Coastal Carolina Blog

CAN OCEANFRONT & SECOND ROW PROPERTIES REALLY HOLD THEIR VALUE???

Mon, 05 Oct 2009 12:25:19 -0500

CAN OCEANFRONT & SECOND ROW PROPERTIES REALLY HOLD THEIR VALUE???

Today I was thinking to myself; with whole financial debacale still in full swing, fresh Foreclosures still coming into the market and Short Sales creeping higher and higher into the Market Share for all Active Listings, does Oceanfront or Second Row Properties still have what it takes to hold their escalated Values??

I pulled statistics for just the North Myrtle Beach area and found that currently, there are 23 different listings for sale that are both Oceanfront & Second Row to the Beach. The Lowest Priced House is amazingly $360,000 and Second Row. ( 207 N 55th Ave. ) The Highest priced House is "not surprising" $ 1,995,000 and of course sitting Direct Oceanfront!( 804 N Ocean Blvd. )

Next, I pulled what has SOLD since the First of the 2009. Sadly but not shocking, only 6 Homes have Sold. The Lowest Price Home that has sold is Second Row at ( 3801 N Ocean Blvd. ) and went for $ 449,000 . The Highest Priced Home that sold was Direct Oceanfront at ( 1500 N Ocean Blvd. ) and it went for $ 1,000,000 even!!

The Average Sold price out of the Six is only $ 679,666 at this point and the Median price point runs about $ 720,000. The most recent SOLD property was at 1918 N Ocean Blvd. It is a 5 Br / 3Ba, about 1800 SqFt Oceanfront Foreclosure home that Sold for $ 835,000.

Looking at just the Oceanfront Homes that have Sold since January, the Average Sold price should be about $ 828,333. It's amazing to me that you could acquire and Oceanfront Beach home for well under a Million dollars now and there are no signs that we have reached bottom pricing for the Myrtle Beach SC/ North Myrtle Beach SC Market.
Considering how the Market has shifted so far, this Fall season could be the absolute BEST time to garner yourself that amazing Oceanfront or maybe a Second Row Beach Home overlooking the Atlantic Ocean.

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Dear Buyer, are YOU being Honest with me?

Fri, 02 Oct 2009 11:13:33 -0500

Good Day to All,

I have a Great story to share and maybe you have had this experience yourself! A few weeks ago, me and a "Same-Office" Agent were in the office together. She was walking out the door when the Main phone line rang. I picked up and a woman on the other end asked to speak with whomever she had recently spoken to in our office. "A woman" she said. I asked if she knew her name since we have more than one female Agent working in our office. The woman claims she didn't know (or remembered) her name so, I rattled off names and she picked one. Let's call her "Susan". Once she recognized her name I stated that "Susan" had just left the office but that I could catch her before she got away. The woman said "No, that's ok I just need to tell her that 10:30 AM is ok for us to meet tomorrow" I asked the woman what her name was so I could relay the message. She said her name was ( let call the prospective Client, "Debbie" ) I told "Debbie" that I would past on the information to "Susan" and make sure she get's the time right.

Now, as I was hanging up with "Debbie" I realized that her name sounded extremely familiar to me. Just then, "Susan" came walking back in the office to get something she had forgot. I informed her about "Debbie's" call and told her about the confirmation on the time she had set up with her for the next day. Right after, I asked "Susan" how long she had been working with "Debbie" and what type of property they were looking for. During this conversation, I realized, at that moment, that we were working with the same person!!!! "Susan" proceeds to tell me that she has been conversing with "Debbie" and her husband since June of this year and has been sending them lots of information about homes throughout the Myrtle Beach area and has been trying to narrow homes down for quite sometime.

I started working with "Debbie" as an Agent, since the middle of August when I had Floor duty and answered a lead call that came in on one of our Listings. After a long conversation with "Debbie" she mentioned that she has been looking for some time now and had talked to several different Agents but none of them had seem to be able to help her find exactly what she was looking for. I asked her several different questions a began to get a better idea of what she was looking for. I told her that I would send some specific current Listings and asked her to look through them and give me some feedback on her "Likes & Dislike" so I could start to crystallize a better idea of what she wants.

Now, in my conversations with "Susan", she explained to me that she started off the same way, only it began with "Debbie's" husband. Later on after sending them several listings and asking some of the same questions I asked, "Susan" was starting to get a good idea of what they wanted. At some point, all communications were deferred to "Debbie". So "Susan" continued her work and spent a great deal of time with "Debbie" researching several properties over the past few Months.

Here's where it came to a Head. After I answered the call to our Office Line where "Debbie" was trying to confirm her appointment with "Susan" for the next day (Thursday) and I realized we were working with the same person, I also figured out that "Debbie" had planned to meet with "Susan" on Thursday to be shown several different properties. Then, the next day after tomorrow (Friday), she was trying to confirm with ME to schedule several additional properties to look at! WOW..... I sat there in a small state of shock as it all started to come together. I remembered I had asked "Debbie" if she was currently working with another Agent and she simply said that she has been talking with different Agents but had not decided with whom to work with yet. Man O Man, I got the feeling that I just got PLAYED and I wasn't alone!! It's such a horrible feeling when take time to work with people and you realize that they have strung you along, possibly lieing to you and making all your efforts to simply help them feel like a complete waste of time!!

Where exactly is problem here..?? Did "Susan" and I do anything wrong? Am I so naive to simply think that people are going to extend a degree of "Mutual Respect" & "Courtesy" when they interact with a Realtor??

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Current SOLD Market Report for Grande Dunes in Myrtle Beach SC

Tue, 29 Sep 2009 16:13:03 -0500

Good Day to All!!

I was pulling some statistics for one of my Clients and notice something very interesting about Grande Dunes in Myrtle Beach, SC. As you will see below, in the Past Six Months, 18 Homes have SOLD throughout the Grande Dunes. Sadly, 11 of those 18 Transactions were Distressed properties: Foreclosures & Short Sales !!

LIST PRICE:
SOLD PRICE:
DOM:

HIGH	LOW	AVERAGE	MEDIAN	TOTAL PRICE	LISTING COUNT
$1,800,000	$540,000	$954,438	$824,500	$17,179,900	18
$1,430,000	$500,000	$802,472	$700,000	$14,444,500
633	35	218	144

Setting A Refreshing Pace For Myrtle Beach Resorts

Nestled along Myrtle Beach's celebrated Grand Strand, Grande Dunes is the most dynamic master-planned residential resort ever to grace the Carolina coast. Spanning 2,200 lushly forested acres of prime property -- from the Atlantic Ocean to west of the Intracoastal Waterway -- this distinctive community offers gracious living, a splendid natural setting, world-class amenities, and classic Mediterranean-style residential excellence. This unparalleled choice of elegant single-family homes, oceanfront or Intracoastal condominiums, golf cottages and dazzling views is matched only by the multitude of opportunities to enjoy the best life has to offer. Come and experience the enchantment and carefree joy of Grande Dunes … the most prestigious resort in Myrtle Beach. Whether you're enjoying a timeless Myrtle Beach resort vacation or a more permanent lifestyle, you'll treasure our magnificent choices:

Prestigious Myrtle Beach Homes for Sale
Myrtle Beach Condominiums
Marina Inn
Exclusive Members Club
Beachfront Ocean Club
Grande Dunes Resort Club

Click here for more about our South Carolina Golf Vacation Destination.

Secluded Comfort, Abundant Amenities At Our Luxury Resort in Myrtle Beach, South Carolina

Master the art of living at Grande Dunes, the most magnificent master-planned community ever to grace the Atlantic coastline. We'll capture your heart with breathtaking natural beauty, exquisite Mediterranean-style architecture, white-sand beaches, championship golf, and fabulous amenities. Book your reservations online today at our Myrtle Beach luxury resort for preferred rates.

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

This is a Test, Only a Test!!

Wed, 09 Sep 2009 10:38:07 -0500

98rds7xf5h

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

OCEANVIEW-MARSHVIEW NEW FORECLOSURE IN MURRELLS INLET

Fri, 04 Sep 2009 15:22:38 -0500

OCEANVIEW-MARSHVIEW NEW FORECLOSURE IN MURRELLS INLET

$799,000

Location:
724 Underwood Drive
Murrells Inlet, SC 29576

Map and Directions

Description

OCEANVIEWS & MARSHVIEWS NEW FORECLOSURE IN MURRELLS INLET

Amazing 6Br / 6Ba 1 Half Bath Raised Beach Home located South of Atlantic Ave and just off of S Waccamaw Dr, this beautiful Beach Home could be your next "Vacation Getaway"!! Can you picture yourself and all your friends & family spending their Vacation mere Steps to the Beach as well as the Inlet?? Well, now is your opportunity to make that dream a Reality! Take advantage of this Chance of a Lifetime!!

Back in 2004, this beautiful Home was first built and SOLD for $659,000 giving someone the "Ultimate Beach Getaway" in the Heart of Murrells Inlet. Perfectly situated, this house is positioned a mere walking distance to the Beach but also give you wonderful views of the Inlet Marsh just behind it. Days of lounging at the Beach soaking up the warm Sun with the sounds of the Atlantic Ocean washing away all your troubles can be spent just steps away from this magnificent home! Care to take a Boat out for a Fun Filled Day cruising along the Inlet and local Waterways? Well, your in luck because just a short distance down the road is the wonderful Marlin Quay Marina

Once again, the beautiful Beach Home came on the Market in 2006 and SOLD for an Amazing price of $ 1,100,000. Now that is a good return on your investment, garnering that lucking Investor $441,000!!

