By Ashley Melton, Realtor®  Business Week has called Goose Creek, "The Best Place to Raise a Family" in South Carolina and for good reason. Conveniently located between Volvo and Boeing, two of the largest employers in the area and minutes from some of the Charleston, South Carolina's areas most beautiful beaches - Goose Creek has managed to balance a small town community feel with tremendous growth and opportunity. But is Goose Creek, South Carolina a great place to live? Read on for my top 5 picks for Goose Creek neighborhoods under $300k. Brickhope Greens The front page of Brickhope Greens' HOA website implores you: "Enjoy a small town feel within minutes of city amenities!", and it's not a tough order to follow. The Neighborhood Brickhope Greens is a quiet subdivision whose first homes were built in 2006 and indeed it provides a small town feel while still being close to everything you need. A short 30-minute drive puts you in Downtown Charleston while you're even closer to the Naval Weapons station, CSU and North Charleston's retail hubs providing access to pretty much anything you'd need. Major thoroughfares I-52, I-26 and I-526 are all within easy access to homeowners You don't have to venture far to enjoy neighborhood favorites like LG's By The Creek and Vinny's Pizza and you can even grab some great local coffee at the RA Coffee Company on the way to work. This HOA neighborhood doesn't offer a pool among its amenities but does feature its own dog park, picnic areas, playgrounds and tons of ponds. However, if it's swimming you're after, right around the corner is Charleston Wannamaker County Park and its Whirlin' Waters Adventure Waterpark.  The Homes Median sale price of these single-family homes is currently $245,000 with the range being between $225k and almost $260k. The homes are fairly new being built between 2006 and 2013 offering 3-5 bedrooms and 2-3 bathrooms. Highlights Convenient location Nice amenities, including a dog park Considerations HOA No community pool Brickhope Plantation Although the selection of homes under $300k is a bit lighter than the other neighborhoods in my list, I do love this neighborhood so if you're budget is $300k definitely put this one on your list. The Neighborhood Quietly tucked away in Goose Creek, Brickhope Plantation consists of two distinct sections Villages and Estates and is centrally located near the area military bases, highways, shopping and restaurants. It's also within walking distance to Mevers School of Excellence and situated between Boeing and Volvo. Only minutes away from major highways and interstates, about a 20-minute drive puts you in Downtown Charleston and the areas beaches. Dining and shopping in the area offer neighborhood favorites like Alex's Restaurant for a great meal, Donut Connection for satisfying your sweet tooth, and Dreamalot Books for the latest novel or a used edition from your favorite author. This gorgeous HOA neighborhood features a resort-style pool, amazing clubhouse that's available to rent for parties, a fitness center with locker room and a fenced children's playground. You can read more about Brickhope's HOA right HERE. The Homes Brickhope Plantation features single-family homes in its two neighborhood sections ranging from $223,500 to $360,000 with a median home price of $300,000 currently. Built starting in 2007 to present, the homes feature 3-5 bedrooms and 2-4 bathrooms within 1,288 to 3,288 square feet. Highlights Convenient location Great amenities Considerations HOA Crowfield Plantation The largest community in Goose Creek developed over 2,800 acres with over 20 subsections features a variety of home styles at multiple price points. The Neighborhood Crowfield features the only golf course in Goose Creek designed by Bob Spence in 1990 with 18 holes and over 7,000 yards of playing area. While the golf amenities aren't included in the HOA and homes in the $300k price range wouldn't be in the area of the golf course, the Crowfield Bar & Grill is open to the public.  The community features loads of great amenities aside from golf including four pools, four tennis courts, children's play parks, 16 miles of walking and biking trails and a 78-acre lake that allows non-engine boating and fishing. There's also RV and boat storage for an additional fee and K-12 schools are located within the development. Not to mention its close proximity to restaurants like Joe Bessinger's BBQ, shopping and medical offices. Crowfield Plantation is a great community with an active online neighborhood group that allows neighbors to share information as well as other updates and social events.   Learn more about their HOA HERE.  