Beach Property

[Y.A.G Si Ye Nots]

In a couple of weeks, I have a little side trip planned to get another beach property. I sold my first with two other partners years ago and have my second rented out. I want one just that I can use. In doing so, I have focused on one area in Florida in particular.

I really enjoyed the Kiawah Island atmosphere. The price, cold water, darker water, and chilly winters have turned me away from there, but in looking at that area, I saw the prices in Myrtle. I know that Myrtle gets a bad rap; rightfully so in many cases. Growing up, it was referred to as "redneck riviera." But damn - they have some nice beach condos in pretty nice resorts/buildings for cheap. I'm talking less than $100,000. One nicely renovated condo - not a fractional owner or condotel - was less than $50,000! It was only about 550 square feet, but it was directly on the water in a pretty solid building.

Due to the same reasons as why I won't buy in Kiawah (excluding the price), I also won't in Myrtle. But for $45,000 - $90,000 to get a nice place directly on the beach? That's a hell of an opportunity. Any of you deplorables in South Carolina know why they are so low currently there?

 

[Bankerreturns]

Myrtle Beach proper is to be avoided these days. It's become dangerous. North Myrtle is good so is Ocean Isle.

The whole market got tremendously overbuilt during the housing boom. In 2009, last time I ran the numbers, they had a 14 year supply on the market if nothing else got built. It was ridiculous how much development occurred relative to the base sales level for the market. It was the same as what happened in Florida, but Florida has enough in-migration to work through those issues much quicker.

 

[GK4Herd]

i agree with Banker...if you stay far enough north to avoid the madness I think you can get the value without the nightmare traffic. My brother owned a second row condo unit in Cherry Grove for years and the times I stayed there I felt it was close enough for access to and from the restaurants, Pelicans, Broadway on the Beach, etc. without the headache of living in it. You have quick access to the North Carolina/Calabash area. Route 9 gives you quick access to the route 31 bypass and you can access almost any area in Myrtle Beach including Broadway and the Pelicans stadium on a 4 lane road that doesn’t have stoplights every block.

I’ve glanced at the prices as well because I’m retiring in two or three years and am thinking about getting a place. There’s some really nice choices in the $100-$150,000 range. If you’re okay with a single bedroom unit, it looked like you can find ocean front in some of the high rises in the $100,000 range as well. At least my few cursory glances at it seemed to support that.

 

[Dreh_Nagi_HC_IM]

Myrtle Beach is like living in WV, with a taste of Detroit. WVU fans scour the area, and they're easy to spot, as all they pack is Eer Gear. Head to tail.

I would consider the 30A area, but obviously it's very above your price point. There, you're mostly dealing with SEC fans, wealthier rednecks, if you will.

Personally, I'm going to retire in a few years, and return to my Appalachian roots, but much further south of WV, likely either Maggie Valley, NC, or Blue Ridge, GA areas. Nothing like retiring and going back to being a full-time redneck.

 

[i am herdman]

In a couple of weeks, I have a little side trip planned to get another beach property. I sold my first with two other partners years ago and have my second rented out. I want one just that I can use. In doing so, I have focused on one area in Florida in particular.

I really enjoyed the Kiawah Island atmosphere. The price, cold water, darker water, and chilly winters have turned me away from there, but in looking at that area, I saw the prices in Myrtle. I know that Myrtle gets a bad rap; rightfully so in many cases. Growing up, it was referred to as "redneck riviera." But damn - they have some nice beach condos in pretty nice resorts/buildings for cheap. I'm talking less than $100,000. One nicely renovated condo - not a fractional owner or condotel - was less than $50,000! It was only about 550 square feet, but it was directly on the water in a pretty solid building.

Due to the same reasons as why I won't buy in Kiawah (excluding the price), I also won't in Myrtle. But for $45,000 - $90,000 to get a nice place directly on the beach? That's a hell of an opportunity. Any of you deplorables in South Carolina know why they are so low currently there?

Go North End(NMB at least, Little River, Cherry Grove, etc) or Go South, Surfside, Garden City Beach, Murrels Inlet. Pawley's Island, Litchfield Beach. Stay out of the area in between(Myrtle Beach). The south end from Surfside Beach on down is different that Myrtle Beach itself.

