Is the housing market going to crash?

We have seen every market cycle since 2007. The Fort Mill and Charlotte metro market has shown consistent resilience and population-driven demand. We are happy to walk you through current conditions and what they mean for your specific situation.

Should I buy now or wait for interest rates to drop?

Timing the market is nearly impossible. We focus on your personal timeline, your equity position, and your goals. In most cases, waiting costs more than acting — but we will give you a straight answer based on your numbers, not a sales pitch.

What is it like to live in Fort Mill, South Carolina?

Fort Mill consistently ranks among the best places to live in the Carolinas. Strong schools, low taxes, easy access to Charlotte, and a genuine community feel. We live here — Mike's family of eight calls this area home — so we can give you a real answer, not a brochure.

How do I win in a multiple-offer situation?

Preparation, speed, and presentation. We coach our buyers on exactly how to structure a competitive offer — and our track record of over 2,200 closings means we know what sellers and their agents respond to.

What is the difference between Fort Mill and Rock Hill?

Both are in York County and offer tremendous value compared to Charlotte. Fort Mill tends to attract younger families drawn by the school system and newer developments. Rock Hill has a more established urban core, a strong university presence, and is undergoing significant revitalization. We work both markets daily and can help you find the right fit.

Do you work with active adult or 55+ communities?

Yes — this is one of our specialties. We have deep experience in Sun City Carolina Lakes, Four Seasons at Gold Hill, Carolina Orchards, and Brook Run. We know these communities from the inside and can help buyers and sellers navigate them confidently.

Do you work with veterans and VA loans?

Absolutely. Mike is a Marine Corps veteran and KW Military Ambassador. Supporting fellow veterans is personal for us. We understand VA transactions and are proud to serve those who served.

256 Livingston Woods Dr, Irmo, SC 29063

House Description

Welcome to the Westerly at 256 Livingston Woods Drive. The Westerly is a unique home with plenty of space and a standard 3-car garage! There are so many ways to customize this home to fit your needs. The impressive kitchen features lots of cabinet and counter space with a large floating island and walk-in pantry. Expansive family room off the kitchen along with a formal living and dining room. The second-floor owner's bedroom and bath are a must see with separate vanities and a spacious walk-in closet. A large bonus room also finishes the second floor. The superb location of the community will place you just minutes from local shops, restaurants, schools, the YMCA, and Lake Murray access. It is a highly sought after location that is sure to meet all your needs! Schedule a tour today to see why Livingston Woods is the perfect place to call home. *The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ. Please see sales agent for options. Added Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Highlights

Listed by Cara Hartley , DR Horton Inc , 803-594-4908. Consolidated MLS (IDX)

Property Type

Residential

Lot/Acreage

0.17

HOA Fee

600 Yearly

Year Built

2026

County

Richland

Area

Irmo/St Andrews/Ballentine

Neighborhood

Livingston Woods

School District

Lexington/Richland Five

Listing ID

632052

Questions about this listing?

Contact Agent

Interior Features

Bedrooms and Bathrooms

▪ Bedrooms:5
▪ Bathrooms:4
▪ Full Bathrooms:4

Appliances:Dishwasher, Refrigerator, Microwave Above Stove, Stove Exhaust Vented Exte, Tankless H20, Gas Water Heater, Dishwasher,Refrigerator,Microwave Above Stove,Stove Exhaust Vented Exte,Tankless H20,Gas Water Heater

Air Cond:Central

Fireplaces:

Basement:No Basement

Other:Eat In,Island,Pantry,Backsplash-Tiled,Cabinets-Painted,Counter Tops-Quartz,Floors-Luxury Vinyl Plank,Garage Opener,Security System-Owned,Attic Pull-Down Access,Double Oven,Free-standing,Gas

Other:Public

Payment Calculator

Payment Breakdown

Principal Interest

$2,433

Taxes

$302

HOA

$600

Home Price

$474,500

Home Price

Loan Details

30 yrs

6.634%

Interest Rate

Loan Type

Down Payment

20%

$94,900

Down Payment

Down Payment %

All calculations are estimates and provided by Blueroof360. Today’s Rates provided by Blueroof360. Information and interactive calculators are made available to you only as self-help tools for your independent use and are not intended to provide investment or tax advice. We cannot and do not guarantee their applicability or accuracy in regards to your individual circumstances. All examples are hypothetical and are for illustrative purposes. We encourage you to seek personalized advice from qualified professionals regarding all personal finance issues.

Monthly Price:

$2,432.88

Principal

Taxes

HOA

	Principal	Taxes	HOA	Total
Monthly	$2,432.88	$302.49	$600.00	$3,335.37
Yearly	$29,194.56	$3,629.92	$7,200.00	$40,024.48
Total	$875,836.73	$108,897.75	$216,000.00	$1,200,734.48