The Grand Strand market is moving, values are holding at current levels and there are tremendous buying opportunities.  For those not familiar with The Grand Strand it is a 60+ mile stretch of the Eastern Coastline from Little River to Pawley’s Island.  The Grand Strand includes Myrtle Beach, Surfside Beach, Garden City, Murrells Inlet, North Myrtle Beach, Cherry Grove and several other cities.
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Coastal Solutions is a firm dedicated to helping stabilize The Grand Strand Real market by offering risk-management & assessment services of distressed assets. We achieve this by utilizing our staff’s superior knowledge of market conditions & strategies. Working with a network of contractors, inspectors & builders we provide you with a team dedicated to maximizing saleability of your assets.

Not all of our properties are distressed assets — Some are just great deals — Take a look at some of our featured properties and call or email us with any questions.  Please do not forget to try our one of a kind custom Bank Owned and Short Sale Property Search Feature >>

FEATURED PROPERTIES >>

9780 Estep Court | Myrtle Beach, SC 29579
This is a must see. Not a short sale or bank owned home. Has it all, sitting on one of the best golf course home sites in the Members Club Section of the Grande Dunes. Almost 5300 Heated Square Feet and just under 8000 total square feet.
4 Bed, 5 full 2 half bath, study, loft w/wet bar and so much more.
Price $999,900
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9340 Modena Court | Myrtle Beach, SC 29579
Great home located in the Members Club section of The Grande Dunes. Granite, Tile, Hardwood, Fireplace, Viking Appliances, Subzero Refidge, and a Master Bath Room to die for – Floor to ceiling tiled shower is a must see.
4 Bed, 4.5 Bath, Study, 3 car garage, 3650 heated square feet
Price $799,900
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2006 Kilkee Drive | Myrtle Beach, SC 29579
If you own land in Horry or Georgetown County this home owner will consider a trade. Large home located on Parkland #11 golf hole. No detail was left out on this home. Viking Appliances, Wet bars with beer kegartors, Zodiac Counter tops, Sonace sound system, and every other toy you want.
4 Bed, 3.5 Bath, Study, Screen Porch, 4572 Heated Square Feet
Price $799,900
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117 A N. Dogwood Drive | Surfside Beach, SC 29575
Awesome raised beach house with tons of upgrades. 42 inch Plasma TV, Granite, SS appliances, Tile throughout 1st floor, smooth ceilings, private pool with paver deck, TV room with X-box, and much more. Great vacation home – Rent out while you are not using!
4 Bed, 3.5 Bath, 2100 Square Ft
Price: $399,900
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184 Low County Loop | Murrells Inlet, SC 29576
Bank Owned home sits on 2.7 acres and back up to Collins Creek. This beautiful Low Country inspired home Upgrades include hardwood flooring, granite countertops, travertine tile, tile shower, large rooms, home automation prewiring throughout, large 54′x12′ back porch, tech shield roof sheathing, upgraded insulation, solid core doors & more.
4 Bed, 4.5 Bath, Study and great covered back porch, 3200 Heated Square Feet
Price $539,900
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4104 Girvan Drive | Myrtle Beach, SC 29579
Awesome home with a study & large open kitchen on a great fenced golf course home site. Hardwood floors, granite, stainless steel appliances, 2 fire places. Large Master Bedroom has his & her closets, tile shower with rain head, fire place and sitting area. Great covered porch that could be easily screened.
4 Bed, 3.5 Bath, 3400 Square Ft
Price: $449,900
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2030 Kilkee Drive | Myrtle  Beach, SC 29579
Bank Owned not a short sale… A MUST SEE AT THIS PRICE! TRUE VALUE. Lot Location: On Golf Course…Oversized 2 car garage…stainless steel appliances…full bonus room with full bath, easily could be 4th bedroom…large screened in porch…
4 Bed, 3.5 Bath, 3000 Square Ft
Price: $449,900
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Jason Ellis literally grew up in the real estate business. His family has been in the realty field since before he was born, and real estate runs in his blood. For more than a decade, Jason has carved out an impeccable reputation among Grand Strand and Myrtle Beach area real estate professionals. He instinctively understands the true value in making the correct decision in a real estate deal, and has been involved in all aspects of the business from straightforward homes sales to complex million dollar foreclosure proceedings. Jason will handle all aspects of distressed assets, short sales, and foreclosure properties for Beach Realty through his current company, Coastal REO Solutions.