I always tell people go North or Go South. Don't go in between. Also, be careful with some of those deals. The condo maintenance fees can get you as some of the building are older. You can get a big bill for the roof being replaced, new air conditioning, parking lot being paved, etc.

Also, make sure that is full year ownership. Read the fine print.

Finally, again. Go North or GO South, don't go in between.

 

[i am herdman]

Here is you a good place and welcome to South Carolina..

 

[ohio herd]

i agree with Banker...if you stay far enough north to avoid the madness I think you can get the value without the nightmare traffic. My brother owned a second row condo unit in Cherry Grove for years and the times I stayed there I felt it was close enough for access to and from the restaurants, Pelicans, Broadway on the Beach, etc. without the headache of living in it. You have quick access to the North Carolina/Calabash area. Route 9 gives you quick access to the route 31 bypass and you can access almost any area in Myrtle Beach including Broadway and the Pelicans stadium on a 4 lane road that doesn’t have stoplights every block.

I’ve glanced at the prices as well because I’m retiring in two or three years and am thinking about getting a place. There’s some really nice choices in the $100-$150,000 range. If you’re okay with a single bedroom unit, it looked like you can find ocean front in some of the high rises in the $100,000 range as well. At least my few cursory glances at it seemed to support that.

I just returned from Cherry Grove last week. A great place I just hope they don't mess it up like MB.

 

[Raoul Duke MU]

Myrtle Beach proper is to be avoided these days. It's become dangerous.

I know Myrtle is tourist hell, but how is it dangerous? It's been a looong time since I have been there.

 

[Marine03]

I know Myrtle is tourist hell, but how is it dangerous? It's been a looong time since I have been there.

The boardwalk looks like Hollywood Blvd anymore. Dirty as hell and you can see just about anything at night

 

[Raoul Duke MU]

The boardwalk looks like Hollywood Blvd anymore. Dirty as hell and you can see just about anything at night

Sounds like a good place to trip on acid.

 

[WV-FAN]

Sounds like a good place to trip on acid.

 

[Y.A.G Si Ye Nots]

I know Myrtle is tourist hell, but how is it dangerous?

That's white people slang for "you'll see lots of blacks down there."

Here is an example of how cheap beach properties are in that area: this sold last month for $75,000. Including the HOA fees, property taxes, insurance, and your mortgage, you're paying about $1150/month which covers just about all of your utilities. Sure, it could use $20,000 in hardwoods/appliances/paint, but that is still a steal to have direct beach views on a property with an outdoor pool, outdoor lazy river, two outdoor hot tubs, an indoor pool, an indoor hot tub, two bars on property, covered parking, and a restaurant on property.

I haven't seen anywhere else in the country where you can get that much on the beach for so cheap. And this is far from the only situation like this in Myrtle.

I am looking at the 40 mile stretch connecting Destin/Panama City Beach/Fort Walton Beach, and there is nothing close to those prices down there or anywhere else in the country.

https://www.redfin.com/SC/Myrtle-Beach/2207-S-Ocean-Blvd-29577/unit-1506/home/126923221

 

[HerdBuckeye]

That's white people slang for "you'll see lots of blacks down there."

Here is an example of how cheap beach properties are in that area: this sold last month for $75,000. Including the HOA fees, property taxes, insurance, and your mortgage, you're paying about $1150/month which covers just about all of your utilities. Sure, it could use $20,000 in hardwoods/appliances/paint, but that is still a steal to have direct beach views on a property with an outdoor pool, outdoor lazy river, two outdoor hot tubs, an indoor pool, an indoor hot tub, two bars on property, covered parking, and a restaurant on property.

I haven't seen anywhere else in the country where you can get that much on the beach for so cheap. And this is far from the only situation like this in Myrtle.

I am looking at the 40 mile stretch connecting Destin/Panama City Beach/Fort Walton Beach, and there is nothing close to those prices down there or anywhere else in the country.

https://www.redfin.com/SC/Myrtle-Beach/2207-S-Ocean-Blvd-29577/unit-1506/home/126923221

Yep won’t find that down here in Florida right down. Or you could wait for the next housing crash.

 

[Y.A.G Si Ye Nots]

Yep won’t find that down here in Florida right down. Or you could wait for the next housing crash.