The Homes Because of Crowfield Plantations size, the neighborhoods offer attached homes like condos and townhomes as well as single-family homes with price ranges between $225,000 and up. Because it's one of the first communities developed in Goose Creek the homes age is older starting in 1980 up to 2017.Home sizes range from 960 to 6,706 square feet for the higher-end homes and feature 2-7 bedrooms and 2-7 bathrooms. Highlights Largest development in Goose Creek with community feel 18-hole golf course Great Amenities Considerations HOA Golf community Liberty Hall Plantation The Neighborhood Liberty Hall Plantation consists of five different subsections: Brick Barn Point, Mulberry Park and Foster's Creek feature single family homes while Waterford and Wedgewood feature a limited number of townhomes right inside the front entrance. All of these are part of Liberty Hall's HOA which you can read more about HERE. Conveniently situated near I-26 and I-526, residents enjoy quick and easy access to other parts of the Charleston area including downtown Charleston which is only a 30 minute drive away. Closer still is the Naval Weapons Station Joint Base Charleston, Charleston Southern University and Volvo.  Shopping and dining options are plentiful like a neighborhood favorite Gennaro's Italian Ristorante and larger chains like Lowe's, Walmart and Outback Steakhouse. The Homes Current home prices in Liberty Hall Plantation range from $154,000 to $365,000 with the median sale price coming in around $230,000.  As mentioned before, both townhomes and single-family homes are available within Liberty Hall built between 2004 to present day. Home sizes fall between 1,100 to 3,584 square feet for the higher priced homes and include 2-6 bedrooms and 2-4 bathrooms. Highlights Variety of housing options Convenient location Considerations HOA Further away from beaches Sophia Landing The Neighborhood Sidewalks line the streets Sophia Landing offering quiet evening strolls through this HOA managed neighborhood. Although easily accessible from highway 52, close to other major roads, and only a few miles from the areas top employers including Boeing and the Naval Weapons Station - Sophia Landing is a peaceful community buffered from the noise of traffic offering pond, wetland and wooded views. This HOA's community amenities include a neighborhood pool, clubhouse and children's playground. And if you're looking for additional activities, you're also minutes from Goose Creek's state of the art Goose Creek Community Center featuring classes, indoor basketball courts, climbing wall and more. Get more HOA details for Sophia Landing HERE.  The Homes Prices in Sophia Landing currently range between $199,000 to $360,000 with the median sale price at $290,910. Only single-family homes built between 2011 to present day are available making in one of the newer developments in the area. Square footage of the homes runs between 1,218 to 3,355 square feet offering 3-5 bedrooms and 2-3 bathrooms. Highlights Quiet and tucked away Great amenities Considerations HOA Goose Creek IS a Great Place to Live With these five neighborhoods, It's easy to see why Goose Creek, South Carolina is such a popular place to call home. Amazing southern hospitality, natural beauty with tons of outdoor activities available. A wide range of job opportunities, entertainment, dining options, and more all add up to make Goose Creek a place to call home and start enjoying some Lowcountry southern charm. If you'd like to learn more about the neighborhoods in the Charleston area, check out my guides for Mt. Pleasant, West Ashley, James Island, and Summerville, too!      Ashley Melton, Realtor®     843-670-2333    www.CharlestonPalmettoHomes.com     Ashley.Melton@AgentOwned.com    

   By Ashley Melton, Realtor®  The Charleston housing market is admittedly a bit crazy right now. Homes are going under contract quickly after being listed - some within hours - and some for above asking price. But, that's certainly no reason to reconsider buying a home this year. Here are 5 important reasons to consider buying a home here in Charleston. 1. Inventory There's been a limited inventory of available homes for sale in the Charleston area for some time. Currently, there's no real indication of when supply will begin to increase, so if you find a home that fits your needs, you should consider making an offer while it's still available.    2. Interest Rates Interest Rates remain at an all-time low. If you've been thinking about purchasing a home, the time might be right for you to lock in a low mortgage rate before they begin an upward trend. Lower interest rates can lower the monthly mortgage payment of a home in the price range you are comfortable with making the cost of homeownership more affordable and it can also qualify you for a higher price point.   3. Generational Wealth It's a great time to invest in real estate. Currently, rental amounts are on the higher side with fewer vacancies. Of course, there will be ups and downs in the market, but real estate consistently appreciates over time.    4. An experienced Realtor® makes buying a home in Charleston, South Carolina a breeze Buying a home is one of the most important decisions you will ever make. It’s also an emotional decision that requires careful consideration and planning to ensure success. That’s why it makes sense for you to work with someone who has experience navigating this process. A real estate professional knows what questions to ask when looking at homes, how to negotiate effectively, and which neighborhoods are best suited for your needs.  