1212 Beachcomber Blvd #102 · Hardeeville, SC 29927

$379,999

2 bd · 2.0 ba · 1,378 sqft · SingleFamily · 160 Days on market

Built 2021 3,920 sqft lot Est $397k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Cash flow +8.4/30.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to your own slice of island-style paradise in Latitude Margaritaville, the award-winning 55+ community inspired by the laid-back Jimmy Buffett lifestyle with this highly sought after Dreamsicle Cottage. This charming 2-bed, 2-bath home with a dedicated office offers a bright, open floor plan with coastal-inspired finishes, spacious bedrooms, and low-maintenance living designed for comfort and ease. Enjoy resort-style amenities just steps from your door. Residents of Margaritaville have access to the Paradise Pool, complete with beach-entry, cabanas, tiki huts, and lawn games. Stay active at the Fins Up! Fitness Center, which features state-of-the-art equipment, indoor lap pool, spin room, and wellness programs. Outdoor recreation includes pickleball and tennis courts, wiffle ball at Fins Field, walking trails, and Lake Latitude, perfect for kayaking and paddleboarding. Social life thrives at the Town Square bandshell, Last Mango Theater, and the Latitude Bar & Chill Restaurant ideal for live music, dining, and community gatherings. The Workin' N' Playin' Center, Barkaritaville Pet Spa, and numerous clubs and events make it easy to stay engaged and connected. Located just off Highway 278, Margaritaville offers unbeatable convenience. You're minutes from shopping and dining at the Tanger Outlets and a short drive to downtown Bluffton, Hilton Head's beaches, and nearby day-trip destinations like Savannah and Charleston. Nature lovers will enjoy quick access to Pinckney Island Wildlife Refuge and historic Lowcountry sites. For added peace of mind, Coastal Carolina Hospital is just moments away an important benefit in a 55+ active adult community. Additional medical centers, including Hilton Head Regional and Beaufort Memorial, are also within easy reach. This home offers the perfect blend of relaxation, recreation, and vibrant community living. Discover why so many choose to "live the Margaritaville lifestyle" every day. Your island-inspired retirement awaits!

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Community pool; Senior community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Sewer available
• Home design: Condominium / Townhome style (model: Dreamsicle)
• Construction: Composition shingle roof
• Exterior features: Enclosed porch; Porch; Screened porch; Community pool; West-facing view

Interior

• Kitchen: Convection oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Furnished; Ceiling fan(s); Main level primary; Library; Office

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (34.1% below list).
• Recommended offer: $250k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.6% in Hardeeville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#136 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B+, housing B+; Watch: schools F, amenities F, commute F.
• Jasper 01 (rural): math 12% / reading 22% proficiency, ranked #77 of 80 in SC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.7%/yr); 503 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Jasper County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $258k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $250,244 (34.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.66% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $396,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Barefoot Ln #101	0.14mi	2/2.0	1,378 (0%)	3mo	$385,000	$279	91
690 Beachcomber Blvd #101	0.19mi	2/2.0	1,378 (0%)	3mo	$390,000	$283	89
43 Barefoot Ln #101	0.18mi	2/2.0	1,321 (-4%)	3mo	$389,000	$294	83
1141 Beachcomber Blvd	0.05mi	2/2.0	1,503 (+9%)	4mo	$450,000	$299	79
674 Beachcomber Blvd #101	0.18mi	2/2.0	1,488 (+8%)	6mo	$375,000	$252	73
151 Island Breeze Ln #102	0.06mi	2/2.0	1,204 (-13%)	5mo	$385,000	$320	72
676 Beachcomber Blvd	0.19mi	2/2.0	1,210 (-12%)	1mo	$348,000	$288	70
585 Beachcomber Blvd	0.23mi	2/2.0	1,503 (+9%)	6mo	$540,000	$359	69
39 Nesting Ln	0.65mi	2/2.0	1,438 (+4%)	1mo	$336,250	$234	62
36 Nesting Ln	0.62mi	3/2.0 (+1)	1,338 (-3%)	1mo	$375,000	$280	60
85 Redtail Dr	0.74mi	2/2.0	1,420 (+3%)	5mo	$320,000	$225	57
302 Flip Flop Ct	0.72mi	2/2.0	1,558 (+13%)	1mo	$470,000	$302	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.67×
• Total profit: $177,622
• Equity at exit: $342,333

10-year hold

• IRR: 18.3%
• Equity multiple: 5.95×
• Total profit: $526,820
• Equity at exit: $738,254

