and of course absorption levels.  Each segment of our market is different and cannot be negotiated the same way.  The Island market simply does not behave like other markets because of its geographical size and the quirkiness of being a blend of residential and resort real estate.  In fact, it has been said that the Hilton Head Market is more insulated than other places and is one of the last one into a recession and one of the first ones out.

Buyers Rules for Buying Property on Hilton Head Island(or anywhere else)

Rule #2 – Choose only ONE Agent

Choose to work with only one agent that you know and trust.  Of course, you can hire the agent as your “exclusive buyers agent”, but if you are not ready to buy, you do not need to hire an agent just yet.  Here are some other helpful hints in working with agents:  1.  Communicate frequently with your agent  2.  Let other agents know who you are working with when you attend open houses  3.  Do not call the listing agent if you have a buyers agent, let your buyers agent do their job  4.  Keep in mind agents are commission only and get paid only when they find the right property that suits your needs.  Tell your agent your time frame and turn them lose!

Rule #3 – Get ready to BUY.

There are three very important parts of purchase that you should be ready for before you find the perfect property.  These include 1. Pre Strategy Session.  The benefits of being pre-qualified is that you can save thousands in negotiation, but more importantly lower priced no financing contingency contracts may be considered and chosen because of the financial situations now.  If you are pre-qualified you can have the confidence to write a no financing contingency contract.  2.  Have your checkbook ready.  Typically earnest money in our area ranges from 5-10% of the purchase price.  3.  Credit scores matter right now and you should know yours.  If you get pre-qualified, the lender will take care of this for you and advise you. 

Rule #4 – Take the Eight Hour Test

If you make the decision to purchase and cannot sleep a good eight hours the night before you meet with your agent, it may not be the right time to buy.  My financial strategist always told me this before I went ahead on some of my bigger purchases.  This simple rule will keep you from making the wrong decision.  If you sleep great and are relaxed in the morning, it is OK to go ahead and jump in!

Rule #5 – Prepare the offer Properly

Buyers have the potential of losing their dream property in negotiations. Just the other day a buyer was negotiating their dream home on the Island and even had a higher offer but they lost their chance to buy the home.  Any time there are contingencies, all parties must sign off on them for the contract to be valid.  During this stage the seller is still free to entertain other offers.  This is where the problems arise as other buyers can move in without giving you the chance to raise your offering price.  If you do your home-work, write in fewer contingencies and keep the negotiations moving the chances of winning are better. 

Rule #6 – Recognize Real Estate on an Island is Seasonal

If you are buying property on Hilton Head, it is important to know which season you are in during negotiation.  Of course, during the busier months if you find a property you will want to negotiate faster and get a signed contract before someone else comes in and makes an offer.  In the off season, you may move a bit slower unless it is an especially hot property.  Moving the negotiation process along is very important once the first offer is submitted.  Don’t sit back and relax until the contract is signed by all parties and delivered.  When it is done, it is time for a victory dance!

Rule #7  –  Don’t LOWBALL realistic prices

You will not get a property that is priced correctly at a low ball price.  Realistic sellers are getting close to their asking price in this market.  In fact, the average list to sell price for our properties has been 93% of asking price for homes and villas.  If you are looking to get a property for pennies on the dollar perhaps you should look in other places(click on this link). Remember, it is not how much you pay it is how much you get.

Rule #8  – Don’t ever give up!

Buyers are giving up to quickly.  If you make an offer and it is countered, do not give up.  I just went through a negotiation with my buyer and at least 2 times they were ready to give up and go back out shopping for a different home.  It came down to a $5,000 decision in the very end, and fortunately they stayed in the game and got the best home, in the best neighborhood at the best price.  Do not draw a line in the sand without being prepared to step over it and redraw it again especially in this market.

Rule #9 – Enjoy the Journey!

This is important.  Buying real estate should be fun.  The pressure that you feel to purchase is all internal and never should it be external.  If you want it, go ahead and get it.  However, do not let an agent, a seller or a buyer put pressure on you to buy(only your spouse is allowed to do this).  Buyers’ need to know that the right property is available in today’s market and they should enjoy the journey and find it.  Not all markets are like this.  Have fun and go out and find your personal paradise with an agent that you know and trust!

In Summary:

As a buyer you have the power of all three including great location, great condition and incredible value.  One or two of these will disappear as the market stabilizes.  If you do decide to play the game, we hope the rules above are helpful.  Of course, feel free to contact us anytime to get you started in researching some market areas of choice.  We look forward to seeing you achieve your dream.