Now the Market has turned down and this could be Your chance to get this wonderful Raised Beach Home for a price close to what it SOLD for back in 2004!!!!

CALL me Today and lets discuss a Strategy on how to get you this " Ultimate Beach Getaway" for Pennies on the Dollar!!! Don't wait to Long or this one might slip away!!

Photos

Features

Single Family Home
Front Porch
Rear Porch
Lawn Sprinkler
Pool-Outdoor on Property
Outside Storage Attached
Insulated Doors/Windows
Elevator

Listed by

Thomas Cunningham

Buyers' Choice Realty
Phone: (843) 814-1078

Listing agent/broker: MIRELA MONTE

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Are you Taking Advantage of this Buyers Market??

Thu, 03 Sep 2009 13:54:56 -0500

Are you Taking Advantage of this Buyers Market??

$354,000

Location:
908 S Ocean Blvd
North Myrtle Beach, SC 29582

Map and Directions

Description

Are you Taking Advantage of this Buyers' Market??

Have you given much thought to Investing in Real Estate in the Myrtle Beach areas? Have you been following the market recently? Have you caught yourself thinking, about FINALLY getting that Place at the Beach after Vacationing here Year after Year?

Well, you are in Luck. Prices on Properties throughout the Grand Strand have been dropping month after month. We are seeing Properties sell for less than what they were purchased almost 10 Years Ago..!!!

Below is a List of Recent Sold Transactions that have happen since January this Year. All the Lisitngs below are located either 2nd Row from the Beach or less than a few blocks. If you have interest in the Myrtle Beach Area, call me now and let me help you find that Perfect Beach Home you have always Dreamed about having.


LIST PRICE:
SOLD PRICE:
DOM:

HIGH	LOW	AVERAGE	MEDIAN	TOTAL PRICE	LISTING COUNT
$1,399,500	$245,000	$638,421	$494,950	$8,937,900	14
$1,330,000	$245,000	$578,430	$505,563	$8,098,026
1167	103	288	183

Disclaimer

This information is deemed reliable, but not guaranteed. Neither the Coastal Carolinas Association of REALTORS, nor the listing broker, nor their agents or subagents are responsible for the accuracy of the information. The buyer is responsible for verifying all information. This information is provided by the Coastal Carolinas Association of REALTORS for use by its members and is not intended for use for any other purpose.

Photos

Listing agent/broker: Other Agents

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

PRE-FORECLOSURE.... BRING ALL OFFERS

Thu, 03 Sep 2009 12:50:23 -0500

Pre-Foreclosure..Bring ALL OFFERS!!

$529,000

Location:
708 Seashell Lane
North Myrtle Beach, SC 29582

Map and Directions

Description

Located East of Hwy. 17 in North Myrtle Beach, Seven blocks from Main St. and just a short distance to the Beach itself!!

This beautiful home is postioned perfectly. Right in the Middle of what all The Beach has to offer, yet tucked away enough to keep things peaceful and quiet.

Have you ever dreamed about having that wonderful place at the Beach where you could run-away to and enjoy the laid-back atmosphere that only a Beach Side Community can offer? Well, now is your chance. This house is in a Pre-Foreclosure situation and the Seller says Bring all Offers..

Originally Listed back in Febuary for $769,000 this home has been on the Market for quite some time and has drop in price now by $240,000!!!!!

This small Community has no HOA fees and No Restriction so you can bring your Boat, Motocycle, Golf Cart or whatever and enjoy it to the Max!!

Professionally decorated & finished This Home has it all...literally!!

Luxurious Master Bedroom with private balcony, heated Bathroom floors, Jacuzzi tub, marble flooring in the shower and Dual vanity area.

Kitchen has custom cabinets, granite countertops and top of the line Stainless Steel appliances as well as boasting an open design that flows into both the Living Room & Dining Room

A Large Bonus Room that overlooks the Living Room can be good for just about any use or make it into a 5th Bedroom.

Bottom level offers separate Bedroom, Bath, kitchenette and a large entertainment area currently being used as a game room with a private entrance.

Other features include, elevator, security system, Central intercom/radio, Surround sound, upgraded bronze hardware & plumbing fixtures to just name a few.

Seller says bring all offers

Photos

Features

Single Family Home
Den/Study/Library
Recreation Room
Laundry/Utility
Screened Porch
BONUS ROOM
MOTHER IN LAW SUITE
Workshop
Security System
Intercom
Split Bedroom
Fireplace
Elevator

Listed by

Thomas Cunningham

Buyers' Choice Realty
Phone: (843) 814-1078

Listing agent/broker: Another Agent

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Are you "People Motivated"??

Wed, 02 Sep 2009 16:21:57 -0500

Good Day to All,

I seem to come back to this question more and more often these days! In my interactions with both fellow Realtors and potential Buyers, I find myself asking the Question:

Are you/they, "people Motivated"?

Please allow me to explain a little more of what I'm getting at. When both meeting and/or talking with potential clients, nine times out of ten I'm going to hear about a previous experience with another Realtor and it typically is not a Positive interaction. Story after Story, people consistently share with me experiences that put them on the Defensive or have made them highly suspicious of interacting with another Realtor. Why do you think this is? Why does there have to be so many " Used Car Salesmen" type Realtors out there leaving a negative mentality for the world to see?

While listening to all these stories, I keep asking myself the same Question: Were these fellow Realtors "People Motivated"? Well, I'm sure that anyone with Common Sense can answer that question: NO, they weren't and probably never will be. These type of so-called " Realtors" are obviously motivated by one thing and one thing Only; MONEY....!!

These " Money Motivated" Realtors are strictly focused in dealing with a client based on how much Money they can get out of the Transaction and not so much what's right for the Client!

You know which ones I'm talking about: The Agent that happens to show a Client only Listings within their own Company, maybe even a few of their own Listings; Not so much what the Client was interested in !! Or maybe they show only Listings that, just so happen to have a "Buyers Agent Bonus"!! I think you are getting my point!

What would you think it means to be "People Motivated"??

My thought is, that as a Professional, your main focus is on the well-being of your Client! Humm, "well-Being" what does that mean exactly? A dictionary definition states it as :

–noun

a good or satisfactory condition of existence; a state characterized by health, happiness, and prosperity

Now, as Realtors, we are more familiar with the term "Fiduciary Responsibility" in the relationships between us and our Clients.

noun. pl. fi·du·ci·ar·ies

One, such as an agent of a principal or a company director, that stands in a special relation of trust, confidence, or responsibility in certain obligations to others.

I like showing these definitions because this where most people are going to search for explanations on the terms and words that we use on a daily basis and it should help us to understand where our Clients point-of-views sometimes come from.

Now, my belief is that by focusing on my Clients "Wants & Needs" and using both my experience and knowledge, I will be able to help them find and purchase the right property for the right price in the current Market. Properly paying attention and "truly" listening to my Clients is what will fully insure that they get both what they want and need in a Property. My commission (pay) off of the Transaction should be thought of as simply a "By-Product" of doing the right thing for my Clients. Being true to them and their needs is what I believe makes me a "People Motivated" Realtor and not "Money Motivated" !!

I don't set Goals for myself based on how many Transactions I plan to close this Month or Year. I set them based on how many people I plan to help when making a Real Estate Transaction. "Educate & Advise" should be our motto as Realtors. We're supposed to be here to help people with one of the largest financial decisions they will ever make. Should they make that decision with just any Realtor they stumble across??

Please feel free to chime in on this topic. I would love to get as much feedback on this as possible. Share your experience as well as your advice!

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Prince Resorts 2Br/2Ba Direct Oceanfront Condo in North Myrtle Beach SC

Sun, 05 Jul 2009 18:28:20 -0500

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

810 Sea Mountain Hwy in North Myrtle Beach SC

Sun, 05 Jul 2009 17:40:26 -0500

These units are an amazing opportunity for someone, whether you wish to invest in just one unit or all seven this is the time! Check them out

Via Mirela Monte, Your Myrtle Beach Real Estate Connection:

Red Light Special for the Investor: 5 unit apartment building located on Sea Mountain Hwy., the main thoroughfare through Cherry Grove Beach.

Each unit is a spacious 1,350 sq. ft. with 3BR/2BA, upstairs/downstairs Town home style. No HOA fees.

Located within walking distance of the Beach and right next to the Marsh. This is a short-sale. Bring all offers!

For more info, go to: www.MarshVista.com

Mirela Monte, Your Myrtle Beach Real Estate Connection

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Myrtle Beach Oceanfront Home Prices Drop 38% !!!

Sun, 05 Jul 2009 17:37:24 -0500

Magnificent information from someone that knows it best. Mirela Monte is on point with her Statistics

Via Mirela Monte, Your Myrtle Beach Real Estate Connection:

In January I posted a blog showing the sales activity on Myrtle Beach Area Oceanfront homes for the previous 6 months. The first table below denotes the sales activity for the last 6 months of 2008.

I just pulled sales activity for the first 6 months of 2009 on Myrtle Beach Area Oceanfront homes, denoted here in the second table below.