5. Charleston is one of the nation's best places to live Charleston, South Carolina is just a cool town! Charleston is consistently ranked as a great place to live by various publications. Today.com recently named Charleston one of the top 10 best cities to live for post-pandemic life. Here are just a few of the lists that the area has been included in as a top living destination: 100 Best Places To Live 2019 - Money World's Best Cities - Travel & Leisure Best Places to Live - US News   There are still great opportunities to be had as a home buyer in Charleston. If you've been considering a purchase but are unsure of your next steps, check out some of my other blog posts about home buying, like Making the Best Offer in a Seller's Market and Choosing the Best Realtor in Charleston to give you some more info. Afterwards, GET IN TOUCH! I continue to work with buyers and sellers all over the Charleston area so I can answer any questions you have about the area.        Ashley Melton, Realtor®     843-670-2333    www.CharlestonPalmettoHomes.com     Ashley.Melton@AgentOwned.com    

You just closed on a home; congratulations! Start right away making it your own, decorate, get comfortable but don’t forget that deed!  When you sign the papers for your new home, you will walk away with a large stack of papers; however, the deed that says you now own that home won’t be one of them.   If you read my blog, “Deed Fraud - Don’t Let It Happen to You,” then you know that the paper that actually shows you own a home is called a deed, not a title as most people believe.  A deed is the actual piece of paper that you should receive in the mail about 6-8 weeks after closing and after it has been filed with the County Register of Deeds.  If you do not receive your deed, make sure to contact your closing attorney.  More and more counties today are providing deeds online.  Therefore, if your county has this ability, you can go to their website to see for yourself if your deed has been recorded.  When you do receive the deed to your property, you should read it over carefully.  Many people never do look over their deed, and this can exacerbate any possible problems.  The following are the things that your deed should contain taken directly from the SC Clerk of Court manual, although it may differ slightly from county to county: An original, “wet” signed document. Signature of the Party of the First Part. i.e. Grantor/Seller, Mortgagor/Borrower, etc. Two Witnesses to the signature A South Carolina Probate of Acknowledgment A property description to include a recorded plat reference or metes and bounds description A derivation clause to include name(s), date, book, and page of conveyance to the Grantor ( this basically shows when and from whom the seller acquired the property) Subsequent documents such as releases, satisfactions, etc. require a “parent” or original book and page number.    I am not discussing deed fraud in this blog; I am talking about things that may have been either miscommunicated between the buyer and the seller or strictly human error types of mistakes.  You aren’t trying to be Sherlock Holmes. You likely wouldn’t know a forged signature in this case,  you are actually checking the correctness of the paperwork for your purchase.  With this being said, and referring to the sample deed above, the following are things you should look for: On page 1, you want to make sure the county, purchase price, the names of the buyer and seller, and their addresses are all correct. Also, on page 1, make sure that the legal description of the property, metes, and bounds, tax map number, lot and block, whichever way used is correct. Also, make sure that any attachment, such as a survey, is actually included and correct. On page 2, make sure that all signatures match the printed names. On page 3, make sure that the county is correct Make sure that page 3 has the notaries seal and that their commission was not expired. The type of mistake that could seriously affect you is a mistake or miscommunication in the actual location or size of the property.  At AgentOwned we recently found that a sale was supposed to include more than one parcel, but only one parcel was stated on the deed.  That could have been a huge problem down the road for the buyer if it hadn’t been detected right away.  It was a legal problem that still took some work to resolve, but one that won’t become an unexpected issue years from now when the buyer decides to resell. This is a perfect example of why it’s best to use an attorney who specializes in real estate for your closing, not to mention an experienced real estate agent. If you have any questions about the deed for your home, comment below, and I’ll do my best to help!

