Bulls Bay Real Estate Guide - Fall 2014

MCVL Realty Presents

BULLS BAY

Real Estate Guide Fall 2014

Awendaw & McClellanville Homes & Land

Let Us Be Your Guides

Navigating the local real estate waters takes an expert.

A great fishing guide spends thousands of hours fishing every tide, wind direction, water temperature, bait, rig, and fishing spot in their local waters to be able to make it look like second nature when they are on the water with a client. In this same way, MCVL Realty knows the local market like the back of our hand and are ready to put our vast knowledge of McClellanville and Awendaw to work for you. Whether selling, buying, or renting, be sure to talk to the pros at the #1 real estate office in the area.

Local School Gets Top Honors!

We would like to congratulate McClellanville’s Cape Romain Environmental Education Charter School, better known as CREECS, for recently ranking as the #1 Elementary Charter School in the entire state based on last year’s Palmetto Assessment of State Standards (PASS) test scores! The school was ranked in the 93.7% percentile for all elementary schools and garnered the state’s Palmetto Gold Award.

Opening in 2011, CREECS currently serves grades K-7th and will go up to 8th grade next year. For more information visit CREECS.org

About the Bulls Bay Area S

tretching along South Carolina’s coast between the metropolitan areas of Charleston and Myrtle Beach is a rural stretch of land that beckons to a time when things moved a little slower. The Bulls Bay Historic Passage consists of the Northern tip of Charleston County which contains the towns of McClellanville and Awendaw.

Bounded by over a quarter of a million acres of Francis Marion National Forest to the west and 22 miles of protected coastline in the Cape Romain Wildlife Refuge to the east , as well as the Santee Coastal Reserve and Santee River delta to the north, this area is buffered from urban growth and development. Residents choose to live here as a way to get out of the city and back to nature.

The history of the area is rich, dating back to the Native American tribe known as the Sewee Indians, for whom many local names such as “Awendaw” derive their roots. The area also witnessed its first European settlers dating back to the 1600’s. French Hugeonots settled along the Santee River and gave rise to rice plantations. The Gullah-Geechee culture is still preserved by the ancestors of former slaves. Hopsewee and Hampton Plantations are both open to the public providing visitors a glimpse into the history of the area. McClellanville and Awendaw came about as coastal retreats away from the swampy, mosquito-filled rice fields of the plantations. McClellanville’s Historic District holds many homes dating back to the mid- to late- 1800’s.

Much of the areas beauty is drawn from its natural surroundings; the creeks and marsh, the oceans and sunsets, the native palmettos and live oaks draped with Spanish Moss. The diverse ecology spreading from the forests, swamps, marshes, and beaches make the area a prime destination for bird-watching and photography. An abundance of deer, turkey, and ducks also allow for great hunting opportunities.

Other outdoor activities centering around the waters of the wildlife refuge include boating, world-class fishing, and shelling on the secluded beaches only accessible by boat. The wildlife refuge is a Class 1 Wilderness Area, prized for its pristine water and air purity and is the longest stretch of the protected coastline on the eastern shore of the US. Kayaking, canoeing and paddleboarding are also great activities to enjoy in the saltwater creeks. They also offer a chance to spot a friendly dolphin or the mysterious black waters and swamps where you might encounter an alligator or two.

McClellanville’s Jeremy Creek is also a hub for commercial fishing which includes its famous shrimp boat fleet, as well as clammers, oystermen, crabbers, and fishermen. Their bounties can be purchased fresh from the local seafood markets or eaten cooked to perfection from any of the area’s fabulous restaurants. A strong artist community also flourishes in this area rich in inspiration and several boutiques and galleries offer the work of many artists, authors, and craftspeople.

Southern hospitality lives on in the hearts of these communities. Strangers hold open doors, people wave and smile, families get together for Sunday lunches and neighbors catch up with one another over a glass of sweet tea. Welcome Home to Bulls Bay.

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

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About MCVL Realty

ounded in 2010, MCVL Realty is a boutique real estate company that specializes exclusively in the McClellanville / Awendaw market. Since it began to the present, the company has sold more properties in McClellanville and Awendaw than any other real estate office while also managing a lion’s share of the short-term and long-term rentals in this market. By specializing in this small section of the Greater Charleston Metro market, MCVL Realty has developed a much more in-depth knowledge of the market and its trends and proven that bigger is not always better when it comes to real estate brokerages.

We are not your typical real estate agents because McClellanville and Awendaw are not your typical markets. We believe in honesty and ethical behavior and always putting our clients interest above our own. We have strong local business ties and are highly invested in the communities which we serve because this is not just our workplace, but also our home and the people we serve are not just our customers and clients, but our neighbors.

MCVL Realty’s office is located in the heart of McClellanville’s downtown Historic District at 824 Pinckney Street and doubles as a visitor information center to assist newcomers to the area.

Please stop in and say hi and be sure to ask for one of our famous “mosquito bumper stickers”.

