The Ponds in Summerville SC

There are a multitude of different types of neighborhoods in Summerville, SC.  But one development that has set itself apart is The Ponds.  Surrounded by natural beauty that only the Lowcountry can provide, it offers many amenities that other neighborhoods cannot while still offering moderately priced homes for sale.

Originally a rice plantation and farm dating back from the 1600's, the developers of The Ponds have preserved much of the character and beauty of the area.  For instance, the historic farm house was renovated and is now the amenities center for the neighborhood.  There is a non-profit conservancy which is dedicated to protecting the 1000 plus acres of woods and natural area surrounding the neighborhood.  Keep in mind that to this end, covenants and restrictions require a transfer fee on the sale of property within The Ponds in order to fund this organization.  The community enhancement fee, as it's called, is 1/8 of 1 percent of the gross sales price.

An 11 acre field, miles of walking trails as well as an ampitheatre at the foot of the 20 acre lake are just a few of the incredible amenities that this neighborhood has to offer.  Additionally, there is a community pool and pavilion as well as a relatively new YMCA near the entrance to the neighborhood.

Currently there are five different home builders within The Ponds offering a variety of price points.  Harbor Homes has plans that start in the 190's with prices for other homes and builders going well into the 300's.  Lots for custom built homes are also available.  All home plans are in keeping with the southern charm that Summerville and the Lowcountry are known for. 

Home sites are quite small with "row" style homes sitting on .07 or .08 of an acre.  Larger homes are typically on larger lots around .25 of an acre with a few custom home sites being larger.  On the one hand, yard maintenance is at a minimum for the home owner with smaller lots allowing time to simply enjoy the available amenities.  On the other hand, you have to really embrace the idea of community to live in a neighborhood like this.

Located within the sought after Dorchester 2 School District, The Ponds is just minutes from Historic Downtown Summerville with it's charming shops and restaurants.  Further up Main Street are all the big box stores and restaurant chains that most of us are familiar with.  Downtown Charleston and area beaches are an easy commute.

You can visit this site http://www.discovertheponds.com/ThePonds/ to get additional information on The Ponds.  Or feel free to visit my site to search the MLS for available properties within The Ponds or anywhere in the Summerville/Charleston area.  http://www.mariapettis.com/.

I am also available to answer questions or show property.  So please feel free to contact me directly if you wish.

Kind Regards,
Maria Pettis
Realtor, ePRO, SFR
Century 21 Properties Plus, Inc
(843) 860-3901
maria@mariapettis.com

Timing is Everything

Making a long distance move is a daunting event.  I work with many buyers who come from out of state.  They relocate to Summerville and Charleston for work, military transfers, to retire and some come just for the weather!

But no matter the reason, planning and timing your move can be difficult especially if you own a home in your current town.  When looking to relocate and buy a home in your new area, there are several things to consider.

First off, do you have work in your new home town?  Without it, you probably won't qualify for a mortgage.  Most lenders want to see at least 30 days of pay stubs from your new employer before approving a loan.  This can mean having to find some kind of temporary housing before closing on your new place. 

Some people like to find temporary housing anyway in order to learn the lay of the land in the new location.  It gives you the opportunity to explore different areas and neighborhoods first hand because there's only so much you can glean long distance from a computer and pictures.  If you haven't already done so, this is the time to start consulting with a realtor about the local market. 

Another consideration is... have you sold your old home yet?  In this market, most sellers will not accept an offer that's contingent upon you selling your home.  So it may be best to sell your current place first and then look for a new home knowing you are unencumbered by the old property.  At a minimum, you should wait until you have a solid contract on your current home before heading off to search for the new one.

Have kids?  The biggest concern most parents have is about schools.  Should you wait until the end of the school year before making the move?  Clearly moving over the summer may be easiest for some families, but I have also heard the opinion that moving during the school year can actually be a good thing.  The reason?  Your children will start in their new school almost immediately, giving them the opportunity to meet other kids right off the bat.  With clubs and other activities to get involved with, it may be the perfect way for them to make new friends quickly and acclimate to their new surroundings.  Parents know best, so a talk with your children, their current teachers and pediatrician may help you decide which is the best way to go for your child.

In my opinion, the bottom line is this...moving is never an easy or convenient process.  In order to get into the home of your dreams or make the move you've been dreaming of...you may need to be inconvenienced by finding a rental first or some other kind of temporary housing.  Or you may need to put your things in storage for a month or two.  Just keep in mind, those are all temporary things.  Keep your long term goals and dreams in mind and you'll see that it's worth the inconvenience in the end.

