What to Know About Jason Merritt and By The Beach Properties
Who Jason Merritt is and what By The Beach Properties does
Jason Merritt is a real estate agent operating through By The Beach Properties, a firm focused on coastal South Carolina real estate. If you are looking to buy, sell, or rent property in beach communities across the state, Merritt's office handles transactions in those markets. Like any real estate agent, Merritt works on commission—typically a percentage of the sale price—and represents either buyers or sellers depending on the transaction.
By The Beach Properties specializes in the kinds of properties that draw people to South Carolina's coast: residential homes, vacation rentals, investment properties, and land. The firm's focus on beach and waterfront areas means agents there understand local market conditions, seasonal demand, property values in specific neighborhoods, and the particular challenges of coastal real estate—things like flood insurance, storm preparedness, and seasonal rental income patterns.
Key Takeaways
- Jason Merritt operates through By The Beach Properties, a real estate firm serving South Carolina's coastal communities.
- Real estate agents earn commission on sales, so their financial incentive is to close a deal, not necessarily to find you the best property or price.
- Before contacting any agent, decide whether you want representation (a buyer's agent) or are willing to work with a seller's agent, because that shapes what information they will share with you.
- You can interview multiple agents and compare their knowledge of the local market, their sales history, and their communication style before choosing to work with one.
- All real estate transactions in South Carolina involve a title company and a closing attorney, not just the agent, so the agent is one part of a larger process.
How real estate agents make money and what that means for you
Real estate agents in South Carolina earn a commission on each sale, typically split between the buyer's agent and the seller's agent. The commission is usually a percentage of the final sale price—commonly around 5 to 6 percent total, though this varies and is negotiable. The seller's agent and buyer's agent each receive half, and then each agent splits their portion with their brokerage firm. This structure means an agent's income depends entirely on closing sales.
Understanding this matters because it shapes what an agent will prioritize. A buyer's agent has an incentive to close a deal on your behalf, but not necessarily to hold out for a lower price—because their commission rises with the sale price. A seller's agent wants to sell your property, but not necessarily at the highest possible price if a lower offer closes faster. This does not mean agents are dishonest, but it does mean you should not treat an agent's advice as neutral. Always verify information independently, especially about property condition, neighborhood trends, and comparable sales.
Buyer's agent versus seller's agent: which one represents you
When you contact a real estate agent, clarify immediately whether you want representation as a buyer or whether you are willing to work with a seller's agent. A buyer's agent represents your interests, shows you properties, negotiates on your behalf, and is paid by the seller's side of the transaction (so you do not pay them directly). A seller's agent represents the person selling the property and has a duty to that seller, not to you—even if they show you the property and answer your questions.
If you work with a seller's agent without your own representation, that agent must disclose that they represent the seller, but they can still show you properties and answer questions. Many buyers prefer to have their own agent because that person's legal duty is to them. If you contact By The Beach Properties as a buyer without prior representation, ask whether Jason Merritt or another agent at the firm can represent you as a buyer's agent, or whether they primarily list properties for sellers.
What to ask a real estate agent before you work together
Before committing to work with any agent, interview them about their experience and approach. Ask how long they have been selling real estate in the specific area where you want to buy or sell—coastal South Carolina markets vary significantly by town and neighborhood. Ask how many sales they closed in the past year and what the average sale price was. Ask whether they have experience with the type of property you are interested in: a vacation rental investment works differently than a primary residence, and waterfront property has different considerations than inland homes.
Ask about their communication style and availability. Will they send you listings as soon as they hit the market, or do you have to check in? Can you reach them by phone, email, or text, and how quickly do they respond? Ask what happens if you disagree about price or strategy—how do they handle that conversation? A good agent should be willing to answer these questions directly and should not pressure you to sign an agreement before you feel confident in the relationship.
The role of title companies and closing attorneys in South Carolina real estate
South Carolina requires a closing attorney for every real estate transaction—this is not optional. The closing attorney handles the legal paperwork, verifies the title (ownership history) of the property, coordinates with the title company, and oversees the closing meeting where money and documents change hands. The real estate agent does not do this work; the agent's job ends roughly when the contract is signed. The closing attorney and title company take over from there.