Coastal REO Solutions specializes in Myrtle Beach short sales, bank owned homes, property preservation, and other distressed real estate. CRS is devoted to stabilizing the Myrtle Beach real estate market by offering property assessment, risk management services, receivership management, sales and marketing of short sale property and other real estate assets in any stage of foreclosure. They are the Grand Strand’s leading REO and Troubled Asset Real Estate Firm, and no matter what stage of foreclosure you find yourself in, they can assist you with the process.

Beach Realty agents are ‘native sons’ of the Grand Stand and Myrtle Beach region; their knowledge and understanding of its distinctive culture, economy and resources are unmatched. Working with Beach Realty, you get the reliability and dedication that comes from a team of seasoned professionals who are willing to go beyond the call of duty for you or your family. They specialize in maintaining one of the largest inventories of direct oceanfront and first row houses in the Garden City, Murrells Inlet and Surfside area of Myrtle Beach.

The addition of Distressed Asset & Short Sale Manager Jason Ellis means Beach Realty is poised to extend further into the Grand Strand real estate market in a manner that many other companies cannot equal. Beach Realty agents will be better equipped to help you sell a troubled property with Jason’s expert guidance, and of course they are already experts at finding you the perfect oceanfront home or vacation rental from which to enjoy the glorious summers and mild winters here on the Grand Strand.

On behalf of Coastal REO Solutions, we would like to welcome all the fine agents and staff from Beach Realty into our family and we look forward to Coastal REO Solutions becoming part of the Beach Realty family.

A recent list on CNN Money rank Myrtle Beach as 6th in the highest percentage of Foreclosure increase in the nation. As a resort destination the vast majority of these foreclosures are second homes. Many of the properties were purchased by speculators and “flippers” that found themselves without a seat when the music stopped. This has presented a great opportunity for the many buyers that were priced out of the real estate market during the boom of 2006 and 2007.

However, this trend could easily be stopped with a process called a “Short Sale”. A short sale in real estate occurs when the outstanding debt (mortgage) against a property is greater than what the property can be sold for. Short sales are a way for homeowners to avoid bankruptcy or foreclosure proceeding by convincing the bank to accept a discounted payoff, meaning the lender will release the lien that is secured to the property upon receipt of less money than is actually owed. With a successful short sale you can avoid the public notification of a foreclosure and more importantly keep the foreclosure off of your credit report.

There is absolutely no reason to let your property go to foreclosure. At Coastal REO Solutions one of our asset managers will assist you through the Short Sale process. Through a short sale you still maintain some control and we can negotiate the deficiency (money still owed to Lender after the sale) down and even sometimes away. If you do nothing and let the lender foreclose on your property they will dictate how much money is owed.

Don’t forget to sign up for our monthly newsletter to stay informed and feel free to use our custom one-touch short sale and bank owned property search application. Timing has never been better to purchase property in Myrtle Beach.

If you are headed towards foreclosure please call or email us!! We can HELP! 843-839-8046 or info@coastalreosolutions.com.

Coastal REO Solutions specializes in short sales, bank owned homes, property preservation, and other aspects of distressed real estate, in Myrtle Beach, North Myrtle Beach, Surfside Beach, Garden City Beach, Murrells Inlet, Pawleys Island, Grande Dunes, Plantation Lakes, Plantation Point, The Dunes Club, North Beach Plantation, Legends Resort, Ocean Front Condos, The Grand Strand and many other areas along the Coastal Carolinas.

Here’s To a Happy and Successful New Year!
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Special Thanks to the following people for their referrals and direct support:
Debbie Guyette, Bryan Lenertz, Harry Bates, Justin Lee, Robert Hucks, Randy Salmon, It’s a Core Thing, Flooring by Design, Letourneau Builders, Divine Design Luxury Homes, Sago Plantation at Legends, Bradley Developers, Myrtle Beach Direct Air

FEATURED PROPERTIES

117 A N. Dogwood Drive | Surfside Beach, SC 29575
Awesome raised beach house with tons of upgrades. 42 inch Plasma TV, Granite, SS appliances, Tile throughout 1st floor, smooth ceilings, private pool with paver deck, TV room with X-box, and much more. Great vacation home – Rent out while you are not using!
4 Bed, 3.5 Bath, 2100 Square Ft
Price: $450,000
» View details

