Interestingly, with the exception of Suffolk and Nassau counties in New York, which ranked #25 and #11 respectively, and Marin County, CA (#18), the usual suspects were obviously absent.  Los Angeles/Hollywood, CA, Greenwich, CT, Vail and Aspen, CO did not make the cut in spite of inherently high costs of living.    Three New Jersey counties made the cut, as did three in New York, and one each in Pennsylvania, Utah, Georgia, Tennessee and Colorado.

For individual profiles of all 25 counties included in the Forbes list, click here.  To learn more about private communities located in Virginia and Maryland, click on the state name.

Red Oak Ridge is a bucolic, 800-acre private community located near Hot Springs National Park.  The community is convenient to shopping, dining, health care, and the semi-private Hot Springs Country Club which offers two challenging, vintage golf courses, both of which were recently renovated by Master’s Champion Ben Crenshaw. Amenities within the community include two private fishing lakes, a dedicated trail system, several parks, and a swimming complex. 

If the vibrancy of the city is your cup of tea, Chenal Valley is well located in Little Rock. This 4,800-acre community offers 32 tranquil neighborhoods of luxury single-family and condominium homes, 36 holes of Robert Trent Jones, Jr.-designed golf, and an abundance of family-friendly recreation including a 105-acre botanical garden and arts center.  Shopping is a pleasure at the Promenade at Chenal, a 340,000 square foot center that includes an IMAX theater, and Village at Rahling Road, a neighborhood center that includes a 13,500 square foot library.

Resort real estate practitioners believe that the shared-ownership industry will rebound rapidly and with vigor as the economy makes its way through recovery. Reasons for this opinion are varied but focus largely on the product concept, which is founded in ease of ownership, flexibility, and personal use rather than speculation and investment. Lock and leave, hassle-free vacation home ownership enhanced by high-quality services and amenities would not be expected to go out of vogue anytime soon, and remains a popular second home option within the upscale resort environment. The shared-ownership product appeals to a broad audience and levels the playing field for those that cannot afford a whole ownership product in a luxury resort environment, or can’t justify owning a second home that goes unused most of the time.

Hampton Lake Amenities

Recently introduced shared-ownership products include The Sanctuary at Hampton Lake, located within the private Hampton Lake community in South Carolina’s lowcountry.  The 25 Club residences will be offered in 1/8 shares starting at $175,000 during the introductory period.  All homes are 3,100 square feet and are accessorized right down to the bicycles and golf cart waiting in the garage. The units provide for comfortable sharing with two master suites and a study on the main level and a “bunkhouse,” bath, and owner storage on the second floor. A full-service concierge program will be available and residents will have full membership privileges at all of Hampton Lake’s recreational spa and fitness facilities, including access to the adjacent championship Pete Dye Signature golf course at Hampton Hall.

Interest rates remain at historical lows – in the 5% range – and some lenders are once again funding jumbo loans, (mortgages exceeding $417,000) an encouraging indicator of a loosening credit market and continued interest in luxury residential investment.  Nevertheless, the tighter credit market has more buyers paying cash for property, a condition that is serving to move standing inventory. According to Move.com, more than 12% of buyers plan to use 100% cash to purchase a new property and nearly 13% will use a cash down payment of more than 50%. 

The practicality of the matter is that no matter what condition the market is in, each individual must assess his or her specific conditions when considering the purchase of a new home, a second home or a retirement property. As buyers come off the bench, inventories will diminish and prices will increase as demand begins to exceed supply.  If you are in the market for a new or second home, the cost of living in your market of choice should carry as much weight as the cost of the home you wish to purchase. According to a study conducted by Where to Retire magazine, certain markets can provide as much as a 30%+ cost of living savings.  Myrtle Beach, SC, and Asheville and Wilmington, NC rank amongst these, and tax-free states such as Florida and Tennessee are seeing increased buying activity.  Check out PrivateCommunities.com to learn about the myriad opportunities that are currently available in these markets and others.

