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...New to this thread and joined because I am trying tio get smarter on the whole area, not just SJP. I guess my first question is this, does anyone know what percentage of allowable lots within the SJP master plan have been developed to date? Has the Master Developer often changed the density from the original Master Plan? Obviously the financial climate has been horrible but has there been an uptick in interest and therefore pricing?...
If the figure of 2500+ built is accurate, that's about 50% of the lots developed. St James was started in the early 1990's and I haven't followed its history in detail, but I would guess that the planned density has not been changed. It has always been envisioned as a very upscale community.
The selling price of resales has declined since peaks in 2007. (The data is in the Internet somewhere.) However, people who live in St James report there is a very good level of new construction. Prices remain high because of the perception that St James is a high quality, exclusive community.
Hi folks,
New to this thread and joined because I am trying tio get smarter on the whole area, not just SJP. I guess my first question is this, does anyone know what percentage of allowable lots within the SJP master plan have been developed to date? Has the Master Developer often changed the density from the original Master Plan? Obviously the financial climate has been horrible but has there been an uptick in interest and therefore pricing?
If SJP weren"t appealing to me for whatever reason what are the best alternatives in the area?
Are homes in SJP usually custom built or builder specs jobs?
I went through your process and closed on a home in July. I would suggest you spend a lot of time looking and doing deep research on each plantation. Make a list of what you are looking for and judge the plantation that can best provide what you want in a home. I spent over a year looking and still missed viewing some nice developments, since they didn't have billboards along the road. If you have the time and resources, I would rent a place for six months so you can get a feel for the area. Also, I would suggest you look at plantations that are fully "sold out" and look at the HOA financial situation. My experience has been is that developer will keep the costs down on the amenities and then the homeowners are left with raising the prices to cover the present and future costs. Some of the fully sold plantations have lots and homes for sale. You will get a better deal on a resale in this market. Compare the cost per square foot (land and house) to building a new home. There is a lot of inventory of homes from $300,000 to $1 million range including foreclosures and short sales.
Use the link provided by goldenage1 to Carolina Plantations Brunswick County NC | Carolina Plantations Real Estate and look at the homes and lots for sale in Winding River; River Edge and Seascape ect since they are "sold out", all have excellent values in custom built homes and land and are just as nice as SJP.
We found our place traveling up from Myrtle (instead of down from the NE) and there are numerous development that are closer to the S Carolina border.
Ocean Ridge, Sea Trail, The Farm, Carolina Shores to name a few.
Each offering various price points, builders options, amenities etc.
Use the link provided by goldenage1 to Carolina Plantations Brunswick County NC | Carolina Plantations Real Estate and look at the homes and lots for sale in Winding River; River Edge and Seascape ect since they are "sold out", all have excellent values in custom built homes and land and are just as nice as SJP.
Good points. The Carolina Plantations site is a good comparison tool for finding the amenities you want or need, and for deciding what you can afford. The HOA fees quoted may not be up-to-date, but should verify them yourself.
One important point is whether you want to be closer to Wilmington or Myrtle Beach or whether it does not matter. I also suggest looking at Google maps to determine where the "life necessities" are: food stores, doctors, hospital, etc. Some of the plantations are further away from these than others.
But I forgot to mention Brunswick Plantation (which was the first one we looked at and not to be confused with Brunswick Forest), The Thistle, Devaun Park, Crow Creek etc, etc.
Oh and we experienced the traffic on the Cape Fear bridge from Wilmington to 17 South at the evening rush today. Pretty much a PITA and something to avoid in the future!
Living here for 2 weeks now and loving it! Gorgeous community with so much to do. Friendly people and beautiful weather. Exploring a bit - into Wilmington a couple of times (no further than I had to go in CT to get to a mall)joined the Costco, Bald Head Island is a great day trip and looking forward to another beach day tomorrow. Lot has been leveled and staked so can't wait to have a home instead of a rental. All in all I couldn't be happier with our decision to make SJ our home.
Just got back from inspecting our new home and we anticipate getting in on November 15th, that is if we can get the freaking builder to get off the dime and get the finishing stuff done.
I don't post much, but lurk weekly and notice that you've mentioned difficulties getting your builder to wrap things up a couple times lately. We have a lot in St James and are looking to start building within a year. We would like to hear more "real world" experiences with builders beyond their reference lists. Would you mind sharing who your builder is? Have you had a lot of problems?
Simply a bit of sarcasm, as I am building it myself and only have myself to beat up on if I'm a week late in my projection..... however in my defense it's a pretty complicated house.
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