The History of Myrtle Beach

Dusty Rhodes • January 13, 2020

Happy Monday! It's a new year, and with new years come thoughts of beginnings. And of course, beginnings make me think of where we started. Today, I thought we would take a trip down memory lane and learn a little bit about the town that we at Dusty Rhodes Properties call home. Myrtle Beach has been a fixture in the state of South Carolina for decades, and while people from across the world come every year to enjoy it with us locals, it's nice to look back at what really makes Myrtle Beach the town that we know and love. So with that in mind, here's a look into the past, from Carolana.com:

Myrtle Beach was incorporated as a town in 1938 and became a city in 1957. Its name comes from the wax myrtle, a shrub that grows abundantly in the area. Our 25,000 permanent residents welcome millions of visitors to this full-service resort community of Horry County, South Carolina. Guests come to enjoy the wide beaches, the Atlantic Ocean, and an incredible range of activities, entertainment, golf, shopping, and dining.

History records that the first tourists here were a party of Spaniards from Hispaniola, who first landed about forty miles north of present-day Myrtle Beach in 1526 and eventually established the first European settlement in the US about 30 miles to the south. That settlement, San Miguel de Guadelupe at present-day Georgetown, was settled by Lucas Vasquez de Allyon, but abandoned the following year, and the group returned to Hispaniola.

In the next three centuries, the region's population grew, but slowly. In the late 1800s and early 1900s, people began to "vacation" here, although it was quite rustic. Houses and camps were sparse, and there were only few permanent residents at the turn of the century. But, drawn by the ocean, sand and trees, people began to call Myrtle Beach "home" as the 1900s progressed.

Today, Myrtle Beach is a well known destination for vacationers from around the country, Canada, and abroad. According to the 2000 U.S. Census, the city is at the heart of the thirteenth fastest-growing metropolitan area in the US.

Before Europeans arrived on the coast of South Carolina, Native Americans were the sole residents, and they lived off the land and the bounty of the local waters. They were the Waccamaw and Winyah Indians, and they called the area "Chicora," which simply meant "the land." Although documented history of these tribes is scarce, evidence of their existence continues to turn up. Arrowheads have been found on the beach, riverbanks, and in farmers' fields. A burial mound was discovered on Waites Island near Little River. The remains of an Indian village were unearthed on Wachesaw Plantation near Murrells Inlet, including pottery shards, tools, and other artifacts. At the Horry County Museum in Conway, several exhibits shed light on what life was like for these early residents.

With the passing of centuries and the arrival of Europeans, the population and landscape began to change. English colonists laid out plans for Georgetown, the state's third oldest city, in 1729. Surrounded by rivers and marshlands, Georgetown became the center of America's rice empire. Crops of indigo, cotton, and lumber also contributed to the wealthy economy. A rich plantation culture took root here and flourished, in no small measure as a result of the diligence and manpower of African slaves, many with first-hand knowledge of rice cultivation from their homelands.

Before the American Civil War, wealthy plantation owners turned Pawleys Island into one of the first summer resorts on the Atlantic coast. Planters and their families spent summers on the cool, breezy island to avoid malaria and other deadly diseases associated with the more swampy, still conditions of the plantation sites. Historic cottages, inns, and other buildings still stand on Pawleys Island, which is in northern Georgetown County just a few miles south of Myrtle Beach.

After the American Civil War and the emancipation of slaves, Georgetown's rice plantation culture disappeared, leaving behind a rich history and culture that residents hold dear. Hopsewee and other historic plantations, Georgetown's Rice Museum, and Brookgreen Gardens offer glimpses into Georgetown's past. The Georgetown Historic District, with its historic churches and homes, is listed on the National Register of Historic Places.

Horry County (pronounced "oh-ree" or "or-ee"), bounded by rivers on one side and the Atlantic Ocean on the other, was cut off from the plantation culture that flourished elsewhere along the coast. Horry residents, in what is now the Conway area, were hardworking farmers, timbermen, and turpentine distillers who bartered for their necessities. A typical family in 1875 earned approximately $2.50 a year in what was nearly a cashless economy.