Cash invested: $106,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29927

• Home prices YoY: 18.8%
• Rents YoY: -1.7%
• Active inventory: 503
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-343

Break-even live

Break-even rent $2,937

Max offer price $319,390

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-236	+0% $-343	+5% $-451	+10% $-558
Rent	-10% $-541	-5% $-442	+0% $-343	+5% $-244	+10% $-145
Rate	-1.0pp $-152	-0.5pp $-246	base $-343	+0.5pp $-442	+1.0pp $-542

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 Landing Ln Bluffton, SC	2.0	2.0	1586	$2,730	$1.72	22d	1	0.42mi
37 Nesting Ln Bluffton, SC	2.0	2.0	1158	$2,350	$2.03	14d	1	0.65mi
38 Whitebark Ln Bluffton, SC	2.0	2.0	1566	$2,500	$1.60	14d	1	0.69mi
120 Treasure Past Way Hardeeville, SC	2.0	2.0	1204	$2,750	$2.28	22d	1	0.88mi
439 Starfish Pl Hardeeville, SC	2.0	2.0	1862	$3,200	$1.72	22d	1	1.09mi
1495 Shoreside Dr Hardeeville, SC	2.0	2.0	1378	$2,850	$2.07	14d	1	1.18mi
1417 Shoreside Dr Hardeeville, SC	2.0	2.0	1204	$2,600	$2.16	22d	1	1.20mi
133 Stratford Village Way Bluffton, SC	2.0	2.0	1835	$2,995	$1.63	45d	1	1.41mi
104 Flip Side Ln Unit 1 Hardeeville, SC	2.0	2.0	1558	$2,700	$1.73	22d	1	1.46mi
61 Tropics Ave Unit 1 Hardeeville, SC	2.0	2.0	1321	$2,650	$2.01	22d	1	1.47mi

Listing history 31 events

1. 2026-06-21
   days on market $379,999 Active 160 DOM
2. 2026-06-18
   days on market $379,999 Active 157 DOM
3. 2026-06-17
   price $379,999 Active 156 DOM
4. 2026-06-17
   days on market $384,999 Active 156 DOM
5. 2026-06-16
   days on market $384,999 Active 155 DOM
6. 2026-06-15
   days on market $384,999 Active 154 DOM
7. 2026-06-14
   days on market $384,999 Active 152 DOM
8. 2026-06-13
   days on market $384,999 Active 151 DOM
9. 2026-06-10
   days on market $384,999 Active 149 DOM
10. 2026-06-09
    days on market $384,999 Active 148 DOM
11. 2026-06-08
    days on market $384,999 Active 147 DOM
12. 2026-06-07
    days on market $384,999 Active 146 DOM
13. 2026-06-03
    days on market $384,999 Active 142 DOM
14. 2026-06-02
    days on market $384,999 Active 141 DOM
15. 2026-06-01
    days on market $384,999 Active 140 DOM
16. 2026-05-31
    days on market $384,999 Active 139 DOM
17. 2026-05-30
    days on market $384,999 Active 138 DOM
18. 2026-05-03
    price $384,999

    Show marketing remark (2015 chars)

    Welcome to your own slice of island-style paradise in Latitude Margaritaville, the award-winning 55+ community inspired by the laid-back Jimmy Buffett lifestyle with this highly sought after Dreamsicle Cottage. This charming 2-bed, 2-bath home with a dedicated office offers a bright, open floor plan with coastal-inspired finishes, spacious bedrooms, and low-maintenance living designed for comfort and ease. Enjoy resort-style amenities just steps from your door. Residents of Margaritaville have access to the Paradise Pool, complete with beach-entry, cabanas, tiki huts, and lawn games. Stay active at the Fins Up! Fitness Center, which features state-of-the-art equipment, indoor lap pool, spin room, and wellness programs. Outdoor recreation includes pickleball and tennis courts, wiffle ball at Fins Field, walking trails, and Lake Latitude, perfect for kayaking and paddleboarding. Social life thrives at the Town Square bandshell, Last Mango Theater, and the Latitude Bar & Chill Restaurant ideal for live music, dining, and community gatherings. The Workin' N' Playin' Center, Barkaritaville Pet Spa, and numerous clubs and events make it easy to stay engaged and connected. Located just off Highway 278, Margaritaville offers unbeatable convenience. You're minutes from shopping and dining at the Tanger Outlets and a short drive to downtown Bluffton, Hilton Head's beaches, and nearby day-trip destinations like Savannah and Charleston. Nature lovers will enjoy quick access to Pinckney Island Wildlife Refuge and historic Lowcountry sites. For added peace of mind, Coastal Carolina Hospital is just moments away an important benefit in a 55+ active adult community. Additional medical centers, including Hilton Head Regional and Beaufort Memorial, are also within easy reach. This home offers the perfect blend of relaxation, recreation, and vibrant community living. Discover why so many choose to "live the Margaritaville lifestyle" every day. Your island-inspired retirement awaits!

