Home valuation
What is your home worth?
Not an automated estimate. A walk-through, and a comparative market analysis built from what has actually closed in your community.
Why there is no instant estimate here
A national algorithm cannot see what moves a Lowcountry price
An automated estimate is built from what sits in public records: bedrooms, bathrooms, square footage, lot size, and what the property last sold for. That is genuinely useful in a subdivision where every house is a version of every other house.
It is much weaker here, because the variables that decide price in this market are not in those records. Two homes with identical specifications, a quarter of a mile apart, can be worth materially different amounts — and every reason for it is invisible to a model reading the county file.
I would rather explain that than put a number on this page I cannot defend.
What actually moves the number here
These are the local variables I check on every valuation. They are the same terms that confuse most out-of-state buyers, which is why they are in the glossary.
- Deepwater vs marshfrontThe difference decides boat access, and it moves price substantially.
- Regime feeA South Carolina term that confuses almost every out-of-state buyer, and one of the twenty-one questions I'm asked most.
- POA vs HOAMy single strongest piece of advice is to read the POA's finances before the listing. Buyers routinely assume the two are interchangeable; the governing documents and the money behind them are not.
- Condo vs villaThe first question on my list of twenty-one. Local usage does not match what most buyers arrive expecting.
- Fee simple townhomeBuyers ask what it means when a townhome is described as fee simple, and the answer changes what they actually own.
- The 4% vs 6% assessment ratioSouth Carolina taxes a primary residence and an investment property at different assessment ratios. Two of my most-asked questions turn on it.
Alongside those: what your architectural review board has already approved, what the POA’s finances look like to a buyer’s agent reading them, and whether a club or golf membership comes with the house or has to be applied for. Any one of them can move a buyer’s offer.
What I do instead
I walk the house. Then I build a comparative market analysis from what has actually closed in your community through REsides MLS — the sold record, not the asking prices still sitting on the market, which are the numbers a homeowner usually has in mind and the ones least connected to what a home will fetch.
You get the comparables I used and the reasoning, not just a figure. If I think your number is optimistic, I will show you why rather than take the listing at a price I expect to reduce.
The pricing record behind that
I have taken 7 listings to closing, from $195K to $2.45M, across Sea Pines, Moss Creek, Beaufort. All of them are published — here, and on the sellers page.
- $2.45M2026 · Townhouse · Sea Pines
- $700K2024 · House · Moss Creek
- $645K2026 · House · Moss Creek
- $530K2023 · House · Moss Creek
- $479K2025 · House · Moss Creek
- $410K2024 · House · Moss Creek
- $195K2026 · House · Beaufort
Want the number?
Send me the address and I'll come back with the comparables and the reasoning, not just a figure.