Advice please-anyone own a [full time]condo in Hilton Head, or know someone who does?

[laurac260]

I think that it happens every time we visit, we start talking about living there. It doesn't make sense for our family at this time, but we think it's time we start talking about buying something, for rental now, and personal use in the future.

Before we get caught up in looking at MLS listings, I think I need to do some research on the ins and outs of this type of endeavor. My husband really wants to purchase something ON the beach. To him, "having a rental property in HHI just doesn't make sense unless you have beachfront, because that is what everyone is looking for." (we aren't golfers, and have no desire to live on a golf course).

We are looking at condos only, not single family homes.

 

[bogey21]

I don't remember seeing a lot of beach front condos on HHI.

George

 

[Clemson Fan]

My parents owned a 2 bedroom beachfront condo there for about 15 years. There was a hurricane (forget which one) that did some damage to a lot of their complex. Their unit was relatively ok, but there HOA got into a huge legal litigation with the insurance company. After years of fighting and a big legal expense, the HOA finally won, but the insurance company pulled out after the damage was repaired. Getting a new insurance company for the complex was very difficult and I think their rates quadrupled. My parents finally got tired of it and sold.

Since Hilton ahead is susceptible to hurricanes, getting insurance may be next to impossible and it gets worse the closer to the ocean you are.

 

[Clemson Fan]

This is where my parents owned. It was a nice condo, but that insurance fiasco was a minor headache.

http://hhibeachandtennis.com

 

[amycurl]

Only tangentially related, but I would really recommend reading this book before buying something in Hilton Head. Not because it's a cautionary tale, or anything, but mostly because it's a fascinating and well-researched history of the development of the island (although it may make me pause to buy something in "Indigo Ruin.")

I picked up my copy at the Coastal Discovery Center on our second visit to the island. It really enriched my experience and connection to HHI.

 

[laurac260]

I don't remember seeing a lot of beach front condos on HHI.

George

There are a few. Not many though, and we are mostly interested in South Beach, which REALLY limits the search.

 

[cissy]

I owned condos at both Palmetto Dunes and Hilton Head Beach and Tennis Resorts for 20 years. A recent listing for a 1 bdrm/1 1/2 bath just like the one I had in PD is asking for $549k. Palmetto Dunes is a far nicer location than HHB&T, but HHB&T would cost significantly less. If you have a pet, HHB&T does not allow them. Both locations are on the ocean, and anywhere on the island is wonderful. I believe the last hurricane to hit the island was in 1983. Hugo just missed and landed in Charleston. Good luck in your search.

 

[laurac260]

Only tangentially related, but I would really recommend reading this book before buying something in Hilton Head. Not because it's a cautionary tale, or anything, but mostly because it's a fascinating and well-researched history of the development of the island (although it may make me pause to buy something in "Indigo Ruin.")

I picked up my copy at the Coastal Discovery Center on our second visit to the island. It really enriched my experience and connection to HHI.

Thank you. I put it in my Amazon cart!

 

[laurac260]

This is where my parents owned. It was a nice condo, but that insurance fiasco was a minor headache.

http://hhibeachandtennis.com

Wow. I'd seen the sign from the road, but had no idea the magnitude of the facility. Too big for us! I do wonder if some of those "mom and pop" looking condos built in the 1970's will one day be gobbled up to make way for something like this. We are looking at some of those smaller facilities (the ones down from Grande Ocean). Will they stay there, or will eminent domain rear it's ugly head?

One of our considerations for location is the opportunity to be close enough to walk to Grande Ocean and use the facility for a day pass.

 

[jme]

We are looking at some of those smaller facilities (the ones down from Grande Ocean). Will they stay there, or will eminent domain rear it's ugly head?
One of our considerations for location is the opportunity to be close enough to walk to Grande Ocean and use the facility for a day pass.

those go on the market from time to time, and frankly, it's a location that's hard to beat. Try to get as far away as possible from Holiday Inn Resort up near Coligny Circle, though. Beach gets way too crowded since that's the designated public beach access. Much better the closer you get to GO...all residential past GO (and very private), until you hit Monarch a mile down the beach....