I think Daytona and PCB are two great places to buy. The new Hard Rock beach hotel/condos, the $400 million expansion of new restaurants/shopping at the race track, the music fests/events the track is now bringing in, the new outlet shopping, the recent restrictions on beach driving, and the overall underrated perception of just how nice the beaches are in that area will bump beachfront prices in Daytona over the coming years. I can be quite picky when judging hotels, but I think they did a fantastic job with the Hard Rock. The rooms are phenomenal, the fitness center is huge, and the pool area is quality (albeit slightly smaller than a grand pool).

You can find one bedrooms and studios in the nicer beach areas of Daytona (Daytona Beach Shores, Ormond Beach), for about $150,000 in very established buildings with solid HOA financials.

Attendance at Nascar races is plummeting, but there is always so much going on in Daytona that I don't think it will hurt prices. National cheerleading competitions, jeep week, two huge bike weeks, a month long of packed spring break weeks, the races, the music fests, three colleges, and being an hour from Disney will only continue to up the prices.

PCB has been ranked #1 in the country each of the last two years for investment properties. Though Destin has steadily stayed expensive due to the shopping, restaurants, and reputation, PCB is still a steal. The beaches are identical; I've been to every top beach in the country (California's, NC's, SC's, Maryland's, Virginia's, Texas', Florida's, Hawaii's, Alabama's, Georgia's, Massachusetts', Maine's, NY's). Outside of Hawaii, the Emerald Coast has the best beaches in the country . . . and it isn't even close. Yes, some other Gulf beaches in Florida (Siesta Key, Clearwater) are beautiful, but they have drawbacks. Speaking only of beaches and not the actual towns, the Emerald Coast is the best in the continental U.S.

PCB has two appealing buildings to me. One is a mega-resort with amenities you would expect at a nice, huge beach resort that caters to vacationers. My only concern would be getting annoyed with the the influx of people using it as a hotel, the noise and issues from college spring breakers, and how packed the beach in front of the resort is. There is an investment group out of NYC that bought 240 units in the building a number of years ago. They have sold a small number of them over the last year, but they are big believers that the property values will takeoff over the next decade. Their ownership is sitting on eight studios and fourteen one bedrooms in the building. They aren't in any rush to sell and don't have any of them listed on MLS, so I have been trying to talk them into letting one of them go.

The other building isn't beachfront; it is directly across the street from the beach. But the beach is much quieter than the other building, is only a decade old, has great amenities, and is probably the smarter buy. There are some studios in it that have been fully renovated listed for $119,000 - $125,000. A couple of one bedrooms are around $140,000. Those units only provide partial ocean views. I think they are smarter buys, but the appeal of being directly on the water may be too much to overcome.

I know not everyone has an additional $1200/month sitting around, but these things can be rented out non-stop almost the entire year. I just don't understand why more people don't invest in some of these locations where prime property is low.

 

[WV-FAN]

PCB has been ranked #1 in the country each of the last two years for investment properties. Though Destin has steadily stayed expensive due to the shopping, restaurants, and reputation, PCB is still a steal. The beaches are identical; I've been to every top beach in the country (California's, NC's, SC's, Maryland's, Virginia's, Texas', Florida's, Hawaii's, Alabama's, Georgia's, Massachusetts', Maine's, NY's). Outside of Hawaii, the Emerald Coast has the best beaches in the country . . . and it isn't even close. Yes, some other Gulf beaches in Florida (Siesta Key, Clearwater) are beautiful, but they have drawbacks. Speaking only of beaches and not the actual towns, the Emerald Coast is the best in the continental U.S.

i've not been to many beaches, just a few on the east coast plus panama city and clearwater. panama city, which i'm assuming is not considered part of the emerald coast, isn't all that far from it, and it definitely had the most beautiful beach my country ass has ever seen. took the fam to disney several years ago and couldn't wait to drive over to clearwater while we were there to show the kids a beautiful clear water beach. perhaps it was the time of year (April), but it didn't hold a candle to panama city, i was quite disappointed.

