What to Know About Working With Patrick Spivey at Coldwell Banker McMillan and Associates

Patrick Spivey brings local market knowledge to South Carolina real estate transactions

Patrick Spivey is a real estate agent with Coldwell Banker McMillan and Associates, one of South Carolina's established brokerages. He works with buyers and sellers navigating the state's residential real estate market, drawing on familiarity with local neighborhoods, property values, and the mechanics of closing a sale in South Carolina.

If you are considering buying or selling property in South Carolina, understanding what a real estate agent does—and what questions to ask before you work with one—helps you make an informed choice about representation. This guide covers how agents like Spivey operate, what to expect from the process, and how to evaluate whether a particular agent is the right fit for your situation.

Key Takeaways

• Real estate agents earn commission on the sale price, typically split between the buyer's and seller's agents, which means their financial incentive is to close the sale rather than to get you the best price.
• Coldwell Banker McMillan and Associates is a full-service brokerage, meaning agents there have access to multiple listing services, transaction support, and training resources that independent agents may not.
• Before signing any agreement with an agent, you should understand the terms of representation, how long the agreement lasts, and what happens if you want to end it early.
• An agent's local knowledge matters most for neighborhood trends, school districts, property tax assessments, and which homes are likely to sell quickly in your price range.

How real estate agents work and what they are paid

A real estate agent represents either the buyer or the seller in a transaction. The seller's agent lists the property, markets it, and shows it to potential buyers. The buyer's agent helps a buyer search for properties, negotiate offers, and navigate inspections and closing. Both agents are paid from the seller's proceeds at closing—typically a percentage of the final sale price, split between the two sides.

This commission structure is important to understand because it shapes how an agent's interests align with yours. A seller's agent benefits from a higher sale price. A buyer's agent, however, is paid the same percentage whether you buy a $200,000 home or a $250,000 home, so the incentive is to close the sale, not necessarily to negotiate the lowest price. Before you work with any agent, ask directly how they are paid and what percentage they receive.

What Coldwell Banker McMillan and Associates offers its agents

Coldwell Banker is a national franchise with local offices across South Carolina. McMillan and Associates operates as part of that network, which means agents have access to the company's systems, training, and support infrastructure. This includes listing databases, transaction management tools, and administrative staff who handle paperwork and coordinate with lenders and title companies.

Working with an agent at a larger brokerage like Coldwell Banker typically means faster access to market data, professional photography and staging resources, and established relationships with other agents and service providers. Smaller independent brokerages or solo agents may offer more personalized attention but may lack some of these resources. Neither approach is inherently better—it depends on what you need and what you value in the process.

Understanding representation agreements and what they mean

Before an agent shows you properties or lists your home, you will sign a representation agreement. This document spells out the terms: how long the agent represents you, what happens if you want to switch agents, and whether you are working exclusively with that agent or can work with others. Read this agreement carefully and ask questions about anything unclear.

Seller representation agreements typically last 90 days to six months and give the agent the right to market your home and show it to other agents' clients. Buyer representation agreements vary more widely—some are exclusive (you work only with that agent), while others allow you to work with multiple agents. If you are unhappy with an agent, knowing the terms of your agreement tells you whether you can end it immediately or whether you owe them commission if you buy through another agent.

What to look for when choosing an agent

The most useful information about an agent comes from their track record in your specific area. Ask how many homes they have sold in your neighborhood in the past year, what the average time on market was, and what percentage of asking price homes typically sold for. These numbers tell you whether the agent understands your local market or is new to it.

Also ask about their communication style and availability. Will they call you with updates, or do you check a portal? How quickly do they typically respond to messages? Some agents are highly responsive; others manage multiple clients and may take longer. Neither is wrong, but you should know what to expect before you sign on. If you are selling, ask whether the agent will hold open houses, what their marketing plan looks like, and whether they have a buyer's agent network that will bring clients to your property.

How the buying process works in South Carolina

In South Carolina, the buyer makes an offer on a property, and the seller accepts, counters, or rejects it. Once an offer is accepted, you enter the due diligence period—typically 10 to 15 days—during which you can have the home inspected, get a survey, and review the title. If you discover problems during this time, you can renegotiate or walk away without losing your earnest money deposit.

Your agent will guide you through each step, but you are responsible for hiring your own inspector, getting a mortgage pre-approval, and choosing a real estate attorney (South Carolina requires attorney involvement in all residential closings). Your agent can recommend professionals, but the choice is yours. After the due diligence period closes, you move toward closing, where the attorney handles the final paperwork and the title company ensures the seller has clear ownership to transfer.

How the selling process works in South Carolina

If you are selling, your agent will list your home on the Multiple Listing Service (MLS), which makes it visible to all other agents in the area. The agent will price the home based on comparable sales, market conditions, and the home's condition. Pricing too high means fewer showings; pricing too low means leaving money on the table. A good agent will show you comparable sales data to justify their recommended price.

Once the home is listed, the agent markets it through photos, virtual tours, open houses, and direct outreach to other agents. When an offer comes in, your agent negotiates on your behalf. After acceptance, the buyer enters their due diligence period. Your job is to keep the home in showing condition and be prepared to address any inspection issues the buyer raises. Your agent coordinates with the buyer's agent and the title company to move toward closing.

Questions to ask before you commit to working with an agent

Before you sign a representation agreement, have a conversation with the agent about their experience, their process, and how they handle problems. Ask what happens if you are unhappy—can you end the agreement early, and if so, what are the consequences? Ask whether they have ever had a deal fall through and how they handled it. Ask what they would do differently if your home does not sell in the first 30 days.

Also ask about their technology and communication. Do they use a transaction management system that keeps you updated? Will you have a portal where you can see all documents and timelines? How often will they contact you with updates? These practical questions matter more than general promises about their expertise or dedication.

Frequently Asked Questions

Can I work with multiple agents at the same time?

It depends on your representation agreement. If you sign an exclusive buyer representation agreement, you are committed to working only with that agent, and if you buy through another agent, you may owe commission to both. Non-exclusive agreements allow you to work with multiple agents, but this is less common. Always read your agreement and ask before you assume you can shop around.

What if I find a home on my own—do I still owe the agent commission?

If you are a buyer with an exclusive representation agreement and you find a home on your own, you may still owe your agent commission depending on the terms. If you are a seller, the listing agent typically earns commission on any sale of the property during the listing period, regardless of who found the buyer. Read your agreement to know for certain.

How long does it typically take to sell a home in South Carolina?

Time on market varies by location, price range, season, and condition. In a strong seller's market, homes may sell in weeks; in a slower market, it can take months. Your agent should give you realistic expectations based on recent sales in your neighborhood, not on national averages.

What should I do if I disagree with my agent's recommended price?

Ask them to show you the comparable sales they used to reach that number. If you still disagree, you can get a second opinion from another agent or a professional appraiser. Remember that your agent's incentive is to sell the home, so they may price it lower than you want to ensure a quick sale. The final decision is yours.

Do I need a real estate attorney in South Carolina?

Yes. South Carolina law requires an attorney to be involved in all residential real estate closings. Your agent can recommend attorneys, but you choose and hire your own. The attorney reviews all documents, ensures the title is clear, and represents your interests at closing.