4886 Bermuda Way | North Myrtle Beach, SC 29577
Great Home in central Myrtle Beach – All Brick – Just painted complete inside – New Stainless Steel Appliances – Hardwood Floors in great room and carolina room – Double sided Fireplace – Home Inspection done by “WIN Home Inspectors” and can be viewed upon request.
4 Bed, 3 Bath, 2400 Square Ft
Price: $354,500
» View details

8609 Caldee Court | Myrtle Beach, SC 29579
Mediterranean Masterpiece¦. Situated on cul-de-sac lake lot in Plantation Lakes. Floor to ceiling cast stone fireplace. The large kitchen features custom cabinets, two dishwashers, gas range, built-in coffee & espresso machine. Hand scraped hardwood floors, large walk-in closet.
5 Bed, 5 Bath, 4500 Square Ft
Price: $699,900
» View details

4104 Girvan Drive | Myrtle Beach, SC 29579
Awesome home with a study & large open kitchen on a great fenced golf course home site. Hardwood floors, granite, stainless steel appliances, 2 fire places. Large Master Bedroom has his & her closets, tile shower with rain head, fire place and sitting area. Great covered porch that could be easily screened.
4 Bed, 3.5 Bath, 3400 Square Ft
Price: $511,511
» View details

565 Linton Park | Myrtle Beach, SC 29579
Awesome new construction in Covington Lake… Great lake lot.. Granite, Custom Cab, Granite, Fireplace, and much more situated on cul-de-sac lot!
4 Bed, 3 Bath, 2400 Square Ft
Price: $389,900
» View details

2030 Kilkee Drive | Myrtle  Beach, SC 29579
Bank Owned not a short sale… A MUST SEE AT THIS PRICE! TRUE VALUE. Lot Location: On Golf Course…Oversized 2 car garage…stainless steel appliances…full bonus room with full bath, easily could be 4th bedroom…large screened in porch…
4 Bed, 3.5 Bath, 3000 Square Ft
Price: $499,900
» View details

This beautiful well appointed community is one of the most dynamic master planned communities on the East Coast. Spanning 2200 acres from Intracoastal to Ocean along the Grand Strand of Myrtle Beach this stunning Mediterranean community has World Class amenities in place.

Fashioned after Addison Reserve in Boca Raton FL, Grande Dunes offers an unparalleled choice of single family homes, cottages, villas, and condominiums with Ocean, Intracoastal, Marina, and Golf Course views. The Real Estate activity from January 2009 through February 2010 is a testament to the value offered at Grande Dunes.

During the calendar year of 2009 there was over $50,000,000.00 (fifty million) in Real Estate sales at Grande Dunes. Many of these sales were Short Sales (see below for a description) or REO/Bank Owned Homes. Regardless of the homes status this is a large amount of volume considering the current state of the housing market. Year to date, January 28 2010, there have been 19 properties contracted or sold totaling $10,150,000.00 (ten million one hundred fifty thousand). Don’t miss out on this great buying opportunity.

A short sale in real estate occurs when the debt (mortgage) against a property is greater than what the property can be sold for. Short sales are a way for homeowners and or builders to avoid bankruptcy or foreclosure proceeding by convincing the bank to accept a discounted payoff, meaning the lender will release the lien that is secured to the property upon receipt of less money than is actually owed. This situation is a great opportunity for Buyers. Many of the property sale prices at Grande Dunes are less than the replacement cost. Meaning you could not rebuild or duplicate the property you just bought for the same amount of money. There has never been a better time to become a home owner at Grande Dunes.

Short Sales may not be the most attractive thing for Sellers, however it is a way to salvage your credit, avoid or reduce the chance of a deficiency judgment, and/or avoid a costly foreclosure. If you are a Grande Dunes homeowner and need short sale help Contact Us now.

Coastal REO Solutions is a troubled asset liquidation company specializing in Short Sales, REO/Bank Owned Sales and Marketing, Property Preservation, Receivership Management, and other aspects of distressed Real Estate. Contact Us if you are a servicing manager, investor, hedge fund professional, lender, or asset manager so we can put our expertise to work for you.

If you are a Buyer or just thinking about purchasing please take advantage of our one touch proprietary search application. It’s free and you do not have to register to use this service.

