Tuesday, December 21, 2010

Barefoot Resort Condos in North Myrtle Beach

Barefoot Resort condos have been a popular choice for those looking to own a piece of Myrtle Beach real estate. This amenity packed resort offers everything that a purchaser could dream about. As a new owner of a Barefoot Resort condo, you will enjoy the yacht club, tennis courts, various pools, fitness center, golf, restaurants, shopping, tennis, beach cabana and many other activities. Current owners in this community constantly comment on the active lifestyle that Is found throughout Barefoot Resort.

The Ironwood condos in Barefoot are just one group of the many condo communities that you can choose inside the resort. During your search of condos for sale in Barefoot, you must look at MLS # 1021232.

This 2 bedroom,condo has great value with an asking price of only $119,900. Worth noting...if you are a golfer, we may be able to negotiate a free Barefoot Resort golf club membership. Ask us about this.

Our website is full of information on every popular community in the Grand Strand. If you're looking for Myrtle Beach real estate, we want to be your Realtor!

Monday, December 20, 2010

The Best of Myrtle Beach - Bayview Resort

It must be hard to believe that you can buy this 1 bedroom condo in Bayview Resort for only $67,900. Yes, it is a one bedroom fully furnished condo that enjoys the sunrise every morning from a private oceanfront balcony. Bayview Resort condos for sale have been a preferred investment for those looking for condo ownership without having a ton of cash in their retirement accounts. Today's economy demands that you find the best value before jumping into condo ownership and this unit offers just that.

You will have many opportunites to own a piece of Myrtle Beach Real Estate yet there are very few that will offer an indoor heated pool, outdoor pool, sun bathing area, fitness room, shuffle board and an onsite full service Starbucks coffee house. This is a purchase that will make the entire family happy.

See the photos and amenity information on Bayview Resort in Myrtle Beach.
Then check out MLS #1022332 -1 BR Condo at Bayview Resort.

Sunday, December 19, 2010

Avista Resort Condos for Sale

Avista Resort

Miami Beach luxury hits the Grand Strand. This is how many visitors describe this new condo complex. If you are looking for a condo for sale in Myrtle Beach then you will want to include this building to your 'must see' list. Avista Resort condos are a perfect investment with great income potential yet doubles as a fantastic beach retreat for those needing a place to get away.

This particular North Myrtle Beach condo has one bedroom yet can sleep a minimum of four people comfortably. If you are looking to invest in Myrtle Beach Real Estate then you want to purchase in a building that is packed with amenities. When you own a condo the Avista then you have unlimited access to the resort's many pools, hot tubs, lazy river, fitness center and much more. The best way to describe this condo is....  Luxury+Oceanfront+Most Amenities for $149,900 = VALUE.

Our website is becoming the most information packed Myrtle Beach Real Estate Website on the internet. Check us out and let us know what you think!

Monday, December 6, 2010

The Anderson Ocean Club Offers It All

In the past, finding a luxury condo in Myrtle Beach was nearly impossible. Luxury condos are still hard to find in this area, yet there is one building that offers this type of ownership without breaking the bank. Originally, the condos for sale in Anderson Ocean Club sold for over $700,000 for a three bedroom on the ocean front. The Anderson building has so much to offer in the form of amentities, location and first class homeowner service.

Today, you have an opportunity to buy an Anderson Ocean Club condo for $300,000.
This is not a typo...this is a 3 bedroom ocean front condo in a luxury building and at a greatly reduced price. Everyone knows that Myrtle Beach real estate can be purchased at low prices yet there are only going to be a few opportunities where you can buy such quality at such discounts

You may want to give this a second look. The MLS# is 1021446. This unit has been taken well care of with upgraded furnishings and decorations. Best of all, it is OCEANFRONT at an ocean view price. If you are looking at Myrtle Beach condos for sale, then you cannot afford to miss out on this investment.

Saturday, December 4, 2010

Consider a Carolina Forest Home

Bellegrove in Carolina Forest

When searching for the perfect home in Carolina Forest, you must drive through and visit the homes for sale in Bellegrove. There are two sections of Bellegrove that you would want to consider. There is Bellgrove Willows where the homes are more traditional. You will find single level and two story homes throughout. The majority of homes have garages and are priced in a range that most people find affordable. Many buyers comment that this community offers a lot of value.