19. 2026-05-03
    price $384,999 2015-char remark

    Show marketing remark (2015 chars)

    Welcome to your own slice of island-style paradise in Latitude Margaritaville, the award-winning 55+ community inspired by the laid-back Jimmy Buffett lifestyle with this highly sought after Dreamsicle Cottage. This charming 2-bed, 2-bath home with a dedicated office offers a bright, open floor plan with coastal-inspired finishes, spacious bedrooms, and low-maintenance living designed for comfort and ease. Enjoy resort-style amenities just steps from your door. Residents of Margaritaville have access to the Paradise Pool, complete with beach-entry, cabanas, tiki huts, and lawn games. Stay active at the Fins Up! Fitness Center, which features state-of-the-art equipment, indoor lap pool, spin room, and wellness programs. Outdoor recreation includes pickleball and tennis courts, wiffle ball at Fins Field, walking trails, and Lake Latitude, perfect for kayaking and paddleboarding. Social life thrives at the Town Square bandshell, Last Mango Theater, and the Latitude Bar & Chill Restaurant ideal for live music, dining, and community gatherings. The Workin' N' Playin' Center, Barkaritaville Pet Spa, and numerous clubs and events make it easy to stay engaged and connected. Located just off Highway 278, Margaritaville offers unbeatable convenience. You're minutes from shopping and dining at the Tanger Outlets and a short drive to downtown Bluffton, Hilton Head's beaches, and nearby day-trip destinations like Savannah and Charleston. Nature lovers will enjoy quick access to Pinckney Island Wildlife Refuge and historic Lowcountry sites. For added peace of mind, Coastal Carolina Hospital is just moments away an important benefit in a 55+ active adult community. Additional medical centers, including Hilton Head Regional and Beaufort Memorial, are also within easy reach. This home offers the perfect blend of relaxation, recreation, and vibrant community living. Discover why so many choose to "live the Margaritaville lifestyle" every day. Your island-inspired retirement awaits!

20. 2026-04-22
    price $394,999
21. 2026-04-18
    price $394,999 2015-char remark

    Show marketing remark (2015 chars)

    Welcome to your own slice of island-style paradise in Latitude Margaritaville, the award-winning 55+ community inspired by the laid-back Jimmy Buffett lifestyle with this highly sought after Dreamsicle Cottage. This charming 2-bed, 2-bath home with a dedicated office offers a bright, open floor plan with coastal-inspired finishes, spacious bedrooms, and low-maintenance living designed for comfort and ease. Enjoy resort-style amenities just steps from your door. Residents of Margaritaville have access to the Paradise Pool, complete with beach-entry, cabanas, tiki huts, and lawn games. Stay active at the Fins Up! Fitness Center, which features state-of-the-art equipment, indoor lap pool, spin room, and wellness programs. Outdoor recreation includes pickleball and tennis courts, wiffle ball at Fins Field, walking trails, and Lake Latitude, perfect for kayaking and paddleboarding. Social life thrives at the Town Square bandshell, Last Mango Theater, and the Latitude Bar & Chill Restaurant ideal for live music, dining, and community gatherings. The Workin' N' Playin' Center, Barkaritaville Pet Spa, and numerous clubs and events make it easy to stay engaged and connected. Located just off Highway 278, Margaritaville offers unbeatable convenience. You're minutes from shopping and dining at the Tanger Outlets and a short drive to downtown Bluffton, Hilton Head's beaches, and nearby day-trip destinations like Savannah and Charleston. Nature lovers will enjoy quick access to Pinckney Island Wildlife Refuge and historic Lowcountry sites. For added peace of mind, Coastal Carolina Hospital is just moments away an important benefit in a 55+ active adult community. Additional medical centers, including Hilton Head Regional and Beaufort Memorial, are also within easy reach. This home offers the perfect blend of relaxation, recreation, and vibrant community living. Discover why so many choose to "live the Margaritaville lifestyle" every day. Your island-inspired retirement awaits!