     By Ashley Melton, Realtor®  We're currently in a strong seller's market and homes are selling quickly.The average days on the market in the Charleston area is 31 days and nationwide it's 32 days according to the MLS for ALL listings combined. In actuality, I'm seeing widely varying numbers for this. And it's for this reason it's incredibly important you're prepared to make the best and most attractive offer you can when you find the home you love. In this article, I'll answer some of the most common questions I get about how to make the best offer on a home in a seller's market. Tips for being a competitive buyer in today's housing market Buyers need to be financially prepared before they start the home buying process in today's market. By that I mean, you need to be pre-approved and have your down payment and closing costs saved. If you have a home to sell, it needs to be under contract, or it's highly unlikely the offer on the home you have your eye on will be accepted. In addition to being financially prepared, it's also important to keep your emotions in check during the offer process so you can make sound decisions for your future. With that being said, here are some of the most common questions I get about making an offer on a home: "If you have a home to sell, it needs to be under contract, or it's highly unlikely the offer on the home you have your eye on will be accepted." Should I be prepared to pay over asking price for a home to be competitive? When it's a "Seller's Market" like it is currently, buyers will need to assume they'll be paying at least the list price for a home, and possibly a bit higher. This is definitely something to keep in mind when budgeting for the home you want. Currently, the list price vs. the final sales price varies quite widely with location playing a large role in those fluctuations. So, while I recommend having a set budget with additional "Cushion", the amount of cushion could vary depending on your desired location in the Lowcountry, so a discussion with your real estate agent is advised. Will I have to compromise on location to buy the home I want? If you're willing to wait as long as it takes to get a home in the location you're looking for, don't compromise. If you don't have the time to wait, a compromise on location or renting in the preferred area should be considered. How can I make my offer more attractive to the seller? Buyers can consider waiving contingencies to make a stronger offer, such as home inspections, financing, and appraisals. A cash buyer can waive any contingency they prefer, while a buyer seeking a mortgage will have certain contingencies that can't be waived. The decision to waive contingencies should be carefully considered to avoid buyer's remorse later, though. In a healthy market, (also known as a balanced or neutral market) a buyer can ask the seller for many concessions, and in many cases get them. Closing costs, home warranty, and transfer fees come to mind. However, in the current market, the buyer should be wary of asking the seller for anything extra.  "...in the current market, the buyer should be wary of asking the seller for anything extra." Should I do something special to make my offer stand out? Like write a personal letter to the seller? In this market, the initial offer needs to be as attractive as it can be, otherwise you may not have a second chance. Some Realtors® are getting away from the personal letter to the seller. Realtors®, like myself, follow fair housing guidelines and these types of letters can violate fair housing laws without the buyer realizing it and imperil your offer, altogether. Can I balance my needs as a home buyer with the seller's needs? In a seller's market, the seller's needs are going to prevail making it difficult to find a balance with the buyer's needs (You) and the seller's. Heavy competition can lead to trying to make your offer as appealing as possible and as a result - you could make risky decisions. My best advice is that you should know your limit and stick with it.  "Heavy competition can lead to trying to make your offer as appealing as possible and as a result - you could make risky decisions." What are some other mistakes to avoid when making an offer on a house? You should always consider what the market conditions will be in the future. While it may be smart now to pay over the asking price, what will that look like when the market shifts? Will you be underwater? Having an experienced real estate agent to help you consider these pitfalls, make the most educated decision on your offer strategy and submit your offer correctly and in a timely manner is crucial. To learn more about choosing the best real estate agent for your needs, you can read my blog post HERE.     Ashley Melton, Realtor® Ashley.Melton@AgentOwned.com www.CharlestonPalmettoHomes.com 843-670-2333

Whether you're a first-time homebuyer or purchasing your next home, I've seen these mistakes made by both. With this list of common mistakes home buyers make, I hope to help you avoid costly issues and come out ahead of the game when purchasing your home.    By Ashley Melton, Realtor®  1. Not Getting With a Mortgage Lender First This is my number one rule when house hunting. Buyers need to know what they qualify for to set their budget and the seller is not going to look at an offer without a mortgage pre-approval letter. If there are multiple offers on the table, there may not be time to get with the lender and compete with them.  2. Hiring the Wrong Agent A home buyer, whether first-time or veteran, needs to take the time to research and hire the right real estate agent. Having an agent with local knowledge and experience is key. A great real estate agent should be easy to talk to, communicate with quickly and have knowledge of the ins and outs of the area you're interested in to guide you in making the best decisions. If you're interested in learning more about picking the best Realtor® for your needs, check out my guide to making the best choice HERE. 3. Making the House Fit As a home buyer, you're probably going to have a list of wants and needs. It's easy to get frustrated when the right home hasn't come along yet. I've seen buyers try to make a home "fit" as their stress levels rise. My best advice is to wait for the right house. You don't want to make such an important purchase, only to regret it once you're in the home and realize things aren't working for you. 4. Overlooking Location Issues Overlook location at your peril. A classic example is a busy street. You may not realize the amount of traffic you'll see if you're unfamiliar with the location, but your agent should be knowledgeable about this and point it out. Busy streets can be a problem for kids and pets, and will also be an issue when it's time to sell. Listen to the advice of your agent. 