 

[i am herdman]

Take my advice. Trust me

 

[Dreh_Nagi_HC_IM]

I always stay at Aqua at PCB, and they don't allow punks, so it's a pretty quiet place to stay year round. Yes, there are drunks that fart in the elevators and all, but you'll deal with that pretty much everywhere. I think when I checked, their condos for sale were like in the $340K for a single bedroom, $425K for two bedrooms, and $650K for three. I like staying there primarily due to the location, which is a short walk to Pier Park. Plus, Shucker's is right across from the resort on Front Beach Road.

 

[Y.A.G Si Ye Nots]

i've not been to many beaches, just a few on the east coast plus panama city and clearwater. panama city, which i'm assuming is not considered part of the emerald coast, isn't all that far from it, and it definitely had the most beautiful beach my country ass has ever seen. took the fam to disney several years ago and couldn't wait to drive over to clearwater while we were there to show the kids a beautiful clear water beach. perhaps it was the time of year (April), but it didn't hold a candle to panama city, i was quite disappointed.

Panama City Beach is part of the Emerald Coast. I agree about its beaches. In 2012-2013, the girl I was dating at the time hadn't been to any beach since she was a child. I took her on a tour of all of the best Florida beaches (Destin, Panama City, Jacksonville, Daytona/New Smyrna, West Palm Beach, Miami, the Keys, Clearwater, Siesta Key). The only top ones we didn't go to were Marco Island and Naples (which I think is overrated).

Unfortunately, the first two beaches we went to on the trip were Destin and PCB. I had to repeatedly tell her to not expect the rest of the beaches to be like those two because they were setting up unrealistic expectations. Both Destin and PCB could compare to some very high quality beaches in the Caribbean.

The only down side is they have the white, very fine sand. I enjoy running and walking on the beach for hours at a time. Running on the white sand beaches is nearly impossible as the sand doesn't pack and harden anywhere.

Take my advice. Trust me

I've lived in at least six condo buildings. I've owned in a seventh. I have owned a condo in a high-rise directly on the water in Miami Beach, another directly on the water in The Shores, and owned a unit in a co-op (which is entirely different than a condo).

If I don't know what HOA fees are, what a time-share/fractional ownership is, and to look at the financials of the building/association, then I probably wouldn't know how to turn this laptop on.

 

[Dreh_Nagi_HC_IM]

The only down side is they have the white, very fine sand. I enjoy running and walking on the beach for hours at a time. Running on the white sand beaches is nearly impossible as the sand doesn't pack and harden anywhere.

That sand down there is tough on your calves, just walking to/from the gulf. I would imagine the people that work on the beach for a living have some strong calves. I'm usually sore as hell on day 2 or 3 of going there. All the people I see attempting to run there are usually close to the edge of the water, and that's not really good for running either. That's why I choose to primarily go on beer runs.

 

[Y.A.G Si Ye Nots]

That sand down there is tough on your calves, just walking to/from the gulf. I would imagine the people that work on the beach for a living have some strong calves. I'm usually sore as hell on day 2 or 3 of going there. All the people I see attempting to run there are usually close to the edge of the water, and that's not really good for running either. That's why I choose to primarily go on beer runs.

You'd enjoy this place. It's accessible only by boat and is on a state park. It is only 50' x 200', but it is directly on the water. Annual taxes are about $150. No neighbors. No buildings.

The rumor is that the city council has refused to allow anyone to build there and property is obviously extremely limited and never goes up for sale there. But I have a realtor poking around with some politicians to see if they would allow not development/building, but a couple of all-glass container houses there. She said that very few people even realize there is actually a few small private land areas on this state park, so in her twenty years there, nobody has really investigated it. She said that the little area there is home to one of the most concentrated amount of bottlenose dolphins in the world, so they are very cautious about allowing people to develop that land.

There are no utilities on the island, so I'd be bathing in the ocean every day. But if I could get that land for $40,000, I could put together some beautiful glass container houses on that thing for a total of $100,000 including land. Then, $115,000 on an oceanfront studio, and I would have 2-3 beach properties within miles from each other and just take a jetski back-and-forth when I needed grocery runs and to pick-up a slvt.

