For cities popular with retirees, such as Naples, FL, the recession of 2008 came for a five-year visit, but a solid recovery may have arrived to stay. Naples prices that were inflated before the crash have now recovered back to their formerly lofty levels.
A few other areas popular with retirees have not been so lucky, and they may represent significant buying opportunities for bargain hunters. According to Money magazine’s list of “10 Cities Where the Housing Crash Still Looms Largest,” the vast majority of homes in the Las Vegas, Tucson, Ft. Lauderdale and Daytona Beach metro areas have not reached pre-recession levels. In Las Vegas, for example, peak home values in the mid-2000s soared to over $306,000, but today’s current average home value is below $215,000.
These are all warm weather venues, except for a winter month or two in Vegas, featuring plenty of terrific golf communities whose home values are figured into the overall calculations. I did a quick scan of some properties for sale in Las Vegas area golf communities and fit didn't take long to find one nice looking single-family home of 3,134 square feet priced at barely more than $100 per square foot ($329,900 to be exact). Located in the gated community known as San Niccolo, it features 4 bedrooms and 3 baths and is located beside the Southern Highlands Golf Club south of the city and its famed strip. It may be an extreme example of bargains in Las Vegas, but finding other bargains in the area should be less than a roll of the dice.
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Things are moving fast in the golf communities of the Southeast. Prices are rising in many of them and inventory has dropped as confidence in the economy encourages many working couples to invest in vacation homes. At the same time, the baby boomer bubble continues to reach retirement age and its members are fleeing the cold winters of the north for the more balmy environs of the Carolinas, Georgia and Florida.
In the coming weeks, I will assess the housing situation in some of the most popular and highest quality golf communities in the region. For more information on any of them, please contact me. We start with Pawleys Plantation, located in America’s first beach resort, Pawleys Island, SC. (In the spirit of full disclosure, I have owned a condo in Pawleys Plantation since 2000 and a lot on the 16th fairway that I purchased just before the 2008 crash; if anyone wants a beautiful home site looking down the fairway and out to the marsh, contact me.) The mid-sized community of about 900 acres, a mix of condos, townhouses and single-family dwellings, looks more harmonious than it sounds given the mature plantings and the draping provided by live oak trees and tall pines.
The golf course, by Jack Nicklaus, is two courses in one -– the front nine in more of a parkland setting, with lots of tress lining the fairways and some huge and dangerous Nicklaus bunkers. The back nine explodes onto the marshland that separates the community from the ocean by about ¾ of a mile. A dike that once controlled water into and out of the rice plantation on the site now is home to two tee boxes for the most challenging par 3 holes in all of the Grand Strand of Myrtle Beach. The iconic 13th hole is surrounded by marsh except for a thin strip of grass at 3 o’clock, often well worn because that is where the drop area is located. The green is smaller than the famous Sawgrass 17th green and nearly impossible to hit when the wind is blowing hard. The 17th at Pawleys features marsh only across the entire front of the green, but the green is not deep and out of bounds lurks beyond. When the wind is coming from behind you on the tee, off the ocean, out of bounds is of real concern.
Here is the latest on real estate for sale in Pawleys Plantation:
Lots range in price from $49,900 (patio lot on cul de sac) to $359,000 for views of Prince Creek and the marsh toward the beach at Pawleys Island. Condo prices start at $119,000 and single-family homes, patio size on roughly a ¼ acre lot, begin at $235,000. The most expensive home in Pawleys Plantation currently for sale is listed at $649,000, with 6 bedrooms and 6 baths (and two half baths).
They may be separated by a three-hour car drive, but golf courses on the ocean and in the Sandhills region (Pinehurst) are closer than you think. That’s because 20 million years ago, during the Miocene Epoch, Pinehurst was actually buffeted by ocean waves; that explains the sandy soil that lies beneath and atop, in the form of bunkering, all the golf courses in the area.
Golf course developers made the most of the terrain, pine forests and soil composition in Pinehurst and Southern Pines, and their efforts have been rewarded with a golf destination among the most popular and highest quality in America. In this year’s “best courses you can play” golf club rankings by the North Carolina Golf Rating Panel, the top five courses in the state are all in Pinehurst and Southern Pines, and the 7th rated club, The National, was acquired by the Pinehurst Resort a few years ago and is now designated as Pinehurst #9. Pinehurst #2 was the top vote getter on the “courses you can play list” and among all courses in the state, public and private.
