Beaufort & Hilton Head MSA SC Portfolio
75 Shadetree Street, Ridgeland, SC 29936
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Investment summary
Communities4 within a 14-mile radius
Total Lots417 (366 TOH, 30 POH, 2 RTO)
Occupancy95%
Average Lot Rent$487 / month
Average POH Vintage2014 Avg Age
Executive summary
BWE is pleased to present the Hilton Head MSA Manufactured Housing Portfolio — four premier communities totaling 417 home-sites in the Beaufort and Ridgeland submarkets. At 95% occupancy, with 92% tenant-owned homes, the portfolio delivers reliable, in-place cash flow with massive upside through rent growth, infill, and expansion. The communities are all serviced by public water, directly billed to residents. Two communities are serviced by direct bill public sewer, and two are serviced by 1:1 septic. Trash is billed back to residents across the entire portfolio.
The portfolio has been strategically acquired with three communities all being within 2.5 miles of each other and the fourth being just 14 miles away. This proximity and scale enables operational efficiencies that buyers will be able to take advantage of. With in-place rents approximately 40% below market, majority public utilities, all paved roads, and no deferred maintenance, the portfolio represents a rare agency-financeable acquisition with an immediate and clear path to significant NOI growth.
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Investment highlights
Prime Location within the Hilton Head MSA
All four communities are within the Hilton Head Island MSA across Beaufort and Ridgeland — one of the Southeast’s most sought-after coastal markets with strong population growth and chronic under supply of affordable housing.
Agency Financeable Portfolio
With 92% tenant-owned homes, 95% occupancy, public utilities, all paved roads, and no deferred maintenance, the portfolio meets key agency lending criteria — providing access to favorable long-term, fixed-rate financing from day one.
Significant NOI Growth via Rental Upside
Current average lot rents of ~$487/month compare favorably against estimated market rents of $700– $800/month, representing roughly 40% upside and an immediate opportunity to drive substantial NOI growth.
Public Utilities and Turnkey Condition
Four communities are on public water, direct bill. Carter Mill and Independent are public direct bill sewer, while Pine oaks and Roseida Glen are on septic. Trash is billed back at every community. Portfolio delivered with no deferred maintenance, amenities, all paved roads - with a $1M+ paving/stormwater project at Rosedia Glen being completed before closing.
Close Proximity of all Communities
All four communities are within minutes of each other, enabling a single management team to oversee operations efficiently — a rare advantage that reduces overhead and simplifies execution. Independent, Roseida Glen, and Pine Oaks are all within 2.5 miles of each other, with Carter Mill just 14 miles west in Ridgeland.
Proven Homes Sales & Expansion Potential
Ownership has sold 94 homes since 2020, demonstrating strong demand and infill capability. The sales consist of new homes, used homes, and homes sold by a local dealer. With the 18 Vacant lots, plus the potential of 51 additional expansion lots at Carter Mill, this gives investors another strong option to increase value.
Exclusively listed by
Parker Kelly
VP, Manufactured Housing, Investment Sales
Tanner Westerheid
VP, Manufactured Housing, Investment Sales
Matt Skinner
VP, Manufactured Housing, Investment Sales
Chris Harrie
VP, Manufactured Housing, Investment Sales
Nick Ferando
VP, Manufactured Housing, Investment Sales