Since the land is private, how much legal-say could the politicians have? If they won't allow pure building, then what about plopping a glass container home? Surely, they can't say that you can't put a tent on your own private land, right? Where is the cut-off about what is/isn't allowed? The realtor said that the entire island does have a building where they keep/rent kayaks, a very small building that is a store, and another abandoned small building, so they've allowed building of some sort at one time.

I can sunbathe with my crank out, not have any neighbors, and only have to deal with people until 5 pm when the last ferry out of the park leaves.

Click on the "street view" so you can get a better idea of it:




https://www.thebeaches360.com/listing/672437-000-spanish-moss-trail-panama-city-beach-fl-32408/

 

[Dreh_Nagi_HC_IM]

You'd enjoy this place.

I can sunbathe with my crank out

I certainly wouldn't enjoy that.

That strip is pretty isolated. It's over on the east side, and you would have jets screaming over your crank about every 15-20 minutes.

 

[i am herdman]

Panama City Beach is part of the Emerald Coast. I agree about its beaches. In 2012-2013, the girl I was dating at the time hadn't been to any beach since she was a child. I took her on a tour of all of the best Florida beaches (Destin, Panama City, Jacksonville, Daytona/New Smyrna, West Palm Beach, Miami, the Keys, Clearwater, Siesta Key). The only top ones we didn't go to were Marco Island and Naples (which I think is overrated).

Unfortunately, the first two beaches we went to on the trip were Destin and PCB. I had to repeatedly tell her to not expect the rest of the beaches to be like those two because they were setting up unrealistic expectations. Both Destin and PCB could compare to some very high quality beaches in the Caribbean.

The only down side is they have the white, very fine sand. I enjoy running and walking on the beach for hours at a time. Running on the white sand beaches is nearly impossible as the sand doesn't pack and harden anywhere.




I've lived in at least six condo buildings. I've owned in a seventh. I have owned a condo in a high-rise directly on the water in Miami Beach, another directly on the water in The Shores, and owned a unit in a co-op (which is entirely different than a condo).

If I don't know what HOA fees are, what a time-share/fractional ownership is, and to look at the financials of the building/association, then I probably wouldn't know how to turn this laptop on.

I am talking about area. Pay attention.

There is a reason those condos are so cheap.

Go north or south.

Pay attention

 

[HerdBuckeye]

Panama City beach can get some pretty heavy June grass in the summer. Also closer to ft Walton can get nasty. Just the ways the tide moves and the bays spit that stuff out after heavy rains.

Rifle you want Panama City though cause of the party scene. I just bought a condo down on Bradenton beach because my oldest attends IMG academy and my wife and I wanted a place to stay when we go see him. Scouted out many beaches in that area none have what we have in the panhandle plus it is a bunch of old people on the beaches.

Panhandle prices are still depressed compared to the rest of Florida.

 

[Y.A.G Si Ye Nots]

I am talking about area. Pay attention.

There is a reason those condos are so cheap.

Go north or south.

Pay attention

Talking about Myrtle? Yeah, I said I wouldn't buy there due to a number of factors. I was in town for black bike week years ago when I went down to watch Marshall play baseball down there. Lesson learned.

I certainly wouldn't enjoy that.

That strip is pretty isolated. It's over on the east side, and you would have jets screaming over your crank about every 15-20 minutes.

You're crazy. The realtor said the land is a little less than a mile from the jetty where all of the people who visit the state park go. The jetty separates it, so they can't come over to my side unless they take a boat. Part of what would be my side of the "island" is still state park land, but again, the water separates it from people coming over.

The reviews on Trip Advisor for both are great. People acknowledge how beautiful the beach is at their resort but state that if they had known about this place, they would have been over here every day of their vacation.

Hurricanes and politicians have ruined previous attempts at developing it. Container houses are made of metal and can shut over all windows, so hurricanes may have a tougher time impacting those.

Yeah, having this view on your own land with nobody around would be awful (these pics are from trip advisor posts). I want to buy this now just to spite you so I can post pictures of topless slvts frolicking around my canopy. I'm going to check on how far the land rights go into the water, if at all. If so, I am going to set up a barricade. Anyone who wants to cut through my land will have to show me their tits (if they are female) or pay $30. I'll even invite you over to observe the tits for $5/hour.

