What to Know About Working With Sarah Cain as Your Real Estate Agent

Sarah Cain brings local market knowledge and transaction experience to South Carolina real estate

Sarah Cain is a real estate agent operating in South Carolina's residential market. Before choosing to work with any agent, you should understand what services they offer, how their commission structure works, and whether their experience matches the type of property or transaction you need. This guide explains what to look for when evaluating an agent and how to use that information to make a decision that fits your situation.

Real estate agents in South Carolina must hold a current license from the South Carolina Real Estate Commission. That license means the agent has passed a state exam and agreed to follow the state's real estate laws and ethical rules. It does not mean all agents have the same experience, specialization, or approach to working with clients.

Key Takeaways

• South Carolina real estate agents work on commission, typically paid by the seller at closing, and you should understand how that commission is split before you sign any agreement.
• An agent's local market knowledge—what homes actually sold for, how long they stayed on the market, which neighborhoods are changing—matters more than national brand recognition.
• Buyer's agents and seller's agents have different responsibilities, and you should know which role an agent is playing before you share financial or personal information.
• You can interview multiple agents before committing to work with one, and asking about their recent sales, their marketing approach, and how they handle negotiations will tell you whether they match your needs.

How real estate commissions work in South Carolina

Real estate agents in South Carolina earn money through commission, which is a percentage of the final sale price. The seller typically pays the total commission at closing, and that commission is then split between the seller's agent and the buyer's agent. The exact percentage varies by transaction and is negotiable—there is no set rate.

If you are a buyer working with an agent, you generally do not pay that agent directly. The seller's proceeds cover the commission split. If you are a seller, you negotiate the commission rate with your agent before listing, and that amount comes out of your sale price at closing. You should ask any agent you interview what commission rate they typically work with and how that rate might change depending on the property type or sale price.

Some agents also charge additional fees for services like photography, staging consultation, or market analysis. Ask about these upfront so there are no surprises later.

What to ask an agent before you decide to work together

The best way to evaluate whether an agent is right for you is to ask specific questions about their recent work and their process. Ask how many homes they have sold in the past year, what the average sale price was, and how long those homes typically stayed on the market before selling. These numbers tell you whether the agent is actively working and whether their clients' homes are moving at a reasonable pace.

Ask which neighborhoods they know best and whether they specialize in any particular property type—new construction, historic homes, investment properties, waterfront, or rural land. An agent who has sold five homes in your target neighborhood in the past year knows that market better than an agent who has sold one home there in five years.

If you are selling, ask how the agent markets homes. Do they use professional photography and video? Do they list on the major portals like Zillow and Realtor.com? Do they hold open houses? Do they have a social media presence? If you are buying, ask how they search for homes that match your criteria and whether they have access to off-market listings or pocket listings that may not appear on public sites yet.

Understanding buyer's agent versus seller's agent responsibilities

A buyer's agent represents you as the purchaser. Their job is to help you search for homes, negotiate the best price and terms, and guide you through inspection and closing. A buyer's agent is paid from the commission the seller offers, so you do not pay them directly, but they work for you.

A seller's agent (also called a listing agent) represents the seller. Their job is to market the home, show it to potential buyers, negotiate offers, and help the seller through closing. If you are the buyer, the seller's agent does not represent your interests—they represent the seller's. You should not share sensitive financial information or your maximum offer price with a seller's agent.

Some agents work as both buyer's and seller's agents in the same transaction, which is called a dual agency. In South Carolina, dual agency is allowed but must be disclosed in writing to both parties. If you are considering working with an agent who may represent both sides, understand that their loyalty is divided and ask how they will handle conflicts of interest.

How to compare agents in your area

Start by asking for referrals from friends, family, or colleagues who have recently bought or sold in South Carolina. Personal recommendations often lead to good matches because you can ask directly about someone's experience working with that agent.

You can also search the South Carolina Real Estate Commission's website to verify that an agent holds a current license and to check whether they have any disciplinary history. The commission's database is public and searchable by name.

Interview at least two or three agents before making a decision. During each interview, take notes on their answers to the questions above, their communication style, and whether they seem to listen to what you are looking for or whether they are pushing a one-size-fits-all approach. An agent who asks you questions about your timeline, your budget, your priorities, and your concerns is paying attention. An agent who talks mostly about themselves may not be focused on your needs.

What happens after you sign an agreement with an agent

If you are a buyer, you may sign a buyer's representation agreement that says you will work exclusively with that agent for a set period (often 30 to 90 days). This agreement protects the agent's commission if you find a home through their efforts. Read the terms carefully, including how long the agreement lasts and what happens if you want to end it early.

If you are a seller, you sign a listing agreement that gives the agent the right to market and sell your home. The listing agreement includes the commission rate, the listing period (usually 90 days), and what marketing the agent will do. Make sure you understand what you are agreeing to before you sign.

Once you are working with an agent, communication matters. A good agent checks in regularly, answers your calls and emails promptly, and keeps you informed about showings, offers, or market activity. If an agent goes silent or is hard to reach, that is a sign the relationship may not be working.

Red flags when choosing an agent

Be cautious of agents who pressure you to sign an agreement immediately without giving you time to think or compare options. Be cautious of agents who may provide a specific sale price or timeline—no one can may provide those things, and making such promises is a sign of inexperience or dishonesty.

Be cautious of agents who do not ask you questions about your situation, your timeline, or your concerns. Be cautious of agents who seem more interested in closing a deal quickly than in finding you the right home or getting you the best price.

Be cautious of agents who do not disclose their commission structure upfront or who seem evasive when you ask about fees. Transparency about money is a basic professional standard.

Frequently Asked Questions

Can I work with more than one agent at the same time?

You can search on your own and work with multiple agents informally, but most agents will ask you to sign an exclusive buyer's representation agreement before they invest significant time in helping you. Once you sign, you are committed to working with that agent for the term of the agreement. If you want to work with a different agent, you may need to wait for the agreement to expire or negotiate an early release.

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

That depends on the terms of your buyer's representation agreement. Some agreements say the agent is owed a commission only on homes they showed you or that came through their efforts. Others are broader. Read your agreement carefully or ask the agent to clarify before you sign.

How do I know if an agent is licensed and in good standing?

Visit the South Carolina Real Estate Commission website and search the agent's name in their license database. The database shows whether the license is current and whether there are any disciplinary actions on record. You can also ask the agent directly for their license number and verify it yourself.

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

Talk to the agent first and explain what is not working. Many issues can be resolved with a direct conversation. If the relationship cannot be fixed, review your agreement to see what options you have for ending it early. Some agreements allow you to terminate with written notice; others may require you to wait out the term or negotiate a release.

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

No, you can buy or sell without an agent, though most people use one because agents know the market, handle negotiations, and manage the paperwork. If you choose to sell without an agent (called a for-sale-by-owner or FSBO sale), you will handle marketing, showings, and negotiations yourself, and you will not pay a commission. If you buy without an agent, you may still owe the seller's agent a commission unless you negotiate otherwise.