Osprey Village Marketing Magazine 2024 by Charter One Realty

JOURNEY TO independence The Osprey Village Neighborhood

C ARTER ON REA EAL LT Y CH HARTER ONE RE EALTY

OUR MISSION To provide a range of housing options and an age-in-place solution for adults with intellectual and developmental disabilities that fosters community inclusion and support achieving independence A Neighborhood with a Purpose Welcome to Osprey Village, a distinctive neighborhood designed with intention. Osprey Village presents a diverse selection of housing styles, allowing residents to choose from a medley of villas and, eventually, apartments thoughtfully integrated to shape a distinctive “community”. The vision is for a lifelong residential community. As time advances and residents age, their evolving care requirements can be tailored to their needs. This encapsulates the essence of maturing together—growing up, aging gracefully, and fostering unity.

Age-in-Place Osprey Village is committed to providing high quality personalized care, service, and support to each of our residents for their entire lives. Our age-in-place design is built on these fundamental elements: • recruiting and selecting the finest service personnel • strong and long-term sustainable business model • one-level living in all cottage villas • assisted living villas planned in Phase 2 • flexibility for each resident to choose a cottage villa or apartment or assisted living villa in future years

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Fostering Independence and Inclusivity: Osprey Village’s Unique Approach to Developmental Disabilities Care Osprey Village stands as a genuine innovation—an intricately designed neighborhood that offers both residential care and lifelong personalized skill training for individuals with intellectual and developmental disabilities. Notably, Osprey Village breaks away from institutional norms. It is a place to call home—a place where everyone finds acceptance and the support required to reach their full potential. Our community model is also founded on a strong financial plan to ensure community longevity.

Fostering Purposeful Unity: The Heart of Osprey Village’s Inclusive Community Osprey Village goes beyond the notion of being a mere assortment of villas and residents. It is destined to be a neighborhood bound by a common purpose and shared fundamental principles that promotes independent living with a solution for families. In this realm, the potential for nurturing connections and the ability to gracefully age in place are inherent to all. Each resident contributes as a compassionate and valuable member of the community. Loving support emerges as a wellspring of inventive solutions to intricate issues, concurrently dismantling biases and promoting acceptance.

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RESIDENT QUALIFICATION CRITERIA Pre-Admission Screening and Life Care Plan Assessment •

Upon Pre-Admission Screening approval, Resident must pay $2,500 for a Life Care Plan Assessment.

•

Resident must be 18 years of age or older.

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An Intellectual/Developmental Disability must be the primary diagnosis of the primary resident. Secondary residents will be evaluated on an individual basis.

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Resident must have a designated parent, primary caregiver, or guardian as a part of care coordination unless otherwise determined during the assessment.

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Resident must pass a background check.

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Resident or Resident’s guardian must review, acknowledge, and sign resident agreements.

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Any candidate with a history of aggressive behaviors will be evaluated on a case-by-case basis.

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Candidates must demonstrate the ability to be left unattended or have verified appropriate care staff from external sources and/or an agreement to use OVI Additional Services. (Please see the service plans.)

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Resident must have proof of financial responsibility.

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Resident must select an Osprey Village Residential Service Tier.

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Resident must adhere to all rules and regulations.

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Any potential resident meeting these requirements is not guaranteed residency. Every potential resident must still be assessed to qualify for potential residency. All residents are required to submit to a Pre-Admission Screening and a Life Care Plan Assessment prior to approval.

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PROCESS CHECKLIST

Introductory meeting and Pre-Admission Screening.

Life Care Plan Assessment.

Financial Planning. Select Residential Service Tier (1, 2, or 3).

➢

Resource Application and/or Management.(Medicaid, SSI/ SSDI, EBT, HEAP, etc.) Owner/ Resident lease agreement to trigger resources.

➢

Care Coordination with third party providers.

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Sign contract for real estate purchase and begin construction. 25% nonrefundable payment to start construction.

➢

Select floor plan and site location. Pay $5,000 Reservation Fee (refundable).