Enjoying fall on an Island,

We are,

Robbie Bunting & Jane Hyers

Dear Friends, Clients and Fellow Associates~

Don’t be a Dinosaur.  The real estate market is changing quickly and as a buyer, seller, or agent there are some great opportunities that come with this change.  These changes will take place and there is nothing we can do to stop them.  While other conditions are simply beyond our control we believe that OUR TOP TEN LIST FOR REAL ESTATE SURVIVAL IN 2009 can help you buy a home, sell a home or earn a commission.  If you are ready to make a move here are some suggestions for this changing market:

The Top Ten List for Real Estate Survival in 2009

1. Communicate – Information now travels at the speed of light and because of this we are expected to respond  faster.  Let’s all communicate faster right now!
2. Embrace – Technology will continue to change the way we do business.  In fact, today 90% of all buyers research real estate on the net…this in unbelievable.  Let’s embrace technology right now!
3. Network – Do not take for granted your old networks will be as reliable as they were for you in the past.  Business and the people in it are changing.  Look for new networks right now!
4. Research –  Do you really know what market or situation you are in? Reliable information is now readily and easy to gather.  There is no excuse for not finding the information you need to move.  Call your agent or go to the net to find some answers right now!
5. Build up –  Sell the sizzle, not the steak!  In other words build the value and not try to sell the price.  Just one idea but sellers and agents should team up and provide a list of  buyer benefits their real estate offers.  Benefit lists should include all the improvements and special features of the property and the community.  These lists should be shared with other agents and their clients in a checklist format via email or by flyer.  Some  more ideas include CLICK HERE TO READ MORE+++.  Let’s all sell the sizzle and build up the value of our properties right now!
6. Phone – Pick up the phone and turn off the computer.   With the advent of the internet we have stopped calling and settled for email to correspond important thoughts and messages.   Use the net for backup communication only. Let’s all call someone on the phone right now!
7. Encourage – Buyers, agents and sellers  need encouragement from each other.  It is amazing how a sincere rah-rah can move a deal into closing.   A pat on the back or a “from the heart” encouraging word goes a long way.  Tell someone “good job, good job” right now!
8. Perseverance – Never, never give up.  If you are a buyer keep calling your agent.  If you are a seller keep calling your agent.  If you are an agent keep calling your sellers, buyers and other agents.  Agents, buyers and sellers are throwing in the towel too early.  In this market we all must keep pushing each other harder.  It may take more time and effort right now, but WE CAN DO IT right now!
9. Ask –  I am a subscriber to “the green eggs and ham” closing technique.  Just keep on asking!  Never settle for indecision.  Go ask someone right now!
10. Move – The market is busy and it requires all of us to move.  If you are a buyer or seller, it is time to move and there are agents ready to help.  Let’s all move right now!

We have the resources, networks and communication that can help you get to where you are going.  In fact, our latest Market Trend Report can show you how to take advantage of this market today. 

If you are ready to make your move… give us a call.  We will do all of the above and then some!

Working in Paradise~

Robbie Bunting & Jane Hyers

We will send to you a free e-mail or letter that includes:

• A Brokers Property Opinion of the Current Market Value of your property on our letterhead.
• Current market trends to watch for as a property owner on the Island.
• Helpful hints to help you maximize your real estate experience.
• These will be sent out within a week of submittal either email or by US Postal Service.

Contact us at islandrealtor@hargray.com or call us on at 1-800-932-3652 to receive this information.   Please let us know if you would like this emailed or mailed.

Happy Fall!

Robbie Bunting & Jane Hyers

P.S.  This free market opinion is a service that we do annually for many of our clients as they update their portfolios.

Below are some great properties located in Palmetto Dunes on Hilton Head Island, SC.  Please click on the link below titled “Palmetto Dunes” for community information.  Click above on listings to find out more abbout any of the properties listed below.   Thank you.

Palmetto Dunes
	1 Masters Court  $1,394,500 5 Bedrooms, 5 Bathrooms, 4610 sq. ft.
	11 St George Road  $774,000 4 Bedrooms, 5 Bathrooms, 3435 sq. ft.
	213 Turnberry Villa  $329,000 2 Bedrooms, 2 Bathrooms, 1351 sq. ft.
	3 Interlochen  $599,900 4 Bedrooms, 3 1/2 Bathrooms, 2450 sq. ft.
	309 Barrington Court Villa  $499,000 1 Bedrooms, 2 Bathrooms, 862 sq. ft.
	58 Heath Court West  $729,000
	59 Heath Court West  $1,995,000 5 Bedrooms, 5 Bathrooms, 4686 sq. ft.
	6 Benty Court  $1,200,000 3 Bedrooms, 3 1/2 Bathrooms, 3300 sq. ft.
	677 Queens Grant  $349,000 3 Bedrooms, 2 Bathrooms, 1988 sq. ft.
	701 Barrington Park Villa  $599,000 3 Bedrooms, 3 Bathrooms, 1482 sq. ft.
	987 Inverness Villa  $459,000 2 Bedrooms, 2 Bathrooms,
	Hilton Oceanfront Resort   $95,000