When Sir Walter Raleigh first landed on the beaches of the Outer Banks, his men reported that it was “so full of grapes as the very beating and surge of the sea overflowed them.”   During the 17^th and 18^th centuries, settlers planted cuttings from the parent muscadine vine found on Roanoke Island.  Imported European vinifera grape vines followed and were found to thrive in the Western and Piedmont regions. The Yadkin Valley is one of the most productive wine growing regions in the state, producing award-winning Cabernet Sauvignon, Cabernet Franc, Merlot, Syrah, Chardonnay, Riesling and Viognier varietals.  The industry has become quite popular as a tourist attraction and tours and wine tasting events are relatively common throughout the state, year-round.

Lake James

The North Carolina Wine Festival is the largest event of its kind in North Carolina; more than 25,000 people attended last year. The Headwaters at Banner Elk, a private mountain community located north of Asheville, was a Presenting Sponsor of this year’s event at which more than 30 wineries presented their wares.  The pairing of the festival and Headwaters makes for a perfect match. The private luxury community has embraced a sustainable, environmentally responsible development concept that respects and supports the natural ambience of the region.  Other stewards of the land located within the western North Carolina mountain region include Balsam Mountain Preserve located near Waynesville; Creston, located in Black Mountain just east of Asheville; Ciel, a low density “green” community located less than ten miles from downtown Asheville, and 1780 and Old Wildlife Club on Lake James in Morganton.  All are surrounded by dense natural forests and exhibit a distinct respect for the area’s tradition of conservation by preserving the land with its native flora and fauna for future generations.

Today, Park City Mountain Resort, Deer Valley Resort and The Canyons Resort draw more than three million visitors annually.  Ski Magazine readers named Deer Valley as North America’s top ski resort three years in a row, but Park City is much more than snow.  It is also well known for unparalleled year-round outdoor recreational and leisure activities including blue-ribbon fly fishing, kayaking and white water rafting, hiking and biking expeditions, horseback riding, championship golf, hot air balloon and glider plane adventures, and a variety of local cultural events. The Sundance Film Festival is the largest of its kind in the US and attracted more than 40,000 attendees and contributed more than $90 million to the state economy in 2009.  Park City is one of the wealthiest cities in the United States and has been named by Forbes Travel among the 20 “prettiest towns,” boasting a colorful and energetic main street where 64 Victorian buildings are listed on the National Register of Historic Places.

Wolf Creek Ranch, a unique private, gated community is located mere minutes from Park City and yet has a remote persona. This low-density property shares seven miles of common border with the 2.2 million-acre Uinta National Forest, and has a strong commitment to the environment, having designated 95% of its 14,000 acres to conservation.  Each 160-acre estate homesite is two miles around at its perimeter.  Roughly the size of Manhattan island, the 14,000-acre property provides refined ranch living enhanced by abundant recreational opportunities including private fishing on the upper Provo River and 50 miles of groomed trails for hiking, biking or horseback riding.  Whether as a second home or retirement destination, Wolf Creek Ranch brings out the inner cowboy in a pristine four-season private environment.

This year’s WNC opportunities include the Blue Ridge BBQ and Music Festival to be held at Harmon Field in Tryon, NC June 11^th-12^th.  At the heart of the event is the Main Stage showcasing a variety of music — everything from blues, bluegass, folk and funk to zydeco. The Foothills Craft Fair provides an opportunity to stroll the Pacolet River and peruse a variety of local artist’s wares, and the heart and soul of the festival – the cookoff – features BBQ aficionados vying for the Governor’s Trophy. 

An Appalachian Summer Festival will be held at Appalachian State University in Boone initiating May 27^th with a silent auction and concluding July 30^th with Ralph Stanley & The Clinch Mountain Boys performing. Amy Sedaris, the Eastern Philharmonic Orchestra, Patti LuPone, Janis Ian and Karla Bonoff, the Golden Dragon Acrobats, The “Wild & Scenic” Film Festival and Blood, Sweat & Tears with Chuck Negron are also on the playbill.

Down south a-ways, a free pre-concert lecture will be held on Friday, June 25^th at 6:30 pm to launch the Brevard Music Festival.  The Brevard Music Center presents over 80 concerts throughout the seven-week festival, which showcases the Institutes’ three orchestras accompanied by world-class visiting artists such as Yo-Yo Ma, Joshua Bell and Midori.  Opening Night this year will feature Frederica von Stade and conductor Keith Lockhart.  Brevard’s renowned summer festival attracts tens of thousands of listeners each and every year.