22. 2026-04-05
    price $399,999
23. 2026-03-28
    price $399,999 2015-char remark

    Show marketing remark (2015 chars)

    Welcome to your own slice of island-style paradise in Latitude Margaritaville, the award-winning 55+ community inspired by the laid-back Jimmy Buffett lifestyle with this highly sought after Dreamsicle Cottage. This charming 2-bed, 2-bath home with a dedicated office offers a bright, open floor plan with coastal-inspired finishes, spacious bedrooms, and low-maintenance living designed for comfort and ease. Enjoy resort-style amenities just steps from your door. Residents of Margaritaville have access to the Paradise Pool, complete with beach-entry, cabanas, tiki huts, and lawn games. Stay active at the Fins Up! Fitness Center, which features state-of-the-art equipment, indoor lap pool, spin room, and wellness programs. Outdoor recreation includes pickleball and tennis courts, wiffle ball at Fins Field, walking trails, and Lake Latitude, perfect for kayaking and paddleboarding. Social life thrives at the Town Square bandshell, Last Mango Theater, and the Latitude Bar & Chill Restaurant ideal for live music, dining, and community gatherings. The Workin' N' Playin' Center, Barkaritaville Pet Spa, and numerous clubs and events make it easy to stay engaged and connected. Located just off Highway 278, Margaritaville offers unbeatable convenience. You're minutes from shopping and dining at the Tanger Outlets and a short drive to downtown Bluffton, Hilton Head's beaches, and nearby day-trip destinations like Savannah and Charleston. Nature lovers will enjoy quick access to Pinckney Island Wildlife Refuge and historic Lowcountry sites. For added peace of mind, Coastal Carolina Hospital is just moments away an important benefit in a 55+ active adult community. Additional medical centers, including Hilton Head Regional and Beaufort Memorial, are also within easy reach. This home offers the perfect blend of relaxation, recreation, and vibrant community living. Discover why so many choose to "live the Margaritaville lifestyle" every day. Your island-inspired retirement awaits!

24. 2026-02-27
    status Active 2015-char remark

    Show marketing remark (2015 chars)

    Welcome to your own slice of island-style paradise in Latitude Margaritaville, the award-winning 55+ community inspired by the laid-back Jimmy Buffett lifestyle with this highly sought after Dreamsicle Cottage. This charming 2-bed, 2-bath home with a dedicated office offers a bright, open floor plan with coastal-inspired finishes, spacious bedrooms, and low-maintenance living designed for comfort and ease. Enjoy resort-style amenities just steps from your door. Residents of Margaritaville have access to the Paradise Pool, complete with beach-entry, cabanas, tiki huts, and lawn games. Stay active at the Fins Up! Fitness Center, which features state-of-the-art equipment, indoor lap pool, spin room, and wellness programs. Outdoor recreation includes pickleball and tennis courts, wiffle ball at Fins Field, walking trails, and Lake Latitude, perfect for kayaking and paddleboarding. Social life thrives at the Town Square bandshell, Last Mango Theater, and the Latitude Bar & Chill Restaurant ideal for live music, dining, and community gatherings. The Workin' N' Playin' Center, Barkaritaville Pet Spa, and numerous clubs and events make it easy to stay engaged and connected. Located just off Highway 278, Margaritaville offers unbeatable convenience. You're minutes from shopping and dining at the Tanger Outlets and a short drive to downtown Bluffton, Hilton Head's beaches, and nearby day-trip destinations like Savannah and Charleston. Nature lovers will enjoy quick access to Pinckney Island Wildlife Refuge and historic Lowcountry sites. For added peace of mind, Coastal Carolina Hospital is just moments away an important benefit in a 55+ active adult community. Additional medical centers, including Hilton Head Regional and Beaufort Memorial, are also within easy reach. This home offers the perfect blend of relaxation, recreation, and vibrant community living. Discover why so many choose to "live the Margaritaville lifestyle" every day. Your island-inspired retirement awaits!

