What to Know About Working With Sara Zilinsky at Sea and Sand Realty

Sara Zilinsky brings coastal real estate experience to South Carolina buyers and sellers

Sara Zilinsky is a real estate agent with Sea and Sand Realty, a firm focused on coastal properties in South Carolina. If you are buying or selling property near the water—whether beachfront, waterfront, or in a coastal community—understanding what an agent does and how to work with one can help you move forward with confidence.

An agent's role is to represent your interests in a real estate transaction. They list properties for sale, show homes to potential buyers, negotiate terms, and guide you through the paperwork and closing process. Zilinsky's background in coastal real estate means she understands the specific concerns that come with waterfront property: tide patterns, storm surge risk, seasonal market shifts, and the particular appeal of different neighborhoods along South Carolina's coast.

Key Takeaways

• Sea and Sand Realty specializes in coastal properties, so Zilinsky works with buyers and sellers in beach communities and waterfront areas across South Carolina.
• Real estate agents represent either the buyer or the seller (or both, in some cases), and their commission typically comes from the sale price, not from you directly as a buyer.
• Coastal property transactions often involve additional considerations like flood insurance, property surveys, and environmental assessments that an experienced coastal agent can help navigate.
• You can interview multiple agents before deciding to work with one, and you are not obligated to sign a contract with an agent you contact.

How coastal real estate agents work in South Carolina

When you hire an agent to sell your home, you typically sign a listing agreement that gives that agent the right to market and sell your property for a set period—usually three to six months. The agent then lists the property in the local Multiple Listing Service (MLS), which other agents can see. When a buyer's agent shows your home and a sale closes, both agents split a commission, which is usually a percentage of the sale price.

If you are buying, you can work with an agent without signing anything upfront. The buyer's agent shows you homes, helps you make an offer, and negotiates on your behalf. Their commission comes from the seller's side of the transaction, so you do not pay them directly. However, it is common to sign a buyer's representation agreement that says you will work exclusively with that agent for a certain period.

Zilinsky's experience with coastal properties means she understands local market conditions, neighborhood values, and the specific steps involved in waterfront sales—such as dealing with tide easements, obtaining flood zone certifications, or navigating homeowners association rules common in beach communities.

What makes coastal property sales different

Buying or selling near the water involves steps that inland properties do not. Flood insurance is often required by lenders if the property sits in a flood zone, and premiums can be substantial. A coastal agent should be able to explain your property's flood zone designation and what that means for insurance costs and future resale value.

Environmental assessments are more common for waterfront land. Wetlands, dunes, and marsh areas are protected by state and federal law, and any development or modification may require permits from the South Carolina Department of Health and Environmental Control (DHEC) or the Army Corps of Engineers. An agent familiar with coastal regulations can flag these issues early.

Storm surge, erosion, and sea-level rise are real concerns for coastal buyers. While an agent cannot predict natural disasters, one with coastal experience can explain historical storm patterns, insurance availability, and whether a property has experienced flooding in the past. This information helps you make an informed decision about long-term ownership.

Finding and vetting a real estate agent

You do not have to work with the first agent you contact. Many buyers and sellers interview two or three agents before deciding. Ask about their experience with coastal properties, how long they have worked in the area, and what neighborhoods they know best. Request references from recent clients if possible.

Check whether an agent is licensed by the South Carolina Real Estate Commission. You can verify this on the commission's website. Membership in the National Association of Realtors (NAR) is voluntary but common; agents who are members must follow a code of ethics.

Ask about their marketing strategy if you are selling. How will they list your property? Will they use photography, video, or virtual tours? How often will they show it, and how will they follow up with other agents? For buyers, ask how they search for properties and whether they have access to off-market listings or pocket deals.

Understanding the costs and timeline

If you are selling, the commission is typically split between your agent and the buyer's agent. The exact percentage varies but often ranges from 4 to 6 percent of the sale price combined. This is negotiable, and you can discuss it when you sign a listing agreement. You pay nothing out of pocket if you are buying; the seller's proceeds cover both commissions.

A coastal sale can take longer than an inland one. Inspections may reveal issues specific to waterfront property—foundation settling due to soil conditions, salt spray damage, or drainage problems. Appraisals for waterfront homes sometimes take longer because comparable sales are fewer. Financing can also be slower if the property is in a high-risk flood zone, because lenders require additional documentation.

From listing to closing, expect four to eight weeks for a straightforward sale, or longer if complications arise. Your agent should give you a realistic timeline based on current market conditions and your specific property.

What to ask before you commit

Before signing any agreement, ask your agent these questions: How many coastal properties have you sold in the past year? What is your average time on market? Have you worked with properties in my specific neighborhood or flood zone? Can you explain the local market—is it a buyer's market or seller's market right now? What happens if I am not happy with the service?

For sellers, ask whether the agent will handle all marketing or if you need to hire a photographer or stager separately. Ask about open houses, broker showings, and how they will communicate with you about showings and offers. For buyers, ask how they will search for properties and how quickly they can show you homes.

Understand the terms of any agreement you sign. Most listing agreements include a cancellation clause that lets you end the relationship under certain conditions. Buyer representation agreements are usually less binding, but read the fine print.

Working with an agent through closing

Once an offer is accepted, your agent's job shifts to coordination. They schedule inspections, order the appraisal, communicate with the lender, and keep you informed of deadlines. For coastal properties, this may include ordering a flood zone certification, arranging a survey, or obtaining environmental reports.

Your agent should attend the closing meeting, where you sign final paperwork and transfer funds. They do not provide legal advice—that is the role of your attorney or title company—but they can explain the process and answer questions about the transaction itself.

After closing, a good agent stays in touch. They may check in to see how you are settling in, offer recommendations for contractors or services, or let you know about community events. This relationship can be valuable if you decide to sell later or if you refer friends and family to them.

Frequently Asked Questions

Do I need a real estate agent to buy or sell property in South Carolina?

No, you can buy or sell without an agent. However, agents have access to the MLS and market data that most individual sellers do not. If you sell without an agent, you still typically pay a buyer's agent commission from your proceeds. Many buyers and sellers find an agent's expertise worth the cost, especially for coastal property where regulations and market conditions are more complex.

What is the difference between a real estate agent and a real estate broker?

An agent works under a broker's license. The broker is responsible for the office, compliance, and trust accounts. Zilinsky works for Sea and Sand Realty, which is the brokerage. Brokers can also represent clients directly, but most focus on managing agents and the business side of real estate.

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

Yes, this is called dual agency. It is legal in South Carolina, but it creates a conflict of interest because the agent cannot fully advocate for both sides. If this happens, the agent must disclose it in writing to both parties. Many buyers and sellers prefer to have separate agents to avoid this conflict.

What should I do if I am unhappy with my agent?

If you have a listing agreement, review the cancellation clause. Most allow you to end the relationship with written notice, though some require cause or a waiting period. If you are a buyer working with an agent, you can usually stop working with them at any time. If there is a serious problem, contact the broker or the South Carolina Real Estate Commission.

How do I know if a property is in a flood zone?

Your agent can order a flood zone certification, or you can check the Federal Emergency Management Agency (FEMA) flood map online. Your lender will also order a certification as part of the mortgage process. Flood zone designation affects insurance costs and may be required by your lender, so it is important to know before you make an offer.