In addition to its strong physical presence, MCVL Realty dominates the market with a highly popular website at MCVL.net with tons of real estate and local information as well as the “McClellanville, SC” Facebook Page located at www.Facebook.com/McClellanville. This combination of the in-person, online, and print media presence are core to our success and proven track record.

These are just a few things which we feel make us a different kind of real estate company, but we welcome you to ask around and interview us before you decide for yourself.

Disclosure: Although every effort has been made to ensure that data enclosed was accurate at the time of publishing, mistakes can happen and listing status of properties can change during the magazine’s shelflife. Call us or visit MCVL.net for the most up-to-date listings and information. MCVL Realty is an Equal Housing Opportunity company.

Let Us Be Your Guide MCVL.net

Daniel Bates and Oliver Thames at MCVL Realty Office in Downtown McClellanville

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ummer in the lowcountry brings sweltering heat and high humidity, but it also brings great real estate market activity. This summer was no different with 29 properties selling in McClellanville and Awendaw in the months of June, July and August. Eight of those properties (5 lots and 3 homes) came from McClellanville’s small but desirable Historic District. The cooler Fall air doesn’t show any sign of slowing down the real estate market as interest in the area remains high.

In the previous issue I spoke of an increased interest in home building and am happy to report that it has blossomed into what I am now going to call an all out “building boom”.

Some might not think six new homes breaking ground in the next few months a “boom”, however for a small area like McClellanville these are monumental numbers given only five new homes were built in the previous four and a half years. New construction is not only a boost to the local economy, but also a boost to consumer confidence. With such significance placed on new home construction, I thought it would be valuable to spend this issue explaining some historical data.

Land sales generally represent around half of the sales in our area. This is much higher than many more urban areas, but look around, we’ve got lots of land that remains vacant. What is important to first understand about the McClellanville / Awendaw markets when it comes to building is that very few homes are built “on spec”, that is to say that the builder starts construction and then speculates for a buyer. We have no tract homes where a whole street of homes is built at the same time, and local construction is almost exclusively high quality single family homes. Building companies are typically small consisting of a general contractor with a framing crew of 3-6 people.

They focus their attention on only one or two projects at a time and hire subcontractors to conduct tasks such as electrical, plumbing, sheetrock, etc. Buyers use a real estate agent to help them identify and acquire the vacant lot, doing all of their due diligence to determine it will suit their needs and then contract with a builder (who we are happy to recommend) who handles the construction. Requirements to build in a certain time frame are rare on land and it’s quite common that people buy land as an investment only or purchase many years out from the point that they intend to build, though some do break ground more immediately.

2005 experienced a high point in land sales and what was interesting, was back then you could buy a vacant lot and build a new house for cheaper than you could buy a comparable home in the same area which may have been 10 or more years older because existing home prices were rallying and the cost of construction materials and labor were relatively low. 2006 and 2007 were record years for construction with a total of 20 homes built in McClellanville. Still you will note that is considerably lower than the 68 lots that were purchased in the single year before that.

The downturn in the market around 2007-08 had fewer and fewer people purchasing land because foreclosures and short sales began to drive the price of homes down much more rapidly than land sales fell. During the next few years, you could not build a new home for anywhere close to the prices that people were able to buy foreclosed and depressed homes.

This current market has a year of stability under its belt and the option to buy an existing home or build is split pretty evenly. If you can find something on the market that meets your needs and taste then you will come out a little cheaper than you would pay to build that home new on a similar lot. That extra amount you are paying when building gets you exactly what you want as well as the idea that you will not likely have to make any major repairs for those first 5-10 years of the home.

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

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MCVL Realty Success Story

e were recently contacted by a seller who had seen our Bulls Bay Real Estate Guide at a local restaurant. Their home had been on the market for almost 2 years with two different agents and they were not getting any showings or offers. Despite the home being in our niche, neither of us had ever shown it to a client because the listing wasn’t grabbing anyone’s attention. We were invited to the home and sat down with the seller to discuss listing their home. After only a few minutes of us sharing our thoughts the client stopped us and said “I just feel like I have made a terrible mistake!”

“Oh?” we said, hoping she did not regret calling us.

“I feel like I have wasted 2 years with these other agents and wish that I had called you all first”.

Relieved, we continued our discussion. Long story short, the seller decided to list their home with us and within the very first week of listing the property, we had more showings than the seller had with the previous agents combined and we brought the client an offer on their home that they were happy to accept.

The truly best part is that we explained to the seller that we didn’t think that the price was the problem in this case and relisted it at the exact same price as the previous agent. It would have been easy to say that the property hadn’t sold and the price needed to be lowered, but that would not have been in our client’s best interest. We told this client the same thing we tell all of our clients, we don’t ever want to leave a dime of your money on the closing table, and we didn’t.

A week later, I shared this story on another listing appointment and the seller asked “What did it? How did you get so much more activity than the previous agents? Was it the magazine?”