You will also want to visit the Bellegrove Palms section to see the unique Charleston style homes. These homes are two story and offer a nice two car garage tucked away in the rear section of your lot. This gives a wonderful curb appeal versus the typical community where you see nothing but garage from the street. A great example of a Bellegrove home for sale is MLS # 1009054. This home is located on 420 Emerson Dr. Picture 4 bedrooms, 3 full baths, a formal dining room, detached garage, and all kinds of extras! It's only a couple of years old and is in fantastic condition.

Don't forget, when you purchase a home in Bellegrove, you also relocate to one of the best school districts in Horry County.  We have an entire section on our website now for all the communities in Carolina Forest.  Be sure and check them out. Some of the best include Carolina Waterways Plantation homes, Inverness Homes for Sale, Homes in The Bluffs on the Waterway, and much more.

Sunday, November 28, 2010

Why Buy Myrtle Beach Real Estate today?

This is a question that Realtors working in the Myrtle Beach real estate market are asked everyday. Buyers are wondering if the market has hit the bottom and if now is the best time to buy. Of course, we do not have a crystal ball yet there are a few things that you may want to make note of and then decide what it means.
  • Local real estate agents are starting to invest in real estate now. They are buying condos and homes in Myrtle Beach right now. They are trying to find quick flips, looking to buy quality properties at a deep discount, to hold them long term in order to build wealth.
  • Banks are needing to dump existing inventory in order to clean up their books for 2011.
  • On quality properties, we are seeing multiple offers. Listen, we have not seen multiple offers for 4 years now...what does this mean?
  • Supply is lower then has been in 5 years. You can still get a deal on sub-par properties but the quality is almost gone.
  • Current owners of Myrtle Beach real estate are not wanting to hold for the long term so they are getting out of their properties now.
  • Investment groups are starting to form again in an attempt to leverage capital and buy multiple properties. Some of these groups are coming from China and Canada.
  • The average number of days on the market is starting to decline. Some Myrtle Beach condos and homes are selling within one week of being listed. I sold one last week that received 3 offers within 24 hours.
  • Lots are starting to sell again. Land and lots have been the worst performing segment of our market and now it is starting to move.
  • We are seeing developers start construction on homes in Myrtle Beach and the surrounding areas again. Yes, the price of land for sale in Myrtle Beach is so low that developers are building again!
I am not going to be that Realtor that makes a bunch of predictions as to where the Myrtle Beach real estate market is heading in order to make some quick sales. I will tell you that the above facts are actually taking place in our market right now. You have to answer what this means for yourself. Think logically...not emotionally; and ask yourself if this is the time to buy or is it time to wait.

Those who buy now will end up with a quality property that will likely appreciate over time. People who wait will get deals on what the savvy investors didn't want. Be careful, dont just go buy anything and everything. You need a knowledgeable agent who will help you find a quality piece of real estate that meets your long term goals.

At The Harrelson Group, we study the trends every day in order to best position our clients in our market and in today's economy. We hope that you will be our next satisfied client!

Tuesday, November 23, 2010

Myrtle Beach Home Sales and the Holidays

Here is the question that I have been asked lately,
"Why sell now versus waiting until the holidays are over or waiting till Spring?"

This is a great question and I will address this in a way that may shed some light on the way the Myrtle Beach market works. Remember, I have been selling in the Myrtle Beach market for 17 years, I went to kindergarten 35 years ago in Myrtle Beach and I graduated high school from Myrtle Beach. In other words, I know this market very well.

