Question 1

What is my home actually worth right now?

Accepted Answer

Online estimates lag the real market, and the gap matters more in a balanced market. Denise builds a Home Value & Equity Review from recent closed sales on your street, current competition, days on market, condition, and upgrades, then walks you through the reasoning. The Tri-County median closed near $431,500 in August 2026, with Charleston County single-family homes roughly $730,000 to $770,000, Berkeley County near $425,000, and Dorchester County close to $390,000, but the number that matters is the one for homes like yours in your neighborhood, not the regional headline.

Question 2

Should I sell now or wait?

Accepted Answer

That depends on your reasons and your numbers, not on predicting rates. Thirty-year rates averaged about 7.4 percent in October 2026, up from 6.3 percent a year earlier, and while higher payments keep some buyers cautious, the market is balanced: roughly 3.6 months of inventory and about 51 days to sell across the Tri-County. That makes pricing and presentation matter more than timing, so if your equity, timeline, and next move line up, waiting rarely adds certainty.

Question 3

How long will it take to sell my home?

Accepted Answer

The median Tri-County home took about 51 days to sell in August 2026, up about 6 percent from a year earlier, with Charleston County single-family homes averaging close to 45 days. The useful number is for homes like yours: a well-priced, well-prepared home typically finds a buyer within one to two months, while an overpriced one can sit longer. Pricing from evidence, preparation, and marketing are what move the number.

Question 4

What will I actually walk away with after fees?

Accepted Answer

Net proceeds are the sale price minus the mortgage payoff, seller closing costs, prorated taxes, and any credits to the buyer. South Carolina closings run through an attorney, so title work and legal fees are part of the picture; in total, plan on roughly 6 to 8 percent of the sale price going to costs. Denise prepares a personalized net proceeds estimate early, so every offer you consider comes with your real number attached.

Question 5

Should I fix and repair first, or sell as-is?

Accepted Answer

Not the whole wish list, and not nothing either. In a balanced market buyers negotiate on price, so condition and presentation matter: homes that sell quickly are typically priced from evidence, professionally photographed and staged, and free of the issues an inspection will surface. A pre-listing inspection tells you what a buyer's inspector will find, and Denise ranks which repairs return their cost and which ones do not, so your preparation budget goes where buyers can see it. South Carolina sellers also complete a property condition disclosure, so honest preparation up front prevents surprises at the negotiating table. Some sellers genuinely do better as-is, and the plan tells you which camp you are in.

Question 6

How do I sell my current home and move into new construction?

Accepted Answer

It is one of the most common strategies Denise runs: the sale's equity funds the deposit and down payment, so the sequence matters. When you list relative to the builder's completion estimate, and how you bridge the gap if the house finishes early or the market slows, both get mapped onto one calendar before anything is signed. With builders in communities like Cane Bay and Nexton offering rate buydowns and closing cost concessions to move standing inventory, the coordination is worth doing carefully.

Question 7

I have a low mortgage rate. Does it still make sense to sell?

Accepted Answer

This is the question holding many sellers in place in 2026, and the answer is math, not emotion. Giving up a low-rate loan for a rate near 7 percent will raise your new payment, but that trade should be weighed against what the move buys: more space, a better commute, unlocked equity, or the home you actually want. Denise runs your old payment, your new payment, and your net proceeds side by side, so the decision is a real comparison rather than a fear of the rate ticker.

Question 8

How do I choose the right listing agent?

Accepted Answer

Ask for evidence, not adjectives. A strong agent can show you their list-to-sale price ratio, how their listings compare with the neighborhood median, what happened to the listings that did not sell, and who actually handles showings, offers, and negotiations. Denise comes to the table with a documented marketing plan, a pricing strategy built from comparable sales, and a clear answer on how she communicates through the process, so you can judge the fit before you sign.

Question 9

Do I have to pay the buyer's agent's commission?

Accepted Answer

Sellers are no longer required to offer buyer-agent compensation, and buyers now sign agency agreements that spell out what their own agent is paid. In practice, most Charleston-area sellers still offer a concession, typically 2.5 to 3 percent, to attract offers, because buyers often finance representation into the deal. What matters is agreeing on the structure before you list and negotiating it as part of the strategy, so compensation is a decision you make on purpose, not a surprise at the closing table.

Question 10

What happens if my home has not sold?

Accepted Answer

Treat it as data, not a verdict. With the market balanced and buyers negotiating on price, a slow start is common and most of the time it is fixable. Denise reviews the price history, showings, feedback, marketing record, and terms to find the signal, then resets the price, repositions the property, or relaunches with a different approach. A listing that stalls the first time can still sell well the second.

Question 11

How much home can I actually afford?

