The Most Accurate CMA for Oceanfront Properties in North Forest Beach, Hilton Head Island in 2025

How Chaz Holden at Golden Homes Built a System That’s Redefining Property Valuation

If you're wondering what your oceanfront home in North Forest Beach on Hilton Head Island is worth—or you're thinking of investing in beachfront property—there’s one thing you need: an accurate, data-driven comparative market analysis (CMA). Not all CMAs are created equal, and most fall short when it comes to high-end, unique properties like those along North Forest Beach.

At Golden Homes, I’ve spent years refining the most detailed and accurate CMA system available for beachfront real estate on Hilton Head Island, particularly in North Forest Beach (NFB). What sets my process apart? It’s built on real numbers, granular adjustments, and transparent logic—not guesswork or fluff.

Below, I’ll walk you through exactly how I calculate value adjustments for homes in North Forest Beach, including formulas, methodology, and even land valuation strategies rarely seen in traditional agent pricing.

Adjustment Numbers Explained – My CMA Process for North Forest Beach

1. Price Per Square Foot (Baseline Valuation)

I begin by calculating the average sold price per square foot based on the two most recent and relevant oceanfront comps:

• 125 Dune Lane

• 11 Sea Hawk

Together, these properties give us a reliable benchmark:
$1,461.54 per square foot

This number becomes the foundation for all other adjustments in the valuation.

2. Bedroom Count Adjustment

Bedrooms are more than just a number—they have real square footage and add meaningful value to beach properties. Here's how I determine the bedroom value:

• Avg. Bedroom Size = 11 ft x 12 ft = 122 sq. ft.

• Multiply that by the $1,461.54 baseline above:
  $178,307.20 per bedroom

This ensures that a 5-bedroom home is valued with mathematical precision over, say, a 4-bedroom model.

3. Upgrade Depreciation

Renovations are valuable—but they don’t last forever. That’s why I incorporate depreciation for upgrades into my CMA:

• Homes lose $500,000 in value per decade without modern renovations

• This depreciation is capped at $1,000,000

Example: If a property hasn’t been updated in 20 years, I factor in a $1 million deduction to account for dated infrastructure, style, and mechanical systems.

4. Lot Size Value – Proprietary Oceanfront Lot Formula

Oceanfront land is at a premium in North Forest Beach. After deep research and teardown vs. rebuild analyses, I developed a formula to capture this value precisely:

Each 0.01 of an acre on beachfront land in NFB is currently worth
$148,639.45

That means even a small difference in lot size—say, 0.08 vs. 0.10 acres—can represent a six-figure adjustment.

This level of lot valuation is unmatched in Hilton Head Island appraisals and adds true granularity to my CMA.
Side note: If you own your strand lot (the dune or beach portion), that adds even more value and desirability. Also, if you'd like to know more and for me to elaborate on how I came to this number, contact me below

Why It Matters: Confidence, Clarity, & Competitive Advantage

This CMA isn’t just a spreadsheet—it’s a strategic tool that empowers sellers to list with confidence, and buyers to invest with clarity.

And the proof is in the results:

• I represented the record-breaking sale of 125 Dune Lane, which sold for nearly $2 million more than any other home in Forest Beach history and generates over $677,000 per year as a short-term rental.

• My clients consistently secure the highest ROI and strongest negotiating positions because they have the most accurate data in hand.

Why Choose Chaz Holden & Golden Homes for North Forest Beach

There’s no substitute for precision, passion, and proven results. At Golden Homes, we specialize in oceanfront investments, short-term rentals, and luxury real estate in Hilton Head and Bluffton.

Here's what sets us apart:

• Market Mastery – We don’t guess. We calculate.

• Record-Breaking Sales – We don’t just sell—we set new benchmarks.

• Client-First Mentality – Every transaction is treated as if it were our own.

• Massive Marketing Reach – Over 175K engaged followers and growing.

Whether you’re thinking about selling your North Forest Beach home or looking to invest in one of the most profitable STR markets in the Southeast, I’d love to share what your property is actually worth—based on the numbers that matter.

