What to Know About Working With Tony Carlton at Jackson Stanley Realtors

Tony Carlton brings local market knowledge and transaction experience to Jackson Stanley Realtors

Tony Carlton is a real estate agent at Jackson Stanley Realtors, a South Carolina-based firm. If you are buying or selling property in South Carolina, understanding what an agent does—and what to expect from working with one—helps you decide whether this is the right fit for your situation.

Real estate agents represent buyers or sellers in property transactions. They list homes for sale, show properties to potential buyers, negotiate offers, and guide clients through closing. An agent's role is to know the local market, understand pricing, and handle the paperwork and timelines that come with buying or selling.

Before you contact any agent, it helps to know what questions to ask, what services they offer, and how the transaction process actually works in South Carolina. This guide covers those basics so you can make an informed decision about whether to work with an agent and what to expect if you do.

Key Takeaways

• Real estate agents in South Carolina represent either the buyer or the seller (or sometimes both, with disclosure), and they earn commission only when a sale closes.
• An agent's job includes listing property, marketing it, showing it to buyers, negotiating offers, and coordinating inspections and closing—not all agents do all of these equally well.
• Before you hire an agent, ask about their experience in your specific neighborhood or price range, how they market listings, and what they charge.
• South Carolina requires real estate agents to be licensed and to disclose who they represent; if you are unsure whose side an agent is on, ask directly.
• You can interview multiple agents before deciding, and you are not locked in until you sign a listing agreement or buyer representation contract.

What a Real Estate Agent Actually Does

If you are selling, an agent lists your home on the Multiple Listing Service (MLS), which is the database that other agents and their buyers search. They price the home based on comparable sales in your area, stage or advise on staging, arrange photography, and market the listing through their brokerage website, social media, and direct outreach to other agents. When offers come in, they negotiate on your behalf and coordinate inspections, appraisals, and the closing process.

If you are buying, an agent shows you homes that match your criteria, helps you understand the local market and fair pricing, writes and submits offers on your behalf, and manages the inspection and appraisal process. They also coordinate with the seller's agent, the lender, the title company, and the inspector to keep the transaction moving toward closing.

In South Carolina, an agent must disclose who they represent. A seller's agent works for the seller and owes them loyalty. A buyer's agent works for the buyer. Some agents represent both sides of a transaction (called dual agency), but this must be disclosed in writing to both parties, and it creates a conflict of interest—the agent cannot advocate fully for either side.

How Agent Commission Works in South Carolina

Real estate agents earn commission, which is a percentage of the sale price paid by the seller at closing. The commission is typically split between the seller's agent and the buyer's agent, and each agent splits their portion with their brokerage. Commission rates vary and are negotiable—there is no standard rate set by law.

Because the seller pays the full commission (usually split 50-50 between the two sides), the buyer does not write a separate check to their agent. However, the buyer's agent's commission is built into the sale price, so buyers do ultimately pay for both agents through the price they negotiate.

An agent earns nothing if the sale does not close. This means they have an incentive to see the transaction through, but it also means they may push you toward closing even if problems arise during inspection or appraisal. Always read inspection reports and appraisals yourself and ask questions before you commit.

Questions to Ask Before You Hire an Agent

Before you sign a listing agreement or buyer representation contract, interview at least two or three agents. Ask them about their experience in your neighborhood or price range, how long homes typically stay on the market in that area, and what the average sale price is compared to the asking price. These questions tell you whether the agent knows the market or is just taking any listing.

Ask how they market listings—do they use professional photography, video tours, social media, open houses, or direct outreach to other agents? Ask what technology they use to track showings and feedback from other agents. Ask whether they handle their own transactions or delegate to an assistant, and how often they communicate with clients during a transaction.

Ask about their commission rate and whether it is negotiable. Ask whether they represent buyers, sellers, or both, and whether they have represented clients in your specific situation before. Ask for references from recent clients—people who bought or sold in the last six months—and actually call them.