Transition planning to prepare Close on purchase of resident and family for move-in property. and life in Osprey Village.

➢

Community Orientation and Move-In.

Congratulations!

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GETTING HERE IS EASY

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Bluffton, SC (Old Town)

10 Miles

Beaufort, SC

15 Miles

Hilton Head Island, SC

15 Miles

Savannah, GA

25 Miles

Charleston, SC

81 Miles

THOUGHTFULLY PHASED DEVELOPMENT The Location Boasting a prime location, the Osprey Village neighborhood is conveniently positioned in close proximity to HWY 170, granting easy access to the surrounding areas. Situated one mile from the intersection of Oldfield and East Argent Blvd, it capitalizes on the area’s charm while creating its own unique identity. The vast expanse of 24+ acres provides ample room for an array of amenities and features, thoughtfully designed to enhance the residents’ overall experience. The community offers an idyllic blend of natural beauty and modern living, all while prioritizing residents’ security, safety, and well-being within a gated and fenced enclave.

Phase 1: Homeownership Opportunities In Phase 1, one hundred beautifully appointed villas will take center stage in the Osprey Village neighborhood and will be offered for sale at market rate. These villas are not merely residences, but gateways to a vibrant community experience. Comprising a mix of meticulously designed ADA compliant units, the community includes one-bedroom villas in duplex and quad-plex-style buildings, offering privacy and comfort. Additionally, two-bedroom villas will provide versatile living options to suit various lifestyles. At the heart of the community, a thoughtfully crafted Community Center stands as a hub of interaction, fostering connections among neighbors and providing a platform for shared experiences.

Phase 2: Rental and Homeownership Opportunities Looking ahead to Phase 2, Osprey Village envisions the introduction of 60 more units in a mixture of entry level and market rate villas and rental apartments in addition to more market rate villa units. The entry level priced units are projected to be constructed at the very end of Phase 1 in 2027 and will be priced at the high $100’s to low $200’s. Final design and pricing for these units should be available by mid-2024. This future release will add diversity and a fresh dimension to the community by accommodating those who seek the flexibility and convenience of rental housing while still enjoying the unparalleled amenities and ambiance of the neighborhood. C har terO ne Realt y. com

PHASE 2 8

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PHASE 1 PHASE 2

OSPREY VILLAGE CONCEPTUAL MASTER PLAN UNIT SUMMARY PHASE 1

1BR Villa

800-880 SF

2BR Villa

1,410 SF

1BR Villa

560 SF

1BR Villa

560 SF

2BR Villa

1,410 SF

1BR Villa

800-880 SF

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Assisted Living

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AMENITIES For an Enriching Lifestyle At the core of the Osprey Village community lies a fundamental belief that a truly enriching lifestyle extends far beyond the boundaries of mere dwellings. With this principle as its guiding light, the community seamlessly weaves parks and neighborhood sidewalks into its expansive layout. These verdant sanctuaries serve a dual purpose, adding to the visual allure of the community while also fostering an environment conducive to outdoor pursuits, relaxation, and a profound sense of togetherness among its residents. Complementing this dedication to holistic living is a remarkable 10,400 square-foot Community Center & Fitness Center. This dynamic hub is designed to be the heart of community activities, offering a variety of spaces, including an events and dining room, an arts & crafts room, a movie theater, a café, a gaming room, and fitness facility. Additionally, office spaces for the staff are provided here. The community does not fall short when it comes to leisure and recreation. An inviting community swimming pool takes center stage, accompanied by a TV pavilion and a grill area. In the future, a small non-denominational Chapel will sit across the park grounds from the Community Center. This setup encourages socializing and relaxation accentuating Osprey Village’s commitment to creating a comprehensive and engaging living experience for its residents.

