How Long Does it Take to Negotiate on Your House? 5 Tips for Sellers to Keep the Deal Moving

Dusty Rhodes • October 5, 2020

Did you know that stress literally changes the way our brains perceive time?


When we’re faced with a frightening or traumatic experience, anecdotal evidence has shown that the way we experience time fundamentally shifts. A mere split second can feel like something much longer when we’re dealing with extreme stress, like we do when we sense that danger may be imminent.


That’s why it feels like an eternity and a half when you’re waiting to hear from your agent after hearing those magic words: “We’ve got an offer on the way.” Even though real estate negotiations don’t typically take more than a few days once the ball begins rolling, it feels like forever when you’re going through the stress of negotiating a home sale—one that 40% of home buyers rank as the top source of stress in modern life.


While some serious patience is required for smart negotiation, you don’t just have to sit back and twiddle your thumbs. We chatted with the pros to get a sense of how long negotiation takes, what factors can impact negotiations, and how you and your agent help to keep things moving.


Tick-tock! How long til you’ve got an offer on lock?

So just how long will you be in limbo while you wait to lock in an offer on your house?


The good news is that in most cases, the back and forth between a buyer and seller on the purchase offer should only last a short 1 to 3 days, according to top agents in the business.


Barring any circumstances like a bidding war or an especially indecisive or unavailable buyer (which could potentially extend the process by as much as a week or so), negotiations will only take a few hours. You could have an offer at lunch and be signing the paperwork to make it official by dinner.


“Normally, when it comes to pricing and getting a sale price, you’re back and forth at most three times,” said Chris Ognek, a top-selling agent in Fredericksburg, VA who’s negotiated over 400 real estate deals to date. “By that point, you’ve gotten the seller and the buyer to their breaking point. I very rarely ever see it go past that.”


That not only allows opportunity for consideration of counteroffers, but also lets both the buyer and seller know that both parties are serious about coming to an agreement in good faith and a timely manner. Let’s go through a few key points to know about this process:


What’s up for negotiation during the offer stage?


Up for negotiation during the offer stage are the purchase price, closing date, closing costs, earnest money, and buyer’s contingencies such as those terms related to financing, the home inspection, and the home appraisal. If the buyer wants to add any special contingencies, such as buying contingent on the sale of their current home, that could take up more time in negotiations.


This is also the time when the seller would need to disclose any attachments to the home they plan to take in the move (such as a stove, refrigerator, or window treatments) and the buyer would have the opportunity to request it stay.


But of all the points of negotiation, pricing tends to be the biggest make-or-break variable.


When do offer negotiations start and stop?


Negotiations start after a buyer makes their initial offer to the seller. Because it’s often mutually beneficial to move forward as quickly as possible, the length of negotiations comes down to how fast the agents can communicate their client’s interest and get the deal down in writing.


Offer negotiations then officially stop when both the buyer and seller have signed the purchase offer that details the agreed upon price and terms.


Are home sale negotiations over after you’ve signed the purchase contract?


No, the door will reopen for negotiations depending on the results of the home inspection and home appraisal but the process will need to keep moving in order to meet the closing date deadline noted in the contract.


If unexpected issues with the house or a low appraisal throw a wrench in the closing, then you have what’s called a delayed settlement. All in all closing on a house typically lasts between 30-45 days.

How do counter offers work and how can they impact the offer negotiation time period?


A counteroffer is the seller’s response to the buyer’s initial offer. It tells the buyer that you’re open to their offer, but you need one or more of the terms outlined to be tweaked to suit your needs. A buyer can then submit a counter-counteroffer, and there’s no limit to how many times offers can be volleyed back and forth. Again, though, 3 presented offers/counteroffers is usually the max.


According to Ognek, most of the time sellers and buyers make a counteroffer for the purposes of hashing out a sales price, as well as any seller subsidies like covering closing costs. Other issues that are commonly covered by counteroffers include:

  • The amount of the earnest money deposit
  • Timelines for contingencies
  • Closing dates
  • Addition or exclusion of personal items (like furniture or appliances)
  • Change of service providers (for inspection, repairs, etc.)


Just as buyers can withdraw an offer up until the point when it’s officially accepted, so can sellers. There are many scenarios in which this is a reasonable course of action.


One common reason for a seller to withdraw a counteroffer might be if a better offer is received before the potential buyer agrees to the amended terms. In that case, the seller can simply withdraw their offer, meaning that the first buyer is no longer in the running.


The importance of the “time is of the essence” clause


You may have heard the term “time is of the essence” in relation to real estate contracts, but what does that mean for you as a seller?


When a contract states that time is of the essence, it serves as a legal reminder to all parties involved that the clock is ticking. In home negotiations, “time is of the essence” indicates that the actions of one party depend on a response from the other party within the time specified. If that doesn’t occur, it can be considered a breach of contract.