Near GO is the widest stretch of beach on HH, and GO is just a short walk, which makes it ideal!!! South Beach is great, too, and is probably my first choice, but it would have to be the perfect spot. You wouldn't want just anything in South Beach.

added:
another perk for being near GO is that you can rent bikes from GO and get passes into Sea Pines, that is, unless you bring your own, but then you may not get the passes ????? (actually I'm not sure about that---maybe, just maybe, if you have a day pass, they'll give you SP passes! I'll have to check on that.)



.

 

[Makai Guy]

I'll just pass this on for what it's worth, possibly very little for your situation.

We considered Hilton Head when we retired as we've been going there for decades and love the place. But we found we could not live there, or anywhere on the mid-Atlantic coast. The no-see-ums/sand-fleas/gnats/whatever-you-want-to-call-them there just love my wife and she is very sensitive to their bites. I just get small hardly noticeable swellings for a few hours, but she gets large hard lumps that itch and last for days. The noseeums can be quite bothersome at some times of year, usually in the spring and fall when the daily temperatures pass through the 80's, and it would make life there intolerable for her.

We ended up in Aiken, SC, a several hour drive inland, almost to Augusta GA. We have gnats but they're a different variety that are pesky but don't bite. We're within driving distance of HHI and do go down there once or twice a year -- just not when the noseeums are in their prime.

Route 278, the main drag on Hilton Head, is the island's major hurricane evacuation route and it passes near us here. We know quite a few people in Aiken that moved here after living on HHI, some of whom discovered Aiken when evacuating from hurricanes or threats of hurricanes. Reasons stated for leaving HHI are mostly hurricane insurance rates going thru the roof, and road crowding and increasing tourist load interfering with daily life too much.

 

[jme]

We considered Hilton Head when we retired as we've been going there for decades and love the place. But we found we could not live there, or anywhere on the mid-Atlantic coast.

We ended up in Aiken, SC, a several hour drive inland, almost to Augusta GA. We know quite a few people in Aiken that moved here after living on HHI, some of whom discovered Aiken when evacuating from hurricanes or threats of hurricanes. Reasons stated for leaving HHI are mostly hurricane insurance rates going thru the roof, and road crowding and increasing tourist load interfering with daily life too much.

Living on HH is indeed a dream, and my wife would move tomorrow. It's our first choice if ever I retire. But Makai Guy is absolutely right, Aiken is a wonderful southern town with an extra dose of charm. In fact, it's one of the best retirement towns I know of. It's not overly mentioned because most Aikenites don't want an influx for obvious reasons. Aiken has a lot of horse-lovers, and there are several beautiful parks for that. It's a way of life for many there.

Also lots of polo and such...really a unique place. Many gorgeous old homes. A couple of world-renowned golf courses too. It's a lazy little town on the surface, but has top-notch cultural events all year long.

We live in Augusta, about a 40-minute drive from Aiken, and we go over about every other month just to have a great lunch in one of the many cafes, and we also plan on a half-day of shopping. Downtown Aiken is amazing....a perfect size, easily walkable.

When people ask, my list of "best retirement towns in the southeast" consists of about 5 places, and Aiken is in the top 3. Asheville, NC is another one, and Charleston, SC is another....take your pick, all are great for many reasons. A lot of northern folks have relocated to Aiken, so I'll also vouch for that location.

Regarding Hilton Head, the no-see-ums don't bother us, and if that's the case for anyone else, HH is a great place to be. When Aiken gets a beach, it'll move up to number 1...... Great suggestion though, Makai Guy.

 

[Laurie]

Yes - we do (own one) - not *on* the beach, but in a complex directly across the street from the beach - in fact, directly across from Marriott Grande Ocean. We wanted something specifically in that area where we could (eventually) vacation with our dog.

Originally pet-friendly wasn't a consideration, but when we started travelling there to shop, we had to bring our dog, because we couldn't find a pet-sitter at such short notice. We ended up having such a fine time with her - most restaurants with outdoor seating are pet-friendly, in fact many bring her a bowl of water and a biscuit - that pet-friendly for owners became a factor.

When we purchased, it had a long-term renter in it, but when she left, we decided to take the opportunity to get some use out of it ourselves. So we painted and furnished it for short-term rental just this spring. As soon as we listed it, it booked up and stayed full most of the spring and summer. It just now slacked off and we'll see how fall and winter seasons go. (So far, we have one month-long booking for a snowbird next winter).