5. Getting Hung Up on Cosmetic Imperfections  Buyers often get hung up on cosmetics and find it hard to see past them. For example, paint colors are a big hurdle for some. Though most people don't enjoy painting, it's a cheap way to transform the space and gives instant gratification. Try to keep the home's potential in mind when making your considerations and ask your agent whether or not a concern can be addressed in negotiations. 6. Buying More House Than you Can Afford This one seems like a broken record the number of times you've probably heard it. But, you'd be surprised how easy it can be for buyers to fall head over heels for a home that stretches the limits of their budget or how much home they're approved for. With the current real estate market, there's stiff competition for desirable homes with many being sold above asking price making it increasingly easier for buyers to find themselves in a tough financial situation later. Your budget should factor in your other monthly expenses, not just the asking price of the home - sticking to your guns and instead focusing on a monthly payment in a price range you can afford will prevent a lot of headache down the road. 7. Overlooking the Hidden Costs of Homeownership Like I mentioned in mistake #6 above, there are other factors to consider with your home purchase besides the purchase price of the home. These extra costs can add up quickly and eat up your finances, causing issues in other areas of your life you may not have accounted for. For example, your home may come with higher property taxes due to location, higher utility bills to heat, cool and maintain due to size and don't forget about homeowners insurance, closing costs and possibly HOA fees. These are all items a good real estate agent should be able to advise you on during the house-hunting process so you're not depleting your savings or emergency fund to make the monthly mortgage payments. 8. Not Getting with a Mortgage Lender First (yes, it's here twice) Finding a great, knowledgeable lender (in addition to finding a great real estate agent) is so important in preparing yourself for the home buying process I put it on this list twice. A great mortgage broker will help you understand if you qualify for first-time homebuyer programs which can help you save money with your purchase. They'll make sure you understand the difference between pre-qualification and pre-approval and which one you need. And they'll also advise you on common mistakes of home buyers like making large purchases or applying for credit after your offer is accepted. These things increase your debt and negatively affect your credit score putting the purchase of the home in danger of falling through. 9. Paying PMI (or more than you have to) To be clear, having this on my list doesn't imply that paying PMI is something to avoid. In fact, PMI can help home buyers who have a hard time pulling together the 20% down payment to get their loan. Many first-time home buyers pay private mortgage insurance, which is fine. What I do want you to avoid is paying too much. You want to notify your lender when your mortgage is paid down to 78% of your home's LTV or "Loan-to-Value" ratio. Your PMI may automatically be cancelled when you owe 78% of the home value but it does depend on the type of loan you have. So, making sure you're both on the same page and aware of approaching that number will prevent you from paying any more than necessary. 10. Letting Emotions Make Important Decisions For You Believe me, I get it. Purchasing a home is one of the biggest investments you'll make in your lifetime so it stands to reason emotions are going to get involved. The problem is that because it's such a big investment, you need to think clearly and make sound financial decisions based on the facts in front of you. Otherwise, there'll be a lot more emotions to deal with later on and not the good kind. Stay Focused, Stay Stress-Free As of this writing, it's clearly a seller's market and buyers are making offers over asking price because it's harder to find homes due to low inventory and it being "...very difficult to replenish or add to supply. Existing homeowners in many cases are staying put, particularly the ones that are older." The Washington Post. But, some of these offers are going to stretch buyers very thin over the long term because they've made the decision to bid more than they can actually afford. Set a budget. Stick to it. Stay focused. Let finances and facts dictate decisions, not your emotions. At the end of the day, buying a home isn't something that should raise your blood pressure or give you nightmares. This is an exciting time for you! Just having a few key things in place along with the right mindset will allow you to enjoy the home-buying process the way you should be: Stress-free and fun. I hope this list helps you in your home buying journey. If you have any questions, please drop me a line and ask - I'd love to hear from you!  And if you'd like to learn how to make the best offer on a home in today's seller's market, check out my blog post about that HERE.    Ashley Melton, Realtor®    Ashley.Melton@AgentOwned.com    www.CharlestonPalmettoHomes.com    843-670-2333