I was stunned to find a 38% price drop on the per square foot sales price of these homes for the last 6 months activity compared to the previous 6 months’ period. Incredible, but true!

Here are some great Oceanfront buys that transpired during the past six months:

A Duplex sold by yours truly… Yes, I had the pleasure of representing Buyers in this extraordinary deal, making it the most affordable oceanfront duplex sold in the past 6 years: A total of 10 Bedrooms and 8 Bathrooms set in the sand in a most idyllic location with extraordinary views for a mere $850,000.

The least expensive Oceanfront Home transaction for the past six months was a 42 year old 4BR/2Ba Home in Cherry Grove Beach, sold for the incredible price of $650K.

The most expensive Oceanfront Home transacted in the past 6 months was this extraordinary Oceanfront Mansion.   With a total of 7,250 sq. ft. of gorgeous custom construction, this majestic 5BR/5BA/2HBA was a Bank Owned property and sold in June for only $2.1MIL.

We currently have 143 Oceanfront Homes available for sale in the Myrtle Beach Area. That means that only 1.05% (1.0489 to be exact) of our Oceanfront Home inventory is being sold per month. At that rate, it will take almost 8 years to deplete our current inventory. I guess you could say that if you are an Oceanfront Seller, you are not faring too well. Oceanfront Buyers?   This may be a good time to go shopping for that Oceanfront Home in Myrtle Beach!

Mirela Monte, Your Myrtle Beach Oceanfront Connection                      Proud Optimist!

Summary Statistics for July08-Jan09



High

Low

Average

Median

List Price:

$4,375,000

$995,000

$1,854,800

$1,500,000

Sold Price:

$3,900,000

$806,000

$1,649,342

$1,500,000



ADDRESS

Area

Price

BR

Appx Age

Total SQFT

DOM

List Price

Sold Price

$/Total SQFT

1091 Ocean Blvd. West

North Carolina

$806,000

5

17

3101

398

$1,094,000

$806,000

$259.92

2804 N Ocean Boulevard

North Myrtle Beach - Cherry Grove

$905,000

6

52

2989

587

$995,000

$905,000

$302.78

4102 N Ocean Blvd.

North Myrtle Beach - Cherry Grove

$950,000

6

14

2500

83

$1,399,000

$950,000

$380.00

5904 N OCEAN BLVD.

North Myrtle Beach - Cherry Grove

$1,025,000

5

34

1750

88

$1,299,900

$1,025,000

$585.71

903 W Main

North Carolina

$1,250,000

4

35

2074

568

$1,490,000

$1,250,000

$602.70

606 N Ocean Blvd

North Myrtle Beach - Ocean Drive

$1,500,000

6

38

2001

98

$1,500,000

$1,500,000

$749.63

302 ATLANTIC

Pawleys Island Beaches

$1,625,000

4

55

1701

185

$1,750,000

$1,625,000

$955.32

1089 S Waccamaw Drive

Garden City

$1,706,765

5

10

3300

124

$1,950,000

$1,706,765

$517.20

130 Seaview Loop

Litchfield Beaches

$1,875,000

5

46

4150

290

$1,999,900

$1,875,000

$451.81

1405 DeBordieu Blvd.

Pawleys Plantation South

$2,600,000

5

16-20 yrs.

4500

167

$2,550,000

$2,600,000

$577.78

999 NORRIS DR. LOT #17

Litchfield Beaches

$3,900,000

6

3

6774

234

$4,375,000

$3,900,000

$575.73

  Total Listings

  Avg

  Avg

  Avg

  Avg

11

256

$1,854,800

$1,649,342

$541

Summary Statistics for First 6 months of 2009:

High Low Average Median

LP: $2,075,900 $650,000 $1,387,188 $1,265,000

SP: $2,100,000 $650,000 $1,201,488 $1,200,000

RESIDENTIAL - Sold

Price EstSqFtUR BR Appx Age ADDRESS Total SQFT DOM LP SP $/Total SQFT

$650,000 06 1401-1500 4 55+ 4302 N Ocean Boulevard 1400 427 $650,000 $650,000 $464.29

$806,000 10 1801-1900 5 17 1091 Ocean Blvd. West 3101 398 $1,094,000 $806,000 $259.92

$850,000 33 4101-4200 10 11-15 YRS 204 A&B S WACCAMAW DR 4200 169 $999,900 $850,000 $202.38

$1,000,000 12 2001-2100 5 41+ 1500 N Ocean Blvd. 2050 72 $1,200,000 $1,000,000 $487.80

$1,200,000 42 5001-5100 4 NEW 3311 S OCEAN BLVD UNIT A 5000 85 $1,500,000 $1,200,000 $240.00

$1,242,500 27 3501-3600 4 50 670 Springs Ave. 3550 476 $1,700,000 $1,242,500 $350.00

$1,265,000 21 2901-3000 4 19 732 Springs Ave. 2850 50 $1,265,000 $1,265,000 $443.86

$1,699,900 52 Over 6000 4 17 174 Beach Drive 6000 210 $1,999,900 $1,699,900 $283.32

$2,100,000 52 Over 6000 5 23 8000 E Beach Drive 7250 109 $2,075,900 $2,100,000 $289.66

  Total Listings   Avg   Avg   Avg   Avg

9 221 $1,387,188 $1,201,488
$335

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Mongolian Grill, A great place to eat in North Myrtle Beach, SC

Thu, 25 Jun 2009 05:31:20 -0500

Mongolian Grill, A great place to eat in North Myrtle Beach, SC

Today I had the pleasure of meeting Jeremy Blanton, a local Community Builder for ActiveRain, at the Mongolian Grill, in North Myrtle Beach SC. It was was a great meetup and I hope the beginnings of a lasting friendship!

Located at 4036 Hwy 17 South in North Myrtle Beach, SC on the left hand side of the fairly new Super Bi-Lo Shopping Center between 41st and 39th Avenues South.

If you have not had the pleasure of dining here yet, than you are truly missing out! One of the areas best places to dine, Mongolian Grill offers a vast selection of food choices. From a Fresh Salad bar to a Sushi buffet fit for an Emperor, Mongolian Grill will tempt your taste-buds and fill your stomach!

The focal point of this restaurant is in it's namesake, the Mongolian Grill set in the back left corner of the establishment. After you have made your way through the line of Fresh Ingredients, picking and choosing just exactly what you want; You bring your collection to the Grill Chef and he will ask if you want it Spicy or not so Spicy, then the fun begins. A loud searing noise and a puff of steam rising, let you know the Cooking has begun. The Chef moves your food around and around, back and forth over this large, round flat-top grill with only these two very large "chop stick" looking sticks. In a matter of seconds, not minutes your food is fully cooked, placed on a plate and handed to you to make your way back to your seat.

I shot a small Video with the new iPhone3Gs to help you get an idea of what this place is all about, I hope yo enjoy it:

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

More Restrictions ?? Major Changes w/ Lenders for Condo Buyers

Tue, 16 Jun 2009 14:57:38 -0500

Just received an email from one of my preferred-Lenders here at the Beach (Michael Ulman). Apparently, there are new changes at the Fannie-Mae level that require you have a HO6 Insurance in place before the loan can close!!

Normally you would have this type of Insurance in place as this type of Policy covers "walls-in" whereas your HOA Insurance coverage focuses on " walls-out" The big change that has happened is you will now be required to have a specific amount of coverage needed

Fannie-Mae states that you must have at least 20% of your Appraised Value in the " Dwelling/Building"portion of your coverage. Mike was nice enough to inculde a "HO-6 Insurance Cheat Sheet " I'm going to include in this post to help anyone who may be considering buying a Condo in the very near furture!

Michael W. Ulman
Senior Mortgage Banker
Direct: (843) 457-2867
Fax: 1 (866) 695-2432
Email: mulman@gofirsthome.com
Required Content Insurance (HO‐6 Policy) for your Condo Explained

You are required to secure "Content" (HO‐6 Policy) Coverage for your new condo.
Why do I need to have this additional coverage?
The Home Owners Association that runs your Condo Complex has secured Insurance Coverage for each
building and common areas of the complex.
The HOA's Insurance that is in place covers the "Walls Out" of your unit.
The Content (HO‐6 Policy) insurance you are required to obtain will help cover your unit from the "Walls In".
How much coverage is required?
You will need to have a minimum of 20% of the Appraised Value in the "Building / Dwelling Property"
coverage portion of your policy.
You can have as much or as little coverage in the other portions of your HO‐6 Policy that you want.
What are the different Coverage's included within the Content Insurance Policy?
1. Building / Dwelling Coverage - This coverage insures your real property, including building additions
and alterations, installations, or additions that are part of your unit and are your insurance
responsibility according to the governing rules of the condo association.
(20% coverage of the Appraised Value of the property required.)
2. Personal Property Coverage - This coverage insures personal property in your home like clothes and
furniture. It also insures personal property you take with you while you are away from home.
3. Loss of Use Coverage - This coverage may pay for certain losses when your home is damaged and
rendered uninhabitable because of an insured loss.
It provides for:
Additional Living Expenses - Covers the actual loss incurred for increased expenses beyond
what you normally spend for food, shelter, and related items for the shortest time required to
repair or replace your home, or for your household to settle elsewhere, up to 24 months.
Fair Rental Value - Covers the actual loss sustained for rental income from that portion of
your home rented to others or intended for rental, for the shortest time required to repair or
replace the part of the home rented or intended for rental, up to 12 months.
>> Once you have secured your policy please let us know the contact information for the company you will be
using as soon as possible, so we can get any documentation needed to finish up your Final Loan Approval.<<
If you should have any specific questions regarding your Content (HO‐6 Policy) Insurance Policy please give
our office a call.