Unless you are a Pinehurst member, you will need to stay at the resort in order to play the Pinehurst courses, although in some cases, you can call within five days and there might be an opening. (See the end of this article for some notes about membership in all the Pinehurst courses.) The price tag for green fees depends on the course you choose; Pinehurst #2, the famous Donald Ross layout redone by Coore & Crenshaw before the last U.S. Open there, will set you back more than $300, but no serious golfer complains. Pine Needles Lodge & Golf is #2 in the public-access rankings ($125 to $145 green fees in summer) with Pinehurst #8 in the third spot. Coincidentally, Pinehurst #4 is #4 in the state rankings with the Mid Pines Inn and Golf Club in Southern Pines ($125 - $145) holding down the fifth spot. Like Pine Needles, Mid Pines was designed by the famous architect Donald Ross. Dormie Club, the Coore & Crenshaw modern classic in West End, NC, is immediately north of the Pinehurst and Southern Pines area and rounds out the top 10. Linville Country Club in Linville is the other top 10 course at #6, the only mountain course to make the top 10 on the best you can play list.
A fair number of golf community courses make the public-accessible list, including numbers 11 through 14. At #11 is the Bald Head Island Club, a course reached only by ferry unless you are lucky enough to have access to a helicopter. Surrounded by water, beaches and multi-family beach houses, Bald Head’s layout offers plenty for the eyes to feast on during a pleasant ride on the links-style course. (Green fees $125) Cat scratch fever got to the panel judges as they ranked Leopard’s Chase #12 ($128 peak rate green fee) and Tiger’s Eye #14. ($118 peak rate) All five courses at Ocean Ridge are named for jungle cats.
Scotch Hall Preserve, ranked #13, may be a bit off the beaten track in Merry Hill but it received a strong nod from the panel. With intentions to be a private club when first developed a decade ago, the course now gratefully accepts daily fee players interested in a sparkling layout that bumps up against the wide Albemarle Sound, as well as the reasonable green fee rate of $40 weekdays, $50 on the weekend. The Currituck Club in Corolla, at #20 on the list, anchors the northern string of golf clubs on the Outer Banks and offers comfortable summer homes for sale or rent, and great long-range views of the ocean. ($95 if you are renting a unit from a member; otherwise green fees up to $165)
For the full rankings, see the North Carolina Golf Rating Panel web site.
As for membership in all those top rated Pinehurst clubs, a Pinehurst membership is one of the best bargains in golf for the serious golfer not on a strict budget. You can choose from a variety of membership options based on the number of courses you choose to play regularly, but the most elaborate option is what Pinehurst calls No. 7/No. 9 because it includes those golf courses in addition to Numbers 1 through 6 (number 8 is available to members on a seasonal basis). Initiation fee for the big membership is $45,000 with monthly dues of $477 per month, quite reasonable for that number of golf courses. The other golf membership plans start at $25,000, with comparably lower dues. Keep in mind that you will be sharing your golf courses with traveling golfers. But the atmosphere in Pinehurst tends toward quiet sophistication, and the environment is somewhat infectious, meaning you won’t be sharing space with Joe Six Pack.
If you would like any additional information on the golf community courses that made the grade on both the South Carolina and North Carolina “best of” lists, please contact me.
This is the time of year that the North Carolina and South Carolina Golf Ratings Panels count up the votes of their members and publish the lists of the best courses in their respective states. This year, the North Carolina panel published both the top overall 100 courses and the Top 50 Courses You Can Play (that is, accessible to the public). The South Carolina panel published its top 31 courses you can play. (A tie caused the odd number.)
Since the best golf community courses tend to be private, this year’s South Carolina list of accessible courses features only semi-private courses; these clubs provide memberships but also are open to the public on a daily fee basis. The South Carolina rankings are broken down by region, with one course anointed tops in each region.
In the Upstate Region, two college-affiliated courses take top honors, The Furman Golf Club in Greenville, and The Walker Course at Clemson University in the town of the same name. In a way, these golf courses reflect their locations: Furman is more a classic layout near an established, popular and sophisticated city; and The Walker Course is a more modern and youthful design in a smaller town dominated by a big university.
Apparently, there wasn’t much to choose in the Midlands Region given only two clubs made the top 31, and one of them, Mount Vintage Plantation, was in receivership the last two years. (I am reaching out to local contacts to get an update on the community and its golf course.) The other, Orangeburg Country Club, is a classic layout with a long and challenging finishing hole, one of the best in the state. Expect a wonderful day on the course if you visit, as well as an enthusiastic, friendly and helpful group of staff members.
