{
 "id": "n-729e4b8db1",
 "slug": "bluffton-pinecrest-golf-club",
 "type": "golf-course",
 "name": "Pinecrest Golf Club",
 "aka": [],
 "city": "Bluffton",
 "county": "Beaufort County",
 "state": "SC",
 "country": "US",
 "census_division": 5,
 "lat": 32.25624,
 "lon": -80.89331,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "golf course",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from islandpacket.com, model-extracted, unreviewed: Pinecrest Golf Club, a 60-acre golf course in Bluffton, South Carolina, is proposed for redevelopment into apartments on part of the site, facing neighbor opposition.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": null,
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": null,
 "wikidata_qid": null,
 "wikipedia": null,
 "osm_id": null,
 "verified": "draft",
 "verified_by": null,
 "last_verified": null,
 "last_updated": "2026-10-18",
 "created": "2026-10-18",
 "contributor_name": null,
 "contributor_org": null,
 "contributor_link": null,
 "international": 0,
 "county_fips": "45013",
 "opp_score": 15.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county grew 5.2% 2018\u201323",
  "median rent $1,484",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "record"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 9015,
   "site_id": "n-729e4b8db1",
   "url": "https://www.islandpacket.com/homes/article311665963.html",
   "title": "Bluffton neighbors rally against Pinecrest redevelopment",
   "publisher": "islandpacket.com",
   "date": null,
   "quote": "Pinecrest Golf Club",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 9016,
   "site_id": "n-729e4b8db1",
   "url": "https://www.islandpacket.com/homes/article311665963.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Last year, the owner of the 60-acre golf course property met with Bluffton officials to discuss the possibility of building apartments on the site of the property\u2019s driving range, town manager Stephen Steese said.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 9017,
   "site_id": "n-729e4b8db1",
   "url": "https://www.islandpacket.com/homes/article311665963.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The on-site pub is closing at the end of the month, according to an Aug. 7 Facebook post from Pinecrest.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 5649,
   "site_id": "n-729e4b8db1",
   "date": null,
   "year": 2024,
   "kind": "note",
   "detail": "owner met with Bluffton officials to discuss building apartments on the driving range",
   "share": null,
   "source_id": 9016,
   "verified": "draft"
  },
  {
   "id": 5650,
   "site_id": "n-729e4b8db1",
   "date": null,
   "year": 2025,
   "kind": "note",
   "detail": "on-site pub closing at the end of the month",
   "share": null,
   "source_id": 9017,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Pinecrest Golf Club (Bluffton, SC) is proposed for housing redevelopment. Current status is 'proposed' with 'draft' verification. ",
   "why": "County grew 5.2% 2018\u20132023; median rent $1,484; housing market shows 1.6% annual ZHVI growth (2026-09). Active housing permits: 1,638 units valued at $816M in 2024. Shelter Cove Mall (18km away) is closest peer with same strategy. ",
   "where_it_stands": "No construction confirmed yet; owner met officials 2024 to discuss apartments on driving range. Pub closing 2025. ",
   "for_a_planner": [
    "County housing demand supported by permits (2023\u20132024), traffic on BLUFFTON PKWY (minor arterial, 27,800 ADT).",
    "Peer analysis shows 6 similar redevelopments; only Shelter Cove Mall is nearby (18km)."
   ],
   "for_a_developer": [
    "Active housing market (ZHVI $552k, 1.6% YoY growth).",
    "Permits show $816M in 2024 housing value; 1,638 units approved. No construction status confirmed."
   ],
   "risks_and_unknowns": [
    "Status 'proposed' not yet approved; 'draft' verification indicates incomplete confirmation.",
    "No timeline for housing project; pub closure (2025) unrelated to redevelopment."