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Tilghman Estates, a premiere Oceanside community in North Myrtle Beach, SC.

Sun, 07 Jun 2009 17:41:30 -0500

Tilghman Estates, a premiere Oceanside community in North Myrtle Beach, SC.

I have been keeping a watch on this community over the past several months and one thing is for certain, this is absolutely the BEST location to find your Dream Home next to the Atlantic Ocean. The Tilghman Estate section of North Myrtle Beach, SC offers some of the best "Location based" homes throughout the whole Grand Strand! Situated between 18th Avenue N and about 4th Avenue N stretching along North Oceans Blvd. sits an area of North Myrtle Beach that is Strictly Single Family Homes. No Condos or Multi-family complexs allowed, which owes to the consistent stable Market Values held throughout this very desirable area.

View Larger Map
>
Here, Let's take a look at some Statistics. Below you will see, that over the past three years, there has been diverse Price Points!

LIST PRICE:

SOLD PRICE:

DOM

HIGH	LOW	AVERAGE	MEDIAN	TOTAL PRICE	LISTING COUNT
$2,250,000	$249,900	$776,296	$665,000	$23,288,899	30
$2,250,000	$238,000	$719,090	$625,000	$21,572,700
547	16	191	160

Based on this information, you can see that Price Points have ranged from $2,250,000 to as low as $238,000. So, let just see exactly what your money is buying you in those two particular Price Points.

1700 N Oceans Blvd SOLD for 2.25 Million on January 2nd 2007
A 4Br/ 4Ba Direct Oceanfront Raised Beach home, about 3200 SqFt Heated sitting on a 75 X 200 Lot. This house is about 4 years old

And now on the Low end:

507D 2nd Avenue N SOLD for $230,000 on November 13th 2008
This one is a 3Br/ 2Ba four Avenues back from the Beach. It's a Patio style Home and runs about 1600 SqFt. Very close to Main St!

So, from the above houses that have sold in the Tilghman Estates section, you can see that there is a bit of diverse selections to choose from.
Let's take a look and see what houses have recently SOLD in the past few Months. MLS Stats show us that since March 09, only two homes have SOLD. Ouch, just two?

LIST PRICE:

SOLD PRICE:

DOM:

HIGH	LOW	AVERAGE	MEDIAN	TOTAL PRICE	LISTING COUNT
$999,900	$389,900	$694,900	$694,900	$1,389,800	2
$900,000	$369,300	$634,650	$634,650	$1,269,300
537	138	338	338

209 12th Avenue N SOLD for $900,000 on May 13th 2009
This was a gorgeous Three year old 4Br/ 4Ba about 4200 SqFt heated Raised Beach Home that sits almost Second Row to the Ocean.
This was a CASH transaction and was Listed as a Short Sale property.

812 Tillson Avenue SOLD for $369,300 on March 5th 2009
This was a Contemporary Style 3Br/ 2 Full Ba/ 1 Half Ba that ran about 3200 SqFt heated. It was an older home at about 23 years old and sat on just over half and Acre Lot. This house is situated between 8th and 11th Avenues N with a Lake view off the back.

So, what do you think?? You really need to take the time and come visit North Myrtle Beach, SC to see for yourself how this unique Oceanside Community compares to all others. If you have ever given some thought to either Relocating or acquiring that Vacation/Investment Beach Home here along the white Sandy Beaches of the Coastal Carolinas, you owe it to yourself to start looking now before the Market starts to turn upwards; because once that happens, it will already have been too late and you will haved "Missed the Boat!"

Just to keep you updated, there are currently 33 Active Listings for sale in the Tilghman Estates section of North Myrtle Beach, SC.

        Out of those 33; the lowest priced house is 808 Jordan Rd at $239,900

    The lowest priced Direct Oceanfront home is 1500 N Ocean Blvd at 1.4 Million

    The two Lowest priced 2nd Row Beach Homes are 805 N Ocean Blvd at $799,500 and 1203 N Ocean Blvd. at $899,000

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

AMAZING OCEANFRONT CONDO FOR PENNIES ON THE DOLLAR

Tue, 02 Jun 2009 14:50:39 -0500

Condominium for sale in North Myrtle Beach, SC

$675,000

Location:
817 South Ocean Blvd
Unit 105
North Myrtle Beach, SC 29582

Map and Directions

Description

AMAZING OCEANFRONT DEAL

Can you imagine it, a first floor Six Bedroom/ Five Bath direct Oceanfront Condo just off of Ocean Dr in North Myrtle Beach for $675,000......? This unit is perfect for large families and/or gatherings; having everything you could want in a Oceanfront Condo: Gameroom with a Pool table, two Oceanfront Master Bedrooms, as a whole, the can Sleep up to 20 people very comfortably and it's located less than a Mile from Main St where there are Shops and Restaurants galore!One serious bonus to consider is the new "North Myrtle Beach Connector" that ties into Main St, will provide you quick access to all that the Grand Strand has to offer; Barefoot Resort in 10mins, Broadway at the Beach in 30mins !

Maybe you would prefer to think of this as your Oceanfront Money Maker instead; with a 2008 (Net)Rental Income at $60,000 for the year!

Bring your entire Family and Friends or maybe a Corporate retreat to the Beach and enjoy Oceanfront living at it's best!

Photos

Features

Condominium
Direct Oceanfront
Two-Story unit
Dual Oceanfront Master Bedrooms
Gameroom
Private Pool
Income Producer

Listed by

Thomas Cunningham

Buyers' Choice Realty
Phone: (843) 814-1078

Listing agent/broker: Thomas Cunningham

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Twitter Treasure-Trove... This is Awesome!!!

Sat, 30 May 2009 19:35:32 -0500

Via Mirela Monte, Your Myrtle Beach Real Estate Connection:

After you create your Twitter profile, this is what you need to know: the magic on Twitter only unfolds AFTER you follow some interesting people and entities. Your Twitter experience rests solely on that. If you follow silly people who text each other banal messages, you will simply have that limited experience. If, however, you are like me, a hog for information, and you follow the right Twitterers, you too will have an extraordinarily enjoyable experience and learn a lot in the process. Here are some valuable websites that will help you maximize your Twitter experience:

http://wefollow.com/   Shows who's who on Twitter in all areas of interest and all niches.

http://twitterholic.com/   Find out who the top Twitter users are; it even shows your own ranking. It was intriguing to discover that with around 1,200 followers I am ranked nr. 7 for the Myrtle Beach Area. Not too shabby!

http://www.twellow.com/   Connect with others based on niche and interests.

http://justtweetit.com/   Connect with others based on niche and interests.

http://friendorfollow.com/   Who is and who isn't following you.

http://twitterless.com/   Notifies you by e-mail when someone stops following you.

http://useqwitter.com/users     Notifies you by e-mail when someone stops following you.

http://twitpic.com/   Use this site to post your pictures to twitter.

http://tweetake.com/    Use this to back up your Twitterings.

http://twittercounter.com/   My most favorite tool, this is so user friendly: just plug in your user name and it will show your exact Twitter stats by week, month and since inception. It will also predict the number of followers you will have in the next 30 days.   I'm a sucker for this one; you know just how much I love statistics...

http://tweetstats.com/   Another favorite toy: this shows some extraordinarily detailed stats: your Twitter habits are carefully analyzed. Easy to use and so much fun.

http://www.stone.com/Twittelator/   Twitter application for the I-Phone.

http://twitterfon.net/   Twitter application for the I-Phone. This is the one I have and I love it. It's simple and very easy to use. It has features that are not present in the computer application. As I've learnt from my Tweetstats, I do most of my Twitting from my I-Phone.

http://www.orangatame.com/products/twitterberry/   TwitterBerry: Crackberry users seem to love this one.

Phew! I'm tired now. That's enough Twitter for one day. Enjoy!

Mirela Monte, ActiveRain and Twitter Addict                 Join Me on The Optimist Group!

For more Twitter magic, also read:

Taking The Mystery out of Twitter: What is Twitter and How Do You Use It?

What's All The Fuss About This Twitter Thing? Part II - Play It Again, Sam!

What's All The Fuss About This Twitter Thing? Part III - Feed your AR Blog to Twitter:

What's All The Fuss About This Twitter Thing? Fitting It All Into 140 Characters:

For Up To The Minute News, It's Twitter, Not CNN that Delivers the Goods!

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

$8,000 FIRST TIME BUYER TAX CREDIT - CHECK RECEIVED !!!!

Sat, 30 May 2009 19:34:23 -0500

Via Sheldon Neal -- That British Agent -- (Bergen County, NJ - RE/MAX Real Estate Limited):

This is an actual check from one of my First Time Buyers who bought a home last month, and immediately filed his 2008 tax return - which he had already filed an extension for - and this week received the above check !

... before his home purchase, his return was going to give him a refund of approximately $4,000 !!!! ... as you can see, he qualified for the tax credit, and received $8,000 additional dollars from the government for buying his home.