I explained to him that in this case, the property went under contract before the next magazine went to print, so we couldn’t attribute the activity to it. No, it was a systematic change in everything shifted to a local perspective. We knew what buyers in our market wanted and we highlighted those aspects of the property that were previously overlooked by out-of-area agents. We took different pictures, we wrote a different description, we put out different real estate signs, reached out to a different sphere and I think most importantly in this case, when the phone rang, we had a different conversation.

I was in the office with Oliver Thames when he received the first phone call from the people who would end up purchasing the property. I was only privy to one side of the conversation, but I listened as Oliver was personable and made a connection with them. He knew people in the area with whom they were friends. He gained their confidence and made time for them. He found out what they were looking for and explained how this property would be a great fit for them. Because of our proximity to the property, he was able to show it quickly to them.

When he called me later to say they were going to make an offer, I thought about how it was these small but significant changes that MCVL Realty brought to the table and not a big drop in the asking price that brought about the interest in the property.

Selling a house just takes finding that one right person. If you’re considering buying or selling, we welcome you to sit down with us for a nocost, no-pressure conversation about your options.

Recent MCVL Realty Sales

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

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Vacation Rentals

Creekview Cottage - 2Br / 2Ba / Sleeps 3-4

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Village Retreat - 4Br / 3.5Ba / Sleeps 4-8

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Stone’s Throw - 2Br / 1Ba / Sleeps 3-6

Cape View - 4Br / 2.5Ba / Sleeps 7-10

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Palmer’s Point - 4Br / 4Ba / Sleeps 9-12

Creekside - 5Br / 3.5Ba / Sleeps 6-10

3 Night Minimum Rental on All Homes. Terms and Conditions subject to change, Cleaning Fee and Taxes Not Included.

For More Information Visit McClellanvilleRentals.com or call 843-606-0353

Awendaw Properties 7

3 Bedroom manufactured home on magnificent waterfront property in Awendaw. 6.16 acres of beautiful high ground with 1100 feet on deep-water Awendaw Creek that has Intracoastal Waterway access. Remaining 6.8 acres of marshland that includes two hammock islands. Property is protected by a conservation easement which allows for one house site. Just 20 minutes from Mt. Pleasant and Isle of Palms. ~ $450,000 For more information visit MCVL.net/1200Thames or 843-603-5656

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0 DOAR RD~ Asking $75,000 For more info visit MCVL.net/0Doar or 843-603-5656

OWNER SAYS MAKE AN OFFER! This property consisting of 2 tracts totaling 18.5 acres would make an excellent country estate but still only minutes from Roper Hospital, Oakland Shopping, restaurants and banking. Sandwiched between the Frances Marion Forest and The Cape Romain Wildlife Refuge the outdoor activities and exploring are endless. Come enjoy the rural, quiet country life of Old Awendaw! ~ $555,000 For more information visit MCVL.net/0White or 843-603-5656

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Waterfront Properties T

he age old expression about waterfront real estate is that they aren’t making any more of it. This premium, combined with the natural desire to want to live at the water’s edge makes waterfront homes and land the highest priced in the area. The draw toward waterfront starts at the remarkable views where you will see; georgeous marsh, ebbing tidal waters, dolphins, shore birds, and passing boats. There is also the incredible breezes which glide across a screen porch. Finally, there is of course the access to the water. Most docks provide an opportunity for fishing and crabbing and just sitting to enjoy mother nature at her best. The greatest benefit is the ability to keep a boat docked and ready to go at a moments notice on a cruise with friends, a fishing expedition, or a trip to our amazing beaches.

Here in the lowcountry, we categorize our waterfront as to whether or not a typical boat drawing about two feet of water will remain floating at low tide, granting it the title of “deep-water”, or if the boat may be “high and dry” for a period of tide, known as “shallow-water”. In McClellanville waterfront property can be found along Jeremy Creek in the Historic District and Silver Hill and Skipper’s Point Communities. These waterfronts enjoy a “no-wake” zone and glimpses of passing shrimp boats. McClellanville also touches along the Intracoastal Waterway (also known as the ICW) in the Historic District, undeveloped land in Skipper’s Point (namely Mouzons Bluff) and other smaller neighborhoods including Tibwin (Two Pines Road) and Shellmore. In McClellanville and Awendaw, we are blessed that properties on the ICW enjoy looking out to the seemingly endless views of the Cape Romain Wildlife Refuge.

Awendaw waterfront can be on 3 major bodies of water; Awendaw Creek, the ICW, and the Wando River or one of its contributaries.

Awendaw creek is more narrow than Jeremy creek, though quite deep. The Wando River offers great fishing and boating, but travel to the Atlantic Ocean or ICW involves navigating through Charleston Harbor.