Lots of factors will dictate how things play out for each individual situation, but with the help of your lender, realtor and other professionals, you can figure out what will work best for you.

If I can be of assistance to you with your relocation to the Charleston or Summerville, SC area please don't hesitate to call or email.

Maria Pettis
Realtor, ePRO, SFR
Century 21 Properties Plus, Inc.
http://www.mariapettis.com/
(843) 860-3901

There's Nothing Short About a Short Sale

Most people have heard the term "short sale" in the news.  It's often talked about in conjunction with "distressed properties" and foreclosures.  But I often encounter buyer's who don't know exactly what a short sale is or how it works or how it differs from foreclosed properties.

So here's a simple explanation and then some things to consider about short sales...

A short sale refers to a home where the owner is upside down in their mortgage.  In other words, they owe more than it's worth.  So they are basically asking permission from their lender to sell the property for less than what's owed.  It means the bank takes a loss.

Sometimes banks will forgive the difference or "shortage" and other times they will require the home owner to sign a promissory note for the difference.  So if you are selling, it's best to consult an attorney and other professionals to provide you with accurate information and protect your interests.

Keep in mind though that a short sale does NOT mean that they will necessarily sell the house for less than it's worth.  Most banks will insist that the home owner (with the assistance of a real estate agent) try to get what ever is fair market value for the home at the time.  Over time, they may agree to price reductions until an offer is produced, but the bank can counter-offer back to the buyer for more.

Basically, there is nothing "short" about a short sale.  The time frame for closing on one of these properties has improved as the banks have gotten better at handling them.  However, there are never any guarantees.  Here in the Charleston, SC area a "normal" sale can take 30-45 days from the time you go under contract to the time you sit at the closing table.  However, with a short sale, it can takes weeks or even months to just get an initial response from the bank.  They may accept, reject or counter the offer.  So a short sale may not be the best option for someone who has a specific time frame for moving into a new home.

A foreclosure on the other hand is a property that the bank has already taken possession of.  The homeowner is already out of the picture and it is bank owned.  These properties can usually close in a more "normal" time frame of 30-45 days.  And here is where you can sometimes get a real deal because the banks want to get rid of these properties.

One thing in common between foreclosures and short sales is that the bank is already taking a loss on these properties.  Therefore, most of these homes are sold "as is".  When buying, I strongly recommend that you insist on making any home purchase contingent on the buyer's approval of a home inspection, but especially in a case where the home is being sold "as is".  This way if there is just too much wrong, too many costly repairs needed or it's more than you feel comfortable dealing with, you can back out of the contract without penalty.

Occasionally, you may be able to negotiate some repairs or get the bank to assist with closing costs.  You never know until you ask, but be prepared for a negative response to those requests.  Then if they agree, you'll be pleasantly surprised.

There are so many variables with short sales that it's imperative you have an agent who can assist you through the process.  Banks are insisting that if you are selling a home as a short sale that it be listed with an agent.  But even if you are the buyer, I recommend having an agent who has dealt with short sales before and can forewarn you of potential pitfalls and help navigate through the ever changing process.

I can't begin to cover all the ins and outs of distressed property sales here.  And every market varies.  So please consult the appropriate professionals to help you if you are considering buying or selling this type of property.  Of course I'm happy to assist if you are looking in the greater Charleston/Summerville, SC area.

Maria Pettis
Realtor, SFR, ePRO
Century 21 Properties Plus
maria@mariapettis.com
843-860-3901

Learn the Market When Relocating

Working in the greater Charleston real estate market means meeting a lot of folks looking to relocate here.  The reasons vary greatly from job transfers, military transfers, retirees and those looking for a warmer climate.  Often times, folks from other parts of the country are drawn by the idea of a lower cost of living.

There's a lot to research prior to making a move...what jobs are available?  how are the schools? what's the climate like? what kind of shopping and amenities are there?  what are taxes like?  But sometimes it seems that the most obvious question is overlooked until last...what is the cost of housing like?

I often get requests from people who say they are planning a move to the area and would like to start to see some listings.  I'm always happy to oblige.  But here's the thing, they often times have very unreasonable expectations about what you can get for your money in the Charleston area. 

For example, I once had a someone asking for a single family home on a large piece of property and it could be a little bit of a fixer-upper, but they wanted it to be on the water or with a water view.  What made this a difficult request to fill was the fact that they wanted to spend no more than $200,000.  Now, you can get a nice home for that price in this area, but waterfront is probably not going to happen.  This person really needed to learn the local market. 