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THE COMMUNITY CENTER The Heart of the Community The Osprey Village Community Center serves as a hub for a multitude of community activities. Comprised of the Clubhouse, the Covered Breezeway Porch, the Pool-House & Fitness Center, and the Community Swimming Pool – this facility is the centerpiece of Osprey Village social life and recreational activities. The Clubhouse is equipped with an oversized Event & Dining Room for social gatherings, a Movie Theater for movie and pizza parties, a Computer & Gaming Lab, a large Arts & Crafts room, a Café, staff offices, and security control. Many of the spaces have retractable walls allowing for the combination of space for larger community gatherings. The Clubhouse opens its back covered and partially screened porch to the Community Swimming Pool and accompanying pool sundeck. A separate Covered Breezeway Porch equipped with an outdoor fireplace and seating area connects the Clubhouse to the Pool-House & Fitness Facility. Encircling this vibrant Community Center, you will find a network of picturesque walking, golf cart and bike paths through the surrounding park grounds. This array of amenities is thoughtfully designed to enhance the residents’ daily experience.

Pool-house and Fitness Center

Covered Breezeway Porch

Front Entry Porch at Clubhouse

Pool Deck Rear of Clubhouse

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CLUBHOUSE FLOOR PLAN

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EMPOWERING THE FUTURE Future Job Training Center As a community dedicated to a supportive, healthy environment, Osprey Village envisions more than just housing. Plans for a Future Job Training Center are underway, underscoring a commitment to education, development, and advancement. This center will feature a community room for gatherings and events, creating a space for communal learning and engagement. Additionally, the center will offer spaces that can be utilized for coffee shops, cafés, ice cream parlors, or crafts shops, fostering entrepreneurship and further enriching the community’s fabric. Through its phased development, inclusive amenities, and forward-looking vision, it aspires to redefine the essence of community living where residents can forge connections, pursue their dreams, and find solace in a tranquil yet vibrant environment.

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COTTAGE FLOOR PLANS 16 C har ter O neRealt y. com

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FLOOR PLAN A 1 BEDROOM | 1 BATH | 870 SQ FT | ESTIMATED PRICE $320,000 Floor plan A, encompassing 870 square feet, mirrors the cottage’s appeal with its own inviting front porch. Inside, a spacious living and dining room area awaits, seamlessly connected to a well-appointed kitchen complete with a pantry. Complementing the layout are one bedroom, one full bath, and a dedicated laundry room, enhancing the comfort and convenience of this charming cottage.Osprey Village

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FLOOR PLAN B 1 BEDROOM | 1 BATH | WITHOUT SLEEPING PORCH | 803 SQ FT | ESTIMATED PRICE $295,000 1 BEDROOM | 1 BATH | WITH SLEEPING PORCH | 880 SQ FT | ESTIMATED PRICE $325,000 Floor plan B spans 803 to 880 square feet, depending on the buyer’s choice of an optional sleeping porch, and boasts a charming front porch, a generous living and dining area, and an expansive kitchen with an adjoining pantry. This unit also includes one bedroom, one full bath, and a convenient laundry room.

*The suggested price range for each model type is an educated estimate that is subject to adjustment based upon changes in the cost of materials and labor for actual construction. Final costs for each unit will be determined upon completion of construction of each villa. 18 C har ter O neRealt y. com

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BLUE CRAB COTTAGE Free-Standing two bedroom villa.

Blue Crab Cottage Details

FLOOR PLAN D 2 BEDROOM | 2.5 BATH | 1,410 SQ FT | ESTIMATED PRICE $500,000 The Blue Crab Cottage stands independently and offers 1,410 square feet of space. It boasts a welcoming front porch, an expansive open floor plan seamlessly connecting the living and dining areas, a wellequipped kitchen, two comfortable bedrooms, two full bathrooms, one half bath, a convenient laundry room, ample storage closets, and a charming screened porch.

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DRIFTWOOD COTTAGE The Driftwood Cottage presents a unique quad layout with four one bedroom villas, seamlessly linked by a sheltered breezeway.

