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    Premier Waterfront Homesite Title is generated by Realmo AI

    162 Bull Point Drive, Seabrook, SC 29940

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    For Sale
    $367,000

    LAND - Seabrook, SC

    Lot size:
    0.72 Acres
    Added:
    Mar 27, 2026
    Days on Market:
    71
    Last Refresh:
    Jun 5 at 7:06 am

    Property Features for 162 Bull Point Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    PUD
    Standard status
    Active
    APN
    R700-027-000-0153-0000
    Lot size
    0.72 Acres

    Taxes and HOA fees

    Tax Description
    LOT 101 BULL POINT S/D PH II SEC OF TOMOTLEY PLANT PB55 P76 PB75 PG180
    Tax Annual Amount
    2561

    Utilities

    Utilities
    Electricity Available
    Water source
    Well
    Water front features
    Creek

    We can help!

    Listing Contact
    Alec Smith

    Listing agent Alec Smith License #101135

    Listing office Charter One Realty 11 Park Lane, Hilton Head Island, SC

    Listing date Mar 27, 2026

    MLS# 195443 Listing URL

    Copyright © 2026 Lowcountry Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Sweeping sunset views of Huspah Creek from a high bluff with Western exposure.
    • Deep water access via tidal creek, with existing dock pilings for a boat lift.
    • Highly elevated homesite with a deep building envelope and towering native trees.
    • Located in the highly coveted Bull Point community with access to amenities including a clubhouse, pool, and leisure trails.
    • No timeframe to build, allowing flexibility.
    • Waterfront homesite with available surveys, permits, and dock upgrades.

    Overview

    This is a waterfront land homesite in Bull Point, perched atop a high bluff with an elevated building envelope. The property offers western exposure over Huspah Creek and includes a deep, buildable area with towering native trees. A dock is on site with pilings suitable for a boat lift, situated along a tidal creek waterway that is described as being close to deep water access. The listing notes that multiple surveys, permits, and dock upgrades are available upon request.

    Bull Point is described as a gated community with waterfront amenities, including fresh water lakes, pickleball and tennis, a clubhouse, and a pool. The community also includes deep water docks, boat storage, leisure trails, and the gate.

    For buyers seeking a waterfront homesite with existing dock infrastructure, this parcel’s elevation, deep building envelope, and proximity to deep water access are practical considerations. With the listing stating there is no timeframe to build, it may suit owners who want flexibility in planning and permitting while starting from an established waterfront setting in Bull Point.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Spa & Massage Center Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Seabrook
    County
    Beaufort
    State
    South Carolina
    Longitude
    -80.7666742
    Latitude
    32.5770187

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    FAQs

    What type of property is this?
    Waterfront Land - Elevated Bull Point lot with western exposure and tidal-crease dock access for convenient deep water boating.
    Where is this waterfront land located?
    The property is located at 162 Bull Point Drive Seabrook, SC.
    What is the asking price?
    The asking price for this property is $367,000.
    What are key features of this property?
    This property features: Sweeping sunset views of Huspah Creek from a high bluff with Western exposure.; Deep water access via tidal creek, with existing dock pilings for a boat lift.; Highly elevated homesite with a deep building envelope and towering native trees.
    (917) 648-1704
    We can help!
    Listing Contact
    Alec Smith
    Real Estate License ID: 101135
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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