Until the 1900s, bridges and railroads from Conway to the beaches did not exist; only struggling farmers and fishermen inhabited these distant beaches. Eventually, in pursuit of summer recreation, families from Conway were ferried across the Waccamaw River and rode in wagons from the river to the beach - which was essentially completely devoid of any commercial development prior to 1900.

In 1900, Burroughs & Collins Company, a timber-turpentine firm with extensive beachfront holdings, began developing the resort potential of the Grand Strand by constructing a railroad to the beach - the Conway & Seacoast Railroad. The company built the first hotel, the Seaside Inn, in 1901. At that time, oceanfront lots sold for $25 to those with ready cash. Less affluent individuals could purchase a lot one row back and pay in yearly installments of $2.50. Buyers received an extra lot free if they built a home valued at $500 or more. Mrs. F. E. Burroughs, wife of the founder of the Burroughs & Collins Company, hosted (and won) a contest to name the town. Myrtle Beach was chosen because of the many wax myrtle trees growing wild along the shore. Prior to this, the villages was referred to as New Town or Newtown.

In 1912, Chicago businessman Simeon B. Chapin purchased property and invested capital in the town's development. Myrtle Beach's public park and adjacent library are named for him. Another landmark bearing his name is the Franklin G. Burroughs-Simeon B. Chapin Art Museum.

In the 1920s, a group of businessmen built an upscale resort called Arcady at the north end of the community. The legendary resort was the rage among affluent society and included the present Pine Lakes International Country Club, the area's first golf club (and birthplace of the magazine Sports Illustrated), and the grand Ocean Forest Hotel. The Ocean Forest, with its 300 rooms, indoor and outdoor pools, health club, stables, and crystal chandeliers, remained the center of Myrtle Beach social life for nearly thirty years. The stately building was torn down in 1974 to allow for new development.

The Intracoastal Waterway was opened to pleasure boats and commercial shipping in 1936, and Myrtle Beach was incorporated in 1938. The Myrtle Beach Air Force Base was established in the 1940s and used for coastal patrols during World War II. The Myrtle Beach Pavilion opened in 1949 and continues to delight families year after year. Hurricanes have always played a crucial role in Myrtle Beach area history and development. In 1954, Hurricane Hazel demolished buildings and trees all along the Strand and, consequently, cleared the way for newer, larger hotels and homes.

During the 1960s, a golf boom began in which new courses were opened nearly every year. Today, the Grand Strand boasts more than 120 golf courses. In the 1970s and '80s, construction of attractions, homes, retail shops, and other developments increased steadily, triggering another boom in the early '90s that resulted in the Myrtle Beach area becoming one of the fastest growing metropolitan areas in the country.

Phenomenal expansion and development have contributed to the Grand Strand's national reputation as a year-round resort, with numerous hotels, golf courses, restaurants, theaters, entertainment/shopping complexes, and attractions. Each year, nearly 13 million visitors come to the Grand Strand, and thousands of new residents relocate to the area.

Source: Carolana.com

Dusty Rhodes Properties is the Best Realtor in Myrtle Beach! We do everything in our power to help you find the home of your dreams. With experience, expertise, and passion, we are the perfect partner for you in Myrtle Beach, South Carolina. We love what we do and it shows. With more than 22 years of experience in the field, we know our industry like the back of our hands. There’s no challenge too big or too small, and we dedicate our utmost energy to every project we take on. We search thousands of the active and new listings from Aynor, Carolina Forest, Conway, Garden City Beach, Longs, Loris, Murrells Inlet, Myrtle Beach, North Myrtle Beach, Pawleys Island, and Surfside Beach real estate listings to find the hottest deals just for you!

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How Can I Prepare My House for Sale?

By Dusty Rhodes • August 31, 2026

Wondering how to prepare your house for sale? Learn what to fix, clean, update and avoid before selling your Myrtle Beach, SC home.

