FAQ For Buyers
Other than the sale price, what fees are involved?
- Transfer Fee: $3,500.00 to WillowTree at closing (may be negotiated with the seller).
- SC DMV Title Transfer: approximately $35 to transfer the park model title into your name.
- Horry County Assessor: approximately $10 to register the unit for property taxes in your name.
- Annual Lot Rent: your ongoing lease fee, payable monthly, quarterly, or annually. Confirm the current rate with the WillowTree office.
- Park Model Insurance: required before closing and maintained throughout residency. Coverage must include full replacement value of the unit and all structures on the lot.
- Utility Account Setup: Horry Electric and Grand Strand Water & Sewer may require deposits or transfer fees to establish service in your name.
Contact each agency directly to confirm current fees before your closing date — amounts are subject to change.
Do I own the land my park model sits on?
- No. You own the park model unit outright — titled through the SC DMV — but the lot on which it sits is leased from Buck Creek RVR, LLC (d/b/a WillowTree RV Resort).
- The Lot Lease Agreement is one year in term, renewable annually.
- Because park models are classified as personal property (not real estate) under South Carolina law, title, taxes, and insurance are handled differently than a traditional home purchase.
Leased-land communities offer significant cost advantages over purchasing land outright, while still giving you full ownership of your home and all the benefits of permanent resort living.
What does my annual lease fee include?
- Use of your assigned lot for your park model and the standard 8’x12′ storage shed.
- Lawn maintenance — WillowTree mows, edges, and maintains all grass areas, including your lot and all communal areas throughout the Park Model Community.
- Daily household garbage pickup (bagged trash placed outside by noon).
- Weed prevention, fertilization, and fire ant treatment in communal grass areas.
- Utility connections to your lot — water, sewer, and electric hook-ups are provided to the lot. Accounts are established in your name separately.
- 24-hour gated Resort entrance security and access to WillowTree RV Resort amenities.
Utility bills (Horry Electric and Grand Strand Water & Sewer), property taxes, park model insurance, and golf cart storage fees are all billed separately from your lot lease.
Can I rent or sublease my unit to someone else?
- No. Subleasing or renting your park model to any third party is strictly prohibited under the Lot Lease Agreement and the WillowTree CCR.
- Any attempt to sublease — regardless of duration, compensation amount, or relationship to the occupant — is null and void and may result in immediate lease termination.
- Your unit is for use by you, your family members, relatives, and personal guests only.
- The lease is also not assignable to another party except in very limited circumstances where financing requires a collateral assignment — and even then, Management approval is required.
Family and friends are always welcome as personal guests. The prohibition applies to commercial rental arrangements — charging others to occupy your unit for money or any form of compensation.
What if I want to modify my landscaping or make structural changes to my unit?
- All modifications require prior written approval from WillowTree Management before any work begins — this applies to both large and small projects.
- Submit an Architectural Build Request Form to the WillowTree office describing the project, its location on your lot, dimensions, lot setbacks, and estimated completion date.
- All work must be performed by a licensed, bonded, and insured SC contractor. Proof of the contractor’s license and insurance must be submitted to the office before work starts.
- If Horry County permits are required, WillowTree will provide an authorization letter. A copy of the permit must be submitted to the office before work begins.
- All projects must be completed within 90 days. Extensions are available by request. No contractor work before 8:00 AM or on Sundays without prior approval.
Examples requiring approval: porches, patios, decks, pergolas, awnings, sunrooms, skirting, painting, roofing, concrete slabs, and any landscaping changes. When in doubt, always ask before starting any work.
What about paving my driveway or adding ground cover?
- All hardscape changes — paving, concrete, pavers, gravel, or other ground cover — require prior written approval from WillowTree before any work begins.
- Concrete slabs for driveways, patios, and sidewalks are specifically listed as Major Construction Projects under the CCR, requiring a formal Architectural Build Request.
- All hardscape work must be performed by a licensed, bonded, and insured SC contractor.
- Ground cover changes that affect mowing patterns or maintenance access should be discussed with Management and the Grounds Supervisor before installation.
- Vehicles — including golf carts — must remain on paved surfaces at all times. Driveways and parking areas must remain accessible for routine maintenance.
Improvements substantially different from what was approved may be required to be removed at the owner's expense. Detailed written approval upfront protects your investment.
Can I add a shed or additional storage building to my lot?
- Every lot includes a standard 8’x12′ storage shed. Any additional storage structure beyond that — regardless of size — requires prior written approval from WillowTree Management.
- Submit an Architectural Build Request Form with the proposed shed’s dimensions, location on your lot, setback distances from lot lines, and material and color details.
- WillowTree has sole discretion over placement to ensure it does not impact neighboring lots or common areas.
- Sheds must be maintained in good appearance at all times — repainted as needed or as directed by Management.
No additional structures may be placed without approval — including temporary sheds, portable storage units, or prefab kits. Starting without approval may result in mandatory removal at your sole expense.
I see some units are required to be removed — what is that about?
- Buyer not approved: If a buyer is denied residency by WillowTree, the unit must be removed from the property within 20 days of the buyer taking ownership.
- Lease abandonment: If rent goes unpaid for 30+ days, or a tenant is absent for 15+ consecutive days without paying, the tenant may be deemed to have abandoned the unit. WillowTree may then pursue legal remedies including sale at public auction under SC Code Section 29-15-10.
- Lease termination: Defaults for non-payment, rule violations, or material misrepresentation may result in lease termination. The unit must then be vacated and removed.
- Storm or casualty damage: If an event requires removal of a damaged unit, the owner has 30 days to remove the unit and clear all debris. If they fail to do so, WillowTree may arrange removal and bill the owner for all associated costs.
Staying current on rent, maintaining your unit in good condition, and communicating proactively with the WillowTree office are the best ways to protect your investment and residency status.
How do I pay my lot lease?
- Payment schedules: monthly, quarterly, or annually — your choice at the time your lease is signed.
- Accepted payment methods: ACH (bank draft), check by mail, or credit card. A 3% surcharge applies to all credit card payments.
- Campspot portal: when your lease is signed, you’ll receive a confirmation email with access to your online account. Automatic payment reminders are sent three days before each due date.
- Check payments by mail: WillowTree RV Resort, 520 Southern Sights Drive, Longs, SC 29568.
- Late fee: 5% of the outstanding payment amount if not received within five days of the due date.
Rent is absolute and cannot be withheld or offset for any reason, including force majeure events, illness, or government shutdowns. Setting up ACH auto-pay through Campspot is the easiest way to stay current and avoid late fees.
Can I have a golf cart with my leased unit?
- Electric only — all golf carts in the Park Model Community must be electric. Gas-powered carts are not permitted.
- Registration required — register your cart with the WillowTree office. A decal will be issued and must be displayed on the cart at all times while on Resort property.
- Lighting: front and rear lights are required on all carts.
- Safety inspection: all carts must pass a WillowTree safety inspection before use in communal areas.
- Insurance: liability insurance is required and must be maintained throughout your residency. Proof of insurance must be on file with the office.
- Licensed drivers in communal areas: a valid, non-restricted driver’s license from your state of residence is required. A beginner’s permit does not qualify.
- Non-licensed drivers (including younger family members) may only operate a cart on the clearly marked lake path — not in streets or communal driveways.