What to Know About On Board Realty in South Carolina
On Board Realty serves residential buyers and sellers across South Carolina with a focus on local market knowledge
On Board Realty is a real estate brokerage operating in South Carolina that works with people buying and selling homes. The company connects agents with clients looking to navigate the residential market, whether you're a first-time buyer, relocating to the state, or selling a property. Like other brokerages, On Board Realty's agents represent either buyers or sellers (or both, depending on the transaction structure) and earn commission when a sale closes.
Real estate transactions in South Carolina involve specific steps, timelines, and legal requirements that vary by county. Understanding how a brokerage like On Board Realty operates—and what role an agent plays in your transaction—helps you make informed decisions about representation and pricing.
Key Takeaways
- On Board Realty is a brokerage where individual agents represent buyers or sellers; the brokerage itself does not buy or sell property.
- Agents earn commission (typically split between buyer's and seller's agents) only when a sale closes, so their incentive is to complete the transaction.
- South Carolina real estate transactions require a signed purchase agreement, title search, inspection period, and closing through an attorney or title company.
- You can interview multiple agents or brokerages before signing a listing agreement or buyer representation contract.
- Real estate commissions in South Carolina are negotiable and not set by law, so rates and services vary between brokerages.
How On Board Realty and other brokerages operate
A real estate brokerage is a licensed business that employs or contracts with individual agents. On Board Realty's agents hold their own licenses and work under the brokerage's license. When you work with an agent from On Board Realty, you are working with that individual agent, though the brokerage provides support, training, and oversight.
Agents represent either the buyer or the seller in a transaction. A seller's agent (also called a listing agent) markets the property, shows it to potential buyers, and negotiates on the seller's behalf. A buyer's agent represents the person purchasing the home, helps them search for properties, and negotiates the purchase terms. In some cases, one agent represents both sides—called a dual agency—though this requires written consent from both parties and creates a conflict of interest that South Carolina law permits but many buyers and sellers prefer to avoid.
Commission is paid by the seller at closing and is typically split between the seller's agent and the buyer's agent. The exact percentage is negotiable and not set by law. On Board Realty's commission structure, like any brokerage's, should be discussed directly with the agent before you sign a representation agreement.
What happens during a South Carolina real estate transaction
Once you find a property and make an offer, the purchase agreement is the binding contract between buyer and seller. In South Carolina, this agreement typically includes the price, earnest money deposit (usually 1 to 3 percent of the purchase price, held in escrow), and contingencies—conditions that must be met for the sale to proceed.
Common contingencies include a home inspection period (usually 10 to 15 days), during which the buyer can hire an inspector to examine the property and request repairs or credits if issues are found. A financing contingency allows the buyer to back out if they cannot secure a mortgage. A title search is conducted to ensure the seller owns the property free of liens or claims. South Carolina law requires that a licensed attorney or title company handle the closing, where final documents are signed and funds are transferred.
Your agent—whether from On Board Realty or another brokerage—coordinates these steps, keeps you informed of deadlines, and helps you understand what each document means. The agent does not conduct the inspection, appraisal, or title search; those are handled by licensed professionals you hire or your lender arranges.
Choosing an agent and understanding representation
If you are selling, you interview agents and choose one to list your property. That agent will create a listing on the Multiple Listing Service (MLS), which is seen by all other agents in the area. You sign a listing agreement that specifies the commission rate, the listing period (usually 90 days to 6 months), and what services the agent provides.
If you are buying, you can work with any agent you choose, including one from On Board Realty. Many buyers sign a buyer representation agreement, which commits you to working with that agent for a set period. This agreement typically includes an exclusive clause, meaning you cannot work with another agent during that time. Read this agreement carefully before signing, as it affects your flexibility if you want to change agents.
You are not obligated to work with the first agent you meet. Interview multiple agents, ask about their experience in your target neighborhood, and understand their commission structure and services before committing. An agent's local knowledge—familiarity with school districts, property values, market trends, and neighborhood character—directly affects the advice they give you.