Here are the benefits of selling now versus waiting until Spring next year...
  1. The banks are putting a hold to foreclosing on people during the holidays. Every year, the banks slow or stop foreclosures because they do not want to evict people during the holiday season. This is a temporary blessing for the Myrtle Beach real estate market because it keeps the supply down for about 3 months. When supply is low, demand can remain the same and those that are listed will have a better chance of selling and a chance to get a little more than fair market value. It is just a myth that you get more in the summer months...you typically get more in the winter because there is less competition. You cannot reap these benefits if you are sitting on the sidelines.
  2. Buyers are more qualified in the winter.  I'm always asked, are there buyers during the winter? Yes, there are buyers. Actually, there are less buyers, yet the ones that are here are golfers, snow birds or people looking for a second property. In other words, the buyers in our market now are serious and extremely qualified. The advantage for selling today is that you get to expose it to the most qualified buyers that come to our market all year. The average buyer looking today has a higher personal net worth then those looking in the summer. It's Thanksgiving week right now and our schedules are booked with buyer appointments for the next 2 weeks. Trust me, the buyers that are taking time to look at properties during the holidays are serious about buying. They don't look at properties for no reason...they would rather go shopping. As agents, we know that every buyer call is valuable during this time of year.
  3. Like you, a lot of property owners are thinking of listing at the beginning of next year or at least by spring. That decision can cost you a lot of money. Think about this...if everyone is waiting to list after the new year while the banks are putting a temporary hold on foreclosures then two things will happen. First, the supply of listings will be very low making it better for those that are currently on the market. Second, all of those that are waiting will dump their properties on the market at the same time that the bank releases foreclosures again. Then we will feel the impact of an over-supplied market again. Real estate markets are controlled by supply and demand. The only way to get more money for a property is to sell when the supply is low.
I know that a lot of owners are thinking of selling their property next year. At this point, it doesn't appear that the market is going to recover for awhile so if you are thinking of selling then you have to consider making a move right now. The last two weeks have proven to me that the next few months are going to be very good for those that are listed for sale. I have had an increase in personal sales over the past month and some of them have been for higher prices then the last sales in those particular areas. I have been negotiating more money for my sellers because there was less competition...supply was lower. This is the impact of lower supply.

I am not in the business of talking you into selling your property, yet if selling is something you are remotely considering then you have to look into it right now. I personally just sold one of my properties two weeks ago for the same reasons that I am stating in this email.

I hope you find this information useful. I am going to work straight through the holidays in order to take advantage of the next few months. If you have questions about what selling could mean to you then please call or email me immediately. As always, I am your Myrtle Beach Homes resource. I am here to help you make informed real estate decisions.

See our website for more information on why we are your best choice to help you sell your home!

~Greg Harrelson
Myrtle Beach Real Estate

Friday, November 19, 2010

Myrtle Beach Homes - Prestwick Golf and Tennis

The Advantages of buying a home in Prestwick...

We have helped many buyers move into the Prestwick Golf and Tennis community. Over the years, we have asked the buyers why they chose to purchase a home for sale in Prestwick Golf and Tennis versus all of the other communities that they visited.

Here are the 5 most common reasons why buyers choose the Prestwick Country Club to call home.
  1. It is gated and has 24 hour security. Buyers feel safe raising a family in the community. They feel comfortable with their kids riding their bikes, knowing there is no through traffic.
  2. It's a popular golf community. Even the long-time locals consider Prestwick golf to be a top notch golf course.
  3. The location of Prestwick is perfect. It is close to the hospital, golf, shopping, restaurants and everything else the Myrtle Beach area has to offer yet it is away from all of the traffic and congestion.
  4. Buyers tell us this is one of the best values along the Grand Strand. It offers golf, tennis, location, beach, gated, and security without breaking the bank.  Prestwick homes are affordable.
  5. It's a community...not just a neighborhood. Homeowners love the fact that you walk down your driveway and the next door neighbor says hello.
Well, this is why the buyers are choosing to buy a him in Prestwick. If you have any questions regarding this fine community then please call or email us anytime. You can alsonfind more photos and listings of Homes for Sale in Prestwick Country Club on our website.
~Greg Harrelson

Sunday, November 7, 2010

Myrtle Beach Homes Sales Increase Pace.

Finally, there is some good news to hit the Myrtle Beach real estate market. As we know too well, the market in Myrtle Beach has been on a steep decline over the past 4 years, causing many homeowners to find themselves facing foreclosure. If you own a property where there has been a foreclosure in the neighborhood, then you are well aware as to how it effects your property's value.

