What to Expect When Working With Lee Hodges at Coldwell Banker Chicora
Lee Hodges brings local market knowledge and a structured approach to buying and selling property in South Carolina
Lee Hodges is a real estate agent with Coldwell Banker Chicora Real Estate, one of South Carolina's established brokerages. He works with buyers and sellers across the state, focusing on understanding what each client needs from a transaction and matching them with properties or marketing strategies that fit their situation. His background includes experience in residential real estate, and he operates within Coldwell Banker's national network and local market systems.
When you contact Lee, you are working with an agent who represents either the buyer or the seller in a transaction—not both. This matters because it shapes what information he can share and whose interests he prioritizes. Understanding how that relationship works, what services he offers, and how to evaluate whether his approach fits your needs will help you decide whether to work with him or explore other agents in the area.
Key Takeaways
- Lee Hodges works as a buyer's agent or seller's agent, but not both in the same transaction, which means his loyalty and advice flow in one direction.
- Coldwell Banker provides him with listing databases, marketing tools, and access to properties across multiple counties, which shapes what inventory he can show you.
- Seller's agents typically earn commission from the sale price, so their financial incentive is to sell higher; buyer's agents may be paid by the seller or by you directly.
- Before signing any agreement, you should understand the terms—how long the agent represents you, what happens if you find a property on your own, and how commission is structured.
How Lee Represents Buyers
When Lee works as a buyer's agent, he shows you properties, explains market conditions in your target area, and helps you make an offer. He has access to the Multiple Listing Service (MLS), which displays most properties for sale in South Carolina. This access is crucial because it means he can pull up available homes that match your budget, location, and features within hours rather than days.
As a buyer's agent, Lee's commission typically comes from the seller's side of the transaction—the seller's agent and buyer's agent split the commission the seller agrees to pay. This arrangement means you do not write him a separate check, but it also means his financial incentive is to close the sale, not necessarily to push back on price or terms if you are eager to move forward. Before you start looking, ask him directly how commission works in your situation and whether you have the option to negotiate his fee separately.
Buyer's agents also help you understand what you can afford, connect you with lenders if needed, and walk you through inspections, appraisals, and closing. Lee can explain local property taxes, school districts, and neighborhood trends—information that shapes whether a property is a good fit for your long-term plans.
How Lee Represents Sellers
When Lee works as a seller's agent, he lists your property on the MLS, markets it to other agents and the public, and coordinates showings and offers. His job is to position your home competitively, explain what similar homes have sold for recently, and help you set a price that attracts buyers without leaving money on the table.
As a seller's agent, Lee earns commission as a percentage of the final sale price—typically split between the listing agent and the buyer's agent. This means his financial incentive is to sell your home for as much as possible. However, it also means you should ask upfront what his commission rate is, whether it is negotiable, and what marketing services are included. Some agents include professional photography, virtual tours, and targeted advertising; others offer less.
Seller's agents also handle the paperwork, coordinate inspections and appraisals on the buyer's side, and manage the closing timeline. They field offers, advise you on counteroffers, and help you understand contingencies—the conditions a buyer may attach to their offer, such as a home inspection or appraisal coming in at a certain value.
Coldwell Banker's Tools and Network
Coldwell Banker is a national brokerage with a long history in real estate. Being part of that network gives Lee access to systems and resources that independent agents may not have. The brokerage provides MLS access across multiple counties, marketing platforms, transaction management software, and training. If you are relocating to South Carolina from another state, Coldwell Banker's national reach means Lee can coordinate with agents in your current location to help you understand the market you are moving into.
The brokerage also handles compliance—making sure contracts follow South Carolina law, that disclosures are filed correctly, and that earnest money and down payments are held securely. This structure protects both you and Lee by ensuring the transaction follows legal requirements. However, the brokerage does not make decisions about price, terms, or strategy; that is between you and Lee.
