What to Know About Working With William Richards at Coldwell Banker Todd Land Agency
William Richards brings local market knowledge and residential sales experience to Coldwell Banker Todd Land Agency
William Richards is a real estate agent with Coldwell Banker Todd Land Agency, one of South Carolina's established independent brokerages. He works with buyers and sellers in the residential market, drawing on familiarity with local neighborhoods, property values, and the mechanics of buying and selling homes in South Carolina. Like any agent, his role is to represent your interests in a transaction—whether you are listing a home for sale or searching for one to purchase.
Before you work with any agent, it helps to understand what agents do, what questions to ask, and how their compensation works. This guide covers those basics so you can make an informed decision about whether Richards and his brokerage are the right fit for your situation.
Key Takeaways
- William Richards works as a residential real estate agent through Coldwell Banker Todd Land Agency, a South Carolina brokerage.
- Real estate agents represent either buyers or sellers (or both in some transactions) and earn commission only when a sale closes.
- Before hiring an agent, ask about their experience in your specific neighborhood, their marketing approach, and how they handle communication.
- Coldwell Banker Todd Land Agency is an independent brokerage, meaning it operates separately from the national Coldwell Banker franchise system.
- You can interview multiple agents and are not obligated to sign a contract with the first one you meet.
What a Real Estate Agent Does
A real estate agent's primary job is to guide you through buying or selling a home and to handle the paperwork and negotiations that come with it. If you are selling, the agent lists your property, markets it to other agents and the public, schedules showings, and negotiates offers on your behalf. If you are buying, the agent shows you homes that match your criteria, helps you understand the local market, and negotiates the purchase price and terms.
Agents also coordinate inspections, appraisals, and closing logistics. They do not provide legal advice—that is your real estate attorney's role—but they do explain the process and flag issues that may need attention. In South Carolina, both buyers and sellers typically work with agents, though neither is required to do so.
An agent's income comes entirely from commission, which is paid by the seller's brokerage when the sale closes. The commission is usually split between the seller's agent and the buyer's agent. This structure means an agent has no financial incentive to close a deal that does not happen, and no payment until the transaction is complete.
Questions to Ask Before Hiring an Agent
When you first meet with William Richards or any agent, come prepared with specific questions about their experience and approach. Ask how long they have been selling real estate, how many homes they sold in the past year, and how many of those sales were in the neighborhood where you want to buy or sell. An agent with deep roots in a particular area usually knows the schools, the traffic patterns, which streets are quieter, and what homes actually sell for—information that matters when you are making a major decision.
Ask how they market homes if you are selling. Do they use professional photography and video? Do they advertise on social media, local websites, and the MLS (Multiple Listing Service)? What is their strategy for reaching other agents? If you are buying, ask how they search for homes—do they set up automatic alerts for new listings that match your criteria, and how often do they check in with you?
Ask about communication. How often will they contact you? What is the best way to reach them? Do they respond to texts, emails, and calls, or do they prefer one method? Ask what happens if you disagree about price or strategy. A good agent listens to your concerns and explains their reasoning, but ultimately you make the final decision.
Understanding Coldwell Banker Todd Land Agency
Coldwell Banker Todd Land Agency is an independent brokerage based in South Carolina. It is not part of the national Coldwell Banker franchise system, though it uses the Coldwell Banker name under a separate agreement. Independent brokerages often have deeper ties to their local communities and may offer more personalized service than larger national chains, though that varies by office and agent.
The brokerage handles the legal and financial side of transactions, maintains the trust accounts where earnest money and deposits are held, and ensures that agents follow South Carolina's real estate laws and ethical standards. When you work with William Richards, you are technically working with both Richards and the brokerage behind him.
If you have a complaint about an agent's conduct, you can file a complaint with the South Carolina Real Estate Commission, which oversees all licensed agents and brokerages in the state. The commission investigates violations of state law and the real estate code of ethics.