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DEEP-WATER LOT ONE MINUTE FROM ICW - Beautiful 1.57 acre private, wooded lot with over 100 feet of frontage on Jeremy Creek (no wake zone). Lot offers a great view of Jeremy Creek up to its mouth at the Intracoastal Waterway. Located in a rural neighborhood brimming over with wildlife and reflects a slower pace of life that is echoed throughout McClellanville. The boat landing, boutiques and restaurants across the creek are all just a few miles away.~ $475,000

5 Bedroom / 4 Bath home in private waterfront community of Shellmore. Sandwiched between the Frances Marion National Forest and the Cape Romain National Wildlife Refuge this area is home to an abundance of wildlife, fish and shorebirds. This open floor plan offers endless views of The Wildlife Refuge, Bulls Island, Bulls Bay and the Intracoastal Waterway and an extremely short deep-water dock. ~ $795,000

For more info visit MCVL.net/2ARomain or 843-606-0622

For more info visit MCVL.net/945Shellmore or 843-603-5656

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Historic District M

cClellanville’s Historic District is one of the most picturesque settings one could possibly imagine, so it’s no wonder that it is also one of the most desirable places to live in the area. The town began in the mid 1800’s along the northern bank of Jeremy Creek, with its perfect breezes, massive live oaks, and access to abundant seafood.

Now the Historic District is home to the Town Hall, boat landing, parks, museum, marina, shrimp docks, seafood markets, shops, boutiques, T.W. Graham’s restaurant, and headquarters of MCVL Realty (conveniently located 3 doors down from T.W.Graham’s restaurant).

The diversity of homes in the area is great. You may have historic homes built right next to new construction or large estates next to village cottages, and connecting them all is Jeremy Creek and the oak-lined avenues. New lot subdivisions must be no smaller than 3/4 acre lots, however there were many smaller lots created before this rule which have been grandfathered in. All of the properties in the Historic District fall under the purview of the town’s Architectural Review Board which is tasked with preserving the historic homes and ensuring that any new construction is fitting with the town’s current appeal.

A stroll through the Historic Distoric will often have you spotting locals riding bicylcles or out for an afternoon golf cart ride, children playing, and even sleepy dogs enjoying a sunny nap in the middle of the road.

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

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Historic Homes

Historic Victorian home built in 1904 in the heart of McClellanville’s Historic District. 4 bedroom / 3.5 bath home includes all the charm of days gone by but has been completely renovated to today’s modern standards. Large inviting wrap around porches framed by stately moss draped live oaks. Antique heart pine floors, crown molding, and bead-board chair railing throughout, masonry fireplaces, stainless steel appliances, breakfast nook, formal dining room with period styled chandelier and matching wall sconces, coffered ceiling, and ample built-ins and closets. Home has a downstairs master bedroom with large walk-in closet and master bathroom includes a whirlpool tub, glass/tile shower and his and her vanities. This tastefully restored home has been brought back to life with no expenses spared and is waiting for you to enjoy! ~ $499,000 For more information visit MCVL.net/704Pinckney or 843-603-5656

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The Murray/Scott-Cain House was built circa 1899 on the bank of Jeremy Creek among numerous grand live oaks with a two-story side porch positioned to catch the coastal breeze. It proudly stands today as a reminder of the history of the small fishing village of McClellanville and its picturesque oak-lined avenues. The home is located on over 2 acres with more than 160 feet of frontage on Jeremy Creek. A dock permit is in hand to replace the former dock in disrepair with a new covered pier-head and floating dock on deep-water. Home is conveniently located a block from the local seafood markets and less than a mile to the boat landing and shops, boutiques, and restaurant in the historic district.

This stately home has 5 bedrooms and 2 and a half bathrooms and is move-in ready. Many updates make the home more versatile for modern living, while the historic charm of the home remains completely in tact. Historic homes on deep-water rarely hit the market so don’t let this opportunity pass you by! ~ $649,000 For more information visit MCVL.net/703Morrison or 843-606-0622

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Historic District Homes 4

Welcome to the Village Retreat, a 4 bedroom and 3.5 bath luxury escape built in 2007. The beautiful lot is shaded by several ancient live oaks draped in spanish moss and includes over 100 feet of water frontage on Jeremy Creek with a shared dock with covered pierhead and floating dock. This beautiful Southern Living-esque home has countless builder upgrades; hardieplank lap siding, 5V metal roof, gas logs, 10’ ceilings, tongue and groove walls and ceiling, Australian cypress flooring throughout, wine cooler, wet bar, stainless steel appliances, granite countertops, breakfast nook, and 30’ long screened porch. The master bedroom has a view of the water, huge cedar-lined walk-in closet, and a master bathroom with his and her sinks, standing shower and claw-foot tub. Home is convenient to everything; a block from the scenic shrimp boat docks and fresh seafood markets, three blocks from the downtown boutiques and restaurant, and less than a mile to the local boat landing. ~ $875,000 For more information visit MCVL.net/709Morrison or 843-606-0622

