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    Heritage Oaks Golf Course Title is generated by Realmo AI

    126 Clipper Bay, Brunswick, GA 31523

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    For Sale
    $5,000,000

    COMMERCIAL - Brunswick, GA

    Lot size:
    192.00 Acres
    Added:
    Feb 20, 2026
    Days on Market:
    90
    Last Refresh:
    May 21 at 1:06 pm

    Property Features for 126 Clipper Bay

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking
    89
    Standard status
    Active
    APN
    03-12841
    Lot size
    192.00 Acres

    Taxes and HOA fees

    Tax Description
    Tracts1-8OakGrovePlant.GolfClub

    We can help!

    Listing Contact
    Tamara Green

    Listing agent Tamara Green License #327523

    Listing office BHHS Hodnett Cooper Real Estate 520 Ocean Blvd, St Simons Island, GA

    Listing date Feb 20, 2026

    MLS# 1660109

    Copyright © 2026 Golden Isles Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Rated #10 public golf course in Georgia by GolfNow (since 2026).
    • Extensive capital improvements to the clubhouse (interior/exterior) and the course itself.
    • Picturesque views of the Buffalo River and the 19th island green.
    • Semi‑private, 6,900‑yard, par 72 golf course designed by architect Mike Young.
    • Full‑service Pro Shop and a dining area that accommodates 150 guests with live music rights (ASCAP) through 2026.
    • Includes 10.1 acres, maintenance area, and extra acreage (Parcel #03‑26903).

    Overview

    Heritage Oaks Golf Course, situated in the golden isles of Georgia on Oak Grove Island, offers views of the river and marshes. Located just outside of Brunswick, GA, and a short distance from I-95, this semi-private par 72 golf course spans 6,900 yards. The course, designed by architect Mike Young and opened in 1993, features elevated tee boxes. Recent capital improvements include renovations to the clubhouse and restaurant, which now offers indoor and expanded outdoor seating with views of the 19th island green and course. Extensive improvements to the course have led to a #10 rating in the state of Georgia for public golf courses with GolfNow since the beginning of 2026. The clubhouse and course host regional tournaments such as the Heritage Open and other community events throughout the year. The dining area accommodates 150 guests and has ASCAP contracts for live music rights through 2026. The pro shop is a full-service shop for equipment and apparel. The sale includes 10.1 acres, the maintenance area, and extra acreage, Parcel #03-26903, on a total of 192 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Heritage Oaks Golf ... Golf Course

    Suggested Use

    Law Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Brunswick
    County
    Glynn
    State
    Georgia
    Longitude
    -81.585497
    Latitude
    31.231007

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    FAQs

    What type of property is this?
    Golf course & driving range - Semi-private golf course with restaurant and pro shop.
    Where is this golf course & driving range located?
    The property is located at 126 Clipper Bay Brunswick, GA.
    What is the asking price?
    The asking price for this property is $5,000,000.
    What are key features of this property?
    This property features: Rated #10 public golf course in Georgia by GolfNow (since 2026).; Extensive capital improvements to the clubhouse (interior/exterior) and the course itself.; Picturesque views of the Buffalo River and the 19th island green.
    (912) 312-3777
    We can help!
    Listing Contact
    Tamara Green
    Real Estate License ID: 327523
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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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