@@@ FOR FURTHER INFORMATION - BE SURE TO CONSULT YOUR ACCOUNTANT TO SEE IF YOU CAN RECEIVE THIS YOURSELF @@@

Per the IRS.gov website, you may qualify to receive this credit if you meet the following qualifications:

"... qualifying taxpayers who buy a home before Dec. 1, 2009, can claim the credit on either their 2008 or 2009 tax returns. They do not have to repay the credit, provided the home remains their main home for 36 months after the purchase date. They can claim 10 percent of the purchase price up to $8,000, or $4,000 for married individuals filing separately.

The amount of the credit begins to phase out for taxpayers whose adjusted gross income is more than $75,000, or $150,000 for joint filers.

For purposes of the credit, you are considered to be a first-time homebuyer if you, and your spouse if you are married, did not own any other main home during the three-year period ending on the date of purchase."

The credit itself:

Applies to purchases that close after April 8, 2008, and before Dec. 1, 2009.

Applies only to homes used as a taxpayer's principal residence.

Reduces a taxpayer's tax bill or increases his or her refund, dollar for dollar.

Is fully refundable, meaning the credit will be paid out to eligible taxpayers, even if they owe no tax or the credit is more than the tax owed.

So if you were considering buying a home this year - be sure to talk to your accountant as you may also qualify to get $8,000 extra dollars for buying your first home !

ALSO: Be sure to check out a post from respected Loan Officer Jeff Belonger explaining how you may be able to receive an 'up front loan' for this credit to use towards closing costs or additional downpayment over your mandatory 3.5% payment on your FHA loan !

@@@PLEASE NOTE: ALL INFORMATION ABOVE DEEMED RELIABLE PER THE IRS.GOV WEBSITE, HOWEVER IS SUBJECT TO CHANGE AT ANY POINT ON ANY DAY ! - CONSULT YOUR TAX ACCOUNTANT BEFORE EXPECTING ANY PORTION OF THIS CREDIT.

@@@@ UPDATED: BELOW IS THE FORM NEEDED TO FILE FOR THIS CREDIT IF YOU QUALIFY - YOUR ACCOUNTANT SHOULD HAVE IT AND WALK YOU THOUGH IT ! GOOD LUCK !

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Testimonials, Which work best for you??

Tue, 26 May 2009 13:51:40 -0500

Good day my fellow Comrades,

I wanted to reach out to all the Rainer's out there and ask for some advise and examples of how to make better use of Client Testimonials. Are there different ways to garner new testimonials: Audio clips, Video interviews, pictures anything new and different aside from the Ole Thank You Letter/Email!!

Please share with me your ideas and experiences. I was thinking it would really cool to have my Clients do a Video Testimonial. How should I go about actually doing it? Should I just let them do one on their own with no guidelines or maybe give them some sort of Play-by-play? I look forward to reading your Stories!

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Dear Home Buyer, New Rules!!

Wed, 20 May 2009 22:30:42 -0500

Dear Homebuyer, New Rules!!

Are you currently searching and combing the market to find that deal? I wanted to take the time to apprise you of the current changes in the Real Estate Market. If you have been tracking it for the past four years, you've had the pleasure of witnessing one of the largest shift in National History! Never before have we seen such a dramatic change take place in our National Real Estate Market.

Once was a time when it was common to go through a basic Check-List before you decided to purchase a Home or Property. As a buyer, you would have already had a stable, long-term job; some seasoned money was sitting both, in a Savings & Checking account with your local Bank. You probably had been discussing this matter for some time now; making plans and getting your finances in order. Then it was time to make an appointment and meet with a Mortgage Lender.During this meeting, you would discuss the finer details of your finances and provide the Lender with enough information so he/she could determine what your purchase price would be so that it will not disrupt your personal financial health. Once this number was determined, your next course of actions would be to align yourself with a Real Estate Agent. This too should be a process; maybe you had already found an Agent that you felt comfortable enough to work with or you were still trying to make a decision, either way you should allow yourself time to interview and preview several different Agents before you narrow it down to just One! These are successful steps to take when you are purchasing a property, this very well may be, the largest purchase of your life, shouldn't you take the necessary precautions to protect yourself?

        Day in and day out, I have the pleasure of interacting with a multitude of different people;phone calls, face-to-face meetings and casual conversations. One of the most surprising things is how current Home buyers have not taken any of the above mentioned steps before they decide to go searching for a home or property to purchase. The reason for this, I believe, is simply due to the massive housing boom that took place beginning in 2004 which created a shift in the Home Buyers way of thinking and planning. Bad financial habits were developed and continue to plague the National Real Estate Market. A combination of events took place that helped changed the way Homebuyes made efforts to purchase a House or Property. Our economy was BOOMING, the average consumer was generating a solid income and credit was highly abundant and extremely easy to acquire. People were lulled into a False-Sense of security. Everything was going great, Jobs were bountiful, the Stock Market was soring, portfolios were growing and the future was so bright, we all had to wear Shades!! LOL

       Soon, everyone began running out to look at Real Estate and see how they could add this to their investment portfolios or maybe pick up a 2nd home or vacation property. Boom...., it became a Sellers Market.A high demand for properties and low supply equaled the beginning increase in property values. So, off to the races we went. More and more people began to get themselves involved in some form of Real Estate purchase. First-Time Home buyers were coming out of the woodwork to take full advantage of the newly emerging Credit Boom that was pairing itself quite conveniently with the emerging Housing Boom! "No Money Down"..... "100% Financing available"...."Low Credit Scores, not a problem"......, these were common phrases popping up all over the place. Predatory Lending was just beginning to get a foothold and the Consumer was happy to oblige. I mean, why not? It's hard not to imagine that with all frenzied activity going on why the Sharks wouldn't come out to play! There is no real one area to blame for this mess that became of it all! Banks, Lenders, Buyers, Sellers, Real Estate Agents, we were all to blame in some way, shape or form. Quite simply, greed is the basis for all that has happened!

This Calvin and Hobbes cartoon strip was published in newspapers back on April 4, 1993!!!

    One area of responsibility that continually seems to escape everyones' focused attention, was/and is, the Media! The American Media has had a huge impact as well as effect on how our economy shifted both up and now plummeting downward. Both the News and Entertainment industry continued to dramatize pockets of the National Market; classifying it a nationwide change where it really was only isolated to certain areas throughout the US. Vacation and Coastal regions had the most dramatic changes of them all, with massive price increases happening within months instead of years. Reality TV decided to jump on the bandwagon. Playing off of the success of several aggressive entrepreneurs in hot markets across the US. We soon were exposed to "Flip Housing"; a term that, at that time, not many people were familiar with. These shows tended to glorify and incorrectly portray buying a semi-rugged house in an up-and-coming neighborhood, while investing a small amount of money and a lot of "Sweat-equity", you could turn your property for for a sizable profit. More and more we began to see so many different shows revolving their focus on Home Ownership and Home Improvement. Companies like " Home Depot" and "Lowes" grew at exponential rates as more and more Americans rushed to Buy, improve and flip homes. Just like they saw being done on Television.This was the American dream, right!

    Our Governments made adjustments, allowing Lending practice to relax. Money was easily attainable and just about anyone could get a loan. Lenders were so relaxed,unmonitored and unlicensed that people were being allowed to take out multiple loans with extremely little collateral, if any at all. I wrote a Blog a little while ago called "Myrtle Beach Condo Market in Peril??" and in it I showed how prices began to shift throughout Myrtle Beach, SC; a Coastal region of the United States that is becoming a highly desirable Vacation Destination. In this Blog I showed the ever changing trends on Direct Oceanfront Condos throughout the Grand Strand. At first I was simply trying to show how property prices had dropped so low, there were reverting back to 2003, even 2000 prices. During the process of pulling statistics, I began to see patterns develop.Shifts that showed when the Market began it's upward climb and soon, it's downward spiral. I followed it from 2003 into 2009 and was fascinated how I could tell when the market would shift, if you just watch certain precursors.

    Well, this Blog has certainly grown far larger than I had thought it would be..... I'm going to break it up into parts.So, Please look for Part 2 of "Dear Home Buyer, New Rules!

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Are you missing the Boat or do you prefer the view from the Sidelines

Tue, 28 Apr 2009 17:01:01 -0500

Good Day to all,

I wanted to take a moment and reach out to All potential Investors and Home Buyers looking up & down the Grand Strand Area. Some of you may have been watching the market with close observation over the past several months; watching for that moment to get serious in acquiring your beautiful property along the Coastal Carolinas.

Recent activity has spiked a great deal this Month in April. In just the past couple of weeks, I have seen properties in North Myrtle Beach, SC sell for huge discounts! Among these are both Direct Oceanfront and Second Row Single family Homes/Duplexes and Triplexes. Below is a link to some current SOLDS that have taking place in the Cherry Grove section of North Myrtle Beach, SC.

With these current SOLDS, price comparables for other existing properties on the market or soon to come on the Market have dropped dramatically!! Oceanfront prices per SqFt have fallen to at least $244.44 and Second Row prices have dropped to $133.33. If you have been looking for a Oceanfront/Second Row or so Beach Property, just take the Heated SqFt and multiply by my numbers above. You will see, these are huge price drops!!