What agents do and do not do
An agent's job is to market the property (if selling), show homes (if buying), negotiate terms, and guide you through the process. Agents do not conduct inspections, appraisals, or title searches. They do not provide legal advice, though they can explain standard contract language and point you toward an attorney if you have questions.
Agents also do not set property taxes, determine insurance rates, or may provide a sale price or timeline. The market—supply, demand, property condition, and local economic factors—determines what a home sells for and how long it takes. An agent's job is to price the property competitively based on comparable sales, market conditions, and your goals, then market it effectively to reach buyers.
If you have concerns about an agent's conduct or believe they have violated South Carolina real estate law, you can file a complaint with the South Carolina Real Estate Commission, which licenses and regulates all agents and brokerages in the state.
Real estate commissions and negotiating fees
South Carolina law does not set commission rates. Commissions are negotiable between you and the agent or brokerage. Typical rates range, but this varies widely based on the property price, local market, and the agent's experience and services. Some agents charge a flat fee, others charge a percentage of the sale price, and some charge a combination.
When you list a property, the listing agreement specifies what commission the seller will pay and how it will be split between the seller's agent and the buyer's agent. If you are buying, you typically do not pay commission directly—the seller's proceeds cover both agents' commissions. However, this is not a legal requirement; in some cases, buyers negotiate to pay their agent's commission separately.
Before signing any agreement, ask the agent to explain the commission structure in writing. Ask whether the rate is negotiable and what services are included. Different brokerages offer different levels of support, technology, and marketing, which may justify different fee structures.
South Carolina real estate laws and protections
South Carolina requires all real estate agents and brokers to be licensed by the South Carolina Real Estate Commission. Licenses must be renewed every two years, and agents must complete continuing education. This licensing system exists to protect consumers by ensuring agents meet minimum standards and follow state law.
South Carolina law requires that a licensed attorney or title company conduct the closing. This protects both buyer and seller by ensuring that documents are prepared correctly, funds are handled safely, and the title transfer is legal. The attorney or title company is a neutral third party, not representing either side.
If you believe an agent has engaged in fraud, misrepresentation, or other misconduct, you can file a complaint with the South Carolina Real Estate Commission. The commission investigates complaints and can take disciplinary action, including suspending or revoking a license.
Frequently Asked Questions
Do I have to use an agent to buy or sell a home in South Carolina?
No. You can buy or sell without an agent, though you will handle marketing, showing, negotiating, and coordinating the closing yourself. Many people choose to work with an agent because they bring market knowledge, access to the MLS, and experience navigating the legal and financial steps. If you sell without an agent, you still pay for the title search, attorney or title company closing, and any inspections or appraisals the buyer requests.
What is earnest money and what happens to it?
Earnest money is a deposit (usually 1 to 3 percent of the purchase price) that shows the buyer is serious about the offer. It is held in escrow by a third party and applied to your down payment or closing costs at closing. If the buyer backs out for a reason not covered by a contingency, the seller keeps the earnest money. If the sale falls through due to a contingency (like a failed inspection), the earnest money is returned to the buyer.
How long does a real estate transaction take in South Carolina?
From offer to closing typically takes 30 to 45 days, though this varies. The inspection period is usually 10 to 15 days, the appraisal takes 5 to 10 days, and the title search takes 5 to 10 days. Financing approval can take 2 to 3 weeks. If any issues arise—like a title problem or inspection dispute—the timeline extends. Your agent can give you a more specific estimate based on current market conditions and your lender's timeline.
Can I change agents if I am unhappy with my current one?
If you signed a buyer representation agreement, you are typically bound to that agent for the term of the agreement unless you both agree to end it. If you signed a listing agreement to sell, you are bound to that agent and brokerage for the listing period. However, you can negotiate an early release or termination if the relationship is not working. Discuss this directly with the agent and brokerage before taking action.
What should I ask an agent before hiring them?
Ask about their experience in your target neighborhood, how many homes they have sold in the past year, their commission structure, what services they provide, and how they market properties (if selling) or search for homes (if buying). Ask for references from past clients. Understand whether they will represent you exclusively or if they also represent other buyers or sellers. These conversations help you decide whether the agent is a good fit for your needs and budget.