Kiawah Island, of course, is famous for Pete Dye’s masterpiece, the Ocean Course. It is rated the top layout in the Low Country/Charleston area. Three other clubs on Kiawah -– Turtle Point, Cougar Point and Osprey Point –- also made the Charleston area list, although you will have to wait until October to play Gary Player’s Cougar Point, which is undergoing renovations. Just south of Kiawah, the Crooked Oaks and Ocean Winds courses at Seabrook Island both made the list, although you must rent a home from a Seabrook member in order to gain access to the private courses. Tom Fazio’s first solo layout, the Links Course at Wild Dunes on the Isle of Palms, was the other course to make the Charleston area list. It is notable for its finishing holes on the Atlantic Ocean.
The Low Country Region designation is also applied to the area near Hilton Head where Harbour Town Links at Sea Pines rules the roost. The Heritage Invitational on the PGA Tour made a stop at the course last weekend and it looked as fine as I remember it a few years ago. The totally redone Sea Pines Heron Point course, a Pete Dye layout, also made the list, as did the three courses at Palmetto Dunes Resort on Hilton Head. Notably, the only off-island course included on the Hilton Head area list was May River Golf Club at Palmetto Bluff in Bluffton, one of Jack Nicklaus’ finest layouts and a top five course in the entire state. It is expensive -- $215 in summer, more in the peak seasons, and caddies or forecaddies with cart are mandatory –- but it is worth saving up for.
Not surprisingly, the region with the most entries on the rankings list is the Grand Strand, the area that stretches from Brunswick County in North Carolina 90 miles southward to Georgetown, SC. The late Mike Strantz’ masterpiece, Caledonia Golf & Fish Club, tops the regional list, but the other notables are almost as strong and include Caledonia’s sister course, True Blue, and the other Pawleys Island entries of Heritage Golf Club, Pawleys Plantation and TPC Myrtle Beach, located in Murrells Inlet. Farther north, the Grande Dunes Resort Course beside the Intracoastal Waterway, Prestwick Country Club, Robert Trent Jones’ Dunes Golf and Beach Club and Pine Lakes International, the oldest course in Myrtle Beach (circa 1927), provide loads of options for those staying in the most active part of the Strand. Close to the border with North Carolina, Tidewater Golf Club and Plantation doesn’t have the well-known designer label (Ken Tomlinson) but golf raters and vacationers alike know it to be one of the best of the 100 courses in the area.
For the South Carolina Golf Panel rankings, click here. If you are interested in more information on homes beside or nearby any of these top-rated country clubs, pleae contact me.
Next: The Top Golf Courses in North Carolina
Our April edition of Home On The Course, our monthly newsletter, has something for virtually everyone. Whether you are in full search mode for a golf home or simply contemplating a future search, our advice on how to “Make Sure that Golf Home is Right for You” will come in especially handy when you make your visits to golf communities. If you are just planning a golf trip with family or buddies, the latest rankings from the North Carolina and South Carolina Golf Rating Panels will lead you to the best golf courses “you can play” in each of those golf rich states.
Finally, we show how a vacation or permanent home in a golf rich area of the South can lead you to free lodging in some of the best golfing areas of the world –- or, if you choose, cities like Paris, London and Athens where you won’t need your clubs to have a great time. Our friends at HomeLink, one of the premier home exchange organizations, are offering a special free trial to subscribers of Home on the Course (which, itself, is free for the asking).
There has never been a better time to sign up to receive Home On The Course. It arrives in hundreds of email boxes tomorrow morning; please subscribe today by clicking here.
The other day, I selected at random a bunch of homes currently for sale in top quality golf courses and, using the online real estate service Zillow, checked their sale prices before the 2008 recession against their current list prices. In virtually all cases, values have not rebounded since 2007, in most cases not even close. So while sales seem to be proceeding at a fairly good clip in the better golf communities, sellers are not getting pre-recession values out of their homes. One takeaway: Golf homes in the better golf communities are good investments because in many cases they are well below their historical highs (see below).
The reason I embarked on this experiment was because a customer currently living in Pinehurst, NC, on one of the nine, famed Pinehurst courses filled out one of my Golf Homes questionnaires, requesting my assistance in the search for another golf-oriented home. I checked their current address on Zillow to see if their home was currently for sale; it isn’t, but Zillow estimates a current value of $461,000 (what they call a “Zestimate”); in 2007, the house sold for $700,000. Ouch. This caused me to select a number of our favorite communities and pick one home in each currently for sale to compare to its 2007/2008 selling price. The results were pretty startling.