What Questions Should I Ask at a House Showing? 25 Questions Every Homebuyer Should Ask

By Dusty Rhodes • August 24, 2026

Walking into a house showing can be exciting. You may immediately start picturing where your furniture will go, imagining your morning coffee on the back patio, or thinking about how quickly you could make the house your own. But before you fall in love with a property, it is important to slow down and ask the right questions. A house showing is more than an opportunity to look at the kitchen, bedrooms, and backyard. It is your chance to gather information that may help you determine whether the home is actually a good fit—and whether there could be expensive surprises waiting after you move in. As a real estate agent, I recommend that buyers come prepared with questions. You do not need to ask every question at every showing, but knowing what to look for can help you compare homes and make a much more informed decision. Here are the most important questions to ask at a house showing. 1. Why Is the Seller Moving? This is one of the first questions I recommend asking. The answer may tell you something about the seller's situation and potentially the property itself. Maybe the sellers are relocating for work. Perhaps they are downsizing, moving closer to family, or simply ready for a change. There may not be anything wrong with the house at all. However, if the seller is moving because of a problem with the neighborhood, recurring property issues, excessive maintenance, or something else that isn't immediately obvious, it is useful information to know. Your real estate agent may also be able to provide additional context about the seller's motivation. 2. How Long Has the House Been on the Market? Ask how long the home has been listed and whether it has been on the market previously. A house that has been sitting for several months isn't automatically a bad house. There could be many explanations, including pricing, seasonality, buyer demand, or a previous contract that fell apart. Still, extended time on the market can be a reason to ask additional questions. You may also want to ask: Has the price been reduced? Has the property gone under contract before? If so, why did the contract fall through? Has the home been listed with another agent previously? The answers can give you useful negotiating and due-diligence information. 3. How Much Are the Property Taxes? Property taxes are an important part of your monthly housing costs. Don't simply look at the current owner's tax bill and assume your taxes will be exactly the same. Depending on the location and circumstances, taxes can change after a sale or reassessment. Ask your real estate agent to help you understand the current property taxes and estimate what your taxes could look like after purchasing the home. This is especially important when comparing homes in different neighborhoods or communities. 4. How Much Is the HOA Fee? If the home is located in an HOA community, ask about the HOA fee and exactly what it covers. An HOA fee can vary dramatically from one community to another. Ask: How much is the current HOA fee? What does the fee include? Are there separate amenity or community fees? How often can the HOA increase dues? Are there any pending special assessments? Are there rental restrictions? Are there restrictions on pets, vehicles, or exterior modifications? A home with a seemingly attractive price can become considerably more expensive if it comes with substantial HOA fees or upcoming assessments. 5. Are There Any Special Assessments? This deserves its own question. A special assessment is an additional charge imposed by an HOA or condominium association for a specific expense, such as major repairs, infrastructure improvements, roofs, or other community projects. If you're buying a condo or a home in an HOA community, ask whether any special assessments are currently pending or have recently been approved. This can be particularly important in coastal areas where properties and communities may face significant maintenance expenses. 6. How Old Is the Roof? The roof is one of the biggest potential expenses associated with owning a home. Ask when the roof was installed and whether there are records documenting the work. A newer roof may provide peace of mind, while an older roof doesn't necessarily mean you should walk away. It simply means you should understand its remaining useful life and potential replacement cost. During your inspection, have the inspector take a close look at the roof and related components. 7. How Old Are the HVAC Systems? Ask about the age and maintenance history of the heating and air-conditioning systems. In a warm climate like the Myrtle Beach area, air conditioning is particularly important. Questions worth asking include: How old is the HVAC system? Has it been serviced regularly? Has it ever needed major repairs? Is there more than one HVAC system? Are there warranties that transfer to the buyer? Replacing an HVAC system can be a significant expense, so knowing its age can help you plan ahead. 8. How Old Is the Water Heater? Water heaters don't last forever. Ask how old the water heater is, whether it has been serviced, and whether the seller has experienced any leaks or problems. Also look around the water heater for signs of previous water damage or corrosion. Again, an older water heater isn't necessarily a deal breaker. It is simply something to factor into your ownership costs. 