I'm seeing amazing buying opportunities happening all around. Other people are garnering great deals and beautiful properties up and down the Beach; are you missing the Boat?? If you have been wanting to get that place somewhere along the Grand Strand, now would be the time to get into mix. Don't become one those people back during 2005-06 that said " Wow, I could have bought that place for a 100-200K less a year ago"

If you have questions or concerns, please feel free to call on me anytime. I would love the opportunity to discuss matters in more detail with anyone who has interest.

CURRENT SOLDS IN CHERRY GROVE, NORTH MYRTLE BEACH, SC

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

The Bluffs on the Waterway, luxury living (now) at a Discount!

Fri, 03 Apr 2009 15:16:18 -0500

The Bluffs on the Waterway, luxury living (now) at a Discount!

The Bluffs on the Waterway is a gated, waterway community located in the Carolina Forest section of Myrtle Beach, SC.Tucked in the corner between River Oaks Dr and the Intercoastal Waterway and close to Robert Grissom Parkway The Bluffs on the Waterway proves itself to be highly convenient to just about everything the Grand Strand has to offer. In less than 20 Minutes, you can find yourself either at the Beach,one of the many major shopping areas ( Coastal Grand Mall, Broadway at the Beach, Tanger Outlet Mall) and many more!!
Included with this beautiful community ,are plenty of on site ammenties with HOA fees only runining about $57.00 per month,

Two seperate Recreation buildings to utilize (one that offers a full size pool, large patio area along with a Childerns play area and the other building is placed Directly overlooking the water with magnificent views of the Waterway)
Private Boat Ramp providing access to the Intercoastal Waterway along with community Day Dock
Private Boat Storage fenced within the Community
Tennis Courts

Pulling some current statistics, you will see that The Bluffs on the Waterway is an opportunity to garner yourself a beautiflly custom home within a private gated community that sits right on the Intercoastal Waterway at some amazing discounted prices! But hey, don't take my word for it, come see for yourself!!

The Bluffs on the Waterway Summary Statistics
	High	Low	Average	Median
List Price:	$519,000	$285,000	$396,740	$399,900
Sold Price:	$374,000	$286,001	$341,667	$365,000

The Bluffs on the Waterway : Pending Sales

Area	Asking Price	DOM	Orig Price	Total SQFT	DOM	LP
Carolina Forest	$399,900		$599,900			$399,900
Carolina Forest	$519,000		$689,000			$519,000
					Avg	Avg
						$459,450

The Bluffs on the Waterway -Recent 4 Month Sold

Area	Price	DOM	Orig Price	Total SQFT	DOM	ListPrice	$/Total SQFT	SoldPrice	$/Total SQFT
Carolina Forest	$286,001	181	$369,900	2300	181	$285,000	$123.91	$286,001	$124.35
Carolina Forest	$365,000	63	$379,900	5400	63	$379,900	$70.35	$365,000	$67.59
Carolina Forest	$374,000	232	$489,000	4100	232	$399,900	$97.54	$374,000	$91.22
					Avg	Avg	Avg	Avg	Avg
					158	$354,933	$97	$341,667	$94

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

What are some things we can tell buyers to convince them to buy?

Wed, 04 Mar 2009 14:31:24 -0600

What are some things we can tell buyers to convince them to buy?

That was the question that was posted not to long ago on Trulia's website by an anonymous person. It was placed in the section of Market Conditions for Charleston, SC. The full question went like this:

"was thinking about telling them stuff like (1) interest rates are low (2) inventory is high so there is great selection and (3) that RE never goes down in value. Not sure how to get around the fact that prices are going down, the economy is terrible and nothing is selling. Any ideas would be helpful."

One Agent answered simply along the lines of stating that if the buyers happen to be currently renting, they could stop paying thier Landlords mortgage and start paying on thier own and acquire equity in the new property.

I thought this was a decent enough answer, but just a tad generic!

My Answer went a little something like this:

"Have you considered the idea of expressing that Prices on most homes and properties around here have reverted back to 2001-03. Prices. That with the influx of Short-sales, REOs ( Bank Owned ) properties, prices are dropping to amazing points where it's a huge Buying opportunity?
Nobody is going to be able to predict how much further prices will continue to fall or if they continue to fall at all.

Yes, your statements of "Interest Rates at an all-time low" "inventory is High" are both true and provide an opportunity! But, the comment on " RE never goes down in value" is just plan silly!! This economic situation we're all facing is new and unique. We have never really seen an RE market like this and because of that, it makes it impossible to predict which way it will continue to go.

My strategy is simplistic: Be honest, Be current and more importantly, Be helpful. Nobody wants a " Used Car Salesman" The new consumer is Educated and in most cases, more up-to-date then most of the Real Estate Agents out there now!! The concept with any investment is simple, buy Low and Sell High..... So, with that being said, if you have buyers that have interest but are sitting on the fence; First quiz them and see if buying is even financial possibility for them and understand why they want to buy right now. Second, buying an investment on a downturn is the best time to buy, period!! You already know that prices have dropped and may continue to drop. If you purchase your property while the market is down, you are basically insuring the fact that when the market turns around ( and it will !!! ) your purchase will garner a nice return, especially if you are buying that property at a price that was dated almost 10 years ago!!
If my logic here is skewed, by all means share with me if and where I'm wrong.... Here is my advise, feel free to either take it or flush it. It is yours to do with however you please!!"

I feel that I was pretty much on the Money with my statement, what do you think? How would you have answered the question?? Please share and discuss!!

UPDATED.......UPDATED....

If you have had the pleasure of stumbling upon my blog here, lately. Please take the time to see the correspondence developing between me and this ( anonymous ) person. Absolutely hilarious:

Click here for the Thread!!

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Myrtle Beach Condo Market in Peril??

Mon, 02 Mar 2009 13:31:01 -0600

Myrtle Beach Condo Market in Peril??

What's happening to our condo market here in Myrtle Beach, SC??

The beginning of February, our Broker pulled statistics for North Myrtle Beach Oceanfront Condo pending Sales. Much to our surprise, that number was 24%...... Wow, 24% of our current inventory was Pending a sale (having Contracts to purchase in place) Our average number is normally 2.5%, so you can see that a Tenfold increase is a big deal considering how tough the market has been lately.

My major concern with this information was that the majority of these offers were contingent on Financing (meaning the buyers are applying with a Lender and the offer is only accepted if they are approved) So, out of that 24% of pending sales, how many will actually close?

The increasing restrictions that Lenders are placing on Financing Investment Property, 2^nd homes or even a regular purchase are making it harder and harder for people to buy. The interest to buy may be there, but the money is becoming increasingly harder to come by. Take an example: Want to buy a Condo in Myrtle Beach, SC? Oceanfront, Oceanview or even Second Row condos require quite a bit from you before you will be approved to Finance your new property. First, prepared yourself to put anywhere from 25% to 50% of the Purchase price as a Down Payment. Second, the Money used as a Down Payment, typically, must be seasoned (have been sitting in an Account of yours) for well over 60 days. You will need to have a Credit Score very close to 700 or even better and they will prefer you to have had Liquid assets(Money in Checking /Saving Accounts, 401Ks, Stocks, Bonds, Mutual Funds or IRAs) in your account for 12 months or longer. The days of 100% financing for investors is very long gone!!

Let’s go over some figures.. All these figures below are based on Oceanfront Condos only!! The main reason for that, is simply that Oceanfront properties set the tone for our market. Let's face it, that where everyone wants to be and the reason your looking here!!

Pulling Statistics on Wednesday, 2/25/09: North Myrtle Beach

Current number of Active Listings for sale: 474 Avg. Which is 28% of our Whole Associations inventory

Current number of Listings that are Pending a Sale: 111 That’s 23% of our Inventory

Current number of Condos that have Sold since Jan.1^st : 20 That’s only 4% !!! Ouch!

Now, lets pull Statistics for the Entire Grand Strand ( from Georgetown up to North Myrtle Beach)

Current Active Listings for sale: 1675

Current number of Listings Pending a Sale: 143 This is 9% of the Inventory

Current number of Condos that have Sold since Jan. 1st: 45 This is 3% of our full inventory

Next, let's pull the Myrtle Beach Proper area only (majority of our Condo market share at 60%)

Current Active Listings for sale: 1008

Current number of Listings Pending a Sale: 27 That is only 3%

Current number of Condos that have Sold since Jan. 1st: 24 That is only 2%

Now, after pulling all the Statistics above, I thought it would interesting to see what numbers were like in past years. What I found was that we were seeing prices on Oceanfront condos reverting back to 2003 . That is a major shift in Market values and an even larger buying opportunity. Take a look at what I found:

Jan-Feb.2009 Myrtle Beach Area Avg. List price:$192,119 Avg Sold Price: $176,399
- There is an 8% difference in price between Listed and Sold
Jan-Feb. 2003 Myrtle Beach Area Avg. List price:$165,712 Avg. Sold Price:$159,433
- There is only a 4% difference between Listed and Sold
  - Roughly, comparing 2003 to 2009 , Avg. List prices are only different by 13% ; Sold Prices were off by 10% . Those are small margins considering how high prices were in 2005-2006

Jan-Feb. 2005 Myrtle Beach Area Avg. List price:$247,824 Avg. Sold Price:$243,626
- Only 2% difference between Listed and Sold prices
  - - The Avg. Sold price Soared 53%!!! from 03
Jan-Feb. 2006 Myrtle Beach Area Avg. List price:$271,709 Avg. Sold Price:$267,932
- Just 1.3% difference
  - - The Avg. Sold price increased another 10%!! from 05
Jan-Feb. 2007 Myrtle Beach Area Avg. List price:$330,617 Avg. Sold Price:$312,114
- Here we see a Difference of 6%!
  - - The Increase from 06 to 07 was yet another 16%!!
Jan-Feb. 2008 Myrtle Beach Area Avg. List price:$262,048 Avg. Sold Price:$239,642
- With the prices just now being to fall, the difference is 9%!
  - For the first time in Seven Years, we see a decrease of 23%!!! from 07 to 08

Here comes some surprising numbers:

- The Average Sold price increase from 03 to 05 was 53%!! , 03 to 06 was 68%!! 03 to 07 was a whopping 96%!!!! HUGE
- Looking from 03 to 08 we see a change of only 50%!! and to come full circle, form 03 to 09 we see it just at 11%!!!