Here's some things you can do to learn the local market and see if relocating makes sense for you...

First, take the time to talk to several lenders to see what you might be able to qualify for in terms of a new mortgage.  You'll need to discuss with them what your current income is, but MORE importantly, what your potential income in a new place would be, so you will need to do some research as to what employers in the area will typically pay if you have not already landed a new job.  But until you actually have employment there, most lenders will not approve a loan for you. 

Second, you need to ask yourself what's important to you in a home...aside from the obvious things such as square footage, number of beds/baths...do you need a garage?  (There are no basements here in the lowcountry, so for most people, this would be important.)  Do you need a large yard?  (Most newer subdivisions here have very small lots.)  How close do you want to be to shopping, an airport, highways, the beach?  (Being close to the beach here comes at a premium.  For instance, homes in Mt. Pleasant and other areas with easy access to the beach are much pricier than homes in Summerville or Goose Creek where the beach is a 40-45 minute ride.).

Third, contact one (or several) realtors in the area that you are considering moving to and get their take on things.  What does the type of home you want or need go for in this neck of the woods?  What alternatives are there?  Take the time to ask lots of questions about lifestyle, schools, taxes, amenities, commuting, traffic...anything of importance to you.

Lastly, if after all this research you feel this could be the place for you...schedule a visit to the area.  Not to house hunt, but to take a good look around for yourself.  Drive through neighborhoods, visit schools, pick up the local papers and pick up some of those magazines with listings of homes in the area.  If you've made a good connection by phone or email with a realtor, see about scheduling some time to meet them in person and further discuss your needs and get your other questions answered.

Following a process like this can seem time consuming, but with the internet at your fingertips much of it can be done comfortably from your own home.  And it will save you time and aggravation in the long run.

Visit these sites to help you research the Summerville and Charleston, SC areas!

For a free search of the entire Charleston area MLS with no registration required:
http://www.summervillerealestateonline.com/Search_MLS/page_1748693.html

For more on the buying process and a basic mortgage calculator:
http://www.summervillerealestateonline.com/Home_Buyers/page_2154263.html

For a cost of living comparison calculator from CNN (there are many others online as well):
http://cgi.money.cnn.com/tools/costofliving/costofliving.html



Maria Pettis
Realtor, ePro, SFR
Century 21 Properties Plus
http://www.mariapettis.com/
(843) 860-3901

Things To Consider When Buying A New Construction Home

Buying a home is always an exciting thing, but it's still an anxious time.  So much can happen...what will the home inspection turn up?  What will the seller's be willing to fix? Just how old is that HVAC and the roof for that matter?  Will it appraise?  So it's no wonder that in the Summerville, SC area where there are a lot of new developments going in, a lot of folks choose to buy new and eliminate some of that guesswork.

You pick your lot, you pick your cabinets, flooring, colors...and you sit back and wait to just move right in to that brand new house.  And these days with the market as it is, home builders are more willing to negotiate on the price, on upgrades and are just about always will consider paying some or all of your closing costs.

Seems like an easy proposition for the home buyer.  But there are things to consider when buying a new home that are a bit different than when you purchase a resale. 

What upgrades are worth paying for?
When you buy a resale home, it pretty much comes as it is.  If you don't like the light fixtures, you know you'll be the one who's going to go shopping and swap them out.  If you don't like the wall color, you'll be the one doing the repainting or stripping the wallpaper.  There's an understanding that you might  have to do some remodeling or redecorating to make the home your own.

In a new build, you typically get to pick certain features.  (Unless you're building custom, you'll be limited to the choices the builder gives you and you may not be able to make some changes such as moving walls or other structural things)  Should you put a ceiling fan in each bedroom?  Do you need a cable jack in every room?  We live in the South, do we really want that fireplace?  And it's further complicated by the fact that for many items, you'll be paying extra for it.  Even something as minor as adding an extra electrical outlet in the kitchen can cost you more.

What I always tell my buyers is this...think about resale value in case you ever need to sell down the line, but also consider putting in and paying for the things that are not easily added later.  A good example is that fireplace.  Yes, we live in South Carolina, but the truth is that the fireplace is a nice feature that a lot of people want.  Whether they use it or not, it becomes a focal point in the room.  And a lot of the newer homes have gas fireplaces that are cleaner and easier to use.  This isn't something you can add later without a lot of aggravation and expense so it's worth it to do it now.

