Frequently Asked Questions
Straight answers about buying and selling in Florence and the Pee Dee, from Sara Hape, BlackManor Real Estate
Don’t see your question? Call or text me. I answer every one myself.
For buyers
How much does it cost to hire a buyer’s agent in South Carolina?
Agent fees are negotiable and are not set by law. Since August 2024, MLS rules require you and your agent to agree in writing on how your agent will be paid before you tour homes. In many deals, you can ask the seller to pay some or all of your agent’s fee as part of your offer. I’ll walk you through your options in a free, no-pressure consultation.
Do I have to sign anything before we tour homes?
Yes. South Carolina requires agents to give you the Disclosure of Brokerage Relationships form before showing you property, and MLS rules require a written buyer agreement before touring. I’ll explain both in plain English before you sign anything.
Do I need to be pre-approved before I start looking?
It’s the smartest first step. Pre-approval tells you what you can afford, and sellers expect to see it with your offer. You can get pre-approved here, or I can connect you with a local lender.
How much do I need for a down payment?
It depends on the loan. Some loan programs allow as little as 3% to 3.5% down, and VA and USDA loans can allow 0% down for buyers who qualify. A lender can tell you which programs, including any down payment help, fit your situation.
Who handles the closing in South Carolina?
South Carolina is an attorney-closing state, so a licensed real estate attorney handles your closing. I’ll coordinate with the attorney, lender and inspectors so you know what’s happening at every step.
What should I know about buying a historic or older home?
Old homes are my specialty. Plan for a thorough inspection of the wiring, plumbing, foundation and termite history, and get an insurance quote early. Read my guide: Buying an Old House in South Carolina, or browse historic homes for sale in Florence.
I’m moving to South Carolina. Where do I start?
Start with pre-approval and a call with me so I can learn what you need. Then see my New to SC page for driver’s license and car registration steps, and my free Florence buyer’s guide.
For sellers
What is my home worth?
Online estimates are a starting point, but they can’t see your updates, your street or your home’s condition. Get a quick estimate with my home value tool, then call or text me for a free, in-person price opinion.
How long does it take to sell a house in Florence?
It depends on price, condition and location. Well-priced homes in good shape sell much faster than overpriced ones. I’ll pull current days-on-market for homes like yours so you get real numbers, not guesses.
What does it cost to sell my home?
Your main costs are usually agent commission (which is negotiable), attorney and closing fees, any repairs you agree to, and your share of property taxes. I’ll give you a written net sheet so you know about what you’ll walk away with before you list.
Do I need to fix everything before I sell?
No. Some repairs pay for themselves and some don’t. I’ll walk through your home with you and tell you which fixes are worth doing and which to skip. You can also read my free sellers guide.
Working with me
What areas do you serve?
I serve Florence and the Pee Dee region of South Carolina, including Darlington County and the country areas around Florence. I specialize in historic and older homes, but I help buyers and sellers with every kind of property.
How fast do you respond?
Fast. Calls and texts get a same-day answer, and usually much sooner. Texting is the quickest way to reach me.
This page is general information, not legal, tax or lending advice.