And of course it wouldn’t be summer without Bele Chere, Asheville’s 30-year-long salute to summertime. This three-day street festival will be held July 23-25, 2010 in Asheville’s historic downtown and has grown to attract 300,000 to 350,000 people over the three-day period to enjoy live music, arts, crafts and food. The festival also hosts the largest road race west of Charlotte.  The 5K race registered more than 1,400 runners in 2009 and expectations are for over 1,600 runners to toe the line for the 31st race this year. One dollar from every entry will go to the Asheville Track Club’s Shoe Fund, which provides running shoes to disadvantaged students in Asheville and Buncombe County.  An additional dollar will be donated to the Association for Retarded Citizens. Taken from an ancient Scottish dialect, the term “Bele Chere” means “beautiful living,” an apt appellation for this host city.

Private communities also offer summertime opportunities, providing a variety of stay and play getaways.   One fine example is Vista Developers’ VIP Weekends in which prospective buyers are invited to familiarize themselves with Vista’s portfolio of mountain communities. Community specialists will tailor a detailed tour of your choice to Vista at Bill’s Mountain, Vista at Blacksmith Run, Vista at Blacksmith Mountain, or Vista at The Riverbank.  All VIP weekends include two nights’ lodging in a townhome at Vista at Bill’s Mountain near Lake Lure, and recreational opportunities are available including golf, tennis, horseback riding, fishing, and kayaking.

Baby Boomers rule!  They get what they want — and they want service.  While no one blinks when discussing the wisdom of concierge and hotel-style services associated with vacation ownership, when it comes to the homestead, we think in terms of “do it yourself.”  But that thinking is obsolete. Concierge services are on a fast track as THE private community amenity, second home or not.  A well-designed and implemented concierge program serves to make the purchasing of a home and residing in a community as seamless and appealing as possible.

The concierge function not only provides a sense of connectivity to the community, it is a demand-driver for lifestyle; everything from introductions to other residents and local professional services, to acting as a link between the builder and the sales staff. Are you buying out of state? Concierge to the rescue — everything from providing information on obtaining a driver’s license to attendance at a decorator/option appointment can be handled at your command.  Once moved in you’ll more than likely need dining reservations, theater tickets, directions to a point of interest, event planning, or perhaps even a canine concierge to take Mr. Puppy out for a walk in your absence.  All can be within the domain of the concierge program.  While some services may be complimentary, at some communities the program is a revenue center; i.e., fee-driven. Homeowners can choose from an extensive menu of services that can range from $500 to $5,000 or more per year.  Packages may include airport transportation, pre-arrival shopping, house “exercising” when owners are not in residence, and a host of maintenance-related services. 

Communities that boast concierge services include Frenchman’s Creek Beach & Country Club in Palm Beach Gardens, Florida and Golden Ocala Golf & Equestrian Club in Ocala, Florida.  In addition, each of these communities has a portfolio of high-quality amenities including state-of-the art fitness facilities and full service Spas.

One might think that a concierge service program would be inherent only within the most expensive private communities, but that is not necessarily the case. More and more developers realize the intrinsic value of satisfying Baby Boomer demands efficiently and timely. In order to keep staffing costs down, virtual concierge services are becoming increasingly popular as more and more Boomers have become computer savvy.

But what, exactly, constitutes a green recreational amenity? While we know golf courses are certainly popular, demand for land that has no purpose other than to just “be” is growing.  The age of authenticity has arrived and buyers want to know that they are a part of the movement. Passive recreational land promises to be the “gold” in the next real estate rush. While natural elements such as a resident cypress swamp might have been a detriment to property development and sales a few years back, under current definitions, it actually adds to the property’s cachet as buyers have come to value wetlands and all of their attendant flora and fauna. A swamp, much like a dense stand of forest, can also provide a buffer from development encroachment, placing a premium on property values.

Based on a National Association of Home Builders survey, nearly 60% of homebuyers prefer walking trails to any other amenity, ranking them higher than tennis, swimming pools, and golf.  Developers are responding by including dedicated trail systems in their land plans and adding them to existing communities in spite of the fact that trails are often costly to install because they must be level and well lighted.  The demand for low impact, natural, amenities reaches beyond the traditional primary residential community. Owners of vacation/second home properties are even more demanding, with expectations of on-site guided and programmed recreation much like that offered at a luxury resort. Family-oriented activities designed to appeal to the outdoorsman are crucial to the new private community prototype.