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3 Bedroom / 2 Bath gambrel styled cottage in the heart of McClellanville’s Historic District. Beautiful oak lined streets lead you to this cozy, recently renovated home. Grand front screened porch offers plenty of room to entertain and prepare outdoor meals. For cooking inside there is a newly remodeled kitchen with a breakfast bar, a wet bar, and seperate dining room. Large great room with a wonderful wood burning masonry fireplace and beautiful heart pine flooring that runs throughout the first floor. Also on the first floor is a large master bedroom with a gigantic walk-in closet that includes washer and dryer for complete laundry convenience. An adjacent newly renovated full bath is centrally located to all downstair rooms. Upstairs there are two large bedrooms with a Jack and Jill bathroom connecting the two. This bath has also been recently renovated. At the end of the driveway is a shed offering covered parking for a car or boat parking and a secured storage room.

This home is perfect for a permanent residence or, as it has been used, a coastal retreat to enjoy the wonderful nature that surrounds this area.

Rare to find such a nice property and location in the ‘Village’ at this price point.~ $329,900 For more information visit MCVL.net/202Scotia or 843-603-5656

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

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Historic District Lots

Estate-sized tract in McClellanville’s Historic District.

Lot has a current tax appraisal of $318,000 but is granted agricultural tax exemption and pays only $12 in annual property taxes. Buyer could leave the tract as one large estate with their dream home and plenty of room around it for horses, a pond, or just beautiful natural woods. DHEC has approved 2 septic permits. Lot contains several mature live oaks and is just a short distance from everything that the Historic District has to offer. ~ $119,450

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Great opportunity for a small affordable building lot in the Historic District of McClellanville. Whether you like to catch your seafood out of the ocean yourself, buy it fresh from the market, or have it cooked up for you, this property is a 1/2 mile from McClellanville’s boat landing, two seafood markets, and T.W. Graham’s restaurant. Enjoy all of the amenities of McClellanville on a quiet side street convenient to everything. ~ $22,000 For more info visit MCVL.net/340Dupre or 843-606-0622

For more info visit MCVL.net/366Drayton or 843-606-0622

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Wooded lot just a stone’s throw from McClellanville’s quaint boutiques, art galleries, and restaurant. The scenic dirt road leading to the lot is lined with ancient live oaks strewn with Spanish moss. The nearly 500’ deep lot allows you to place your home near the roadside or tucked away toward the back of the property for a more private setting. The town boat landing is less than a mile away and offers immediate access to boating, fishing, and beaches within the Cape Romain Wildlife Refuge.~ $36,000 For more info visit MCVL.net/0Mercantile or 843-606-0622

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Pinckney Street Docks

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ne of the most prestigous neighborhoods in McClellanville’s Historic District is Pinckney Street Docks. Found at the end of Pinckney Street, this small cul-de-sac contains some of the area’s most luxurious homes. Pinckney Street Docks shares frontage on the ICW and Jeremy Creek and is adjacent to the town boat landing and park. Great fishing can be had straight off of the docks and you are perfectly positioned to catch sunrises over the ICW and sunsets across Jeremy Creek.

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Last Intracoastal Waterway lot remaining in Pinckney Street Docks in McClellanville’s Historic District. Sweeping views of the ICW and the Cape Romain National Wildlife Refuge. Enjoy immediate access to the prime fishing and sandy barrier island beaches accessible only by boat. ~ $425,000

Ready to build waterfront lot in beautiful Pinckney Street Docks community. Lot has a dock and well already installed ($60,000 value). This short dock has a covered pier head and 20K lb. boat lift in the “No Wake” zone of Jeremy Creek. Lot enjoys a view of Cape Romain Wildlife refuge and Jeremy Creek. ~ $460,000

For more info visit MCVL.net/643PSD or 843-606-0622

For more info visit MCVL.net/618PSD or 843-606-0622

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Silver Hill Community PICTURE OF CREECS OR ABBY’S HORSES

Turning off of highway 17 at the flashing light in McClellanville, if you take the first right at the fork in the road and cross a small two lane bridge, you will find yourself in the quaint community of Silver Hill. Still a part of incorporated McClellanville and just minutes from the shops, restaurants, and boat landing, Silver Hill is an established neighborhood without an HOA or Covenants. Lots are all an acre or more in size and most residents leave wooded buffers between their neighbors, creating greater privacy. With the exception of the large historic manner on the Jeremy Creek which rests at the former site of the Silver Hill Plantation, most homes were built since 1970’s.

The McClellan Family (for whom the town was named) gave a large tract of land for a school to be built upon it and it is now the site of the Cape Romain Environmental Education Charter School, or just CREECS for short. CREECS is a K-7th grade school (it plans to include 8th grade next year) which recently ranked as the #1 elementary charter school in the state. Silver Hill is also home to the town cemetary, which sits along the edge of Jeremy Creek and is a site to behold in the spring when the azaleas and wisteria are in bloom.