My first stop was our own vacation condo in Pawleys Plantation, Pawleys Island, SC. We purchased the unit in 2000 for a price in the low $200s, and by 2007, it had a value of $377,000. I was feeling my oats back then, but according to Zillow, the condo is now worth just $306,000. The story was the same elsewhere I looked:
Landfall, Wilmington, NC
The Landings, Savannah, GA
Cliffs at Walnut Cove, Arden, NC
Wintergreen Resort, Nellysford, VA
2007 not available
Reserve at Keowee, Sunset, SC
Wachesaw Plantation, Murrells Inlet, SC
Palm-Aire, Sarasota, FL
Grand Harbor, Vero Beach, FL
Imperial Estates, Naples, FL
As stock brokerages are required to state, past performance is no indication of future performance. But real estate prices in the U.S. typically return to past high prices. If you believe in the U.S. economy, then you can believe that an investment in a home that lags its historical highest price by double-digit percentages might be a good investment.
While doing some online research recently, I came across this notice for a men’s golf group in the Myrtle Beach area.
** FLASH ** EFFECTIVE for the event 1/23/17 at ARROWHEAD, the Super Senior criteria has been DROPPED from 95 to 90. **
If you qualify, talk to some of the others who have moved up, and find out if they are enjoying their golf more than they used to!!!!!
-- Grand Strand Senior Men’s Golf Association
Editor’s Note: Although the numbers may have to do with scoring averages, it sure reads as if it is about age. If any of us are still on the golf course at 90, let alone 95, we should be "enjoying" a lot more than golf.
Just today, two clients contacted me about pursuing the purchase of vacation homes. One was targeting the Myrtle Beach area and the other Reynolds Lake Oconee. It could be confidence in the economy or simply the bubble of baby boomers coming into retirement age, but vacation homes appear to be on many couples’ radars these days.
I have owned a vacation home south of Myrtle Beach for nearly 17 years, and it has been a wonderful experience in all regards except, perhaps, the financial ones. During a career and the raising of children, with all the activities that anchor you to your primary home location, you will not get full use out of a vacation home. As a strictly financial investment, it is not a great deal. In our case, because of a special incentive offered by the developer who sold us our condo, we joined the golf club at Pawleys Plantation; that has had its compensations, but I would have been much better off paying green fees for each round rather than regular dues (see below).
If you are contemplating the purchase of a golf vacation home, here are a few key things to consider on the one hand, and on the other:
Owning a vacation home is good for the ego. If you have been successful in your career, enough so that you can afford to purchase a condo or patio home in a warm weather location, you’ll feel even better about yourself and your accomplishments. Vacations add to family bonding and if, as was the case in our family, husband and one child love golf and wife and one child love the beach, you can target the vacation home to check both boxes and make everyone happy.
The freedom to decide on a Wednesday to fly or drive down to your vacation home for a long weekend is almost priceless...especially if you don’t rent out your home to other vacationers. My wife and I made the decision not to rent out our condo, opting to furnish it to our own tastes and to protect it from short-stay vacationers who might not treat it as their own. But based on annual rental records in Pawleys Plantation, and our condo’s location at the 15th tee and a short walk to the clubhouse, we probably could have generated $15,000 in revenue annually to offset the club dues and homeowner association fees. This is a decision that should be weighed carefully by any couple considering a vacation home: Freedom to travel to your home whenever you decide and to furnish it for yourselves compared against the extra income rentals can generate. (One word of caution: Research carefully the particular rules on renting and the management fees to market and maintain your home in your absence. Of particular interest should be whether guests in your home have club privileges through your membership.)
Although signing up for a full-time membership connected to a part-time home rarely works out financially, being treated like a member whenever you are in residence has its compensations. Although Pawleys Plantation generates many outside rounds of golf, I love being greeted by name at the bag drop, of getting prompt and serious service when I call the pro shop and the discounts on golf balls and other equipment aren’t bad either. Plus membership conveys some reciprocal arrangements at other clubs, some of them more private than my own (just have your pro make a call).
A vacation home, as a financial exercise, is almost always a loser. If you have a mortgage on the home, there is that expense. There are the property taxes which, admittedly, in much of the South are extremely low compared with what many of us are used to up North. And if you join the adjacent golf club, there are the initiation fees and monthly dues. In most years, over the course of our ownership and golf membership at Pawleys Plantation, I probably averaged nearly $200 per round; the public paid an average under $100 per round. But because the developer in 2000 paid half our initiation fee, and because I fully -– and foolishly -– expected to play a couple dozen rounds of golf each year, I joined. Think carefully before you accept such a deal. I would the second time around.
Some folks will argue that a vacation home compels you to use it as frequently as possible and denies you, somewhat, the pleasures of seeing the rest of the world. It is true that if you desire to wring every last dollar of investment out of your vacation home, assuming you don't offer it on a rental program, you may very well feel guilty about traveling elsewhere. Don’t. Give the keys to your vacation home to friends and family when you aren’t using it and it will be a priceless source of relaxation, whether you are there or elsewhere, content in the knowledge that at least someone else is getting their moneys worth.