   ],
   "data_quality": "good",
   "one_line": "Proposed housing redevelopment at Pinecrest Golf Club; supported by county growth, housing permits, and peer activity, but status unconfirmed.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "0364c951b2a9"
  },
  "cluster": {
   "within_10km": [],
   "count_10km": 0,
   "count_25km": 1
  },
  "elevation": {
   "elevation_ft": 28.4,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "45013002106",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 68.764122589894,
   "poverty_rate": 3.7449287423280997,
   "median_family_income": 72173.0,
   "snap_households": 44.0,
   "pop2010": 9216.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 552182,
    "month": "2026-09",
    "change_1y": 0.016,
    "change_5y": 0.347
   },
   "zori": {
    "latest": 1990,
    "month": "2026-09",
    "change_1y": 0.012,
    "change_5y": 0.24
   },
   "county_fips": "45013",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "45013002106",
   "jobs": 1450,
   "retail_jobs": 307,
   "food_accommodation_jobs": 104,
   "year": 2022,
   "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract",
   "retrieved": "2026-10-20"
  },
  "listings": {
   "zip": "29910",
   "month": "202609",
   "median_listing_price": 624500,
   "median_listing_price_yy": -0.0227,
   "active_listing_count": 348,
   "median_days_on_market": 76,
   "price_reduced_share": 0.1679,
   "pending_ratio": 0.4216,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "45013002106",
   "kfr_p25": 0.3976,
   "jail_p25": 0.0225,
   "kids_count": 276.1671,
   "commuting_zone": "Savannah",
   "vintage": "children born 1978-83, outcomes measured 2014-15",
   "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)",
   "retrieved": "2026-10-20"
  },
  "peers": {
   "peers": [
    {
     "id": "m-0cd8f2dd1c",
     "name": "The Mall at Shelter Cove Mall",
     "city": "Hilton Head",
     "state": "SC",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in SC",
      "18 km away"
     ]
    },
    {
     "id": "n-2f40784505",
     "name": "Village Golf Club",
     "city": "Royal Palm Beach",
     "state": "FL",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-653bbe363f",
     "name": "Oak Creek Golf Course",
     "city": "Irvine",
     "state": "CA",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-0f6d8db4b4",
     "name": "Club Rio Rancho golf course",
     "city": "Rio Rancho",
     "state": "NM",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-94abc790d6",
     "name": "Former Signature at West Neck Golf Course",
     "city": "Virginia Beach",
     "state": "VA",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-0c3badc250",
     "name": "Kanata Lakes Golf and Country Club",
     "city": "Kanata North",
     "state": null,
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Beaufort County",
   "2024": {
    "units_1": 1030,
    "units_2_4": 0,
    "units_5plus": 608,
    "value_total": 816350355
   },
   "2023": {
    "units_1": 1354,
    "units_2_4": 6,
    "units_5plus": 274,
    "value_total": 763350966
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "45013",
   "year": 2025,
   "establishments": 811,
   "employment": 11569,
   "avg_annual_pay": 40475,
   "lq_employment": 1.62,
   "employment_change_1y": 0.0,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 731,
    "emp": 9054
   },
   "2023": {
    "estab": 801,
    "emp": 11509
   },
   "estab_change": 0.096,
   "emp_change": 0.271,
   "county_fips": "45013"
  },
  "schools": {
   "district": "Beaufort County School District",
   "district_geoid": "4501110",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 4,
   "schools": [
    "Bluffton Elementary",
    "H. E. McCracken Middle",
    "Bluffton High",
    "Bluffton Middle"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "45013",
   "years": "2016-2025",
   "events": 333,
   "by_type": {
    "Thunderstorm Wind": 250,
    "Lightning": 32,
    "Hail": 22,
    "Flash Flood": 16,
    "Tornado": 7,
    "Heavy Rain": 3,
    "Flood": 3
   },
   "property_damage_usd": 3306750,
   "deaths_direct": 0,
   "injuries_direct": 5,
   "note": "county-typed events only; events logged to forecast zones (CZ_TYPE Z: most winter, heat, flood and coastal events) are not counted",
   "source": "NOAA NCEI Storm Events Database, details files",
   "retrieved": "2026-10-20"
  },
  "traffic": {
   "max_aadt": 27800,
   "trucks_aadt": null,
   "road": "BLUFFTON PKWY",
   "class": "minor arterial",
   "lanes": 4,
   "segments_600m": 17,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/golf-courses/sc/bluffton-pinecrest-golf-club/",
 "photo": null,
 "provenance": {}
}