9. Have There Been Any Major Repairs or Renovations? Ask the seller or listing agent about major improvements made to the property. You may want to know about: New roofing HVAC replacement Plumbing work Electrical upgrades Kitchen renovations Bathroom renovations Window replacement Foundation or structural work Water intrusion repairs Additions or conversions Whenever possible, ask whether permits were obtained and whether documentation is available. A beautiful renovation is great—but you want to know that the work was done properly. 10. Have There Ever Been Any Water Intrusion or Flooding Issues? This is a particularly important question for buyers in coastal areas. Ask whether the property has ever experienced flooding, water intrusion, roof leaks, drainage problems, or other moisture-related issues. Don't stop at asking whether the house has "flooded." Water problems can take many forms. Look for signs such as: Musty odors Discoloration Fresh paint in isolated areas Stained ceilings Warped flooring Damaged baseboards Cracks or deterioration around windows Your home inspection should investigate potential problems further. 11. What Is the Flood Zone? If you're buying near the coast, ask about the property's flood zone and whether flood insurance is required or recommended. Even if flood insurance isn't required by your lender, you may still want to consider whether purchasing coverage makes sense. Your real estate agent can help you locate the appropriate flood-zone information, but insurance questions should ultimately be discussed with an insurance professional. 12. How Much Is Homeowners Insurance? Don't wait until you're under contract to find out whether the home is expensive to insure. Ask for an estimate before getting too far into the process. This is particularly important for properties in coastal areas where wind, hail, flood, and other coverage can affect your total housing costs. A home that looks affordable based on the mortgage payment alone could have considerably higher carrying costs once insurance, taxes, HOA fees, and utilities are included. 13. What Are the Average Utility Costs? Ask whether the seller can provide an idea of typical utility expenses. Consider asking about: Electricity Natural gas Water Sewer Trash Internet Utility costs can vary depending on the season and how the home is occupied, so treat these numbers as estimates rather than guarantees. Still, they can be helpful when comparing homes. 14. What Stays With the House? Don't assume everything you see is included in the sale. Ask about appliances, fixtures, outdoor equipment, furniture, and other items that may or may not convey. For example: Refrigerator Washer and dryer Garage refrigerator Outdoor television Mounted televisions Curtains and rods Security systems Smart-home equipment Outdoor furniture Shed Generator Your purchase contract should ultimately specify what is included, but asking during the showing can prevent confusion later. 15. Are There Any Known Problems With the House? Sometimes the best question is the most direct one: "Is there anything about this house that you think a buyer should know?" Ask the listing agent whether there are any known defects, recurring maintenance problems, neighborhood issues, or other concerns. Your agent can also help you determine what questions should be asked based on what you observe during the showing. Remember, the seller's disclosures and your inspection are extremely important. A showing is not a substitute for professional due diligence. 16. Have There Been Any Insurance Claims? Ask whether there have been previous insurance claims involving the property. Depending on the situation, claims could involve things such as: Roof damage Water damage Storm damage Fire Plumbing issues Mold A history of claims doesn't automatically make a property a bad purchase, but it can give you additional information to investigate. 17. How Old Are the Windows and Doors? Windows and exterior doors can have a meaningful impact on energy efficiency, maintenance, and storm protection. Ask when they were installed and whether they have been replaced or upgraded. For coastal properties, you may also want to ask whether windows and doors have hurricane or impact ratings. 18. What Is the Neighborhood Like? You're not just buying a house. You're buying the location around it. Ask your agent about: Traffic Noise Nearby development Schools Shopping Restaurants Commute times Flooding Future construction Neighborhood amenities And don't rely exclusively on what someone tells you. Drive through the neighborhood at different times of day and, if possible, on a weekend. A neighborhood can feel very different at 10 a.m. on a Tuesday than it does at 8 p.m. on a Saturday. 19. Are There Any Planned Developments Nearby? This is an often-overlooked question. Ask whether there are plans for new homes, commercial development, roads, apartments, hotels, or other major projects nearby. The vacant lot behind the house may not stay vacant forever. Future development could be positive—or it could change the view, traffic, noise level, or overall character of the neighborhood. 