What to Know About Working With Judy Flanagan at Berkshire Hathaway Home Services

Who Judy Flanagan Is and What She Handles

Judy Flanagan is a real estate agent with Berkshire Hathaway Home Services, a national brokerage that operates through local offices across the country. In South Carolina, Berkshire Hathaway Home Services agents work with buyers and sellers in residential real estate transactions—helping people find homes, list properties for sale, and navigate the paperwork and negotiations that come with buying or selling.

Flanagan's role is to represent either a buyer or a seller (or both, depending on the transaction structure) and guide them through the process from initial consultation through closing. This includes property showings, market analysis, pricing strategy, contract negotiation, and coordination with inspectors, appraisers, and title companies.

Berkshire Hathaway Home Services is owned by Berkshire Hathaway Inc., the investment company led by Warren Buffett, but operates as a franchise model. Each local office is independently owned and operated, so the specific services, technology, and support available can vary by location and agent.

Key Takeaways

• Judy Flanagan represents buyers or sellers in residential real estate transactions through a Berkshire Hathaway Home Services office in South Carolina.
• Real estate agents typically earn commission based on the sale price of the property, paid by the seller's proceeds at closing—not by the buyer upfront.
• You can interview multiple agents before deciding who to work with; there is no obligation to hire the first person you speak with.
• Berkshire Hathaway Home Services provides branding and some shared resources, but each local office operates independently with its own policies and technology.
• An agent's role includes market research, property showings or marketing, contract negotiation, and coordination with other professionals, but does not include legal advice or appraisals.

How Real Estate Agent Compensation Works

Real estate agents earn money through commission, which is a percentage of the final sale price. The commission is typically paid by the seller at closing and is split between the seller's agent and the buyer's agent. The exact percentage varies by market and negotiation but commonly ranges from 4.5% to 6% of the sale price total.

If you are a buyer working with Judy Flanagan, you typically do not pay her directly—the seller's proceeds cover both agents' commissions. If you are a seller, the commission comes out of your sale proceeds before you receive your net amount. This structure means the agent's incentive is to close the sale at the highest price possible.

Some sellers negotiate the commission rate before listing, and some buyers work with agents on a flat-fee or reduced-commission basis, though this is less common. Always clarify the commission structure in writing before you sign an agreement with any agent.

What to Expect When Working With an Agent

If you are selling, an agent typically begins with a comparative market analysis (CMA)—a report showing what similar homes in your area have sold for recently. This informs the listing price. The agent then creates marketing materials, lists the property on the Multiple Listing Service (MLS), schedules showings, and communicates with other agents and potential buyers.

If you are buying, an agent shows you properties that match your criteria, provides information about neighborhoods and schools, helps you understand what you can afford, and negotiates on your behalf when you make an offer. The agent also coordinates inspections, appraisals, and the title search, though other professionals actually perform these tasks.

Throughout the process, the agent acts as a go-between for you and the other party, manages timelines, and flags issues that need attention. However, agents cannot provide legal advice—for that, you will need a real estate attorney, which South Carolina requires for all residential transactions.

Questions to Ask Before Hiring an Agent

Before you commit to working with Judy Flanagan or any agent, ask about their experience in your specific market or neighborhood. How long have they been selling real estate? How many transactions have they closed in the past year? Do they specialize in a particular price range or property type?

Ask about their marketing strategy if you are selling—what platforms do they use, how many photos and showings do they typically schedule, and what is their average time on market? If you are buying, ask how they identify off-market properties, how they structure offers, and what their communication style is (email, phone, text).

Clarify the commission rate, any additional fees, and what happens if you want to end the relationship early. Ask for references from past clients and follow up with at least two or three. You are not obligated to hire the first agent you meet, and interviewing multiple agents is standard practice.

Berkshire Hathaway Home Services as a Brokerage

Berkshire Hathaway Home Services is one of the largest real estate brokerages in the United States, with hundreds of local offices. The brand provides agents with training, technology platforms, marketing support, and brand recognition. However, because each office is franchised, the specific tools, policies, and quality of service can differ from one location to another.

The Berkshire Hathaway name does carry weight in the industry and may be recognized by other agents and lenders you work with. The brokerage also maintains a website where you can search for properties listed by any Berkshire Hathaway Home Services agent nationwide, which can be useful if you are relocating or considering multiple markets.

That said, the brokerage affiliation does not may provide a particular level of service or outcome. Your experience depends primarily on the individual agent, their knowledge of the local market, their responsiveness, and their negotiating skill.

How to Verify an Agent's Credentials

All real estate agents in South Carolina must hold a real estate license issued by the South Carolina Department of Labor, Licensing and Regulation (SCDHEC). You can verify that Judy Flanagan holds a current, active license by searching the SCDHEC database online or by asking her directly for her license number.

Many agents also hold additional certifications, such as Certified Residential Specialist (CRS), Graduate, Realtor Institute (GRI), or Accredited Buyer's Representative (ABR). These indicate additional training and experience, though they are not required to practice real estate. Ask what certifications an agent holds and what they mean.

You can also check online reviews on Google, Zillow, or the Better Business Bureau, though keep in mind that reviews are self-selected and may not represent a complete picture. Ask the agent for references and actually call them—past clients can tell you about responsiveness, honesty, and follow-through in ways that online reviews cannot.

Real Estate Transactions in South Carolina: What's Different

South Carolina requires a real estate attorney to be present at closing for all residential transactions. This is different from some states where closings are handled by title companies or escrow agents alone. The attorney reviews documents, ensures the title is clear, and protects your interests at the closing table.

South Carolina also has specific disclosure requirements. Sellers must disclose known defects in the property, and buyers have a right to a home inspection within a set period after making an offer. The agent will explain these requirements, but the attorney handles the legal details.

Property taxes in South Carolina vary by county and are based on assessed value, not market value. An agent can provide information about typical tax rates in a given area, but the county assessor's office is the official source for your specific property's tax assessment.

Frequently Asked Questions

Do I have to use a real estate agent to buy or sell a home in South Carolina?

No. You can buy or sell without an agent, though you will still need a real estate attorney at closing. However, most people use agents because they have access to the MLS, understand local market conditions, and handle negotiations. Selling without an agent means you handle marketing and showings yourself, which requires time and knowledge of pricing strategy.

What if I want to work with Judy Flanagan but she is not available or does not handle my area?

Contact the Berkshire Hathaway Home Services office where she works and ask if another agent in that office can help you, or ask for a referral to an agent in your area. You can also search for other agents independently through the MLS, online directories, or referrals from friends and family.

Can an agent represent both the buyer and the seller in the same transaction?

Yes, this is called dual agency, and it is legal in South Carolina. However, it creates a conflict of interest because the agent's commission is the same regardless of the sale price, which can reduce their motivation to negotiate hard on either side. Dual agency must be disclosed in writing, and you have the right to refuse it and hire separate agents.

What happens if I sign a listing agreement and then want to sell with a different agent?

Listing agreements are contracts, and breaking them early may result in owing the agent a commission or facing a lawsuit. Read the agreement carefully before signing, including the term (how long it lasts) and any early termination clauses. If you are unhappy with an agent, discuss it with them first—many will release you from the agreement if the relationship is not working.

How long does a typical home sale take in South Carolina?

From listing to closing typically takes 30 to 60 days, though it varies based on market conditions, inspection and appraisal timelines, and financing. A cash sale can close faster; a financed sale with complications can take longer. Your agent can give you a more specific timeline based on current market conditions in your area.