Driftwood Cottage Details FLOOR PLAN A 1 BEDROOM | 1 BATH | 870 SQ FT | ESTIMATED PRICE $320,000 FLOOR PLAN B 1 BEDROOM | 1 BATH | WITHOUT SLEEPING PORCH | 803 SQ FT | ESTIMATED PRICE $295,000 1 BEDROOM | 1 BATH | WITH SLEEPING PORCH | 880 SQ FT | ESTIMATED PRICE $325,000 Floor plan A design incorporates an open concept having 870 square feet. Floor plan B offers an open concept, having 803 or 880 square feet, contingent on the choice of an optional sleeping porch. Every villa boasts a welcoming front porch, a harmoniously merged living and dining area, a well-appointed kitchen with an island and pantry, a comfortable bedroom, a full bathroom, and a convenient laundry room. Additionally, the communal outdoor area under the connecting breezeway provides an ideal setting for outdoor gatherings.

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OSPREY VILLAGE COTTAGES - ONE BEDROOM UNIT Hardeeville, South Carolina

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The Foxtail Cottage presents two one bedroom villas.

Each villa within this enchanting abode presents an inviting open floor plan encompassing either 814 square feet or 891 square feet depending upon the choice of an optional sleeping porch. These villas feature charming front porches, seamlessly integrated living and dining areas, well-equipped kitchens with islands and pantries, cozy bedrooms, complete bathrooms, and convenient laundry rooms.

TAGES - ONE BEDROOM UNIT *Inspiration Photos

24 C har ter O neRealt y. com

Osprey Village Bluffton, SC

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FLOOR PLAN c WITH OR WITHOUT SLEEPING PORCH - OPTIONAL

DUPLEX COTTAGE *The suggested price range for each model type is an educated estimate that is subject to adjustment based upon changes in the

OSPREY VILLAGE COTTAGES

cost of materials and labor for actual construction. Final costs for each unit will be determined upon completion of construction

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RESIDENT SERVICES AND FEES A service agreement SHALL BE REQUIRED with the purchase of any villa. One-Time Fees Include:

Monthly Fees Include:

Initiation Fee Transfer Fee

Regime Fee Village Activity Fee Residential Service Fee Optional Additional Services

26 C har ter O neRealt y. com

Sample Benefit Programs to Subsidize Costs: SSI/SSDI Food Stamps HEAP

ONE-TIME FEES AT CLOSING Transfer Fee One Bedroom Villa | $5,000

Two Bedroom Villa | $7,500

At the time of closing, a one-time fee of $5,000 (Five Thousand Dollars) is required for a one bedroom villa and $7,500 (Seven Thousand Five Hundred Dollars) is required for a two bedroom villa. This transfer fee will be allocated to a capital reserve fund intended for addressing future deferred maintenance items.

Initiation fee One-time fee of $5,500. A one-time fee of $5,500 (Five Thousand Five Hundred Dollars) is required. These funds will initially be used to help construct the Community Center. Thereafter, it will be used to offset operational costs.

MONTHLY FEES Regime Fee Estimated Regime Fee Range: $575 to $633 Per Month Villa regime fees cover a range of expenses related to the maintenance and management of the villa complex and its common areas. These expenses include common area maintenance and upkeep, maintaining green spaces and shared amenities, security and systems to ensure the safety of residents, and some utilities like water and sewer per unit.

Please be advised that all fees mentioned herein are preliminary and are subject to change without prior notice. The fees provided are intended as an estimated range and may not represent the final, definitive costs associated with the respective services or products. We recommend verifying the most up-to-date fee information before making decisions or commitments. *Fees are estimated and subject to change.

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MONTHLY FEES Village Activity Fee Estimated Village Activity Fee: $750 Per Month Each resident will be responsible for a monthly fee covering administrative staff, activities coordination, security, overnight supervision, and transportation services. Overnight supervision includes prompts, safety checks, and basic rounds. Additional overnight supervision may be included in the Residential Service Tiers or offered as Additional Services (see below). Most activity supplies are included in this fee, although certain activities may incur additional charges. Transportation services may be provided in groups or individually based upon availability.

Residential Service Fee Service Tiers and Fees per Month Residential Service Descriptions Residents are subject to Residential Service Fees which will be determined through an assessment evaluating their required level of care for a safe and successful living experience in Osprey Village. The specifics of services will be tailored to each resident based upon their assessment. Services may include some meal preparation and hands-on care.