25. 2026-02-27
    status Active

    Show marketing remark (2015 chars)

    Welcome to your own slice of island-style paradise in Latitude Margaritaville, the award-winning 55+ community inspired by the laid-back Jimmy Buffett lifestyle with this highly sought after Dreamsicle Cottage. This charming 2-bed, 2-bath home with a dedicated office offers a bright, open floor plan with coastal-inspired finishes, spacious bedrooms, and low-maintenance living designed for comfort and ease. Enjoy resort-style amenities just steps from your door. Residents of Margaritaville have access to the Paradise Pool, complete with beach-entry, cabanas, tiki huts, and lawn games. Stay active at the Fins Up! Fitness Center, which features state-of-the-art equipment, indoor lap pool, spin room, and wellness programs. Outdoor recreation includes pickleball and tennis courts, wiffle ball at Fins Field, walking trails, and Lake Latitude, perfect for kayaking and paddleboarding. Social life thrives at the Town Square bandshell, Last Mango Theater, and the Latitude Bar & Chill Restaurant ideal for live music, dining, and community gatherings. The Workin' N' Playin' Center, Barkaritaville Pet Spa, and numerous clubs and events make it easy to stay engaged and connected. Located just off Highway 278, Margaritaville offers unbeatable convenience. You're minutes from shopping and dining at the Tanger Outlets and a short drive to downtown Bluffton, Hilton Head's beaches, and nearby day-trip destinations like Savannah and Charleston. Nature lovers will enjoy quick access to Pinckney Island Wildlife Refuge and historic Lowcountry sites. For added peace of mind, Coastal Carolina Hospital is just moments away an important benefit in a 55+ active adult community. Additional medical centers, including Hilton Head Regional and Beaufort Memorial, are also within easy reach. This home offers the perfect blend of relaxation, recreation, and vibrant community living. Discover why so many choose to "live the Margaritaville lifestyle" every day. Your island-inspired retirement awaits!

26. 2026-02-09
    status Pending
27. 2026-02-07
    status Pending 2015-char remark

    Show marketing remark (2015 chars)

    Welcome to your own slice of island-style paradise in Latitude Margaritaville, the award-winning 55+ community inspired by the laid-back Jimmy Buffett lifestyle with this highly sought after Dreamsicle Cottage. This charming 2-bed, 2-bath home with a dedicated office offers a bright, open floor plan with coastal-inspired finishes, spacious bedrooms, and low-maintenance living designed for comfort and ease. Enjoy resort-style amenities just steps from your door. Residents of Margaritaville have access to the Paradise Pool, complete with beach-entry, cabanas, tiki huts, and lawn games. Stay active at the Fins Up! Fitness Center, which features state-of-the-art equipment, indoor lap pool, spin room, and wellness programs. Outdoor recreation includes pickleball and tennis courts, wiffle ball at Fins Field, walking trails, and Lake Latitude, perfect for kayaking and paddleboarding. Social life thrives at the Town Square bandshell, Last Mango Theater, and the Latitude Bar & Chill Restaurant ideal for live music, dining, and community gatherings. The Workin' N' Playin' Center, Barkaritaville Pet Spa, and numerous clubs and events make it easy to stay engaged and connected. Located just off Highway 278, Margaritaville offers unbeatable convenience. You're minutes from shopping and dining at the Tanger Outlets and a short drive to downtown Bluffton, Hilton Head's beaches, and nearby day-trip destinations like Savannah and Charleston. Nature lovers will enjoy quick access to Pinckney Island Wildlife Refuge and historic Lowcountry sites. For added peace of mind, Coastal Carolina Hospital is just moments away an important benefit in a 55+ active adult community. Additional medical centers, including Hilton Head Regional and Beaufort Memorial, are also within easy reach. This home offers the perfect blend of relaxation, recreation, and vibrant community living. Discover why so many choose to "live the Margaritaville lifestyle" every day. Your island-inspired retirement awaits!

28. 2025-12-25
    listed $410,000 Active
29. 2025-12-24
    listed $410,000 Active 2015-char remark

    Show marketing remark (2015 chars)

    Welcome to your own slice of island-style paradise in Latitude Margaritaville, the award-winning 55+ community inspired by the laid-back Jimmy Buffett lifestyle with this highly sought after Dreamsicle Cottage. This charming 2-bed, 2-bath home with a dedicated office offers a bright, open floor plan with coastal-inspired finishes, spacious bedrooms, and low-maintenance living designed for comfort and ease. Enjoy resort-style amenities just steps from your door. Residents of Margaritaville have access to the Paradise Pool, complete with beach-entry, cabanas, tiki huts, and lawn games. Stay active at the Fins Up! Fitness Center, which features state-of-the-art equipment, indoor lap pool, spin room, and wellness programs. Outdoor recreation includes pickleball and tennis courts, wiffle ball at Fins Field, walking trails, and Lake Latitude, perfect for kayaking and paddleboarding. Social life thrives at the Town Square bandshell, Last Mango Theater, and the Latitude Bar & Chill Restaurant ideal for live music, dining, and community gatherings. The Workin' N' Playin' Center, Barkaritaville Pet Spa, and numerous clubs and events make it easy to stay engaged and connected. Located just off Highway 278, Margaritaville offers unbeatable convenience. You're minutes from shopping and dining at the Tanger Outlets and a short drive to downtown Bluffton, Hilton Head's beaches, and nearby day-trip destinations like Savannah and Charleston. Nature lovers will enjoy quick access to Pinckney Island Wildlife Refuge and historic Lowcountry sites. For added peace of mind, Coastal Carolina Hospital is just moments away an important benefit in a 55+ active adult community. Additional medical centers, including Hilton Head Regional and Beaufort Memorial, are also within easy reach. This home offers the perfect blend of relaxation, recreation, and vibrant community living. Discover why so many choose to "live the Margaritaville lifestyle" every day. Your island-inspired retirement awaits!