Oldfield, Okatie, SC

Camping is becoming an increasingly popular pastime and outdoor specialists can make the experience much more pleasurable by coordinating everything from the equipment and supplies to getting to the campground and finding the right fishing hole. Guided expeditions to off-site destinations require local expertise to formulate just the right experience. The Outfitter’s Center at Oldfield, a private community in South Carolina’s Lowcountry, can arrange a fly-fishing expedition guided by an on-staff river pro or a duck hunting adventure at nearby Turkey Hill Plantation. A key ingredient to providing a high-quality green recreational experience is a well-trained and well-versed staff.  These “adventure concierges” include naturalists, fishing and camping guides, and kayak and ski instructors, and not only provide entrée and guidance to your recreation of choice, but insight into local folklore that makes the experience infinitely rewarding.

Sailfish Point, Stuart, FL

Martin County has just been cited as one of the top five healthiest places to reside in the Sunshine State. The University of Wisconsin’s Population Health Center (WPHC) was awarded a $4.9 million grant from the Robert Wood Johnson Foundation last year to expand their statewide rankings to all 50 states.  The study also found Martin County to have the “highest quality of life” based on a variety of health, lifestyle and environmental factors. The WPHC rankings draw attention to the fact that a community’s health is determined by more than just its health care system. People’s health behaviors and the socioeconomic and physical environment all contribute to a community’s level of health.  That said, Martin Memorial Medical Center has been named one of the 2009 Thomson Reuters 100 Top Hospitals in the United States. It is the fifth time Martin Memorial has earned this esteemed distinction, making Martin County a popular retirement choice.

Nestled between tony Palm Beach and burgeoning St. Lucie counties, Martin County is comparatively laid back, boasting a low density, uncongested environment that provides each of its municipalities with a decidedly small-town feel.  The City of Stuart’s historic downtown is a winner of the “Most Beautiful City” title from America In Bloom and hosts a variety of year-round events including the annual Treasure Coast Pirate Fest.

Situated at the confluence of the Atlantic Ocean, the Intracoastal Waterway and the St Lucie and Indian Rivers, Martin County boasts some of the best beaches and deep-sea fishing in the state. The area is also well known for its high-quality luxury private communities. Deep water marinas and copious championship golf layouts designed by some of the game’s greats including Pete Dye, Arthur Hills, Gene Bates and Jack Nicklaus, are the norm in private communities such as Willoughby Golf Club in Stuart and Piper’s Landing Yacht & Country Club and Harbour Ridge Yacht and Country Club, both in Palm City. If the ocean is your passion, Sailfish Point is a world-class, second home, island community offering a Jack Nicklaus Signature course, a beachfront country club, and a full service marina with immediate ocean access.

Recent estimates call for about 34,000 resident and non-resident property owners enjoying the many recreational and social attributes of this quaint community. Nine championship golf courses, four of which are consistently ranked among Golf Digest’s “Top 10,” a 19-court tennis facility, 11 recreational lakes for boating, fishing and swimming, two full-service marinas, 24 miles of dedicated nature trails, two sandy beaches with protected swimming areas, three community pools, a full fitness center with a three-lane walking track and heated indoor lap pool, and a 650-seat Performing Arts Theatre and Community Center have been cited as the catalysts for the enduring appeal of this mega-development, but its sense of community is equally attributable. Hot Springs Village boasts more than 200 social clubs and civic organizations providing the opportunity for camaraderie while appealing to a variety of interests.  The purchase of property at Hot Springs Village includes a full membership to the club and access to all amenities. Services and conveniences within the Village include banks, shopping, dining, medical facilities, and more than 15 churches. 

Hot Springs Village is located in close proximity to “America’s First Resort.” The city of Hot Springs has long been known as a destination health spa for its healing waters and historic bathhouses and hotels.  It is surrounded by Hot Springs National Park, which encompasses the Quachita Mountains that rise above the downtown and historic Bathhouse Row.   Hot Springs is home to a thriving arts community, high-quality medical facilities, and a host of cultural and educational opportunities, and was acknowledged by Where to Retire magazine as one of “America’s Most Affordable Retirement Towns” in 2005.

