Hilton Head Real Estate

Dear Clients, Friends & Fellow Associates ~

A long time ago, a fellow agent pulled me aside and said, “Robbie, clients do not care know how much you know, until they know how much you care!”  This has helped shaped my future dealings with all buyers and sellers.  Along the way though I have also learned that buyers and sellers want a few basics before they get down to business.  These include competency, confidence and an intent statement that become a road map for the sales process to flow smoothly.

Competence on Hilton Head Island

The competency statement is a chance to provide the seller or buyer with your resume and credentials.  It needs to be factual and straight to the point.  One I have used is, “Before we get started you probably have some questions about me.  I have been a REALTOR now for over 24 years on the Island (new agents should use company credentials i.e. My company has been in real estate since 1979)and have been serving clients just like you through these years.  I love what I do and have a great assistant and company that backs me up every step of the way.   I work hard to know the current market, the opportunities it presents and am able to advise and help you achieve your goals.  OK, lets get started”  Every agent should have a competency statement prepared.  It does not have to be canned, it just needs to be conveyed in the beginning as they do not know who you are!

Confidence on Hilton Head Island

You have one shot at a good first impression.  Through the years I have learned in Real Estate that there are certain freebies for REALTORS and the first impression is an easy one.  Freebies for Realtors include being prepared, appropriate dress, clean automobiles, being on time, and a postitive attitude.  Confidence is an inside job, but some confidence builders include smile,  hang out with positive agents, attend presentations by your Board, read positive material(www.bloghiltonhead), listen to motivation tapes, and skip the headlines.

Intent in Hilton Head Island

Before an agent should ever interview for a listing or show property, they need to establish intent with their client.  An intent statement is as simple as asking a purchaser if they have their “checkbook” before showing any property.  Here is one I have used, “Today we are going to see some great properties.  If we discover a property that  matches your needs now or in the future, I am going to ask you to buy”  Is that OK with you?”  The beauty of a good intent statement is that it allows everyone to relax through the process and unites the agent with their client in a common goal.

Bottom Line

As professionals, competency and intent statements can make the difference between making a friend and also making a sale.  Good Luck and… 

Happy Selling!!!

Robbie Bunting & Jane Hyers

800-932-3652

Great Listings t0 practice with  http://www.robbiebunting.com/listings.asp

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Dear Clients, Friends & Fellow Associates ~

If you live in Beaufort County, you probably have some questions regarding the Beaufort County Reassessment 2009.  I asked a Cerified Residential Appraiser to address my questions and she would be happy to address yours.  Of course, she can also help you appeal your taxes if you are interested.  Please read on:

A note from Marsha Rabun:

By now, all Beaufort County property owners should have received a property reassessment in the mail. The SC state legislature has mandated a reassessment every 5 years. The last assessment was dated December 31, 2002 so the current assessment date is December 31, 2007. This is necessary to compare all properties in the County at a single point in time.

For a home that has not transferred title, the assessed value of each property in Beaufort County is capped to a 15% increase by a state law passed in 2006. It is capped at the 15% increase, if it does not transfer title, for the next 5 years, if no physical changes are made to the property.  For instance, if your assessed value in the last assessment was $300,000, the current capped value could not be higher than $300,000 + 15% of $300,000($45,000) or $345,000.

Also due to the state law passed in 2006, if your home HAS transferred title by sale, to/from a trust, or by will since January 1, 2007, there is a Point of Sale reassessment(AKA Assessable Transfer of Interest) which MAY be greater that the 15% capped assessment on the property had it not transferred. If it transferred in 2008, its value  will be “trended back” to the December 31, 2007 date based on comparable properties-like properties in a similar location selling at that time. 2009 sales have not been considered at this time. 
            
As a homeowner on Hilton Head Island, you may not be satisfied with your assessed value and may think it needs to be appealed.  There are few important points to remember and consider:

1.  The date of the taxable value placed on your property is December 31, 2007 and that date cannot be changed, although the market value may have declined.  Sales from 2007 and as late as very early 2008 may be considered as comparables, not sales later in 2008 and 2009. Think about what your property was worth in December 2007, not today. 
2. If you feel your property is assessed incorrectly due to significant discrepancies in physical data, -factual errors-in overstating living area  and features, this may be grounds for an appeal. However, if these errors that have been made are in your favor, an appeal may bring them to light and you may end up with a higher but at least more correct assessment. If you have questions about the physical characteristics of your property, you may go to www.bcgov.net, and under Departments, go to Assessor’s and go to Property Max and enter your last name or tax account number to find living area and other features considered.    
3. Most market values should be within a reasonable range of market value as of December 31, 2007. Remember it is the “Taxable Value” that is important. Assessor’s office personnel are available for questions at 843-470-2522(Beaufort, 843-757-1500X 226(Bluffton), 843-341-8411(Hilton Head Island).
4. If you would like to appeal your taxable value, you have 90 days from the date of the notice from the Assessor’s office to file the appeal.  You can file the appeal yourself, or have an “Authorized” person file an appeal for you. Only certain people may be “Authorized” including Attorneys, CPA’s, Corporate Officers, Full Time Employees, Partners , Fiduciaries, IRS Agents, and SC Licensed Certified Appraisers. There are several good appraisers in the area who could act as your authorized representative since they would also be able to do an appraisal of your property as of December 31, 2007 which would be helpful in proving your case. Real estate agents and brokers cannot be authorized to act on your behalf unless they also fall into one of the other categories. Proof of eligibility and written consent from the owner/taxpayer must be provided to the Assessor. 

I hope this information has been informative. Please let me know if I or any of my colleagues may assist you in appealing your new taxable value.

Cordially,
Marsha W. Rabun
SC Certified Residential Appraiser #2691
Rabun Associates LLC
P.O Box 23674
Hilton Head Island, SC 29925
Office Phone-(843)686-3344
Cell Phone – (843)384-3214
Email – marsha911@hargray.com

Dear Clients, Friends & Fellow Associates ~  

As a teenager, I visited the Island in 70’s with my family. We all fell in love with the charm of the Island and one by one we all moved our families here.  Visitors just like my family are doing the same thing.  They have been visiting the Island for vacation and are returning to the Island when they are ready for a change in lifestyle.  It is familiar and comfortable.  These visitors are creating market trends that are fairly predictable which include Half Backs, Be Backs, Boomers and the upcoming Generations X & Y.

Half Backs on Hilton Head Island

I met my first Half Back earlier this year.  He and his lovely wife were living in Naples.  I believe they had visited, but never really considered looking at real estate.  They told me one of the reasons they were looking was to be closer to the kids and grand kids.  They also had some very close friends on the Island.  Half backs are typically retirees that have moved to Florida from somewhere north and then decide to move half way back to the place they left.  Hilton Head is small town (annual population of 33,800) and is half way for many of these retirees.  With a refreshing change of seasons and moderate winters we are seeing more of these halfbacks settling in Hilton Head Island. 

Be Backs on Hilton Head Island

A young Be Back couple recently purchased a villa with me.  Their first visit started with a google search for the best beach close to their home in Tennessee.  As they returned they decided to look at real estate because of the timing this market offered.  What they discovered is the money they were spending on rental accomodations throughout the year would cover the carrying costs of the rental villa they purchased near the beach and tennis courts.  A study shows that on average, a “Be Back” Buyer will visit an area 4 times before they purchase.  The important note here is that these Be Backs cannot time the market better and should not wait for their next visit.

Baby – Boomers on Hilton Head Island

As Baby Boomers grew, Hilton Head grew and became a favored destination.  Baby Boomers are now turning 60 at the rate of 8,000 a day and represent 38% of our total population in this country.  The way I see it based on 2.5 million visitors per year to Hilton Head Island, we have over 950,000 of these Baby Boomers visiting the Island with about 50,000 of them turning 60 years old every year for the next 17 years.  Our recommendation is to be ahead of this herd!  We are just beginning to hear the rumble.

Generation X and Y on Hilton Head Island

These generations are connected and now buying their first homes with the low interest rates and prices.  These buyers are gobbling up all our homes under $350,000 on the Island.  This in turn fuels the food chain because as one home sells it creates the need for another.  Good news may be annouced according to my friend and tax attorney Bob Arundell for this group.  It appears that Congress is considering extending the $8,000 first time home buyer incnetive from November 30, 2009 to January 31, 2010. They are also considering basing the credit on the date the contract is signed by both parties and allow the closing to take place afterwards but within some other time limit.  Our recommendation is to get them while they’re HOT!

In Summary

Now is the time to buy and get ahead of these trends.  In fact, it’s O.K. to buy more than one property right now.  This year we have already  had one buyer purchase 5 oceanfront homes(they were Half Backs from Florida) and we had another client love a villa complex so much(they were Be Backs) they just purchased their 4th unit in the last 60 days(average price of $295,000 per unit). 