30. 2021-03-19
    soldstatus $257,550 499-char remark

    Show marketing remark (499 chars)

    Here at Latitude Margaritaville we’re all about friends, food and fun! The Dreamsicle features an extended L-shape front porch! Amazing for a view from the front or side of the cottage. One of the largest options available, this will be a favorite for someone who adores a corner lot. 2BR 2Ba PLUS a den/office. When deciding on interior options we have a full design center featuring an array of standard options and upgrades to choose from. This home is the Dreamsicle and starts at 224,900.

31. 2020-02-20
    listed $257,550 499-char remark

    Show marketing remark (499 chars)

    Here at Latitude Margaritaville we’re all about friends, food and fun! The Dreamsicle features an extended L-shape front porch! Amazing for a view from the front or side of the cottage. One of the largest options available, this will be a favorite for someone who adores a corner lot. 2BR 2Ba PLUS a den/office. When deciding on interior options we have a full design center featuring an array of standard options and upgrades to choose from. This home is the Dreamsicle and starts at 224,900.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $2,027 · $169/mo
• Projected year-2 tax: $2,166 · $180/mo
• Expected delta: +$139/yr (+$12/mo · 6.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,029
• − Mortgage interest: −$21,286
• − Property taxes: −$2,027
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$11,055
• Taxable loss: −$11,043
• Est. tax savings @ 24.0%: +$2,650
• After-tax cash flow: $-1,467/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jasper 01
• NCES district ID: 4502520
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $37,878
• Composite: 14.23/100
• National rank: #9450
• State rank: #77 of 80 in SC

Livability — Hardeeville

• Score: 65/100
• State rank: #136
• US rank: #13105

Category grades

Amenities F Commute F Cost of living F Crime B+ Employment B Housing B+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hardeeville, SC
• County: Jasper County · 26,362 people
• City population: 11,373
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 11,373
• Household income: $72,821
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 337.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 34,428 people
• By 2030: 37,718 · +9.6%
• By 2040: 44,061 · +28.0%
• By 2050: 50,302 · +46.1%
• By 2075: 66,869 · +94.2%
• By 2100: 110,455 · +220.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 29% Black 27% Two or more races 14%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+9.6) · D 44.7% · R 54.3% · Other 1.0%
• 2008→2024 swing: -32.5pp toward R · 2008: 22.9pp · 2024: -9.6pp
• All cycles: 2024: R+9.6 2020: D+0.8 2016: D+11.9 2012: D+15.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 60.81%
• Current HPI: 384.6071
• Rent YoY: ▼ -1.68%
• Metro: Hilton Head Island-Bluffton, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+49.5% since first listed

14 events — show timeline

• 2026-05-03 Price Changed $384,999 RSMLS
• 2026-05-03 Price Changed $384,999 LRMLS
• 2026-04-22 Price Changed $394,999 RSMLS
• 2026-04-18 Price Changed $394,999 LRMLS
• 2026-04-05 Price Changed $399,999 RSMLS
• 2026-03-28 Price Changed $399,999 LRMLS
• 2026-02-27 Relisted — LRMLS
• 2026-02-27 Relisted — RSMLS
• 2026-02-09 Pending — RSMLS
• 2026-02-07 Pending — LRMLS
• 2025-12-25 Listed $410,000 RSMLS
• 2025-12-24 Listed $410,000 LRMLS
• 2021-03-19 Sold (MLS) $257,550 RSMLS
• 2020-02-20 Listed $257,550 RSMLS

Property tax history

+71.2%/yr

Latest (2025): $2,027 · +4.9% YoY. Source: county tax records.