This matters because it means the agent is not responsible for catching title problems, verifying that the seller actually owns the property, or ensuring the deed is correct. Those are the closing attorney's responsibilities. If you have questions about the legal side of the transaction—what documents you need, what the title search revealed, what happens at closing—ask the closing attorney, not the agent. The agent can explain the general process, but the attorney handles the details that protect your ownership.
What to expect when buying or selling through a real estate agent
If you are buying, a real estate agent will show you properties that match your criteria, help you understand the local market and comparable prices, draft an offer, and negotiate with the seller's agent. The process typically takes weeks from first showing to closing, though it can be faster or slower depending on financing, inspections, and appraisals. You will need to get a mortgage pre-approval letter before making an offer, and you will need to arrange a home inspection and appraisal once an offer is accepted.
If you are selling, an agent will list your property on the Multiple Listing Service (MLS), market it to other agents and the public, show it to potential buyers, and negotiate offers on your behalf. The agent will advise you on pricing based on comparable sales in your area. Once an offer is accepted, the buyer's side handles inspections and appraisals, and the closing attorney takes over the paperwork. Throughout this process, you remain in control of major decisions—you decide whether to accept an offer, what repairs to make, and whether to close.
Coastal South Carolina real estate considerations
If you are buying or selling property in South Carolina's beach communities, a few factors are specific to that market. Flood insurance is mandatory if the property is in a flood zone, and premiums vary based on the flood zone designation and the property's elevation. Storm preparedness and insurance costs are higher in coastal areas. Seasonal rental income can be significant for investment properties, but it also means managing seasonal vacancy and maintenance. Property values in beach towns fluctuate with tourism, economic conditions, and seasonal demand.
An agent who specializes in coastal properties, like those at By The Beach Properties, should be able to explain these factors and help you understand what they mean for your specific situation. Ask them about flood zone maps, typical insurance costs, seasonal rental rates if that applies to you, and how recent storms or economic changes have affected the local market. This local knowledge is one of the main reasons to work with an agent who knows the area well.
Frequently Asked Questions
Do I have to use a real estate agent to buy or sell property in South Carolina?
No. You can buy or sell property without an agent, though you will still need a closing attorney. Many people choose to use an agent because they have access to the MLS (where most properties are listed), they know the local market, and they handle negotiations. If you sell without an agent, you will still pay a commission to the buyer's agent, so you do not save money—you just do not have your own representation.
What does it mean if an agent asks me to sign an exclusive buyer's agreement?
An exclusive buyer's agreement means you agree to work with that agent for a set period (usually 90 days) and to pay them a commission if you buy any property during that time, even if you find it yourself. Read the agreement carefully before signing. Some agents will work with you without an exclusive agreement, especially if you are just starting to look. You can negotiate the terms or ask for a shorter time period.
How do I know if an agent is giving me honest advice about property value?
Ask them to show you comparable sales—recent sales of similar properties in the same area. A good agent will pull this data from the MLS and explain how each comparable property is similar to or different from the one you are considering. You can also look up recent sales yourself on county property records or real estate websites. If an agent's price recommendation is very different from what comparables suggest, ask them to explain the difference.
What if I want to work with Jason Merritt but I am not sure if he represents buyers or sellers?
Contact By The Beach Properties directly and ask. You can call, email, or visit their office and ask whether Jason Merritt or another agent at the firm can represent you as a buyer's agent. If they primarily list properties for sellers, they may refer you to a buyer's agent at another firm, or they may be willing to represent you depending on the situation. It is better to clarify this upfront than to assume.
Who pays the real estate agent's commission?
The seller typically pays the commission, which is split between the buyer's agent and seller's agent. This comes out of the sale proceeds at closing. As a buyer, you do not write a separate check to your agent. However, the commission is factored into the overall cost of the transaction, so it affects the final price in an indirect way.