How to Compare Agents and Brokerages
Do not feel obligated to hire the first agent you meet. Interview at least two or three agents in your area, whether they work for Coldwell Banker Todd Land Agency or another brokerage. Ask each the same questions so you can compare their answers and get a sense of their knowledge and communication style.
Check online reviews on Google, Zillow, and the Better Business Bureau, but read them critically. A single bad review does not mean an agent is unreliable, and a string of five-star reviews does not may provide a good experience—some reviews are written by friends or competitors. Look for patterns: Do reviewers mention specific strengths, like market knowledge or responsiveness? Do complaints center on the same issue, like poor communication or pressure to accept a low offer?
Ask for references from past clients and actually call them. Ask whether the agent was honest about timelines and costs, whether they communicated clearly, and whether they would hire that agent again. A reference from someone who sold a home in your neighborhood is especially valuable.
Buyer's Agent vs. Seller's Agent Agreements
If you are buying a home, you may be asked to sign a buyer's agent agreement with William Richards or another agent. This contract says that agent will represent you and that you will not work with other agents to search for homes. The agreement typically lasts for a set period—often 90 days—and includes the commission split you agreed to. Read this agreement carefully and ask questions about any terms you do not understand.
If you are selling, you will sign a listing agreement with the agent and brokerage. This contract gives them the right to list your home on the MLS and market it. It specifies the commission percentage, the listing period (usually 90 days or six months), and what happens if you sell the home yourself or if it does not sell by the end date. Again, read it thoroughly and negotiate any terms that concern you.
You are not locked into an agreement forever. If you are unhappy with an agent's performance, you can usually end the contract early, though there may be penalties depending on what the agreement says. Ask about this upfront so you know your options.
Red Flags and What to Avoid
Be cautious of 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 into an offer. A good agent explains the market and their reasoning but respects your judgment. If an agent makes promises about how much your home will sell for or how quickly it will sell, that is a red flag—no one can may provide those outcomes.
Avoid agents who are difficult to reach, who do not return calls or emails within a day, or who seem more interested in closing a deal than in your long-term satisfaction. Real estate transactions take time, and communication matters. If an agent is hard to work with before you sign a contract, they will likely be harder to work with during the stressful parts of the process.
If an agent asks you to do anything illegal or unethical—like misrepresenting the condition of a home or lying about your income on a mortgage application—walk away immediately and report them to the South Carolina Real Estate Commission.
Frequently Asked Questions
Do I have to use a real estate agent to buy or sell a home in South Carolina?
No. You can buy or sell a home without an agent, though most people work with one because agents have access to the MLS, understand local market conditions, and handle the complex paperwork. If you sell without an agent, you will still likely pay a commission to the buyer's agent, and you will handle all marketing and negotiations yourself.
What if I want to work with William Richards but I am not sure about Coldwell Banker Todd Land Agency?
Ask Richards about the brokerage's policies, how long he has worked there, and whether he has worked for other brokerages in the past. You can also check the brokerage's reputation with the Better Business Bureau and the South Carolina Real Estate Commission. Ultimately, you are hiring the agent, not the brokerage, though the brokerage's practices do affect your experience.
How much commission will I pay if I work with an agent?
Commission is negotiable and varies by agent, brokerage, and market. The typical range in South Carolina is 5 to 6 percent of the sale price, split between the seller's agent and the buyer's agent. If you are selling, you pay the commission from the proceeds of the sale. If you are buying, the seller's proceeds pay both commissions, so you do not pay directly—but the commission is factored into the overall cost of the home.
Can I interview William Richards without committing to hire him?
Yes. Most agents offer free initial consultations. You can meet with Richards, ask questions, and decide whether you want to work together. You are not obligated to sign anything or move forward unless you decide it is the right fit.
What should I do if I have a problem with an agent's conduct?
First, try to resolve it directly with the agent or the brokerage manager. If that does not work, you can file a complaint with the South Carolina Real Estate Commission, which investigates violations of state law and professional ethics. The commission's website has a complaint form and instructions for filing.