{"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% 2018–23", "median rent $1,484", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/golf-courses/sc/bluffton-pinecrest-golf-club/", "events": [{"year": 2024, "date": null, "kind": "note", "detail": "owner met with Bluffton officials to discuss building apartments on the driving range", "source_id": 9016}, {"year": 2025, "date": null, "kind": "note", "detail": "on-site pub closing at the end of the month", "source_id": 9017}], "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’s 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"}], "deals": [], "parties": [], "parcels": [], "context": {"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% 2018–2023; 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 (2023–2024), 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"}}, "elements": [{"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "record"}], "details": {}, "photos": [], "provenance": {}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}