Although directly on the beach would be ideal, almost no condos on HHI are on the beach. (At least, nothing that we liked, is pet-friendly, and was in our price-range) So tell your husband that a short walk to the beach, especially South Forest Beach, is very desirable to seasonal renters. And many ocean-front condos are 1-BR only, so most folks who require more space have to move back a row anyway. Can't comment yet on off-season.

And - we found we personally love our expansive lagoon view as much or more than the postage-stamp ocean views from some of the "ocean-front" condos we'd checked out on HHI.

We are loving our place at the moment, looking forward to using it ourselves - and relaxing more than working on it - now that the season is winding down.

We don't plan to retire there, because of personal ties to friends where we live, so we didn't have to factor in size for full-time living, or steps, stuff like that.

I'd be happy to pass on the particulars if you're interested, the good and the quirky - as well as info about our realtor, who was fun to work with, has been so helpful to us, and is now a good friend.

 

[SueDonJ]

We have a lot in one of the communities just off-island on 278 and plan on building/retiring there but also keeping something up here to get away from the low-country summers. One of the reasons we chose it specifically is because it's a residential community that doesn't allow rentals, so no transient population. And one of the reasons we'd be okay with off-island is because of what you mention, the Day Pass usage we'll get at SurfWatch and Barony Beach.

But Don's first choice is and probably always will be oceanfront on the island so nothing is etched in stone yet. We spend a few hours during every visit with real estate agents and/or builders to get an idea of what else we could do. The one thing I know is that I really don't want to be a landlord so IF we end up with something that would be a good summer rental (and really, what wouldn't be?) then we'll be using a good, established management company to handle every single aspect. That's going to increase the price point enough that it's a concern but there's no way I'd get into rental properties otherwise.

Our first visit to the island was a condo rental at Windsor Court in Palmetto Dunes. Beautiful 4BR oceanfront multi-building setup, very similar to the Marriott resorts, and that's where we first fell in love with the island. The condo was uniquely designed by a professional artist, the property beautifully landscaped with all the amenities, the beach right out the boardwalk, good mid-island location with easy access ... just stunning. Last January we looked at a 4BR unit for sale in the complex and were so disappointed - unit needed not just updating but major repairs, the whole place was rundown and unkept, we heard whispers of a warring HOA - just miserable all around. If I didn't know better I'd think that the property had never been a jewel. So that sort of scares me away from a condo and into a single home.

We'll see what eventually happens but I sure do understand the feelings you have every time you leave, that it's a place where you want to put down roots.

 

[laurac260]

Yes - we do (own one) - not *on* the beach, but in a complex directly across the street from the beach - in fact, directly across from Marriott Grande Ocean. We wanted something specifically in that area where we could (eventually) vacation with our dog.

Originally pet-friendly wasn't a consideration, but when we started travelling there to shop, we had to bring our dog, because we couldn't find a pet-sitter at such short notice. We ended up having such a fine time with her - most restaurants with outdoor seating are pet-friendly, in fact many bring her a bowl of water and a biscuit - that pet-friendly for owners became a factor.

When we purchased, it had a long-term renter in it, but when she left, we decided to take the opportunity to get some use out of it ourselves. So we painted and furnished it for short-term rental just this spring. As soon as we listed it, it booked up and stayed full most of the spring and summer. It just now slacked off and we'll see how fall and winter seasons go. (So far, we have one month-long booking for a snowbird next winter).

Although directly on the beach would be ideal, almost no condos on HHI are on the beach. (At least, nothing that we liked, is pet-friendly, and was in our price-range) So tell your husband that a short walk to the beach, especially South Forest Beach, is very desirable to seasonal renters. And many ocean-front condos are 1-BR only, so most folks who require more space have to move back a row anyway. Can't comment yet on off-season.

And - we found we personally love our expansive lagoon view as much or more than the postage-stamp ocean views from some of the "ocean-front" condos we'd checked out on HHI.

We are loving our place at the moment, looking forward to using it ourselves - and relaxing more than working on it - now that the season is winding down.

We don't plan to retire there, because of personal ties to friends where we live, so we didn't have to factor in size for full-time living, or steps, stuff like that.

I'd be happy to pass on the particulars if you're interested, the good and the quirky - as well as info about our realtor, who was fun to work with, has been so helpful to us, and is now a good friend.

I sent you a PM

 

[laurac260]

Thanks so much for everyone's advice. We will need to come to an agreement and how much we are willing to spend.