20. How Are the Neighbors? Your real estate agent may not be able to answer every question about your potential neighbors, but it is still worth paying attention to the surrounding properties. Look at: Property maintenance Parking Noise Outdoor activity Nearby construction Shared driveways or boundaries You can also visit the neighborhood on your own and talk with residents if you're comfortable doing so. 21. Is There Anything Unusual About the Property? Ask whether there are any easements, shared driveways, boundary issues, access agreements, leased equipment, or other unusual circumstances associated with the property. These things aren't necessarily problems—but you want to know about them before purchasing. For example, an easement could affect where you can build a fence, add a structure, or make other improvements. 22. What Are the Seller's Preferred Closing and Move-Out Dates? If you're serious about the house, ask about the seller's preferred timeline. Their ideal closing date may affect your offer and negotiations. For example, they may need additional time to purchase another home, or they may be ready to move quickly. Understanding their timeline can sometimes help your offer stand out without necessarily increasing the purchase price. 23. What Is the Seller's Asking Price Based On? This is a conversation I'd have with your real estate agent rather than simply asking the seller. Your agent should be able to explain how the asking price compares with recent comparable sales and competing properties. Don't just ask, "Is this house worth the asking price?" Ask: "What do the comparable sales tell us about this home's value?" That's a much more useful question. 24. Are There Any Rental Restrictions? If you're purchasing a property that you may eventually rent out, ask about rental restrictions before making an offer. This is particularly important for condos, townhomes, and HOA communities. Find out: Are short-term rentals allowed? Are long-term rentals allowed? Is there a minimum lease period? Is there a rental cap? Is there a waiting list? Are there restrictions on the number of rental properties? Don't assume that because another property in the community is being rented, you will automatically be allowed to do the same. 25. What Should I Be Looking for During the Showing? Finally, ask your real estate agent this question: "If this were your house, what would you be paying attention to?" A good agent shouldn't simply unlock the door and let you walk around. They should help you notice things you might overlook, such as: Signs of water intrusion Drainage issues Age and condition of major systems Unusual odors Cracks Deferred maintenance Location concerns HOA considerations Resale factors Your agent isn't a replacement for a licensed home inspector, contractor, insurance professional, or other specialist. But an experienced local agent can help you know which questions deserve further investigation. The Most Important Questions to Ask at a House Showing If you don't want to carry a list of 25 questions around with you, start with these ten: Why is the seller moving? How long has the house been on the market? Has it been under contract before? If so, why did it fall through? How old are the roof and HVAC system? Have there been any water, flooding, or insurance issues? How much are the property taxes and HOA fees? Are there any upcoming HOA special assessments? What major repairs or renovations have been completed? Are there any rental restrictions? What concerns do you see with this property that I should investigate further? These questions won't tell you everything you need to know about a house—but they'll help you move beyond the surface-level details. Don't Let a Beautiful House Distract You From the Important Details It's easy to fall in love with a house because of the kitchen, the flooring, the backyard, or the view. But buying a home is one of the biggest financial decisions most people will make. The goal of a house showing isn't simply to decide whether you like the property. It's to gather enough information to determine whether the property deserves a closer look. If you find a house you love, that's when the real due diligence begins. Review the seller disclosures, analyze comparable sales, investigate insurance and property taxes, research the neighborhood, review HOA documents when applicable, and have a professional home inspection performed. The right questions can save you from making the wrong purchase. Looking at Homes in the Myrtle Beach Area? If you're searching for a home in Myrtle Beach, North Myrtle Beach, Carolina Forest, Murrells Inlet, or anywhere along the Grand Strand, having a local real estate agent who understands the market can make a big difference. After nearly a decade in the Myrtle Beach real estate business, I've seen firsthand that buying a home isn't just about finding a property you like. It's about understanding the property, the neighborhood, the numbers, and the potential issues before you commit. If you're getting ready to start looking at homes, I'd be happy to help you understand what to look for, what questions to ask, and what you should investigate before making an offer.

