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

Today is our five year working together anniversary.  We have put together a team of knowledge built on a high level of service.  Below is our announcement that we sent out 5 years ago….we look forward to another great 5 years serving you!  Thank you!

Let’s Welcome Jane Hyers to the Robbie Bunting Team! 

Jane’s previous position was with the Island Multiple Listing Service (MLS) and she knows all the Island REALTORS® very well.  Please feel free to call Jane anytime.  Her direct line is (843)842-0803 and her e-mail is islandrealtor@hargray.com, she would love hear from you!

Dear Friends, Clients and Fellow Associates~

Here’s the scoop.  Purchasing a lot is a great way to build equity and a future plan. For most future residents, a lot purchase on an Island makes sense because it does not require a lot of expense or maintenance.  Of course,  many of our lot owners hold these properties and build on them or sell them some day.  In the meantime, they build equity and get their foot in the door.  

Realize the dream.  Think about the first time you crossed the bridge or the last time you walked on the beach.  If you want to to think about it on “the way home” be sure to pick out two lots, as it is quite likely one will sell. 

As agents we should mention lot ownership with all our buyers.  Lots are the easiest form of ownersip on Hilton Head.  We currently have lots that are being sold at land values that are hard to pass up.  Some even offer owner financing.  In fact, right now Realtors are even buying lots because of the values they offer.  It is that good!

Remember “whoever owns the last lot on Hilton Head wins!”

Call on us.

Happy Selling!

Robbie Bunting and Jane Hyers

Dear Friends, Clients and Fellow Associates~

The other day I went for a listing appointment.  The seller was busy getting ready to put the home on the market.  As we walked from room to room it was easy to see that this seller had some great furnishings and accessories.  The only problem was they were not in the right place to make a great first impression.  I had Kelly meet with the sellers and she not only got the job she made it fabulous.  They liked it so much they decided to take it off the market and enjoy it!

Kelly has helped me with staging my homes to sell and also has helped with a custom built couch!  Whether selling, staging or just living give Kelly a call and take her up on her free one hour of design constultation on Hilton Head Island.   Below is a little bit about her:

Designing to Sell, Inc.

Vacant Staging:

Occupied Staging:

Home Renovations:

Palmetto Hall Plantation’s ~ Top Ten Benefit List

1. Palmetto Hall is located on the north end of Hilton Head Island with convenience to the Islanders Beach Park, schools, shopping, dining, hospital, airport and library.  This location offers the advantage of everything the Island offers just minutes away saving time. 
2. Palmetto Hall offers 750 acres with 523 single family residential properties, 20 acres of stocked lagoons and 100 acres of forest preserve.  Palmetto Hall offers a park  like setting and overall open feeling from the front gate and throughout the community.
3. Palmetto Hall offers private roads and security with access for club visitors outside the gates.  Owners may operate their own golf carts on the roadways.  The benefit is that our community is private and secure with only owners and their guests traveling into the community.  
4. All Palmetto Hall property owners are members to the club at either a Social or Full Golf level.  The benefit is that memberships can be custumized for the member.
5. Palmetto Hall’s Clubhouse, Tennis Courts, Swimming Pool, Practice Greeen and Clubhouse are in the Heart of the community.  The benefit is all property owners are members to the same club(although they may be different levels of use) and therefore get to know each by first names rather than mailbox names.
6. Palmetto Hall’s architecture style is Southern Classical Architecture which includes styles that embrace living in the south with large sweeping porches and decks.  The benefit is this style open the home to the neighbors and community.  Visit this home for sale on Stonewall Circle to see true southern architecture
7. Palmetto Hall is completely sold out by the developer and offers a sense of community with over 350 families living within the gates.  The benefit is that as a resident you will enjoy living in this community now with great neighbors.  Visit this home site for sale if you dream of living here someday(we have a few others we would like to share with you if you have a preferred view)
8. Palmetto Hall has an Architectural Review Board and an Owners Association.  The benefit to these associations include ensuring residential integrity and having a plan for now and the future.  Visit this new home for sale on Ellis Court to see how the review board ensures residential integrity.
9. Palmetto Hall offers two eighteen hole golf courses which are rotated on a daily basis for the membership.  The real benefit is the members have the variety of two great golf courses without the cost associtated to operate both.  Visit this great home on Fort Howell for sale to see a great home on a golf green.
10. Palmetto Hall offers a true neighborhood defined by its size,  a flexible membership and its location 