Coastal REO Solutions 843-839-8046

The long and short of this legislation is this – Two property owners own identical homes or investment property on a similar plot of land, one purchased before the POS and one after…

Purchase before POS assessment 
$350,000 (assessed value) x 6% = 21000 (assessment) x .2119 (tax rate) = $4,449.90 Tax Bill

Purchased after POS assessment
$500,000 (purchase price) x 6% = 30000 (assessment) x .2119 (tax rate) = $6,357.00 Tax Bill

FOR THE SAME PROPERTY!!

Because of the unfair point of sale tax, some companies have said they will not relocate or open new businesses in South Carolina. Our state has lost hundreds of millions in economic investment and that means businesses are taking their jobs to other states.

South Carolinians feel strongly about attracting new businesses and jobs to the state, and believe the point of sale law is hurting our economy.

To make matters worse, city and county governments can spend the money they collect from point of sale any way they want without local governments. And while most local governments have not cut back on spending—like the rest of us—the point of sale tax is hurting our economy, the housing market, and working families.

However, there is a fix it’s not too late, there is a bill before the Legislature. So it’s time to tell the politicians in Columbia to fix this law and get our economy back on track. Take action today!

A recent article in The Sun News stated the number of Myrtle Beach foreclosures filed by Home Owners Associations (HOA’s) have more than doubled from 181 Myrtle Beach foreclosures in the year 2007 to 481 Myrtle Beach foreclosures last year in 2008, figures they obtained from local Garden City real estate information company, Sitetech Systems. Sitetech also found 260 Myrtle Beach foreclosures in the first nine months of this year by HOA’s. A Home Owners Association is comprised of all the people who own a house or condo in a given neighborhood or building. It is usually started by the developer of the property, and turned over to a committee of homeowners to enforce any covenants, laws or restrictions that are agreed upon by property buyers. They also collect fees for maintenance of common areas, landscaping and any neighborhood amenities, such as pools, walking trails, tennis courts, gyms and playgrounds. Every property owner must abide by the HOA agreement and pay these dues, and failure to do so creates a situation where the HOA has to take action to enforce the rules and collect the outstanding fees. This is where the foreclosure option comes into effect and increases the number of Myrtle Beach foreclosures on the market.

A great many condos, manufactured houses, and townhomes that are on the Myrtle Beach foreclosure market are not primary homes, but rather second homes for people from other areas of the country purchased during the past decade when the U.S economy was riding high. With the current economic downturn, people aren’t able to continue to pay for luxury items, like second homes at the beach, when the cost of necessities has sky-rocketed and out-of-control government spending threatens the small signs of economic recovery that we are experiencing the last few months. Home values continue to trend downward, even as sales have shown an increase from the Home Buyer’s Tax Credit, and many owners could find themselves underwater on not one, but TWO mortgages.

HOA’s are seeing a marked increase on the number of owners who are behind on their association dues, and under South Carolina laws they have the right to place a lien on the property, and in extreme cases they have the option to file foreclosure proceedings against the delinquent owner. A quick check of any Myrtle Beach foreclosure listing will turn up a significant number of short sales on second homes to try to avoid foreclosure as well. HOA’s are also reportedly seeing an increase in the numbers of owners who simply hand in the keys to the property and just walk away from their second home obligations to secure on their primary residence’s mortgage. Lenders are then sidled with a growing number of bank owned properties that aren’t selling and aren’t producing income.

This is where Coastal Reo Solutions can be of assistance. Our Reo Services team can take the burden off the lender, and our Reo Management agents can secure, preserve, market and capitalize these properties. Visit our contact page to leave us a message or call us concerning Myrtle Beach foreclosures, bank owned and realestate owned properties, or to see how our easy, low-cost comprehensive services compare to other reo asset management companies in Myrtle Beach, South Carolina.

More significantly, regulators announced that they will not penalize banks for performing loans where the currently appraised value of the mortgaged property is underwater. “Financial institutions that implement prudent CRE loan workout arrangements after performing a comprehensive review of a borrower’s financial condition will not be subject to criticism for engaging in these efforts,” according to the statement that was issued on Friday, Oct 30,2009. These guidelines will help to ease the confusion felt by lending institutions that are under tighter scrutiny to reign in the rampant irresponsible lending of the last few years that have created the current flood of foreclosure properties, both here in Myrtle Beach and throughout America.