Here are a few positive facts about the local real estate market...
  1. There are fewer Myrtle Beach foreclosures being listed on the market for sale.
  2. Price declines for homes in Myrtle Beach are slowing - meaning we are getting close to the bottom.
  3. Buyers have recognized the great values we have in Myrtle Beach, and therefore are starting to move forward with their purchase.
  4. Banks are cooperating with those needing to Short Sale their property. Myrtle Beach short sales are taking less time to process, which helps in decreasing foreclosures.
  5. Some of the Northern real estate markets are showing signs of recovery which makes it easier for those wanting to invest in Myrtle Beach real estate. It frees up their cash to invest in our area.
I wish we could report that prices were on the rise, yet there is no evidence to support that statement. We do know that the first step to market recovery is through increased buyer activity. We will keep a close eye on the market over the next few months to see if this trend continues throughout the holiday season and the new year.

If you are thinking of buying a home in Myrtle Beach, you may want to act quickly before the quality properties are all gone. If you are thinking of selling, this may be the time to get the home sold and move on with your plans.

Feel free to give us a call and we can share with you how the changes in the market impact you and your real estate investment. ~ Greg Harrelson

Thursday, November 4, 2010

How Much Did My Neighbor's House Sell For?

"What did my neighbors home sell for" is one of the most common questions that a home owner asks a real estate agent.

In most cases, an owner wants to know what their neighbors' homes sold for in order to get an idea of what their home is worth. Be careful in making quick assumptions because there is more information needed to determine one's real value of a property.

The following information is necessary to determine the real value of your home. There are many things to consider besides what the neighbor did - which might or might not have been an optimal price.

  1. What is the average price per square square foot (heated) in the community?
  2. How many bedrooms?
  3. How many bathrooms?
  4. What was the condition of the home sold?
  5. What are other homes listed for with similar benefits and features?
  6. What are the prices of homes that failed to sell recently?
  7. What is the average number of days that it takes to get property sold in my area?
As you can see, your neighbor's selling price is just one piece of information that you must know to determine the value of your property. We see a lot of owners miscalculate their property's value due to the lack of information.

Example...a property near yours sells for $200,000 and has 2000 heated square feet.  Maybe you only have 1500 square feet. So, what is yours worth? Before you come to a conclusion, make sure you answer the above questions.

I get a lot of calls that start off with, "My neighbor sold for $200,000 so I want to sell mine at that price...please list it."

As a professional real estate agent in Myrtle Beach, I must find out the size, condition and features before I could quote a price and place it on the market. Unfortunately, there are agents who will list it without doing their research and these are the listings that fail to sell and end up on the MLS expired list.
As a free service, we help people determine an accurate price for their condos and homes for sale in Myrtle Beach. You can also sign up for our weekly current market research report for your property. Make sure you spend a few extra minutes gathering the proper information before you jump to any conclusions. A little bit of research upfront can save you time and money in the long run.

~Greg Harrelson

Saturday, October 30, 2010

What Does It Take to Sell a Myrtle Beach Home?

I get this question everyday from property owners who are thinking of selling or from owners who have attempted to sell a home and failed. Selling a home in Myrtle Beach is not as difficult as most people think. Follow these few steps and you are on your way to a successful transaction.
  1. Hire an agent with a proven track record. You have to take the experience of the agent seriously. This transaction is too important to do friends a favor, or just hire a random agent that you meet at a grocery store.
  2. Property Condition is more important today than ever before. There is a lot of competition in the market today, so think of your property as being in a beauty pageant. You don't have to refurb a property but at least put it in the best condition possible.
  3. Price is going to be critical. You don't need to give it away, yet you have to make sure that you are competitive in today's market. Look at the research and balance your goal of price with your goals of time.
  4. You must have an agent that has an agressive Marketing Strategy. This is not a market where the agent can list it and forget it. Successful real estate transactions are the result of an active marketing plan. Make sure the agent you choose has a plan before you get started.
Now you know what it takes to get a property sold. At Century 21 The Harrelson Group, we know what it takes to get it sold and we have the marketing strategy to pull it off.  We are your source for Myrtle Beach Real Estate.