If you don’t use the phrase in your contract, it can come back to bite you in a big way. In one legal case from 2008 where two parties entered a contract without using the term, a court found that the agreed-upon closing date was not enforceable because the contract didn’t specifically state that time is of the essence. These five words act as legal protection if the process starts to drag on for longer than it should.


So, since time is such an important factor when selling your home, what can you do to make sure negotiations keep moving?


1. Get your priorities together before negotiations even start.


Price is a huge sticking point when it comes to selling your home, but it’s not the only issue to consider when you’re figuring out what you really need to get out of your sale.


Before you even start fielding offers from prospective buyers, take the time to think about what matters the most to you and identify your priorities accordingly.


There are so many factors that go into every home sale, so it’s important to pinpoint ahead of time where you have room to compromise (and where you don’t). If you haven’t figured out whether you really want to fight to take your window treatments with you or even where your price bottom line lies, you’ll be put on the spot when it’s time to make those decisions during negotiation.


Establishing your priorities ahead of time means that you’ll be able to act more swiftly (and confidently) when the clock is ticking.


Choose one or two must-haves, and be willing to negotiate on the rest. Whether you’re most focused on price, timing, contingencies or anything else, your listing agent will be able to help you remain focused on the bottom line.


2. Gain leverage off the bat with a smart pricing strategy.


Pricing your home correctly is the number one way to tip the scales in favor of a swift sale with quick negotiations. Go into your negotiations with the understanding that the process takes time, and that the strategy for closing quickly is going to be different than negotiating with a high price as a priority.


“To move negotiations along, you should offer your best position. This will not result in the highest price,” explained Bruce Ailion, an award-winning real estate broker and licensed attorney.


“Skillful negotiation takes time. It requires understanding of the other person’s needs and concerns. It takes time to cook.

Roasting a chicken in 15 minutes doesn’t turn out a great roasted chicken.”


Work with your agent to pinpoint the lowest offer you’d consider accepting and think of any higher offers as a bonus. Aggressive pricing right off the bat can make a huge difference when it comes to getting bites on your listing. On the other hand, if you’ve got time to kill, then negotiate away but know that buyers won’t wait around forever.


3. Whatever you do, don’t ice out your prospective buyers.


Game theory might tell you that it’s a power move to make your opponent sweat waiting for your next move, but that couldn’t be further from the case in real estate negotiations. Not only does a prompt response go a long way in generating trust and good faith, but it could be the difference between making a deal and missing out.


“If it goes too long—and sometimes too long is the next day—both sides start to get nervous,” said Ognek. “Buyers don’t stop looking at houses, even after they’re in a contract. They continue to look at houses.” Because of this, the clock starts ticking for sellers from the moment the buyer submits an offer.


Ognek advises sellers to be expeditious when moving forward. During the negotiation process, your agent should communicate with buyers frequently.


As your representative, the agent needs to check in with the buyer’s agent every 4 to 6 hours, even if it’s just to let them know that you don’t have an update quite yet. Proper communication will put everyone’s minds at ease, and stress levels will be significantly lowered.


4. Give yourself more time than you think you’ll need.


The last thing you want when selling a house is to be forced into bad decisions because you’re pressed for time.


For example, if your goal is to sell your home sometime during the spring, talk to a listing agent 6 months before you’re hoping to put it on the market.


“Planning is everything,” said Ognek. “I take my springtime sellers’ pictures in the fall. March is an ideal time in my area to list, but the grass is still brown and the trees don’t have any leaves. That doesn’t help for marketing.”


Instead, Ognek’s photos show green grass and lush foliage, giving his properties a leg up over those with less appealing photos.


The worst case scenario that could come from connecting with an agent too early is that they’ll tell you to come back in a month or two and give you advice on what projects to tackle in the meantime. Either way, you’ll know you’re on the right track.

5. Work with an agent who’s got negotiating experience.


The decision to hire a top-ranked real estate agent may have an even bigger impact on your offer negotiations than you realize. When you set out to select your agent, you should look at their performance when it comes to sale-to-list price ratio—the higher the ratio, the more money they are able to net their seller clients on average.


An agent who’s facilitated a lot of transactions will also have negotiated through a broad range of scenarios and know how to navigate your home sale accordingly.


So, how long does negotiation take? The answer is, it depends.


The truth is we’re all about as impatient as a kid in the back of the car yelling “Are we there yet?” every 10 minutes. But the back and forth nature of a home sale means that the length of negotiations is largely dependent on how quickly and efficiently you’re able to communicate with the buyer and where you rank your own priorities.


If you’ve got a need for speed, then you can negotiate faster but potentially will have to make more compromises to keep the deal moving. On the other hand, crafting a deal that checks all your boxes when it comes to terms and pricing might take a little longer. Tell your agent what matters to you most and leave the hardballing to the pros—then, no matter how long negotiations go, you can trust you’ll end up with a “Sold” sign in the yard.


Source: HomeLight


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.