Residential Service Tiers Tier One – $600 monthly Low staff needs | 2-4 hours of staff support per week (combination of individual and group)

Tier Two – $900 monthly Moderate staff needs | 5-9 hours of staff support per week (combination of individual and group)

Tier Three – $1,300 month High staff needs | 10-13 hours of staff support per week (combination of individual and group)

Additional Services – Estimated $40 per hour

*Fees are estimated and subject to change. 28 C har ter O neRealt y. com

ESTIMATED COST OF OWNERSHIP EXAMPLE Estimation based on the purchase of a 1BR Azalea or Driftwood Cottage with a sleeping porch and a Tier 2 Service Level. Cash Purchase

Purchase With Mortgage

CASH PURCHASE PRICE / REQUIRED 25% DOWN PAYMENT

$325,000

$81,250

LIFE CARE PLAN ASSESSMENT (paid outside of closing)

$2,500

TRANSFER FEE

$5,000

INITIATION FEE

$5,500

ESTIMATED CLOSING COSTS

$3,000

SUB-TOTAL

$341,000

$97,250

ESTIMATED COST TO CLOSE

Cash Purchase

6.5% Mortgage Rate

VILLA PURCHASE PRICE

$325,000

DOWN PAYMENT 25%

$81,250

MORTGAGE

$243,750

MONTHLY MORTGAGE

$1,541

AVERAGE MONTHLY FEE (Activities Fee, Regime Fee, Food & Supplies, Property Tax, Utilities, Insurance, etc.)

$1,920

RESIDENTIAL SERVICE FEE - TIER 2

$900

TOTAL MONTHLY EXPENSES:

$2,820

$4,361

SSI / SSDI

$943 - $1,800

EBT/SNAP

$250

HEAP

$100

SUB-TOTAL ( EST )

$2,150

CREDITS FROM BENEFIT PROGRAM PAYMENTS SUMMARY:

$2,150 Mortgage rate example based on a 30-yr rate.

ESTIMATED COST SUMMARY TOTAL MONTHLY EXPENSES:

$2,820

$4,361

LESS CREDITS FROM BENEFIT PROGRAM

($2,150)

NET MONTHLY EXPENSE

$670

$2,211

*Fees are estimated and subject to change.

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62A 64A 63B

67A 66B

69A 71A

73A 75A

68B

72B

70B

74B

61B

65D

55A 56B

54C

31B

29B

32A 30A

53C

48C

33B

22C

34A

21C

35C

50B

20A

36C 38B

47C

18A 17B 16A 15B

43A 44B

14D

41C 40A

13D

39B

12A 11B 8C

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19B

37A

46A 45B

42C

25B

23A 24B

52A 51B 49A

26A

27D

28D

5B 6A

10D

77A 79A

80A

76B

81B

78B

LEGEND Cottage Type Azalea Cottage Blue Crab Cottage Driftwood Cottage

82D

Foxtail Cottage

PHASE 1 ONLY

83B 84A

85C 86C

88B 87A 89B 90A 91C 94B 93A

Floor Plan

A B C D

1BR/1BA, 870 SQ FT 1BR/1BA, 803-880 SQ FT 1BR/1BA, 814-891 SQ FT 2BR/2.5BA, 1,410 SQ FT

Numerical values are the villa unit numbers and denote their estimated order of construction.

92C ESTIMATED COMPLETION DATES PHASE 1

01-09 = January 2026

95B 96A

10-14 = February 2026

97C 100B 99A

98C

15-22 = March 2026 23-28 = April 2026 29-38 = May 2026 39-46 = June 2026 47-60 = July 2026 61-67 = September 2026 68-79 = October 2026 80-94 = December 2026 95-100 = January 2027