Here are some other things that make my list:

1. Pre-wire for ceiling fans!  While the fixtures themselves are not so important, the wiring is.  Here in the greater Charleston area, people expect to see homes with ceiling fans in each bedroom and the main living area at least.  Even if you only put in an overhead light for the time being, future buyers would want to know that the home has been pre-wired for ceiling fans.  (Same thing for wiring for the garage door opener.)

2. Which brings me to the next thing...don't pay to upgrade to the lighting/fans unless you really love what the builder is offering.  Light fixtures are so inexpensive to do on your own and the big chain stores and specialty stores means many more choices.

3. Flooring...here's a big one...this is definitely much more of a personal choice.  Wood floors, real tile and upgraded carpet are always going to give you better resale value later on.  However, this is something you can add later as well.  My feeling is that if it means getting another upgrade you deem more important or if it puts affording your new home out of reach, then get the builder grade flooring now and upgrade later. 

4. A separate tub and shower in the master bedroom is a must.  It's pretty much expected in many newer homes and a lot of people want that garden tub.  Does it need jets? Not in my opinion, but a tub someone can actually fit in comfortably and soak in definitely is!  Also, if you have the space, opt for dual sinks in the master.  This can be a deal breaker for a lot of couples.

5. Don't under estimate the value of your lot.  Springing for the bigger lot premium could definitely be worth it if it means your home will back to protected areas, be a little larger than the others or offer more privacy in other ways.  Also consider if you are right next to the subdivision entrance or on the main thoroughfare or near a busy road.  You'll have better resale value if you keep to quieter streets and/or find that cul-de-sac lot that so many families love.

I think you get the idea.  So let me touch on one other important issue when buying a new home here in Summerville, SC.

Do you need your own agent representation?
The answer is yes, at least if you live in South Carolina where buyer's have the ability to "hire" their own agent under SC Buyer Agency rules. 

I "rescued" one buyer from a deal with a new home builder because they went in to the sales office without having their own agent.  This person thought the binder he was putting down on the lot was just to hold it until he could definitively make up his mind.  But the sales agent had him sign all the paperwork and without realizing it, he ended up in a contract to purchase. 

Keep in mind that the on site sales agent works for the builder.  They want to sell you a home.  And while I know many of these sales agents personally and know them to be honest and reputable, wouldn't it be good to know that you have your own agent looking out for your best interests?  That's not to say that you can't go it on your own, but with Buyer's Agency representation free to the buyer, why wouldn't you at least consider it?

That's my short answer.  For more information regarding how Buyer's Agency works in South Carolina, visit http://www.mariapettis.com/Home_Buyers/page_2154263.html or contact me directly for an in-depth explanation.

In a Nutshell
When buying a new home in a new development keep in mind the upgrades that are easy to do later and opt for the ones that would difficult or expensive if you were to do it yourself down the road.  Think about resale value and what other potential buyers might look for to help guide your decisions.  And when in doubt, consult an independent agent who can offer you suggestions and advise you through the entire process.

Maria Pettis
http://www.mariapettis.com/
(843) 860-3901
Century 21 Properties Plus
Summerville, SC

White Gables Subdivision - Summerville SC Real Estate

Featured Neighborhood - White Gables, Summerville, SC:

The White Gables Subdivision is located off of Central Avenue in Summerville.  It's a very easy, short drive into downtown Summerville where there's plenty of shopping including big box stores like Walmart, Target, Kohl's as well as plenty of locally owned shops with unique items in historic downtown.  There's also a huge variety of dining options as well.

White Gables was developed by Saussy Burbank home builders beginning around 2001, with some new construction going on even as of this writing, but most of the development is complete.

What many people love about White Gables is the many amenities...there's a architecturally pleasing clubhouse that's available for community use, a community pool, a couple of play areas, tennis courts, walking paths and a lot of open common areas some of which have ponds.  Along with the victorian and Charleston inspired style of homes, it makes White Gables a very aesthetically pleasing neighborhood.

A unique feature of White Gables is that detached garages are located to the back of each property and are accessed through alleyways. (There's a shot of an alley in the video) The idea was to leave the front of the property looking clean and neat with no driveways...just sidewalks to meander while your neighbors wave to you from the front porch.  But a complaint I sometimes hear is that the driveways are small.  Depending on the lot and your vehicle, it can become a bit of a challenge.