Hilton Head Plantation

1. It has a great location.  Hilton Head Plantation is located on the north end of Hilton Head Island with convenience to the Islanders Beach Park, schools, shopping, dining, hospital, airport and library.
2. It has open and natural beauty.  Hilton Head Plantation is 4,000 acres with 4,086 properties, 2 conservancies(Whooping Crane and the Cypress Conservancy) and acres of unspoiled land and lagoons.  The roadways and front gate are maintained beautifully by the association.
3. It has great parks inside the gates.  Hilton Head Plantation offers three parks including Dolphin Head Recreation center, Spring Lake Pavilion and The Surrey Lane Ball Fields.
4. It has great security.  Hilton Head Plantation offers private roads with 24 hour security and courteous and friendly guards at the front gate.
5. It has great golf courses.  Hilton Head Plantation offers four Golf Courses including Dolphin Head, Bear Creek, Oyster Reef and The Country Club of Hilton Head.  Each offer a separate membership program.
6. It has great amenities.  Hilton Head Plantation offers 12 Har tru tennis courts, 2 Bocce ball courts, and 3 shuffle board.  It also offers the Spring Lake Pool, the Spring Lake Pavilion, the Dolphin Head Recreation Center and the Plantation house.
7. It has a great beach.  Two miles of walking beach along the Port Royal Sound are enjoyed by residents and guests.  Parking, playground, picnic tables are located at the Dolphin Head Recreational Center.
8. It has great management.  Hilton Head Plantation has an Architectural Review Board and an Owners Association ensuring residential integrity that has a plan for now and the future.
9. It has a great marina.  Located in Hilton Head Plantation is Skull Creek Marina on the inter coastal waterway.  It offers slips for sale and rental slips.
10. It has a great neighborhoods.  Although one of the largest communities on Hilton Head Island, this community offers smaller more intimate neighborhoods within the gates.

Jonesville Road Communities

1. It has great water access.  Jonesville Road has two partial deep-watercreeks running down each side.  On the right is Jarvis Creek with its view of Calibogue Sound and unspoiled Shoreline.   On the other side is Old House Creek which is a tidal creek that offers access to the inter-coastal waterways.  Both creeks offer boating, crabbing, fishing and exploring.  Homeowners along the creek put in docks and boat lifts to enjoy these waters.
2. It has a great new communities. The new developments include The Paddocks, Shearwater, Graham Lane The Barn, Wayward Cove and Jonesville.  This was the last area to get water on sewer on Hilton Head and it is a place time forgot.  It offers a relaxed feeling with architecture that is Southern Vernacular at its best, blurring the lines between indoors and out.   Jonesville offers a sanctuary on the Island for a vanishing way of life.
3. It has a great location.  Convenient to both the South End and the North End of Hilton head Island Jonesville is located off Spanish Wells Road  home-sites. Follow Spanish Wells Road to Jonesville Rd. Turn onto Jonesville Rd – The Paddocks is .7 mile on right.  Although it’s a secluded refuge, it’s just one minute from the Cross Island Parkway, which puts you close to dining, shopping, schools and beaches.
4. It has great fishing and crabbing.  The docks for The Barn or the town crabbing dock on Jonesville are a great place to take the kids(grand-kids?) or a special friend to spend an afternoon an hour before or after high tide which is called “slack tide”.  All you really need is a chicken neck a string and a net. Get ready to belly laugh when you finally try to get them in the cooler.  Oh be sure to bring tongs as you do not want to get pinched!  It is easier to let them go!
5. It has great stables.  The stables of Sandy Creek will take you back in time.  It is 8 acres with 32 stalls, tack room, feed room, wash rack, and rest rooms.  Residents and guests are greeted by these gentle giants as they spend time in there paddocks.  They offer up to one hour trails that loop back through the low country.
6. It has great neighbors.  The neighbors have either lived here all their life or built a new home and moved here.  You will find that these neighbors share their love for the outdoors here.  You will see them boating, walking, jumping off a dock, kayaking and biking.  Many have moved from the larger communities to discover an intimate lifestyle.
7. It has a sunny dirt road.  Although Miller Road is the dirt road that connects Spanish Wells and Jonesville, this road is symbolic for the life-style you will find down these roads.  It represents a trip through time where neighborhoods flow together like the tides and where nothing is a hurry. 
8. It has a Hilton Head zipcode.  Although this community has a “Bluffton Feel” this community is located on the Island and offers convenience to everything on Hilton Head Island including the beach, shopping and dining. 
9. It has great natural beauty.  The marshes come to life with tree swallows, rails, hawks, crickets and crabs making marsh music throughout the 4 seasons.  The sunsets over Jarvis Creek is a long smooth drink of calm and is to be enjoyed on the crabbing dock off Spanish Wells.  The homes, communities and natural beauty are to be enjoyed by all.  Come visit, you do not need a gate pass. 
10. It has room to grow.  If you are looking for value and bang for your buck, come see these great homes and properties.  As new residents move into or build the neighborhood will grow!

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