Yep, it's official! We have certainly come full circle in prices!! The question that will continue to be on everyones mind is, how much more will prices continue to drop? How much longer do you think you should wait??

Well, if you are still waiting to see if the prices will drop any further? Be careful, if you wait too much longer, you very well may miss the boat and find yourself in that large category of people who will have said

“Man, I wish I had bought something then!”

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Baywatch Resorts, 1Br Direct Oceanfront Condo 2003 Solds

Mon, 23 Feb 2009 15:17:55 -0600

Baywatch Resorts, 1Br Direct Oceanfront Condo

Units that SOLD in 200

CONDO/TOWNHOUSE Summary Statistics
	High	Low	Average	Median
LP:	$189,900	$129,800	$149,122	$144,900
SP:	$185,000	$126,500	$147,166	$144,900

PrjctScCd	Close Date	Unit #	Orig Price	Unit Location	Total SQFT	DOM	LP	$/Total SQFT	SP	$/Total SQFT
BAY WATCH PH2	2/5/2003	1135	$144,900	Ocean Front		111	$144,900		$139,900
BAY WATCH	2/28/2003	1206	$134,499	Ocean Front		203	$129,999		$132,500
BAY WATCH PH2	4/17/2003	335	$144,500	Ocean Front		363	$144,500		$135,000
BAY WATCH	5/30/2003	1-0207	$134,800	Ocean Front	559	518	$129,800	$232.20	$129,800	$232.20
BAY WATCH PH3	6/26/2003	519	$144,900	Ocean Front		125	$144,900		$144,900
BAY WATCH PH3	6/26/2003	514	$149,900	Ocean Front		328	$159,900		$159,900
BAY WATCH PH2	6/27/2003	239	$144,500	Ocean Front, Ocean View	450	107	$142,900	$317.56	$138,500	$307.78
BAY WATCH PH3	6/27/2003	913	$144,900	Ocean Front		123	$144,900		$144,900
BAY WATCH PH3	6/27/2003	320	$144,900	Ocean Front		124	$144,900		$144,900
BAY WATCH PH3	6/27/2003	920	$144,900	Ocean Front		129	$144,900		$144,900
BAY WATCH PH3	6/27/2003	719	$144,900	Ocean Front		129	$144,900		$144,900
BAY WATCH PH3	6/27/2003	319	$144,900	Ocean Front		137	$144,900		$144,900
BAY WATCH PH3	6/27/2003	414	$144,900	Ocean Front		160	$149,900		$149,900
BAY WATCH PH3	6/30/2003	713	$144,900	Ocean Front		137	$144,900		$144,900
BAY WATCH PH3	6/30/2003	420	$144,900	Ocean Front		136	$144,900		$144,900
BAY WATCH PH3	6/30/2003	714	$144,900	Ocean Front		131	$149,900		$149,900
BAY WATCH PH3	6/30/2003	419	$144,900	Ocean Front	657	0	$164,900	$250.99	$164,900	$250.99
BAY WATCH PH3	7/1/2003	819	$144,900	Ocean Front		448	$165,500		$165,500
BAY WATCH PH3	7/3/2003	520	$144,900	Ocean Front		125	$144,900		$144,900
BAY WATCH PH3	7/3/2003	413	$144,900	Ocean Front		136	$144,900		$144,900
BAY WATCH PH3	7/3/2003	PH20	$149,900	Ocean Front		137	$149,900		$149,900
BAY WATCH PH3	7/3/2003	PH19	$149,900	Ocean Front		173	$149,900		$149,900
BAY WATCH PH3	7/7/2003	314	$144,900	Ocean Front		691	$161,000		$161,000
BAY WATCH	7/14/2003	904	$131,000	Ocean Front		183	$131,000		$132,000
BAY WATCH PH3	7/15/2003	513	$144,900	Ocean Front		123	$144,900		$144,900
BAY WATCH PH3	7/17/2003	1013	$144,900	Ocean Front	657	732	$160,000	$243.53	$160,000	$243.53
BAY WATCH	7/18/2003	1-1907	$140,000	Ocean Front		103	$140,000		$134,750
BAY WATCH PH3	7/18/2003	614	$144,900	Ocean Front	657	738	$169,900	$258.60	$169,900	$258.60
BAY WATCH PH3	7/23/2003	619	$144,900	Ocean Front		131	$144,900		$144,900
BAY WATCH PH3	7/24/2003	1014	$144,900	Ocean Front		137	$144,900		$144,900
BAY WATCH PH3	7/24/2003	PH13	$159,900	Ocean Front		316	$159,900		$159,900
BAY WATCH PH2	8/1/2003	1536	$149,900	Golf Course View, Ocean Front	621	114	$149,900	$241.38	$147,000	$236.71
BAY WATCH PH2	8/1/2003	1535	$149,900	Ocean Front, Ocean View	620	114	$149,900	$241.77	$147,000	$237.10
BAY WATCH PH2	8/5/2003	1438	$143,900	Ocean Front	558	100	$143,900	$257.89	$139,900	$250.72
BAY WATCH	8/6/2003	607	$137,900	Ocean Front		224	$137,900		$133,000
BAY WATCH	8/8/2003	203	$134,900	Ocean Front		78	$129,900		$126,500
BAY WATCH	8/13/2003	307	$141,900	Ocean Front		50	$141,900		$141,000
BAY WATCH PH2	8/22/2003	1838	$144,900	Ocean Front	559	154	$144,900	$259.21	$144,900	$259.21
BAY WATCH PH2	8/25/2003	435	$143,900	Ocean Front		15	$143,900		$138,000
BAY WATCH PH3	8/27/2003	1113	$179,900	Ocean Front	657	3	$179,900	$273.82	$175,000	$266.36
BAY WATCH PH2	8/29/2003	839	$143,900	Ocean Front	564	328	$143,900	$255.14	$139,900	$248.05
BAY WATCH PH2	9/5/2003	PH 36	$146,900	Ocean Front		37	$146,900		$143,900
BAY WATCH PH2	9/5/2003	439	$149,900	Ocean Front		84	$149,900		$148,000

PrjctScCd	Close Date	Unit #	Orig Price	Unit Location	Total SQFT	DOM	LP	$/Total SQFT	SP	$/Total SQFT
BAY WATCH	9/12/2003	1106	$147,900	Ocean Front		42	$147,900		$138,000
BAY WATCH PH2	9/12/2003	234	$139,900	Ocean Front		182	$139,900		$139,900
BAY WATCH PH2	9/19/2003	635	$114,500	Ocean Front		519	$144,500		$144,500
BAY WATCH PH2	9/25/2003	939	$143,900	Ocean Front	564	0	$143,900	$255.14	$141,000	$250.00
BAY WATCH	9/30/2003	1-0903	$129,900	Ocean Front	582	16	$129,900	$223.20	$130,000	$223.37
BAY WATCH PH2	10/8/2003	1539	$145,000	Ocean Front		7	$145,000		$145,000
BAY WATCH	10/10/2003	1-0206	$148,900	Ocean Front	559	488	$145,900	$261.00	$142,000	$254.03
BAY WATCH PH2	10/14/2003	PH38	$152,500	Ocean Front	558	28	$152,500	$273.30	$149,000	$267.03
BAY WATCH PH2	10/15/2003	1035	$144,900	Ocean Front		172	$142,900		$139,500
BAY WATCH PH3	10/27/2003	1613	$184,900	Ocean Front	657	2	$184,900	$281.43	$180,000	$273.97
BAY WATCH PH2	11/14/2003	438	$149,900	Ocean Front, Ocean View		146	$149,900		$148,000
BAY WATCH PH2	11/17/2003	636	$148,500	Ocean Front		61	$148,500		$148,000
BAY WATCH PH2	11/20/2003	1541	$169,900	Ocean Front, Ocean View, End Unit		114	$169,900		$152,500
BAY WATCH	12/2/2003	1103	$140,900	Ocean Front		17	$140,900		$140,900
BAY WATCH PH2	12/2/2003	1535	$149,900	Ocean Front, Ocean View	558	46	$149,900	$268.64	$146,000	$261.65
BAY WATCH	12/5/2003	#1-1706	$139,999	Ocean Front		74	$139,999		$137,000
BAY WATCH PH3	12/8/2003	1513	$189,900	Ocean Front	657	8	$189,900	$289.04	$185,000	$281.58
BAY WATCH PH3	12/18/2003	1716	$179,900	Ocean Front	623	42	$179,900	$288.76	$179,900	$288.76
						Avg	Avg	Avg	Avg	Avg
						170	$149,122	$261	$147,166	$257

I Became interested in the Statistics over the past five years for Oceanfront Condos in the conversations I had between me and my fellow local Relators! I noticed a common theme! More and more I would here "we are dealing with 2003 pricing" or "prices have reverted back to 2003"!