The yards are also small.  For many folks, the amenities offset this.  (I forgot to mention that there's a large open field which is great for playing a game of soccer or baseball or just letting the kids run around.) I've seen many yards landscaped in a lovely manner giving the feeling of a "courtyard" where you can sit and relax.  If you're looking for a large, private space to call your own this may not be the neighborhood for you.  On the other hand, I know many people, with their busy lives, don't want a big yard to care for and these yards certainly fit the bill.

The homes themselves are done in a charming style, some with big front porches, some with double porches and some with side porches or "piazzas".  Many floor plans are open which is what today's buyers are looking for.

As of this writing, homes in White Gables really run the gamut in terms of price...smaller homes start in the $120's with larger homes going all the way up to $300K.  Just remember, market conditions change frequently so it's best to consult an agent to see what types of homes are available in your price point.  There are some single story homes, but most are two story and not many offer master bedroom down.

Watch the video to get a feeling for the neighborhood and for additional information.  You can search White Gables homes for sale as well as other homes in the Summerville and Charleston areas on my website at http://www.mariapettis.com/.

And as always, feel free to contact me directly with questions or for further assistance.

Kind Regards,
Maria Pettis
Realtor, ePRO, SFR
Century 21 Properties Plus
(843) 860-3901
Maria@MariaPettis.com

104 Sparkleberry Ln, Summerhaven Real Estate

I recently listed this wonderful house in Ladson, SC which is near Summerville and Charleston. 

Actually the location is great!  It's a short hop to I-26 and a quick commute to Charleston Air Force Base, the Naval Weapons Station and the new Boeing site.

Shopping?  Take your pick!  Not 15 minutes to Northwoods Mall or loads of great shopping in Summerville.  Tanger Outlet Center is maybe a 20 minute drive at most.  And there is a grocery store, Walmart and other shops well within 10 minutes or less for your convenience.

The subdivision is called Summerhaven which was developed by Ryland Builders.  This is a great neighborhood with a community pool/club house, play park and walking trails.  And the best part is that these amenities are all around the corner from this home within walking distance!  Perfect for folks who like to be active in their communites or for families who like to get outside to play.

But lets talk about this terrific house itself!  Enter into a two-story foyer with shining hardwood floors.  How's that for a warm welcome home?!  To the right is a room which the current owners are using as a more formal living area, but it could be used as a formal dining room or office.  One of the best assets of a home is having flex space since everyone's lifestyle is a little bit different.  This way, you can decide the best use of this room for yourself based on your needs.

As you continue in, you enter the heart of the home...the bright family room which opens to a large kitchen.  There are plenty of corian counters and tons of storage in the big 42" oak cabinets.  There's also a large pantry.  But the thing sure to grab your attention is the large island which can comfortably seat 3 or 4 people AND has electricity! So it's great for both extra prep space or more casual eating.

Off the kitchen are sliders which go out to a large, fully fenced yard.  There's an oversized patio which gives you plenty of space for your grill and patio furniture...perfect for get togethers or just relaxing.

As you head upstairs you'll enter onto a very large, open landing.  Here you'll find a big linen closet adjacent to the bedroom area.

You'll see in the video that two of the bedrooms are clearly decorated currently as children's rooms.  The sellers are willing to paint both rooms a neutral color prior to closing at buyer's request.  The room currently decorated as a girl's room has it's own access to the hall bathroom (which has dual vanities I might add) and it's own walk-in closet.


Make a grand entrance through the double doors into the master bedroom!  A nice-sized room with it's own ensuite bathroom, it's a perfect get away space.  The master bath has dual vanities at a raised height which is a great feature no matter how tall you are.  You'll also find a large walk-in closet, another linen closet (can you ever have enough closets?) and a deep tub to soak in.
 
But one of the best features of this house, in addition to the master bedroom and kitchen, I've saved for last.  Talk about a great flex space!  The FROG (finished room over garage) is large and has it's own walk-in closet as well so it can serve as a fourth bedroom.  It's a bit separated from the other bedrooms so it would also make a terrific media room, play room or office.  Again, the choice is yours!
 
If you'd like more information on this fantastic home, visit 104SparkleberryLane.MariaPettisHomes.com or you can contact me directly.  Feel free to also visit my website at http://www.mariapettis.com/ to search other homes on the MLS, but I hope you'll add this one to your "must see" list.
 
Kind Regards,
Maria Pettis
Realtor, ePRO, SFR
Century 21 Properties Plus
(843) 860-3901
Maria@MariaPettis.com
 
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