Accepted Answer

The honest answer comes from a lender, not a rule of thumb. With the 30-year fixed rate near 7.4 percent in the Lowcountry in October 2026, a pre-approval factors your income, debts, down payment, and the real costs of taxes, insurance, and flood coverage, and it protects you from falling in love with a payment you cannot carry. Denise can connect you with local lenders who lay out the numbers before you look at a single house.

Question 12

Should I lock my mortgage rate now or wait?

Accepted Answer

No one can time rates, and in 2026 the trend has been up: the 30-year fixed averaged about 7.4 percent in early October, after sitting near 6.3 percent a year earlier. The practical question is whether the payment works for your budget today. Your lender can model locking now versus waiting, and a rate buydown can lower the payment if you plan to stay several years. Denise connects you with lenders who show the math both ways, so the decision is yours with the numbers in front of you.

Question 13

Are builder incentives and rate buydowns actually worth it?

Accepted Answer

Often yes, when you compare them honestly. Builders in communities like Cane Bay and Nexton are offering rate buydowns, closing cost credits, and upgrade allowances to move standing inventory, and many pair their best offers with their preferred lender. The catch is that incentives are built into the total price, and a buydown can be temporary, so Denise runs the true rate, fees, and credit against what your own lender can do, and reads the builder contract for the strings attached, before you accept.

Question 14

Do I need my own Realtor when buying new construction?

Accepted Answer

Yes, and it costs you nothing out of pocket in most cases. The builder's on-site agent represents the builder, not you, and the builder's contract is written to protect the builder. When you register with your own agent before your first visit, Denise negotiates the price, incentives, upgrades, and contract terms on your side, and she makes sure the rate buydown or closing cost credit is real value, not a markup in the base price.

Question 15

New construction or resale: how do I choose?

Accepted Answer

New construction means a firm timeline, a warranty, and often real incentives like rate buydowns and closing cost credits, but a less established neighborhood and a builder contract to read. A resale means an established community, mature trees, and known condition, but possibly updates and deferred maintenance. Denise compares both on total cost over your time horizon, including what a builder incentive is really worth.

Question 16

Which areas fit my budget?

Accepted Answer

The Tri-County is really four markets: the Charleston peninsula and East Cooper, the Summerville corridor, Berkeley County's master-planned communities like Cane Bay and Nexton, and Orangeburg County's affordable new construction. In 2026, single-family medians have run roughly $730,000 to $770,000 in Charleston County, about $425,000 in Berkeley, and close to $390,000 in Dorchester, with Orangeburg new construction near or below $250,000. Your budget and commute narrow the list fast, and Denise runs that match before you ever tour.

Question 17

What down payment assistance is available in South Carolina?

Accepted Answer

There is more help than most buyers realize, and the programs change year to year. SC Housing's Homebuyer program offers $10,000 in forgivable, zero-interest down payment assistance with county-specific limits, Palmetto Home Advantage offers up to 3 to 4 percent of the loan as a forgivable second loan with no first-time requirement, and the new 2026 Palmetto Heroes program adds $10,000 for qualifying teachers, nurses, and first responders. The City of Charleston also provides up to $20,000 as a zero-interest forgivable loan for eligible city buyers. Programs and caps shift, so Denise connects you with lenders who know what you qualify for today.

Question 18

What closing costs should I expect as a buyer?

Accepted Answer

Beyond your down payment, plan on roughly 2 to 3 percent of the purchase price for lender fees, title insurance, recording, taxes, and prepaids for insurance and interest. Seller credits, builder incentives, or down payment assistance can offset part of it. After closing, apply for South Carolina's 4 percent owner-occupied property tax rate, which most buyers overlook and which changes your monthly cost for years.

Question 19

Why do inspections matter, even on new construction?

Accepted Answer

A third-party inspector checks what the eye cannot: foundation, framing, moisture barriers, HVAC, plumbing, electrical, and final finishes. In the Lowcountry the list adds a CL-100 wood infestation report on most financed purchases, an elevation certificate in flood zones, and a look at docks, bulkheads, or seawalls near the water. Denise schedules a pre-drywall check and a thorough final inspection on new builds, because a warranty is only as useful as the items you catch while the builder is still on site.

Question 20

How much should I budget for flood insurance and homeowners insurance?

Accepted Answer

Insurance is the budget item that surprises Charleston buyers most, and it matters more in 2026. Standard homeowners policies do not cover flooding, and lenders require flood coverage in special flood hazard areas; Charleston County NFIP premiums average about $900 a year and run higher in coastal wave zones. Homeowners premiums have climbed sharply across South Carolina, with many coastal renewals up 15 to 40 percent, so Denise checks the flood designation and runs the insurance numbers before you commit, not after you are under contract.

Questions sellers and buyers are actually thinking about, answered before you call

Thinking about selling? I guarantee at least one of these questions is on your mind right now.

Thinking about buying? I guarantee at least one of these questions is lingering in your mind.

Questions sellers ask