The guidelines arrive just as commercial realty losses and foreclosures persist in causing worries for regulators and banking firms. Commercial real estate has shown increasing weakness in recent quarters, since it traditionally lags behind the disruptions in the residential home market. The continued increase in commercial real estate foreclosures and loan defaults are sending shockwaves through the financial sector as well. The default rate and late payments on real estate loans sold as commercial mortgage-backed securities (CMBS) soared to five times the previous rate in the third quarter. Approximately $26.64 billion of outstanding CMBS loans were 60 days or more past due in the last quarter, according to Reis Inc, a commercial real estate analysis firm. The delinquency and default rate rose to 4.52 percent from 0.8 percent just one year ago and 3 percent in the second quarter of 2009.

The firm said commercial property defaults and commercial foreclosures could exceed 6 percent near the end of the year. The Reis report said, “Downward pressure on net operating income and declining property values continue to make refinancing activity for existing loans a challenge.” The third quarter of 2009 became the fifth straight one in which no CMBS deals came to market in the U.S., according to the Ries report. Hotel loans constituted the poorest performers, with $6.83 billion of past-due loans, for a delinquency and default rate of 13.3 % of outstanding balances, said Reis. In comparison, the rates were 4.8 percent for apartments and 2.95 percent for offices in the last quarter. A delinquent loan is a minimum of 30 days and up to 89 days past due, with the loan going into default after 90 days. The Mortgage Bankers Association said the CMBS market represented nearly a quarter of all outstanding commercial loans as of the end of 2008.

The recent real estate market conditions here in Myrtle Beach, South Carolina have been challenging, to say the least, in both the residential and commercial housing sectors. Here at Coastal Reo Solutions, we have been working extremely hard to help our clients through these times. Our recent solution to a commercial real estate foreclosure for Horry Count State Bank was both a triumph and an illustration of the current difficulty many banks and lenders have in the commercial real estate market. We can assist both a borrower and a lending institution with a workable solution to assess, manage and market their foreclosure or pre-foreclosure property. Please contact us so we can start working on a resolution for your particular situation.

If you are a buyer, investor, or speculator looking to purchase foreclosed real estate be sure to use the proprietary search application located on our website. CRS also has access to Bulk REO packages and Bank Notes that may be purchased.

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I recently had a chance to sit down and discuss the current climate of Myrtle Beach real estate with one of the most successful and   knowledgeable foreclosed property specialists in South Carolina, Jason Ellis of Coastal Reo Solutions.

Q – Jason, what are you seeing in the Myrtle Beach home market right now?

A – We are experiencing a rise in foreclosure properties and short sales, and I expect that this trend might continue in the foreseeable future. We have seen great gains in the number of homes and condos that have been sold this summer, partly from the First Time Buyers Tax Credit and hopefully because the worst of the recession is behind us. But a great many of those sales have come from the value buyers are finding in short sale and foreclosed properties.

Q - Jason, what exactly is a Foreclosure?

A – This is the lawful course of action that a mortgage lender could employ to repossess your house. Once this happens, you must move out of your home, because possession and ownership reverts to the mortgage holder. If your property is “underwater”, which means its value is less than the total sum of money that you owe on your real estate loan; a deficiency judgment could be pursued by the lender against you as well.  Foreclosures and deficiency judgments could both severely impact your ability to qualify for credit for at least 7 years, and in some cases up to 10 years.

Q – What steps should I take if I am unable to make my mortgage payments?

1.  NEVER avoid your lender. The bank doesn’t want to take your property from you, believe it or not. They would much prefer to work out a solution to the problem at hand, rather than create a new more complex one for themselves.

2.  Document whatever fiscal adversities you face: the loss of a job, salary reduction, medical problems, natural disaster, death of cosigner, etc.

3.  Your lender can’t help you if they don’t know how to contact you! Call, visit, or write to your lender’s Loss Mitigation Department as quickly as possible to begin a loan workout.  Your lender will be more apt to work out a solution with you if they realize you are making an effort to correct the situation before it gets any further out of hand.

Q – What options are available to me avoid foreclosure?

A – I can think of a few that will help prevent a person from losing their home to foreclosure. Of course, every situation is different and that’s why I suggest getting to a professional agent as quickly as possible. They will know all the arrangements and options that are on the table, and they have a better chance of saving your home than you would on your own, in most cases.