Fully intriuged, I thought the best thing to do would be to dive in and do a little research myself and see if there is any validity to all this!! Above, you will see that all the 1 Bedroom Oceanfront condos that sold within 2003 averaged at a price point of about 147K. The list is decending from the first of the year down to the the last.

I plan the make this a muti-part blog, breaking them up by each year unitl we come full circle, to the present! Check back from time to time to see how the numbers come out!

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

How the Stimulus Benefits “Green” (And How You Can Position Yourself to Benefit as Well)

Thu, 19 Feb 2009 13:55:53 -0600

This is a Great Blog

Via Ryan Moehring (EcoBroker International):

You may think there is too much "pork" in the recently signed stimulus bill. Or perhaps too much spending or too may tax cuts. Its passage may offend your Keynesian or Monetarist economic views, and may, you believe, lead to the very demise of capitalism itself (OK, that may be going too far). You may not think we need a stimulus at all-that we should let the free market recover on its own. Whatever your political and economic viewpoint, if you believe our country's energy policy needs a fundamental change, and that energy efficiency and renewable energy can simultaneously stimulate the economy and help the planet, chances are you are excited about the green provisions of the bill.

To say the stimulus is big is an understatement. It is huge, colossal, gargantuan even. It is the largest spending bill the world has ever seen, which is a frightening proposition to say the least. However, if you can get past the staggering debt created by the bill, you'll find unprecedented subsidies for the energy sector. Here is an abbreviated summary of some of the energy-related provisions that can impact your real estate business:

$6.3 billion for energy efficiency in multifamily housing getting federal assistance, such as HUD-sponsored low-income housing

$5 billion to weatherize more than 1 million homes owned by "modest-income" families

$4.5 billion to increase the energy efficiency of federal buildings

$4 billion to repair and modernize public housing units

$2 billion to increase the tax credit for hybrid cars to $7,500

$1.4 billion for bonds to carry out state and local renewable energy and conservation projects

$510 million to repair and modernize more than 4,000 Native American housing units

$500 million to train workers for careers in energy efficiency and renewable energy

$300 million for consumer rebates for energy-efficient appliances

$268 million to remove caps on a 30 percent residential credit for solar, wind, and geothermal

$250 million to HUD to improve the efficiency of government-subsidized apartments

The New York Times released a detailed breakdown of the energy provisions here.

Interesting Facts About the $5 Billion Dedicated to Weatherization Assistance

This amount could weatherize 1 million homes and, directly and indirectly, create 375,000 jobs.

Low-income families will save an average of $350 annually from weatherization.

Every investment of $1 billion in clean energy programs creates nearly 5,000 more jobs than traditional infrastructure spending.

As a real estate professional, you may be wondering how you can benefit from all of this spending. Here are a few suggestions:

You can always contact your state energy office and obtain information about their weatherization program. Once you have this information, how can you apply it?

Do you know someone on your lead list, or perhaps a past client, who could use some free insulation or some caulking around their windows? Why wouldn't you take the time to connect a potential client with free weatherization money for home improvements that will actually improve their comfort and quality of life?

When the time comes to sell their home, who do you think they are going to call? Mr. Big Shot REALTOR^® with the huge advertising budget? Or the considerate agent who thoughtfully took the time to help make their winter a little more comfortable?

Maybe you've already helped a family move into a green home, or have helped them retrofit it. You already know that green topics are important to them, so why wouldn't you tell them about the $7,500 tax credit for purchasing a plug-in hybrid vehicle?

Do they already have a hybrid? Tell them about the rebates for energy-efficient appliances.

Even better, how about informing them about the removal of the 30 percent cap on residential solar systems? Combine this credit with local incentives currently offered by a number of states and your clients can start producing their own energy for around 1/4^th of the sticker price. Now that's exciting!

Whatever the scenario, you should know that your competition will be putting the stimulus to good use. How will your business benefit? Start planning today.

-------------------------------------------------------

Sources:

http://www.lohud.com/article/2008902120479

http://features.csmonitor.com/politics/2009/02/12/what-stimulus-bill-can-and-can%E2%80%99t-do/

http://latimesblogs.latimes.com/laland/2009/02/an-8000-tax-cre.html

http://www.google.com/hostednews/ap/article/ALeqM5iOG3Yk-jwqgGCWnZ__ek2Tktc7lgD96AR08G2

http://apps1.eere.energy.gov/weatherization/

http://www.boston.com/business/personalfinance/articles/2009/02/13/what_the_789b_stimulus_would_do_for_consumers/

http://www.americanprogress.org/issues/2009/02/recovery_plan_captures.html

http://www.bloomberg.com/apps/news?pid=20601087&sid=aygJM54SPDUE&refer=home

http://finance.yahoo.com/news/3-trillion-Senate-Fed-apf-14315831.html

http://www.technologyreview.com/blog/energy/22977/

http://projects.nytimes.com/44th_president/stimulus/energy

Thomas Cunningham

Cell: 843-814-1078

Fax: 866-256-4074

Email: homesbythomas@gmail.com

Website:

Summary Statistics for July08-Jan09
	High	Low	Average	Median
List Price:	$4,375,000	$995,000	$1,854,800	$1,500,000
Sold Price:	$3,900,000	$806,000	$1,649,342	$1,500,000

ADDRESS	Area	Price	BR	Appx Age	Total SQFT	DOM	List Price	Sold Price	$/Total SQFT
1091 Ocean Blvd. West	North Carolina	$806,000	5	17	3101	398	$1,094,000	$806,000	$259.92
2804 N Ocean Boulevard	North Myrtle Beach - Cherry Grove	$905,000	6	52	2989	587	$995,000	$905,000	$302.78
4102 N Ocean Blvd.	North Myrtle Beach - Cherry Grove	$950,000	6	14	2500	83	$1,399,000	$950,000	$380.00
5904 N OCEAN BLVD.	North Myrtle Beach - Cherry Grove	$1,025,000	5	34	1750	88	$1,299,900	$1,025,000	$585.71
903 W Main	North Carolina	$1,250,000	4	35	2074	568	$1,490,000	$1,250,000	$602.70
606 N Ocean Blvd	North Myrtle Beach - Ocean Drive	$1,500,000	6	38	2001	98	$1,500,000	$1,500,000	$749.63
302 ATLANTIC	Pawleys Island Beaches	$1,625,000	4	55	1701	185	$1,750,000	$1,625,000	$955.32
1089 S Waccamaw Drive	Garden City	$1,706,765	5	10	3300	124	$1,950,000	$1,706,765	$517.20
130 Seaview Loop	Litchfield Beaches	$1,875,000	5	46	4150	290	$1,999,900	$1,875,000	$451.81
1405 DeBordieu Blvd.	Pawleys Plantation South	$2,600,000	5	16-20 yrs.	4500	167	$2,550,000	$2,600,000	$577.78
999 NORRIS DR. LOT #17	Litchfield Beaches	$3,900,000	6	3	6774	234	$4,375,000	$3,900,000	$575.73
Total Listings						Avg	Avg	Avg	Avg
11						256	$1,854,800	$1,649,342	$541

Summary Statistics for First 6 months of 2009:
	High	Low	Average	Median
LP:	$2,075,900	$650,000	$1,387,188	$1,265,000
SP:	$2,100,000	$650,000	$1,201,488	$1,200,000

Price	EstSqFtUR	BR	Appx Age	ADDRESS	Total SQFT	DOM	LP	SP	$/Total SQFT
$650,000	06 1401-1500	4	55+	4302 N Ocean Boulevard	1400	427	$650,000	$650,000	$464.29
$806,000	10 1801-1900	5	17	1091 Ocean Blvd. West	3101	398	$1,094,000	$806,000	$259.92
$850,000	33 4101-4200	10	11-15 YRS	204 A&B S WACCAMAW DR	4200	169	$999,900	$850,000	$202.38
$1,000,000	12 2001-2100	5	41+	1500 N Ocean Blvd.	2050	72	$1,200,000	$1,000,000	$487.80
$1,200,000	42 5001-5100	4	NEW	3311 S OCEAN BLVD UNIT A	5000	85	$1,500,000	$1,200,000	$240.00
$1,242,500	27 3501-3600	4	50	670 Springs Ave.	3550	476	$1,700,000	$1,242,500	$350.00
$1,265,000	21 2901-3000	4	19	732 Springs Ave.	2850	50	$1,265,000	$1,265,000	$443.86
$1,699,900	52 Over 6000	4	17	174 Beach Drive	6000	210	$1,999,900	$1,699,900	$283.32
$2,100,000	52 Over 6000	5	23	8000 E Beach Drive	7250	109	$2,075,900	$2,100,000	$289.66
				Total Listings		Avg	Avg	Avg	Avg
				9		221	$1,387,188	$1,201,488	$335