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The par 3 14th hole at True Blue is indicative of many of the other holes on the Mike Strantz course, with sand, and lots of it.  Photo by Elliot deBear. 

 

    The vaunted Caledonia Golf & Fish Club is arguably the best golf course between Myrtle Beach and Charleston, although members at Bull's Bay in Awendaw might argue about that.  But since Bull's Bay is essentially unaccessible to the mere mortals willing to pony up as much as $180 to play at the daily fee Caledonia, we will amend the title to read "best daily fee course" between Myrtle Beach and Charleston.  Always in impeccable condition, Caledonis's tee sheet is typically filled a month or two in advance.
    But for those who might get shut out at Caledonia, its partner course, True Blue, is just a drive and seven-iron across the road.  True Blue, which most believe is tougher than Caledonia, is dramatically tamer than when it first opened over a decade ago.  Any but the lowest-single-digit players threw up their hands after their initial experience at the course and vowed never to return.  The fairways were narrow, the waste bunkers were constantly in play and the greens were too severely undulated, speedy and overall penal.  The package golfers, down for a weekend or a week, were threatening never to return (oh, and the conditions of the greens were none too great either).
    But after a renovation, True Blue became truly playable, and I have returned a number of times in recent years to enjoy the generous fairways and big and brawny greens.  And if driving a cart through expanses of waste sand has lost its kitschiness over the years, those compact surfaces seem a lot easier to hit from than they once did.
    Comparisons of True Blue to the Pinehurst area's Tobacco Road are not unfair.  Tobacco Road and the much tamer Caledonia were both designed by the late Mike Strantz.  Indeed, Strantz must have been feeling incredibly mellow when he laid down the blueprint for Caledonia, which is the fairest maiden in the designer's small (10 course) but distinctive oeuvre.  (Note:  Strantz's last course before he passed away at 50 was the aforementioned Bull's Bay, near his former office just north of Charleston.)  Much as I have come to tolerate Tobacco Road's idiosyncrasies, I find True Blue a fairer, less bizarre test, and one whose consistency of elements (the generous fairways, big greens and wide waste areas) challenge without being unnerving the way Tobacco Road can.

    The vistas at True Blue are marred only by some rather mundane condos off to the side of a few holes.  But what those units lack in design they make up for in price; as a second home and launching point for great golf in the Pawleys Island area, you could do worse than the $159,000 some of the 2 bedroom, 2 bath units are fetching in the current slow market.  Owners of these condos can generate a little extra income by renting to the package golfers.
    In a three-mile radius that includes Caledonia, the new Founders Club (remade from the former Sea Gull Golf Club), the classic Heritage Golf Club and the Jack Nicklaus Signature Pawleys Plantation, True Blue is an anachronism.  Play it if you are in the area, and vive la difference.

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Caledonia has its share of sand but it also has a much more genteel side than does True Blue, as indicated by the flowing 13th hole at Mike Strantz' most "classic" course.

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You won't find many home sites available at The Landings, near Savannah, but the mature, 4,500-acre community offers scores of homes for sale at prices considerably lower than in recent years. 


    A couple I am working with has spent multiple hours looking for a home at The Landings at Skidaway Island, the large property just 15 minutes from downtown Savannah.  First they visited together for a three-day stay, played two of the community's six golf courses and looked at a dozen houses for sale.  Later, the wife returned to look at another dozen homes with my favorite real agent in the Savannah area.  She saw two homes she particularly liked.
    After some weeks of discussion and contemplation, the couple has not purchased yet.  Like many others, they aren't ready to relocate from north to south, and they look at the carrying costs of a home they will hardly use for the next few years, until their last child is done with high school in Connecticut, and they have trouble

Cash is king when it comes time to negotiate a price with someone selling their home.

justifying the costs.  Even if they were to pay cash, the taxes, homeowner association fees and golf club membership will put a severe crimp in any other vacation plans. The husband, the former director of investor relations for a major American corporation, just can't make the numbers work, even though he believes he may never be able to strike as good a deal on the purchase price of the houses they liked.   I understand completely; like them, I have a child in college and one on the way, and cash flow is king at the moment.
    Another couple I am working with is taking a slightly more adventurous but less costly route.  They too are not ready to relocate for a few years from New Jersey to their favored North Carolina.  But they are mindful that prices in the best communities may never be lower.  Instead of houses, they are looking at home sites in established golf communities near the North Carolina coast, places where some investors speculated in the late 1990s and early 2000s and are now looking to sell their unimproved home sites.  Plenty of developer owned lots are still available, which has a further tamping down effect on prices.  
    Generally speaking, a lot runs more or less one-third the cost of building a 3,000 square foot home; for example, construction costs for a new home along the North Carolina coast are about $150 to $175 per square foot, or more than $450,000 for that 3,000 square foot house.  Lots in the more established near-coastal communities are on the market for $200,000 for 1/3 to ½ acre, about 20% more for a golf and/or water view.  So after construction, the couple will own a home valued around $650,000 to $700,000 or more.

    Of course, cash is king in the current housing market, and private parties and developers competing to sell homes and "dirt" are granting more flexible terms than ever to the few buyers who don't have to worry about financing.  The huge baby boomer migration to the south is going to happen eventually and, when it picks up steam again, prices will trend upward, and quickly.  Demand for homes in quality communities in the south will rise faster than demand for homes elsewhere.  Everyone's situation is special, but those looking seriously at southern properties now are surfing ahead of a wave that is inevitable.

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Plenty of "new dirt," or developer's home sites, are still available adjacent to St. James Plantation's Reserve Golf Club, some with views of water as well as golf course.  St. James, which is located near Southport, NC, is large enough to be incorporated as a town.