How to Choose the Right Real Estate Agent for Your Home Sale

By Dusty Rhodes • August 17, 2026

I've had a lot of people ask me over the years, "How Do I Choose the Right Real Estate Agent for My Home Sale?" As a Myrtle Beach-area Realtor with 10+ years of experience, here are the questions I get asked frequently and my responses. 1. What have you learned about selling homes that you wish you knew when you first started? The biggest thing I’ve learned is that selling a house is not the same thing as putting a house on the market. When I first started, I probably put too much emphasis on getting the listing, getting it in the MLS, and getting people through the door. After more than 10 years in the business, I understand that the real job starts after the listing agreement is signed. You have to know how to price the property correctly, position it against the competition, identify problems before they become deal-killers, interpret showing feedback, negotiate effectively, and recognize when the original strategy isn't working. I've also learned that every seller and every property is different. There isn't one magic marketing plan or pricing formula that works for everyone. A good agent needs to be able to adapt. And probably most importantly, you need an agent who will tell you the truth, even when it's not what you want to hear. Sometimes that means telling a seller their house is overpriced. Sometimes it means telling them they need to make repairs. Sometimes it means telling them to accept an offer they aren't thrilled about because it's the best offer they're likely to get. I'd rather have an uncomfortable conversation with a client today than let them lose months and thousands of dollars because nobody was willing to be honest with them. 2. What should homeowners look for when interviewing agents? I'd look at experience, local knowledge, communication, marketing strategy, negotiation skills, and honesty. But I wouldn't necessarily choose the agent with the most sales, the biggest team, or the highest listing price. One of the biggest mistakes sellers make is interviewing three agents and choosing the one who tells them their house is worth the most. That's not necessarily the agent who will get them the most money. I'd ask each agent: How did you arrive at this recommended listing price? What properties are we competing against? What is your marketing plan beyond the MLS? How often will you communicate with me? What happens if we don't get showings? What happens if we get showings but no offers? How do you handle inspections and appraisal issues? How do you negotiate multiple offers? What happens if the first contract falls apart? The agent should have thoughtful answers—not just a sales pitch. 3. What's your philosophy on pricing? Price is a strategy, not a wish. I completely understand why sellers want to get the highest possible price for their home. It's usually one of the largest financial transactions they'll ever make. But the market doesn't care what a seller needs to get out of the house or what they believe it's worth. Buyers are comparing your property against everything else available to them. One of the worst things an agent can do is intentionally overprice a property just to win the listing. If comparable homes are selling for $400,000 and an agent tells you, "We can definitely get $450,000," you should ask them to prove it. Sometimes you can price slightly above the most recent comparable sales because of improvements, location, condition, or market momentum. But there needs to be a reason behind the number. The first few weeks on the market are extremely important. If a home is overpriced, you can lose the buyers who would have been most interested in it when it first hits the market. Eventually, the listing starts accumulating days on market, buyers begin wondering what's wrong with it, and the seller ends up making price reductions anyway. I'd rather price a home correctly from the beginning than chase the market downward for six months. 4. What do you actually do to market a listing? Putting a property in the MLS is the starting point, not the marketing plan. My approach is to make sure the property is presented correctly before we ever start marketing it. That means looking at condition, presentation, pricing, photography, description, and how the property compares to its competition. Then I want the property exposed where potential buyers are actually looking. That can include professional photography, video, social media, online advertising, email marketing, agent-to-agent exposure, open houses when appropriate, and targeted marketing depending on the property. But there's another part of marketing that gets overlooked: positioning. If you're selling a condo, a second home, an investment property, or a primary residence, the person most likely to buy it may be completely different. You don't market an oceanfront investment condo the same way you market a single-family home in Carolina Forest. After more than 10 years in the business, I've learned that good marketing isn't about doing the most things. It's about doing the right things for the property and the likely buyer. 5. What should sellers expect from their agent when it comes to communication? Your agent shouldn't disappear after putting a lockbox on your door. I believe sellers should know what's happening with their property throughout the process. That means communicating showing activity, sharing relevant feedback, discussing market changes, reviewing competing listings, and having honest conversations about what we're seeing. But communication isn't just about answering the phone. It's about proactively communicating. If we're getting 15 showings and no offers, that's information. If we're getting almost no showings, that's information too. If three competing homes just reduced their prices, that's something we need to discuss. I also think sellers should know how their agent prefers to communicate. Some people want a phone call; others prefer text or email. Whatever the preference, the important thing is that the seller doesn't have to constantly chase their agent down to find out what's happening. 