Sunday, October 24, 2010

Myrtle Beach Short Sales on the Rise

The recent halt in foreclosures in Myrtle Beach and the Grand Strand area has drawn a lot of attention to short sales. In the past, realtors and investors would avoid working on a short sale because the transaction was difficult and unpredictable.

Today, selling and buying short sales is on the rise due to a few simple factors:
  1. Banks are cooperating. There are advantages for the bank to approve short sales versus taking properties back via foreclosure. It saves the bank money.
  2. Short Sales are a faster approach to getting bad assets off  Bank's books.
  3. The temporary halt of foreclosures pushes buyers and realtors to these listings.
  4. Banks are getting their processes down. What was once a very confusing transaction is now much more predictable. The process is getting easier.
As you can see, there are many advantages for a bank to approve a short sale, making this a much better option then foreclosure for owners who are in distress. If it makes financial sense for the bank to negotiate then that is what they will do. The Bank is interesting in doing what is best for them and approving the short sale is likely the right decision.

In addition, real estate agents are more educated and informed of the short sale process making it a smoother transaction for the buyers and sellers.

If you are an investor looking to buy quality properties at a discount then you must consider Myrtle Beach short sales. Good foreclosure deals are drying up fast.

If you are a property owner that is having a hard time making your payments. Now is the time to process a short sale. The banks are starting to deal.

At Century 21 The Harrelson Group, we are trained, certified, and have years of experience in handling distressed transactions. We can advise you on how to navigate through these transactions.

Thursday, October 7, 2010

Myrtle Beach Real Estate Property Tax Re-Assessments

A Note From Greg Harrelson
As most of you are aware, Horry County has just completed the property tax re-assessment for all investment and permanent properties. Most of you have received the letter that says in bold..."This is not a Tax Bill". If you have not seen this notice then it is likely sitting in your mailbox right now. It is important that you review this notice so you will know exactly where you stand. I have been getting calls all week from owners like you that are unhappy with the results of the new tax value.

To continue C21 The Harrelson Group's commitment of providing valuable real estate information to owners of Myrtle Beach Real Estate, I will address the main concern that I have heard this week. You may have the same concern and this will give you clarity.  Or you may have different concerns that I may be able to answer through a direct email.

Recent concern..."My property's value has decreased yet my tax value has increased, how does this happen?"

First of all, tax re-assessment is not an easy task to complete by the county, due to the amount of properties that they deal with.   Unfortunately, it is nearly impossible for the assessor to physically look inside every property nor are they likely to do a single evaluation of your property. This doesn't mean that they are failing at their job...it means that for the most accurate information to be considered, you have to be responsible for doing your own research and ask them to reconsider the value.

The Assessors Office understands that there will be many owners disputing their new value. In many cases, the dispute will result in a reduction of tax value, saving you money on your tax bill. Of course, there will be times when they deny the dispute and no change is granted.

Instead of trying to make sense out of something that is so often misunderstood, I suggest you immediately do the following:
  1. Review the recent sales and market value of your property.
  2. Compare it to the re-assessment value.
  3. If you see a substantial discrepancy, consider filing an appeal.
Here's how I can help you:
  • I can provide the sales activity for the past 12 months. (This will help determine if you are likely to win a dispute)
  • I can email you the official Appeal paperwork that is required.

Besides being a Realtor in Myrtle Beach,  I am also a property owner who has to deal with the same issues as you. As always, I am committed to being your Myrtle Beach Real Estate Resource, and I hope that you find this information helpful.

I am always happy to speak with a property owner or prospective buyer, and I invite you to email or call me with any questions you have concerning a home or condo on the Grand Strand.

Some other pages on our website that you might find helpful:

Have a happy and prosperous year!
Greg Harrelson
(843) 457-7816

Saturday, September 25, 2010

Myrtle Beach Homes for Sale - Our Recent Listings

Recent Myrtle Beach Real Estate Listings 

The listings on this page have been sold or are expired. Please see a more updated post!

More Myrtle Beach Real Estate Listings from C21 The Harrelson Group

Thursday, September 23, 2010

Volunteers flocking to build Carolina Forest Playground!