There is one other way to get the most value from your vacation home, and that is by joining a "home exchange" program that essentially facilitates a swap of your vacation home for another couple's home for a week or two. I will be writing in the next few weeks about an organization that manages such exchanges, Homelink International. We used our Pawleys Island condo in exchange for a cottage in the seaside golf village of Crail, Scotland, and it was a wonderful and cost-free experience.
If you would like to discuss your own pursuit of a golf vacation home, I’d be happy to talk with you. Contact me and we will get the ball rolling.
I noticed a link in a tweet yesterday about golf real estate and followed it to an article sponsored by some outfit called VTS (View the Space), a real estate leasing consulting firm. As I read the piece by a “commercial real estate journalist” –- talk about specialization –- I thought the gloom it covered the golf industry with -- courses being plowed over for housing developments or repurposed for other uses -- was all too familiar. Cover some new ground, I thought –- until I looked back at the byline that indicated it was written last summer. It was old ground.
But is it? If you subscribe to Google’s Daily Alerts, as I do, and use search terms that include golf, golf community, golf real estate and the like, you will be treated to a daily diet of articles detailing fights between homeowners who live adjacent to golf courses and the club operators who want to close the course and sell to a developer; or resorts that are closing down a golf course to make way for an orchard or amusement area.
However, like most news today, the bad stuff tends to throw shade over any good news. And the media, once it chomps down on a tasty chew toy -– in this case, golf –- does not let go easily, even in the face of facts. After spending a dozen paragraphs on why the golf industry is in trouble, the author of the article finally got to the good news in the penultimate paragraph; that “recreational open space” like golf courses “boosts the property value of nearby homes by as much as 20%.” The reference point is a National Association of Realtors study in Portland, OR, which showed that close proximity to a golf course was responsible for an extra $8,849 in home values, second only to “natural areas” and well ahead of “specialty parks” and “urban parks.” (The poorly articulated article doesn’t indicate how nearby homes are valued; if the $8,849 represents an extra 20%, that would imply average home values barely more than $44,000. Surely that is not the case.)
Of more relevance and accuracy is a study conducted by Florida Atlantic University that evaluated 10,000 home sales in three south Florida counties in 2015. Its results were announced this past January. The study found that homes adjacent to a golf course are worth an additional 8% to 12% compared with other comparable homes. This was a scientific endeavor, not the kind of anecdotal (i.e. lazy) efforts by many in the business press that result in an unfair depiction of golf and real estate. Facts do matter, and those considering a golf home who might be intimidated by what they read about golf communities in the press should avert their eyes from alternative facts.
You can read the press release on the Florida Atlantic study here.
I was one of more than 120 members of the South Carolina Golf Rating Panel asked late last year to identify the best par 3s, 4s and 5s among the 100 golf courses open to play for all golfers along the Grand Strand of Myrtle Beach, an area that stretches roughly 90 miles from just below Wilmington, NC, to Georgetown, SC, and through the heart of Myrtle Beach.
It was a daunting task for a number of reasons: First, of course, it is tough to remember with any precision even the best of a total 1,800 golf holes. Frankly, I haven’t managed to quite play all of them since my first trip to Myrtle Beach in the late 1960s; in the years since, a couple dozen of the original courses on the Strand have closed. But still, when you have almost a couple thousand holes to choose among, at least 18 are going to be terrific.
And they are, at least the ones I am familiar with, although one par 4 choice I know well is what I consider the third best choice on its golf course. That would be the finishing hole at Pawleys Plantation Country Club in Pawleys Island, a difficult and scenic Jack Nicklaus layout less than a mile, as the eagle flies, from the ocean. My fellow raters deemed the 18th one of the top courses on the Grand Strand; it is a fine finishing hole that demands a shaped drive on the slight dogleg left, with menacing marsh and bunkers at the crook of the dogleg and a forest to the right of the fairway for drives overcooked in that direction. A lake and bunkers along the left side protect the long, narrow, back-to-front green, and an overhanging tree about 30 yards in front on the right side makes it tempting to hit a faded approach toward the lake side. On any other golf course, #18 might be the best par 4, but strong contenders at Pawleys include #8, with a 160-yard long bunker that runs from mid-fairway to cover the entire right two-thirds of the green; and the 16th, a long hard-dogleg left with a huge live oak guarding the turn, marsh across the fairway beyond it, and a green surrounded by bunkers.
For a rundown of the other 17 best holes in Myrtle Beach, see the article at CrossRoadsToday.com.