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FREQUENTLY ASKED QUESTIONS What is the Mission of Osprey Village? To provide supported housing options for adults with intellectual and developmental disabilities that foster community inclusion and achieving independence. Where is it located? Boasting a prime location, the Osprey Village neighborhood is conveniently positioned in Hardeeville, S.C. along Route 170 granting easy access to the surrounding areas. Situated approximately one mile from the intersection of Oldfield and East Argent Blvd, it capitalizes on the area’s charm while creating its own unique identity. The 25 upland acres provide ample room for an array of amenities and features thoughtfully designed to enhance the residents’ overall experience. The community offers an idyllic blend of natural beauty and modern living, all while prioritizing residents’ security, safety, and well-being within a gated and fenced enclave. How is the Village designed? The Osprey Village community plan is designed purposefully to achieve: •

the highest level of continuous safety and security for our residents

•

a beautiful, peaceful, and uplifting neighborhood lifestyle setting

•

the finest personal service to support lifelong independent living and growth

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FREQUENTLY ASKED QUESTIONS At the core of Osprey Village Community lies a fundamental belief that a truly enriching lifestyle extends far beyond the boundaries of mere dwellings. With this principle, the community seamlessly weaves parks and neighborhood sidewalks into its layout. The design of this neighborhood supports all levels of independence and accommodates many of the physical challenges of residents as well. When will the first residences be available? Our current plan timetable anticipates that the first residents will move in during the first quarter of 2026. How many residents will live in the Village? Phase 1 will accommodate 100 – 106 residents. Phase 2 will increase residency by an additional 60 – 66 residents. Who is developing Osprey Village? Land planning is by Bill Lincicome of Site Concepts, LLC, construction is by Jeff Coggin of Preserve Communities, and sales are brokered by Tom Reed of Charter One Realty.

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FREQUENTLY ASKED QUESTIONS

What housing options are available? The first phase of the development will be for purchase at market rate prices. In later phases, rental units are planned along with entry level housing options. Is there a preferred lender? We anticipate a preferred lender or lenders to be announced. How did Osprey Village determine the for-sale home prices ? Will Osprey Village also provide villas and apartments at “attainable housing” rates ? In Phase 1, all of the for-sale cottage villas will be priced at market rates which provides these benefits to all Osprey Village owners: •

competitive to other new residential communities in the local area

•

matched to very high expected demand for new I/DD housing

•

purchasing creates a better investment of families financial resources

•

create a strong and sustainable financial base for the Village

•

allow the most rapid move forward into Phase 2 construction

The sales revenue from Phase 1 will be used to construct Phase 2, which will provide families with greater flexibility via rental options and for-sale units priced at attainable housing rates. The home pricing in Osprey Village is also being set as low as possible due to several very favorable factors: •

the large scale of building and contractor activity in the East Argent development

•

our very close partnership with the East Argent site managers

•

our custom designed villa architecture pre-planned for low maintenance costs

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FREQUENTLY ASKED QUESTIONS

What is the process for admission? Because our potential residents require in-home support to be successful in their independence, each family will go through a screening process to ensure that the Osprey Village Community is the right setting for their loved one. As part of that process, we will assess the in-home support needed to help these residents thrive. Once a Plan of Care is established, families will be connected with our real estate team to discuss the construction of their villa. How will the services be rendered? While some families may have pre-existing in-home support, Osprey Village will provide service options up to and including support, activities, transportation, and outsourced meal services. How will services and other fees be paid? All services and housing fees are considered private pay. This can cause concerns for some families on affording long-term care once a villa is purchased. We understand. Not only are we upfront on all terms, conditions and fees associated with the neighborhood, but we have also considered the affordability of these matters. All services are set up on a uniform basis-which is to say the cost of care will be spread across all individuals living in the development. Additionally, Osprey Village took the time to ensure these fees will be reasonably priced to resources already sustainably available to these individuals (i.e. Social Security, SSD, HEAP and EBT).

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Initial Contact

Jeff Norkus Information

O: (843) 681-9117 E: JeffNorkus123@gmail.com

Project Information

Bill Lincicome Information

C: (404) 667-9803 E: Bill@SiteConceptsLLC.com

Real Estate

Tom Reed

Broker-in-Charge C: (843) 816-4816 O: (843) 785-4460 E: TomReed@CharterOneRealty.com