If we can be of assistance and provide any additional information, please do not hesitate to call or email.  We all are researching and learning together>

Thank you.
Robbie Bunting

islandrealtor@hargray.com

800-932-3652

Palmetto Hall
	103 Fort Howell Drive  $995,000 4 Bedrooms, 4 1/2 Bathrooms, 4059 sq. ft.
	17 Stonewall Circle  $990,000 5 Bedrooms, 4 and three halfs Bathrooms, 5600 sq. ft.
	18 Lenox Lane  $599,000 4 Bedrooms, 3 1/2 Bathrooms, 2961 sq. ft.
	19 Ellis Court  $924,500 4 Bedrooms, 4 Bathrooms, 4019 sq. ft.
	20 Club Manor  $389,000
	244 Fort Howell Drive  $249,000
	248 Fort Howell Drive  $169,000
	25 Clyde Lane  $149,000
	29 Clyde Lane  $219,000
	29 Sedge Fern Drive  $565,500 3 Bedrooms, 3 Bathrooms,
	323 Fort Howell Drive  $249,000
	35 Lenox Lane  $298,000
	357 Fort Howell Drive  $219,000
	378 Fort Howell Drive  $629,000 4 Bedrooms, 4 Bathrooms, 3092 sq. ft.
	40 Clyde Lane  $1,199,000 6 Bedrooms, 6 Bathrooms, 4,412 sq. ft.
	46 Sedge Fern Drive  $149,000
	7 Stevens Court  $289,000
	8 Cherry Hill Lane  $599,900 4 Bedrooms, 4 Bathrooms, 2950 sq. ft.
	9 Hatteras Court  $949,000 5 Bedrooms, 6 Bathrooms, 5435 sq. ft.
	241 Fort Howell Drive  $849,000 4 Bedrooms, 4 Bathrooms, 4368 sq. ft.

For Palmetto Hall, please do not hesitate to email or call.  Thank you,

Respectfully~

Robbie Bunting

islandrealtor@hargray.com

800-932-3652

Dear Friends, Clients and Fellow Associates~

August is a transitional month for sales on Hilton Head Island.  The traffic from the summer visitors starts tapering as school sessions begin.  The visitor we see in the fall traditionally are “baby boomers” looking to enjoy some time on the Island.  Some of these baby boomers are heading down the east coast and up the west coast of Florida researching possible retirement or 2^nd home locations.

Needless to say, the fall months are our second largest season for selling.  These months include August, September, October and November.  Rental properties are easier to access at this time of year and the subtropical weather and temperatures are perfect for tennis, golf, biking, and boating.

August also marks our ½ way mark for the year in sales on the Island.  This year our real estate market has been building from the bottom up and the top down with premier locations going first.  We have attached below a market study for June 2009 showing this trend.  Feel free to give us a call or send an email anytime to find out how this study relates to your property.

market-trends-june-09

We appreciate the opportunity and trust!  It is our goal to provide exceptional service, create raving fans and help our clients and friends succeed!  Please feel free to email or call us any time.  Thank you.

All the best,

Robbie Bunting & Jane Hyers

Dear Clients, Friends and Fellow Associates ~

First and foremost, we would like to take this opportunity to thank you for your business.  We are currently in the process of updating our client contact information. We believe that utilizing e-mail can help us provide you with more timely information and more efficient service.

In that regard, if you or someone you know(we love referrals) are ready to start researching  “the timing of all three” this market currently offers please contact us asap.  The last time I saw these together was 20 years ago and this is the next cycle! 

The timing of all three includes:

1. historically low prices
2. incredible properties
3. low interest rates

It is our goal that this blog offers you up to date and useful area information.  Some of our popular articles include Latte Lou’s Guide to Great Restaurants,  trade Information and free maps,  We hope these make your Island ownership and visits fun. If you have any suggestion for articles that would be useful and helpful to you please let us know. 

Our best to you,

Robbie Bunting & Jane Hyers
Broker Associate
800-932-3652 or 842-0805
islandrealtor@hargray.com  

P.S. – All bets are off for “the timing of all three” as we make the turn and start heading out of this buyers market.  Once we make the turn 2 out of 3 ain’t so bad!