6. Tell me about a time your negotiation or problem-solving skills made a difference. One thing I've learned over the years is that getting a property under contract is only half the job. I've had transactions where everything looked great when the offer was accepted, and then something came up during inspections, appraisal, financing, title work, or another part of the transaction. That's where experience matters. A less experienced agent may see a problem and immediately think, "We're going to lose the deal." An experienced agent starts asking, "What are our options?" Can we renegotiate? Can we find another solution? Can we bring in the right professional? Can we change the timeline? Is the problem actually as serious as it initially appears? I've learned not to panic when something unexpected happens. Real estate transactions rarely go exactly according to plan. My job is to keep the transaction moving while protecting my client's interests. 7. Tell me about a difficult listing that ultimately sold. I've had listings that took much longer to sell than anyone wanted and deals that fell apart after everyone thought we were headed to closing. Those are frustrating—but they're also some of the transactions where you learn the most. I've had a property go through multiple contracts that didn't make it to closing. At that point, the easy answer would have been to blame the buyers, the market, or everyone else involved. Instead, you have to step back and ask: What can we control? Is the price right? Is the property being presented properly? Are we attracting the right buyers? Is there something about the property that needs to be addressed? Are there terms we could structure differently? Eventually, persistence and adjusting the strategy paid off and the property sold. That's one of the biggest lessons I would give a seller: don't confuse activity with progress. A property can have showings, open houses, online views and even multiple offers and still not be moving toward a successful closing. The goal isn't simply to get a contract. The goal is to get you successfully to the closing table. 8. What makes the Myrtle Beach/Grand Strand market different? The Grand Strand isn't one market. That's something I think is incredibly important for sellers to understand. Myrtle Beach, North Myrtle Beach, Carolina Forest, Surfside Beach, Murrells Inlet, Conway, and the surrounding areas all have different types of properties, buyers, price points, communities, and market dynamics. And within those areas, you can have completely different markets. An oceanfront condo is different from an inland single-family home. A second home is different from a primary residence. An investment property is different from a home being purchased by a local family. There are also factors that buyers in this market pay particularly close attention to, including HOA fees, rental restrictions, insurance, flood considerations, property condition, amenities, rental income potential, and proximity to the beach. That's why I believe local experience matters. You don't just want someone who has a real estate license and can put your house in the MLS. You want someone who understands what buyers are looking for in your specific part of the Grand Strand. 9. What are the biggest red flags when interviewing an agent? The biggest one? An agent who tells you exactly what you want to hear. If three agents tell you your house is worth $425,000 and one agent tells you it's worth $500,000, don't automatically assume the $500,000 agent is the best one. Ask them to show you the evidence. Another red flag is an agent who spends the entire presentation talking about themselves but barely asks you questions. I want to know why you're selling, your timeline, what you're hoping to accomplish, what concerns you have, and what is important to you. I'd also be cautious of agents who make huge promises about how quickly they'll sell your house or how much money they'll get you without explaining how they're going to do it. And finally, pay attention to what happens before you even hire them. If an agent is difficult to reach, late to appointments, unprepared, or doesn't follow through during the listing presentation, don't assume they'll suddenly become highly responsive once you sign the paperwork. How an agent treats you before getting your business can be a pretty good indication of how they'll treat you after they get it. 10. If you were interviewing agents to sell your own home, what would you ask? I'd probably ask five questions: 1. "What would you price my house at, and why?" I want to understand the reasoning—not just hear a number. 2. "What is your actual marketing plan?" Not "We'll put it everywhere." I want specifics. 3. "What happens if it doesn't sell?" This tells me whether the agent has an actual strategy for adjusting when something isn't working. 4. "Tell me about a difficult transaction you've handled." I don't want to hear about the easy ones. I want to know what they do when things go wrong. 5. "What do you think I need to know that I don't want to hear?" That last question might be the most important. I want an agent who is willing to tell me the truth. After more than 10 years in real estate, I've realized that the best agent isn't necessarily the person with the flashiest presentation or the highest suggested listing price. It's the person who understands the market, knows how to create a strategy, communicates with you, negotiates when it matters, solves problems when they arise, and has the experience to know what to do when the transaction doesn't go according to plan.