The dream of a new $400k playground in Carolina Forest is becoming a reality this week as hundreds of volunteers show up to build it.

Horry County actually solicited suggestions from two nearby schools, Ocean Bay Elementary and Carolina Forest Elementary as to the design and features of the playground, which will be called Palmetto Adventure Land. It's expected to accommodate as many as 300 kids and will include sliding boards, tunnels, obstacles, swings, balance beams, and a rubberized "padded" surface for safety reasons.

Located on Carolina Forest Boulevard in the Plantation Lakes subdivision, the site will also eventually house a branch of the Horry County Library, adding even more to the value of this family-oriented community. Carolina Forest homes will find the park and facilities adding even more to its many great assets.

The Sun News says the park will "look like two boats, with many play features accompanied by nautically themed side structures and shade areas for parents".

The Horry County Parks and Rec Dept is hoping to build other area parks and playgrounds by bringing together community volunteers...saving money, and making each neighborhood a better place to live, as well as attracting families to buy homes there. In many cases, having a beautiful park nearby can actually improve the value of Myrtle Beach real estate.

South Carolina Senator Luke Rankin also spear-headed the project by getting grants from the state legislature for $300,000. Several area HOA's, charitable groups, and even students from nearby Coastal Carolina University will be donating time and effort to the project. What a great way to boost the value of Myrtle Beach in a direction outside of tourism!

Wednesday, September 8, 2010

How A Short Sale or Foreclosure Affects Your Credit

We recently sent out a newsletter with the below information and found that it was appreciated and well received by our clients and friends. 

Many people have no idea what the difference is between a short-sale or a foreclosure when it comes to the damage done to your credit rating. Sometimes it's not as bad as it seems.  We are interested in helping anyone who is facing this kind of crisis in Myrtle Beach, and we'd like to urge you to contact us.  We may be able to help you to save your credit or get out from under the burden of a too-big mortgage.  We handle Myrtle Beach foreclosures every day and truly want to help!

IssueForeclosureSuccessful Short Sale
Future Fannie Mae Loan- Primary ResidenceA homeowner who loses a home to Foreclosure is ineligible for a Fannie Mae backed mortgage for a period of 5 yearsA homeowner who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed mortgage after only 2 years
Future Fanne Mae Loan- Non PrimaryAn investor who allows a property to go to Foreclosure is ineligible for a Fannie Mae backed investment mortgage for a period of 7 yearsAn investor who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed investment mortgage after only 2 years
Future Loan With Any Mortgage CompanyOn any future mortgage application (1003), a prospective borrower will have to anser YES to question C in Section VIII that asks "Have you had a property foreclose upon of given title or deed in lieu thereof in the last 7 years?" this will affect your future mortgage ratesThere is no similar declaration of question regarding a short sale
Credit ScoreScore may be lowered anwhere from 250 to over 300 pointsOnly late payments on mortgage will show and after sale mortgage will be reported as paid or negotiated. This will lower the score as little as 50 points if all other payments are being made. A short sales affect can be as brief as 12-18 months
Credit HistoryForeclosure will remain as a public record on a person's credit history for 10 years or moreShort sale is not reported on a credit history. There is no specific reporting item for 'short sale.' The loan is typically reported 'paid in full, settled'
Deficiency Judgment In 100% of foreclosures (except in those states where there is no deficiency) the bank has the right to pursue a defiency judgment In some successful short sales it is possible to convince the lender to give up the right to pursuit a deficiency judgment against the home owner
Deficiency Judgment (amount)In a foreclosure the home will have to go through an REO process if it does not sell at auction. In most cases this will result in a lower sale price and longer time to sell in a delclining market. This will result in a higher possible deficiency judgmentIn a properly managed short sale, the home is sold at a price that should be close to the market value and in almost all cases will be better than an REO sale resulting in a lower deficiency

Monday, August 23, 2010

Welcome to Our New Myrtle Beach Real Estate Blog!

To go with our new website, we have a new blog as well!  Visit us soon and we will keep you up to date on what's happening in our real estate market, as well as news about town and even some local restaurant tips and business recommendations!

Meanwhile, visit Greg Harrelson on Facebook!

Check back with us soon!