Make sure you read the reviews from travelers:

https://www.tripadvisor.com/ShowUse...ews_State_Park-Panama_City_Beach_Florida.html

https://www.tripadvisor.com/Attract...0-Shell_Island-Panama_City_Beach_Florida.html

 

[Y.A.G Si Ye Nots]

Panhandle prices are still depressed compared to the rest of Florida.

If you don't mind saying, where in the panhandle do you live? I know the Florida/Alabama beaches get packed with those from Alabama, Mississippi, Louisiana, etc., so I would have to get used to a different type of redneck.

IMG Academy . . . their facilities are impressive.

 

[Raoul Duke MU]

Just don't go out on your boat to watch the hurricane.

 

[WV-FAN]

look, a beached whale!

 

[HerdBuckeye]

If you don't mind saying, where in the panhandle do you live? I know the Florida/Alabama beaches get packed with those from Alabama, Mississippi, Louisiana, etc., so I would have to get used to a different type of redneck.

IMG Academy . . . their facilities are impressive.

I am on Santa Rosa beach. Built here right after the housing collapse in Florida. It’s quite, few tourists, kind of off the beaten path for being in the 30A area.
Schools here are ok but it’s kind of one of the few areas of Florida that lack high caliber athletic programs. IMG has incredible facilities and coaches and teachers for that matter. Growing like crazy.

 

[Dreh_Nagi_HC_IM]

The thing I like best about the Emerald Coast, as far as the Gulf goes, is that you can literally walk out into the Gulf a 100 yards or so, and still only have water up to your waste. You can literally go out there, take off your shorts, and take a nice dump right out in the Gulf, and nobody would know it. Wipe your behind by catching a few waves. That rinses the stench away.

 

[Dreh_Nagi_HC_IM]

I am on Santa Rosa beach. Built here right after the housing collapse in Florida. It’s quite, few tourists, kind of off the beaten path for being in the 30A area.
Schools here are ok but it’s kind of one of the few areas of Florida that lack high caliber athletic programs. IMG has incredible facilities and coaches and teachers for that matter. Growing like crazy.

No athletes down there. Most of the population is 40 & over, without a lot of kids. Probably only have maybe 400 kids in high school, and most of them are white. Drive over to Tallahassee and watch some Godby High football if you want to see some athletes.

 

[i am herdman]

Talking about Myrtle? Yeah, I said I wouldn't buy there due to a number of factors. I was in town for black bike week years ago when I went down to watch Marshall play baseball down there. Lesson learned.




You're crazy. The realtor said the land is a little less than a mile from the jetty where all of the people who visit the state park go. The jetty separates it, so they can't come over to my side unless they take a boat. Part of what would be my side of the "island" is still state park land, but again, the water separates it from people coming over.

The reviews on Trip Advisor for both are great. People acknowledge how beautiful the beach is at their resort but state that if they had known about this place, they would have been over here every day of their vacation.

Hurricanes and politicians have ruined previous attempts at developing it. Container houses are made of metal and can shut over all windows, so hurricanes may have a tougher time impacting those.

Yeah, having this view on your own land with nobody around would be awful (these pics are from trip advisor posts). I want to buy this now just to spite you so I can post pictures of topless slvts frolicking around my canopy. I'm going to check on how far the land rights go into the water, if at all. If so, I am going to set up a barricade. Anyone who wants to cut through my land will have to show me their tits (if they are female) or pay $30. I'll even invite you over to observe the tits for $5/hour.

Make sure you read the reviews from travelers:

https://www.tripadvisor.com/ShowUse...ews_State_Park-Panama_City_Beach_Florida.html

https://www.tripadvisor.com/Attract...0-Shell_Island-Panama_City_Beach_Florida.html

Black Bike Week is a Racist Statement. It is known as Bike Fest

I go during "black bike week" almost every year. I have no issues. GO to the South End during that week but avoid Harley Week down South End.

 

[Dreh_Nagi_HC_IM]

Black Bike Week is a Racist Statement.

I don't think he meant it as a racist statement. He simply doesn't like going that particular week, because if he walks around naked, the brothers will refer to him as shorty.

 

[i am herdman]

I don't think he meant it as a racist statement. He simply doesn't like going that particular week, because if he walks around naked, the brothers will refer to him as shorty.

They call him Pinto Bean