Silver Hill is the kind of neighborhood where you often see neighbors outside tending their gardens, riding horses, or walking around the block. It is rich in natural beauty and there is even a flock of guinneas that calls one block its home.

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Build your dream house on this large tranquil lot. Majestic oak trees on street front. This scenic coastal community is surrounded by natural beauty and history. Sidewalk in front leads to school just a few hundred yards away. With the National Forest and The Cape Romain Wildlife Refuge at your back door the outdoor activities here are endless! The Village public boat launch is less than 10 minutes away. This quiet rural town is rich with history and southern culture and offers a wonderful sense of community. Slow down here and live the GOOD LIFE! ~ $115,000 For more info visit MCVL.net/804KitHall or 843-603-5656

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Historic Homes SilverDistrict Hill Homes 20

3 bedroom / 2 bath home situated on 1.52 acres of magnificent lawn with enough grass and room to pasture your horse on the premises and room to expand with an adjacent lot of the same size being offered for sale as well. Home is a short distance down the sidewalk to CREECS charter school. This home enjoys a 15’x 37’ in-ground fiberglass saltwater swimming pool and a 50’x 50’ concrete basketball court. The home features a tin roof, hardiplank siding, and vinyl exterior trim for extra low maintenance. Two bays underneath provide for covered parking plus a great closed in storage area. There is a half covered deck overlooking the pool at the back of the residence and a full-length porch on the front. Inside, 10ft ceilings add to the already spacious family room with adjoining kitchen and dining area. Gorgeous Heart pine floors, custom cabinets, gas fireplace, and more to see. Enjoy living in a rural setting with all the modern conveniences provided by this well thought out home. ~ $399,000 For more information visit MCVL.net/810KitHall or 843-603-5656

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This home is a Must See! This beautiful 3 bedroom, 2 bath home sits on an oversized 1.55 acre lot with plenty of yard to enjoy and more wooded land that could be cleared for a large garden, horses, or guest cottage. The home enters into an open floor plan with living room, dining room and kitchen with a large kitchen island. Bamboo hardwood floors through-out and tile in the bathrooms and sun room. Living room features a fireplace and overlooks fenced back yard and deck. Kitchen includes large pantry, granite counters, stainless appliances and paneled refrigerator. A large attached two-car garage with room for a workshop bench enters into the laundry just off of the kitchen. A hallway at the end of the home leads to a guest bathroom, linen closet and three good sized bedrooms each with plenty of closet space. The master bedroom has its own master bathroom with beautifully-tiled standing shower. ~ $290,000 For more information visit MCVL.net/10062SCarolina or 843-606-0622

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Mouzon’s Bluff Waterfront Community in McClellanville with Tidal Creek and Future Community Dock on ICW 22

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Tranquil 3/4 acre waterfront lot along Otter Creek, which flows into Jeremy Creek near its mouth at the Intracoastal Waterway. Lot has deep-water at about half-tide or higher. Watch wading birds or launch a kayak for an afternoon paddle. Lot has been cleared of underbrush and contains many palmettos and oaks and is part of Mouzons Bluff community which includes plans for a future community dock on the Intracoastal Waterway just a short distance away. ~ $65,000.

1.39 acre lot just cleared of undergrowth revealing plenty of mature trees and a ready to build site. Property is a few miles from the local restaurants and boat landing and just a 1/2 mile from the planned Community Dock on the Intracoastal Waterway. Culverts have been placed across the entire front of the lot and power lines have been installed underground to improve curb appeal and preserve the scenic beauty of the area. ~ $55,000.

For more info visit MCVL.net/22Mouzons or 843-606-0622

For more info visit MCVL.net/8Mouzons or 843-606-0622

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PRIME WATERFRONT REAL ESTATE! This large bluff offers incredible views of the Cape Romain Wildlife Refuge. Property has over 1150 feet of frontage on the Intracoastal Waterway and over 1200 feet of frontage on Otter Creek. There is very little marsh allowing for short dock(s) which should be deep-water along the Intracoastal Waterway. Otter Creek is tidal and flows out to Jeremy Creek near where it joins the Intracoastal Waterway. Property currently approved for subdivision into 9 ICW lots and 7 Otter Creek lots. ~ $2,475,000

For More Information Visit MouzonsBluff.com

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Hwy 17 Properties 1.4 Acre lot in McClellanville’s Highway Commercial District with 115’ of frontage on Highway 17. Owner advises that lot has septic tank from previous mobile home that was on property as well as a commercial well head. Can be used for commercial or residential purposes. ~ $69,000

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Visit MCVL.net/9984hwy17 or call 843-606-0622 for more info

This 4.26 acre tract with 316’ of Hwy 17 frontage zoned commercial and waiting for your future business location. Comes with beautiful conceptual plan professionally engineered for great possibilities of the property or develop according to your own needs. Excellent opportunity to purchase high traffic Highway frontage in growing Awendaw at an extremely competitive price.