Questions to Ask Before You Work Together
Before you sign any agreement with Lee, clarify the terms of your relationship. If you are a buyer, ask whether he represents you exclusively or whether he also shows properties he lists. Ask how long the agreement lasts and what happens if you find a property on your own—some buyer's agent agreements say you still owe him commission even if you locate the home yourself, while others have carve-outs for that scenario.
If you are a seller, ask what the listing agreement covers: Does it include professional photography? Virtual tours? Advertising on major portals like Zillow and Realtor.com? How often will he show your home, and how will he market it? What is his commission rate, and is it negotiable? How long is the listing period, and what happens if the home does not sell by the end date?
For both buyers and sellers, ask about his experience in your specific area or price range. A agent who specializes in waterfront properties may not be the best fit if you are buying a townhouse in Columbia. Ask for references from recent clients—people who have worked with him in the past year—and follow up with at least one or two.
How Commission and Costs Work
Real estate commission in South Carolina is negotiable, not set by law. Typical rates range, but the exact percentage depends on the brokerage, the agent, the property, and the market. Commission is usually split between the listing agent and the buyer's agent, and it comes out of the sale price at closing.
As a buyer, you typically do not pay commission directly—it is built into the seller's costs. However, if you work with a buyer's agent and the seller does not offer to pay that agent's commission, you may negotiate to pay it yourself. As a seller, you pay commission from your proceeds, which means a higher commission rate directly reduces the amount of money you walk away with.
Beyond commission, there are other closing costs: title insurance, appraisal fees, inspection fees, and lender fees if you are financing. These vary by property and lender, but they typically range from two to five percent of the purchase price. Lee can explain what to expect in your situation, but he cannot predict exact amounts until you have a specific property and lender in mind.
Evaluating Whether Lee Is the Right Fit
The best agent for you depends on your situation, timeline, and comfort level. If you are a first-time buyer, you may want an agent who takes time to explain each step and answers questions patiently. If you are a seasoned investor, you may prefer someone who moves quickly and focuses on numbers. If you are selling a historic home, you may want an agent who understands its unique value; if you are selling a standard suburban house, you may prioritize someone with strong marketing reach in your neighborhood.
Lee's experience, communication style, and track record in your area matter more than his brokerage affiliation. Ask him directly about his recent sales, his average time on market, and whether he has worked with clients in situations similar to yours. Trust your instinct about whether you feel heard and whether his answers make sense to you.
Frequently Asked Questions
Can Lee represent both the buyer and seller in the same transaction?
No. South Carolina law and Coldwell Banker's policies require that an agent represent one side or the other, not both. If Lee lists your home and a buyer he also represents wants to make an offer, he must choose which client to represent, or his brokerage must assign another agent to one side. This protects both parties from conflicts of interest.
What if I find a home on my own and want Lee to help me make an offer?
You can still work with him, but the terms depend on your buyer's agent agreement. Some agreements say you owe him commission on any home you purchase during the agreement period, even if you found it yourself. Others have exceptions for homes you discovered independently. Ask him to explain this before you sign anything.
How long does a typical transaction take with Lee?
Buying usually takes 30 to 45 days from offer to closing, depending on inspections, appraisals, and lender timelines. Selling can take anywhere from a few weeks to several months, depending on market conditions and how quickly an offer comes in. Lee can give you a more specific timeline once you have a property in mind or a listing strategy in place.
What should I do if I am unhappy with Lee's service?
Talk to him first and explain what is not working. If the issue is not resolved, you can contact Coldwell Banker's management or, if you have a buyer's agent agreement, ask about ending it early. Seller's listing agreements typically have an end date, but you can negotiate an early exit if the relationship is not working.
Does Lee work with investors or only individual homebuyers?
That depends on his experience and focus. Some agents specialize in investment properties and understand cash flow, rental markets, and portfolio strategies. Others focus on primary residences. Ask him directly whether he has worked with investors and whether he understands your investment goals.