Lowcountry real estate questions, answered plainly.

Yes. VA loans work on most single-family homes, townhomes, and approved condos across Summerville, Goose Creek, Moncks Corner, and the rest of the tri-county area, including new construction. Eligible buyers can put zero down and there is no monthly mortgage insurance. Your VA-approved lender confirms your eligibility, entitlement, and the current funding fee.

Each builder sells through its own on-site sales office, and the contract is the builder's, not the standard SC contract. I compare builders, incentives, lot premiums, and what is actually included, then represent you from contract through the final walkthrough. The builder's incentives are usually tied to using their lender and closing attorney, so we read that fine print before you sign.

The sales consultant at the model home works for the builder. Bringing your own agent costs you nothing extra in most communities, and it means someone is reading the contract, tracking the build, and negotiating for you. Register me as your agent on your first visit, because most builders will not add an agent after you have signed in alone.

It depends on which side of the base you report to. The Air Base is in North Charleston, so Summerville, Goose Creek, Hanahan, and West Ashley are common. The Weapons Station is in Goose Creek, so Goose Creek, Moncks Corner, and Cane Bay work well. I am a NAR Military Relocation Professional and we plan around your report date, housing allowance, and commute.

South Carolina is an attorney-closing state. A licensed SC attorney handles the title search, prepares the closing documents, disburses the funds, and records the deed. You choose the attorney as the buyer, and I can recommend a few who close on time and answer the phone.

It is a negotiated window after your offer is accepted, often 7 to 14 days, when you can inspect the home, review documents, and walk away for any reason while keeping your earnest money. It is also when repair negotiations happen. The exact length and terms come from your contract, so we set it carefully.

Boeing, the airport, and Joint Base Charleston are in North Charleston, so Summerville, Goose Creek, Hanahan, and parts of West Ashley are short commutes. Volvo and the Camp Hall industrial area sit near Ridgeville and Moncks Corner. MUSC and the medical district are downtown, which points toward West Ashley, James Island, Mount Pleasant, or Daniel Island. Drive your real commute at your real time before you decide.

You might be. Many loan and assistance programs count anyone who has not owned a principal residence in the past 3 years as a first-time buyer. Definitions vary by program, so your lender confirms which ones apply to you.

From accepted offer to closing is usually 30 to 45 days with financing, sometimes faster with cash. The search itself depends on you. Some clients tour on a Saturday and write an offer on Sunday; relocating clients often take a few months with video tours before a house hunting trip.

Earnest money is the deposit that shows the seller you are serious. In this market it is commonly a modest percentage of the price, held by the closing attorney and credited back to you at closing. If you cancel inside your due diligence period, it comes back to you.

We talk about compensation in writing before we tour, and you will see exactly what is proposed and who pays it. Many sellers and builders offer to cover buyer agent compensation, and that is part of the negotiation. No surprises at the closing table.

If the home is in a FEMA special flood hazard area and you have a mortgage, your lender will require it. Many Lowcountry homes outside those zones still carry a policy because it is relatively inexpensive and the area is low and wet. We check the flood zone, elevation certificate, and any past claims during due diligence, and your insurance agent prices it before you commit.

South Carolina taxes an owner-occupied primary residence at a 4% assessment ratio and everything else, including second homes and rentals, at 6%. The 4% rate is not automatic; you apply with the county assessor after closing. The difference is significant, so we talk about it before you buy.

The CL-100 is South Carolina's wood infestation report, done by a licensed pest company. It checks for termites, other wood-destroying organisms, and moisture damage. Most lenders require it, and it is one of the standard inspections we order during due diligence.

Yes, and many of my clients do. I do live video walkthroughs, send detailed photos and notes, and coordinate inspections and the attorney so you can close remotely with a mobile notary or a power of attorney. A short house hunting trip near the end is ideal but not required.

Most newer communities in Summerville, Cane Bay, Nexton, and Carnes Crossroads have an HOA with monthly or annual dues that cover amenities and common areas. Older neighborhoods and acreage properties often have none. We review the dues, rules, and financials during due diligence so there are no surprises about fences, boats, or short-term rentals.

I am licensed in South Carolina, so I cannot represent you in another state. What I can do is connect you with a trusted agent in your new market and stay in the loop so the handoff is clean.

School attendance zones change, and the only reliable source is the district itself. I can show you how to look up the assigned schools for any address and point you to the district contacts, and you verify with the district before you rely on it.

A 10 minute call. Tell me your timeline and what you are trying to do, and I will tell you what the next step actually is.