Our recommedation to the all the Baby Boomers, the BeBacks, the Half Backs and the Generations X and Y is BUY NOW on Hilton Head Island.  Remember, there is no pity in be back city! 

Easy living on an Island,

We are,
Robbie Bunting & Jane Hyers

P.S.  While we would love to help you we need to know what you are interested in.  Give us a call or email us today and we will start researching properties for you with the goal of creating a raving fan!

Dear Clients, Friends & Fellow Associates ~  

Regarding your recent Beaufort County Assessment notice.  Please note the market values are as of 12/31/07.  If you are considering an appeal it is suggested that sales used to defend the appeal be within six months before this date.  The assessors will acknowledge any sale that was pended before this date. 

We would be happy to provide additional information to help demonstrate value.  Please give Jane Hyers a call at 800-932-3652 and she can provide the information you need or refer you to one of our tax appraisal friends.

Thank you,

Robbie Bunting

Dear Clients, Friends & Fellow Associates ~  

Do you plan on moving?  As a member of the Leading Real Estate Companies of the World® our network consists of over 600 premier real estate firms with 5,000 offices and 150,000 sales associates in 35 countries around the world, Jane and I can now help you.  We have access to agents and movers throughout the world. 

These agents are the best of the best.  Collectively, this group has sold over 1 million homes worth $300 billion in 2008, more than any national real estate brand. LeadingRE dominates the United States’ list of top 500 real estate firms, with more of the Number One market leaders in the top 90 markets than any national brand.  In fact, they introduce new purchasers all the time to our area and provide two great services listed below:

Do you need a mover in Cincinnati, New Jersey or Hilton Head?

If you need a moving company to move to Hilton Head Island or any where else, we have a connection.  We recently had a client that was moving from Hilton Head Island to the north for some strange reason.  He had shopped for a moving company and had some quotes, but he asked if we could do better for him.  We did some research and came up with a company which is dedicated to a custom-designed relocation service to meet your needs.  They shop the price and will get you the best company.  Their knowledge and customer focus for our relocating family was exceptional.  Needless to say they got the job.

Relo Move Management

Visit here for a moving checklist

Need a Realtor in Cincinnati, Hilton Head Island or anywhere else?

We have a friend that can help you.  Member firms are highly regarded community leaders, and they include many of the most-established companies in the country, including the United States’ oldest residential firm, Baird & Warner in Chicago. A high percentage of these member companies have been in business for over 25 years.  Membership also has the best and brightest new-age companies that are climbing to Number One or Two market positions in just a few years based on innovation, consumer focus, and a passion for re-inventing real estate.  If you would like to meet one of my friends in the business let us know.

Visit here for a Request form

We of course look forward to helping you make the move into our area, however no matter where you are going we have been very impressed with the services of Leading Real Estate Companies of the World®.  They provide us referrals all the time of new clients moving to Hilton Head Island and we have found them invaluable for our clients that have a house to sell before they relocate here. 

Enjoy the MOVE!

Respectfully,
Robbie Bunting & Jane Hyers

P.S.  Please fax the above forms to 1-866-680-1137 to get started.  Thank you.

Dear Clients, Friends & Fellow Associates ~  

Jane Hyers and I have made it our big fat audacious goal to “Provide exceptional service, create raving fans & help our clients succeed” 

We knew when we made this goal that it would become our mantra and we would never be able to settle for less.  This goal is always in front of us and we can never completely achieve it without hard work and dedication.  We also recognized that the only way in which we would be able to exceed our Hilton Head sellers expectations is to first know what they are.  Therefore we created the worksheet below:

Raving Fans Worksheet

We are always pushing hard to increase our level of service for our clients.  Our constant search for knowledge of marketing and market trends pushes us to do better for our clients.  

From these efforts we are helping our clients achieve their goals and in return are recieving some fantastic testimonials from sellers and buyers that have worked with us, not just the first time, but through multiple transactions.  We are always looking for areas of improvement and are prepared to work hard to create more raving fans. 

In summary, we would love to have your suggestions and feedback.  If you would take a few minutes and fill out the worksheet attached it will help us meet and exceeed your needs.  If you should feel compelled enough to include a testimonial from working with us, we would be very appreciative.  Just fill in the last few lines and fax it back to 1-866-680-1137.  Thank you! 

All the best,

Robbie Bunting & Jane Hyers