This property is strategically located in a prime commercial node just around the corner from the intersection of Doar and Seewee Roads (Awendaw Town Hall). ~ $275,000

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Visit MCVL.net/0hwy17 or call 843-603-5656 for more info

Commercial Highway 17 frontage in coastal town of McClellanville. This open 1 acre highly visible property is close to very desired intersection of Hwy 17 & 45. The lay of this lot lends itself to multiple possibilities with the positioning of a nice 20’x 30’ two bay shop towards front right of property and 970 sq.ft. older cottage style residence towards the back left. Also several outbuildings including small creek cabin on premises. All buildings are sold in ‘as-is’ condition. Take advantage of this unpolished gem and its great price! ~ $159,000

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Visit MCVL.net/10050hwy17 or call 843-603-5656 for more info

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

West of Hwy 17 This beautiful 3.5 acres country lot with a fenced pasture ready for your horse and 1/4 acre stocked fish pond. Property also includes 28’x 28’ two bedroom/two bath cabin(unfinished but dried-in), with interior waiting for your completion. Comes with attached 20’x28’ storage / horse barn. Could also be a great little spot for a fish camp or hunting retreat. The Frances Marion Forest is less than 200 yards away! All this and still plenty of room left for 1 acre wooded house site over looking pasture and pond. Septic permit is being applied for. ~ $149,000

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Visit MCVL.net/0Randall or call 843-603-5656 for more info Large country estate lot just a stone’s throw from the Francis Marion National Forest and 3 miles from the McClellanville boat landing and Cape Romain Wildlife Refuge. Turkey and deer are abundant in this area. This nearly 6 acre lot is quiet and secluded but just minutes to McClellanville’s great restaurants and shops. Lot has been cleared of underbrush so that it is easy to walk but plenty of pines and oaks remain to plan your yard around. A house site has been cleared toward the center of the property. Lot is part of Landry Farms HOA and has covenants and restrictions in place to preserve its rural nature. Horses are allowed, but not mobile homes. ~ $129,900

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Visit MCVL.net/0Audrey or call 843-606-0622 for more info

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High ground in the lowcountry! Two wooded lots totaling 3.86 acres. The first lot is 1.86 acres with 184’ of frontage on Randall Road. The second lot is behind this one and is 2 acres. Lots could be built upon separately or merged to form a great small farm. Horses welcome! Outdoor enthusiasts will love that access to the Francis Marion National Forest is just 1 mile away. Property is in flood zone X with no mandatory flood insurance or need to build up off the ground. ~ $123,000 Visit MCVL.net/9961Randall or call 843-606-0622 for more info

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

McClellanville Land

Just off of Hwy 17 adjacent to the Silver Hill subdivision.

This 5.63 acre lot offers a great opportunity to be in the Town limits of McClellanville and its surrounding natural beauty.

Beaches, boating, fishing, and hunting are literally minutes away. Nice easy access acreage to build your estate or subdivide into multiple building lots. ~ $180,000

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For more information call 843-603-5656 or visit MCVL.net/9917Hwy17

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Two lots for one low price! The first lot is 0.22 acres and has frontage on Pinckney Street and is framed by two large live oak trees. It was recently cleared of a dilapidated residence. The second lot is accessed via a private driveway off of Pinckney Street and one-lane wooden bridge along the edge of the first property. This 2.85 acre lot is situated at a fork in a small finger of Jeremy Creek and enjoys the ebbing tidal water on two of its three sides.

One or more homes built in this peaceful setting would surely enjoy a marshy view complete with snowy egret, herons, raccoons, and other wildlife sitings.

The second lot also shares a corner of frontage on Hercules and could have a second rear driveway entering from Silver Hill. ~ $125,000 For more info visit MCVL.net/1061Pinckney or 843-606-0622

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

McClellanville Land 33

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Enjoy country living at its best on this 1 acre building lot. All of the riches of the Francis Marion National Forest and Cape Romain Wildlife Refuge are at your reach.

Plenty of room for a garden, horses, chickens, etc. ~ $22,000

Great wooded lot in the country. Just 1.5 miles from McClellanville Town boat ramp that leads to the Intracoastal Waterway and pristine Cape Romain Wildlife Refuge. With 230 ft. on Society Rd. this 1 acre parcel is ideal for mobile home, fish camp, or building site. DHEC septic permit has been applied for. ~ $25,000

For more info visit MCVL.net/1Mercantile or 843-606-0622

For more info visit MCVL.net/0Society or 843-603-5656

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

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Homes for Sale

Turn-key 4 bedroom home that is just two minutes from the McClellanville boat landing and downtown restaurant, boutiques, and galleries. Appliances and most of the furniture, linens, etc. in the home convey with acceptable offer. Home was started in 2002 but final stages of interior work were not completed and certificate of occupancy was not issued until current owners purchased in 2007. Since that time the home has hardly been used and is in great shape and still feels like new. Home features durable laminate floors, lots of storage and a lot that presents an opportunity for a boat shed on the right side of the home. This home is a perfect full-time or part-time residence in peaceful McClellanville and is a must-see! ~ $129,000