Located in North Carolina’s Inner Banks region where Albermarle Sound meets the Chowan River and Salmon Creek, Scotch Hall Preserve is just minutes from the historic towns of Windsor and Edenton, NC. The golf course, which features five holes that border Albermarle Sound, was named the 9^th Best New Private Golf Course in America by Golf Digest magazine.

The  golf experience at Scotch Hall Preserve is the icing on the cake at this private, gated community which also offers an impressive array of family-oriented amenities including The Family Club Retreat replete with clubhouse, swimming pool and bathhouse, a Kid’s Adventure Camp, and an Outdoor Pursuits program designed to provide local recreational and educational opportunities for members and their families.  The community’s waterfront location also provides convenient access to year-round boating and fishing in Albermarle Sound, Pamlico Sound and the Intracoastal Waterway. A private boat basin and 107-slip marina are also planned.  Housing opportunities at Scotch Hall include maintenance-free cottages and custom home building sites with water, golf and wetlands views.

Florida saw unswerving growth for decades, expanding from 2.7 million residents in 1950 to 19 million in 2009, fueled significantly by retirees seeking warm weather and affordable living conditions. But the influx served to spike housing values and markets throughout the state became focused on attracting wealthy splitters and snowbirds, exacerbating the affordability issue.  By 2008, the state had the dubious distinction of having some of the priciest housing in the country while losing population for the first time in more than 50 years as half-backs deserted to more affordable markets such as the Carolinas.  As the nationwide housing bubble continued to take its toll on homeowner equity, the Sunshine state’s allure as a retirement and second home haven suffered accordingly, despite home prices having dropped 46% (on average) since their peak.

Lower prices have served to turn things around in Florida as it is once again on everyone’s radar — residents, second home buyers and investors alike.  In July 2009, the Florida Association of REALTORS reported that existing home sales had increased 18% over the previous year and existing condominium sales had risen 21%.   In Miami, the March 2010 median single-family home sales price represented a 3.8% year-over-year increase.  And in Orlando, sales were up nearly 32% in March compared to March 2009 while pending sales rose more than 40%, suggesting a continuing trend of home sale activity.

Moody’s Economy predicts that economic growth in Florida will outpace the nation between 2011 and 2016. Unlike Florida’s heyday, the state no longer relies exclusively on retirement relocation and tourism for its economic health. Cosmopolitan areas such as South Florida (Miami-Dade, Broward and Palm Beach) and the high-tech corridor that stretches across the state from the Treasure Coast to Tampa are indicative of the state’s dedication to diverse economic development. A recent University of Central Florida study suggests that in-migration to the state will resume in 2011, and population growth is predicted to climb 1.5% by 2013.  For perspective, that would account for nearly 300,000 new residents.

Florida has an abundance of beautiful communities from which new residents may choose.  For more perspective on Florida communities, go to PrivateCommunities.com.

The two-year-long economic debacle has hit builders, developers and homeowners particularly hard.  Just recently we reeled from the purportedly nefarious practices of Wall Street bankers as many highly successful private communities continue to feel the proverbial “pinch of the shoe” while attempting to ride out the “perfect storm.”   The turn-around at Balsam is a decidedly positive sign. 

Immediate plans at Balsam Mountain Preserve call for the May opening of the Arnold Palmer Signature golf course for the season, and the marketing and sales of the community’s remaining 100 or so building lots.  Set deeply in the dense forests adjacent to the Great Smoky Mountains National Park in close proximity to Asheville, Balsam Mountain Preserve is a beacon for environmental stewardship. More than 3,000 of its 4,400 acres (77% of the community) have been placed in a permanent conservation easement to protect and sustain its park-like ambience.  Just 354 families will have the opportunity to own a home at Balsam Mountain Preserve.

Ruby Valley Sports Camp at Night

In addition to the championship golf course and golf practice park, the community offers the Ruby Valley Sports Camp complete with fitness center, tennis courts, swimming pool and activity pavilion; horseback riding on 34 miles of private community trails; Dark Ridge Camp with pavilion, bunkhouse, numerous camping sites and trout fishing; a nature center featuring on-site Naturalists and a “Boarding House” that includes ten mountaintop cabins, a timber-framed restaurant, lounge and gathering room with a massive stone fireplace.    Balsam has been recognized by Links magazine and Travel + Leisure Golf as one of the top private golf communities in the state of North Carolina.