An Email Example of What I Sent a North Forest Beach Oceanfront Client Yesterday Looking to Sell

Hi there,

Attached are two detailed CMA reports for your reference. The first focuses exclusively on North Forest Beach (NFB) oceanfront comparables, while the second includes all oceanfront properties sold across Hilton Head Island that fall within a similar bed/bath range. These two reports give us the clearest lens into current market sentiment for premium beachfront listings.

Although I initially considered a third CMA to include both North and South Forest Beach, recent sale data from South Forest Beach has not yielded relevant comps—particularly with the only oceanfront sale in the past year being a 1950s build with little comparable value. As such, the two CMAs provided represent the most accurate assessment tools for evaluating market positioning.

Of course, to fine-tune suggested pricing, I’ll need to walk the property in person to evaluate upgrades, condition, layout nuances, and other key factors. However, based on my current analysis, these numbers put us right in line with where the market stands today.

Strategy Breakdown:

• The lower bound of the price range will encourage a faster sale.

• The upper bound would aim to maximize value, though it may take longer depending on seasonal demand.

• My professional recommendation: If targeting top dollar, spring/summer is the best time to list. Fall listings should be priced more competitively to avoid sitting through the winter slow season.

Adjustment Numbers Explained for Reference

These are key metrics I use to ensure my CMA process is not only detailed—but the most accurate for North Forest Beach oceanfront properties on Hilton Head Island:

1. Square Footage
Based on the average price per sq. ft. of the two most recent, relevant sales on North Forest Beach:
$1,461.54 per square foot

2. Bedrooms
The average bedroom is 11x12 ft, equaling 122 sq. ft.
122 sq. ft. x $1,461.54 = $178,307.20 per additional bedroom

3. Upgrade Depreciation
A straightforward metric to adjust for renovations and home age:
-$500,000 per decade, capped at a maximum of $1,000,000

4. Lot Size (Oceanfront Only)
Lot value for North Forest Beach oceanfront properties is a significant factor and often overlooked. Based on extensive teardown analysis and lot valuations:
$148,639.45 per 0.01 acre

(If you're ever curious how I derived that lot valuation figure, just ask—it's a bit too detailed to unpack in a short message.)

If you'd like me to preview your property in person to finalize valuation accuracy and provide listing prep guidance, I’m happy to schedule a time—ideally during a rental turnover.

Also, if you have historical and projected rental income numbers, those are great indicators for investment buyers and can enhance the marketing strategy.

At any point, feel free to reach out with questions. I approach every property as if it were my own and pride myself on accuracy, transparency, and an unmatched level of detail in all evaluations. If you’re looking for real-time insight and strategy—not just surface-level pricing—I’m always ready to help.

Best regards,
Chaz Holden
Golden Homes | Hilton Head Island Real Estate

Thinking About Selling Your Home on North Forest Beach?

We Sold 125 Dune Lane for a record breaking $8,370,450 which was almost $2M above any home ever sold in ALL of Forest Beach! We know what we're doing when it comes to breaking records and selling on Forest Beach.

If you're wondering "what’s my home worth on North Forest Beach in Hilton Head?" — you're in the right place. At Golden Homes, we provide the most detailed and accurate market analyses for oceanfront and beachfront homes in North Forest Beach. With a proven track record, including record-breaking sales like 125 Dune Lane, we understand how to maximize your property's value and get top dollar in today’s market.

Whether you’re ready to sell now or just exploring your options, we’ll give you a free, no-obligation home valuation using our proprietary CMA process — tailored to the unique beachfront market on Hilton Head Island.

📲 Contact us today to find out what your North Forest Beach home is really worth.
Let’s talk strategy, timing, and how to position your home to stand out.

Ready for a Custom CMA of Your North Forest Beach Property?

I’m happy to walk you through every detail and even show you exactly how I calculated the value of your lot, home, and improvements.
Let’s connect and talk strategy. Looking to break records with your next home sale? Golden Homes can make it happen.

📧 Contact me through Golden Homes 
📲 Email: goldenhomeshhi@gmail.com

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