For more information visit MCVL.net/416Drayton or 843-603-5656

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Cozy country escape with 1 acre in Shulerville is just 15 minutes from the McClellanville boat ramp. This 3 bedroom 2 bath home comes mostly furnished. Needs TLC to bring up to full potential but is live-in ready. Close proximity to The Frances Marion National Forest and Cape Romain National Wildlife Refuge. There is plenty of room for a garden and chickens with lots of peace and quiet to unwind. Has central heat/ air, and also comes with brick hearth and flue that could be reinstated to install wood burning stove. ~ $69,000 For more information visit MCVL.net/110Padgett or 843-603-5656

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Two houses for the PRICE of ONE! Great country retreat with 3.3 acres spread across 2 lots. House #1 is 3 bedroom and 2 baths and has just been updated with new flooring, carpet, plumbing, electrical, and propane furnace and has a clean, fresh look throughout. House #2 is also a 3 bedroom / 2 bath home but is unfinished (Aprox.80% complete) and has great potential as a rental or mother-in-law/guest house.

Take advantage of wonderful, scenic McClellanville and its relaxed Lowcountry lifestyle at a budget PRICE!~ $159,000 For more information visit MCVL.net/502Brailsford or 843-603-5656

Daniel Bates • 843-606-0622 or Oliver Thames • 843-603-5656

Need a Local Agent?

With no cookie-cutter neighborhoods, every property is different and as such comes with its own set of unique circumstances which means that you can’t apply a cookie-cutter way of doing business out here! You won’t catch us showing property or listing homes outside of our niche and we hope that you too will see the value in choosing a local agent who is extremely knowledgable about the area in which they specialize.

Rural markets require a type of expertise that goes beyond the ability to write contracts and negotiate a deal. We stay well-versed in local government rules and regulations, zoning, well and septic systems, flood zones and building codes, docks, hunting, boating, and fishing, and so much more in order to provide our clients with top-notch professional real estate service.

If you are looking for a professional real estate agent to help you buy, sell, or rent property in the McClellanville / Awendaw area, look no further than Daniel Bates and Oliver Thames, your local guides to the Bulls Bay real estate market.

About Daniel

Daniel Bates is the Broker-in-Charge and founder of MCVL Realty. He is a McClellanville native and has specialized in real estate in the area for 8 years. Daniel consistantly ranks as one of the top real estate agents in the area based on total sales volume and number of transaction sides while also managing a majority of the areas short-term and long-term rentals.

Daniel has served as a consultant for real estate agents across the country coaching them in internet and social media marketing and now puts his knowledge to work for his clients.

Daniel currently devotes his time as the first Chairman of the Bulls Bay Chamber of Commerce which seeks to promote businesses in the Awendaw / McClellanville corridor while preserving its natural and cultural resources. He has also served as McClellanville’s Deputy Town Marshall, Chairman of the Architectural Review Board and on the board for the founding of CREECS Charter School.

Daniel is a former police officer, graduate of Appalachian State University, husband, and father of two boys. Within McClellanville, he has lived in the Historic District, Skipper’s Point, and Silver Hill and is apprecaitive of all that the areas offer to enjoy.

In addition to a Broker’s license, Daniel also holds the following designations to better serve his clients needs: ABR - Accredited Buyer’s Representative RSPS - Resort and Second-Home Property Specialist CNE - Certified Negotiation Expert

843-606-0622 Daniel@MCVL.net

About Oliver

Oliver Thames has been an expert in Lowcountry homes for over 30 years. He began his career by selling building supplies to residential contractors in Charleston and went on to establish his own hardware and lumber business in McClellanville before becoming a Realtor.

Oliver offers invaluable knowledge of McClellanville, Awendaw, and the surrounding area for buyers and sellers navigating purchases of rural and waterfront homes and properties. His relationships with the local community make up an extensive network of contacts that he draws from daily to assist his clients in their varied real estate endeavors. Having been in the hardware and lumber business for over 25 years, Oliver has an in-depth background in construction and land maintenance, as well as a long-standing rapport with the area’s top contractors and builders.

In addition to being a Realtor, Oliver is proud to serve his community as Planning Commissioner for the Town of McClellanville and a founding member of the Board of Directors of the Bulls Bay Chamber of Commerce.

Oliver is also an avid hunter, fisherman and outdoorsman, and has been featured in ‘Men’s Journal’ magazine, The Cooking Channel, The New York, Chicago and Charleston Food and Film Festivals, and the short film ‘The Mud and The Blood’.

As a native of the area with centuries of family history here, Oliver’s knowledge of surrounding waters and local geography when assessing hunting land and rural properties is of great value to clients.

843-603-5656 Oliver@MCVL.net