The Listing Agreement and Buyer Representation Contract

If you are selling, you will sign a listing agreement that gives the agent the right to list and market your home. The agreement specifies the commission rate, the listing period (usually 90 days to six months), and what happens if you sell the home yourself or if it sells after the agreement ends. Read this carefully before you sign—you are committing to pay commission even if you find the buyer yourself, unless the agreement says otherwise.

If you are buying, you may sign a buyer representation agreement that commits you to work with that agent for a set period. This agreement protects the agent's commission if you find a home and buy it while under contract with them. Some agents will work with you without a formal agreement, but most prefer to have one in writing.

You are not locked into either agreement forever. If you are unhappy with an agent, you can usually end the agreement early, though you may owe commission if you sell or buy through that agent within a certain window after the agreement ends. Read the termination clause before you sign.

How South Carolina Real Estate Transactions Work

South Carolina does not require a real estate attorney to close a sale, though many buyers and sellers hire one anyway. The title company or closing attorney handles the paperwork, coordinates the inspection and appraisal, and ensures the deed transfers properly. Your agent coordinates with these parties but does not handle the legal documents themselves.

The typical timeline from offer to closing is 30 to 45 days. During that time, the buyer arranges a home inspection (usually within 7 to 10 days of the offer), the lender orders an appraisal, and the title company searches the property records to ensure the seller has clear ownership. If the inspection reveals problems or the appraisal comes in low, the buyer and seller renegotiate or the deal falls apart.

Your agent should keep you informed at each step and explain what is happening and why. If you do not hear from them for more than a few days, reach out and ask for an update. Silence during a transaction is a red flag.

Red Flags and What to Watch For

Avoid agents who pressure you to list at a price you are not comfortable with, who discourage you from getting a home inspection, or who rush you toward closing before you are ready. Avoid agents who do not disclose who they represent or who claim they represent both sides without explaining the conflict. Avoid agents who do not return calls or emails within 24 hours or who seem more interested in closing the deal than in your actual needs.

If an agent suggests you waive the inspection, appraisal contingency, or title search to make your offer more competitive, think carefully before you agree. These protections exist for a reason, and waiving them puts you at serious financial risk.

If you are buying in a competitive market and your offer is rejected repeatedly, ask your agent whether your price, terms, or contingencies are the problem. A good agent will be honest about what is holding you back and will help you adjust your strategy, not just keep submitting the same offer.

Frequently Asked Questions

Do I have to use a real estate agent to buy or sell a home in South Carolina?

No. You can sell your home yourself (called "for sale by owner" or FSBO) and list it on the MLS through a flat-fee service, or you can buy directly from a seller without an agent. However, most buyers search the MLS, so selling without being on it limits your audience. Most sellers hire an agent because the agent's marketing and negotiating skills usually result in a higher sale price than the commission costs.

What if I find a home I want to buy but I do not have an agent yet?

You can contact the seller's agent directly and ask them to show you the home. However, that agent represents the seller, not you, so they are not obligated to protect your interests. You can also hire your own buyer's agent at any time, even after you have seen a home. Your agent can then write the offer and negotiate on your behalf.

Can I negotiate the agent's commission?

Yes. Commission is not set by law and is negotiable between you and the agent. However, if you negotiate the seller's agent's commission down, the buyer's agent commission may also go down, which could discourage buyer's agents from showing your home. Ask your agent how a lower commission might affect your marketing.

What happens if the home does not pass inspection?

If the inspection reveals problems, you can ask the seller to fix them, ask for a credit toward repairs, renegotiate the price, or walk away from the deal (if your offer included an inspection contingency). Your agent should present these options and help you decide what to ask for based on the cost of repairs and the local market.

How do I know if an agent is licensed in South Carolina?

You can search the South Carolina Real Estate Commission website to verify that an agent holds a current license. If an agent is not licensed or their license has expired, do not work with them—it is illegal for them to represent you in a real estate transaction.