Mortgage Modification – Under certain circumstances your lender can modify your present loan to make it more affordable and repackage any missed payments into the new loan. You might qualify for this option if you have recovered from your financial problems and can afford the new payment amount.

Special Forbearance – This is an arrangement that would be made with the lender to acquire a brief suspension of your mortgage payments. The missed payments, delinquency fees and accrued interest would then be added to the outstanding loan balance. The structure of the repayment plan would vary depending on the lender. One lender may add the back payments owed on to the principle amount of the loan.  A different lending company might lower the interest rate on the mortgage, or could even lower the monthly payments for a prearranged amount of time.

Pre-Foreclosure Sale or Short Sale - This option might permit you to sell your property for less money than is necessary to pay off the full balance of your mortgage loan. In a short sale, the mortgage lender or bank agrees to markdown the value of the loan balance because of a financial or economic hardship experienced by the borrower. The property owner sells the mortgaged property for less money than the outstanding balance of the mortgage and turns over the entire amount of the sale to the lender to satisfy their debt in full. Neither side can be said to be “doing the other a favor.” A short sale could simply be the most simple and economical solution to the problem.

Deed In Lieu Of Foreclosure – This option will allow you to willingly return the property to your lender without damaging your credit further. The “deed in lieu of foreclosure” offers numerous advantages to both the borrower and the lender. The chief advantage to the borrower is that it releases them instantly from the majority, or possibly all, of their personal debt connected to the defaulted loan. The borrower also avoids the public embarrassment of a foreclosure proceeding, and they could obtain more liberal workout terms than they might in formal foreclosure actions.

Q – Couldn’t I just file for Chapter 7 or Chapter 11 bankruptcy and keep my home?

A – Bankruptcy needs to be avoided at all costs.  It’s very important to stress that point to the people who find themselves in this unfortunate position. Bankruptcy is the most damaging thing a person can do to their credit. If this is your only option and you are consulting with a Bankruptcy Attorney, provide the attorney’s name and phone number to your bank.  This will at least get the bank, or collection agencies they have hired, to stop calling you directly.

Q – How could your company help a person or institution in the foreclosure process, and how can they reach you?

A – Coastal REO Solutions (CRS) is a firm devoted to stabilizing the Myrtle Beach real estate market by offering property assessment and risk management services of  property and other assets in any stage of foreclosure. We are the Grand Strand’s leading REO and Troubled Asset Real Estate Firm, so no matter what state of the foreclosure process you find yourself in, call Coastal REO Solutions and we will do our best to help you through this troubling time in your life. We can’t help you if we don’t know about your situation, and contacting us early in the proceeding is absolutely vital for a positive outcome. We accomplish this by utilizing our staff’s superior knowledge of market conditions and strategies. Our phone number is 843-839-8406 and our email address is Info@coastalREOsolutions.com.

If you are a buyer, investor, or speculator looking to purchase foreclosed real estate be sure to use the proprietary search application located on our website.  CRS also has access to Bulk REO packages and Bank Notes that may be purchased.

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Did you know…
1 in 5 children in our Country are living at or below the poverty line.

With unemployment currently around 10%, many families are struggling to make ends meet and are in danger of going hungry this Holiday Season. It has been tough for everyone, but we have been lucky enough to not experience hunger. Let us show our thanks and appreciation for all we have been blessed with in our lives by bringing blessings into the lives of others.

Last year we succeeded in feeding 500 families. Our goal this year is to raise enough money to personally deliver a turkey dinner on Christmas Eve to another 550 families.

We have once again partnered with Chef Peter Gennaro of Hilton Myrtle Beach Resort. The Hilton is generous enough to volunteer their labor and provide the meals at their cost. With their generosity and yours, we can put smiles on the faces, love in the hearts, and warm food in the stomachs of many families.

Now that you know …
How many families will you feed?

We are inviting you to help in any of 3 ways: donating money, volunteering your time to deliver the meals, and/or directing us to families that could benefit from the meals. Any assistance would be greatly appreciated.

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Call us with your gift:
Coastal REO, Jason Ellis 843-222-2672

or contact any of the below “Feed a Family” representatives:

Visit www.feedfamilies.com for more information.