Cerah Elkins, Realtor

07/25/2024

07/11/2024

The Highlands at Legend Oaks condo for sale!
DD2 schools, within walking distance to Beech Hill Elementary and East Edisto Middle
Motivated sellers, can close quick!
Start the new school year in your new home!
2 bed 2 bath with a flex space that could be a 3rd bed, home gym, or office space.
Golf and pool memberships available!

Well maintained second story condo nestled within the Highlands, a prestigious subsection of the renowned Legend Oaks Plantation. Surrounded with beautiful grand live Oaks, access to a beautifully landscaped golf course, & a host of exclusive amenities. Located in the ONLY building that has dual ent...

04/04/2024

** PRICE IMPROVEMENT **
Nestled within The Highlands, a prestigious subsection of the renowned Legend Oaks Plantation surrounded with beautiful grand live oaks and access to a beautifully landscaped golf course & a host of exclusive amenities. This well maintained second story condo features a spacious and well designed interior with lots of natural lighting. This home boasts a large open concept living with plenty of space for entertaining featuring cathedral ceilings, and a gas fireplace. A nicely appointed kitchen comes equipped with updated appliances and a HUGE walk in pantry. This home features 2 bedrooms, 2 full baths, a laundry room and plenty of storage.

The primary, located in the back of the home, features an attached sitting room with endless possibilities and double walk in closets An attached private spa-like ensuite comes equipped with double vanities, a large soaking tub and separate walk in shower.

The condo association dues cover exterior pressure washing, trash, pest control, lawn and shrub maintenance, and gutter cleaning for convenient low maintenance living.

Dont miss this rare opportunity to own a piece of the Lowcounty!
CALL 843-609-5508 to schedule a showing!!

Cerah Elkins, REALTOR ®️
Listing provided by Home Grown Real Estate

*** PRICE IMPROVEMENT *** Nestled within The Highlands, a prestigious subsection of the renowned Legend Oaks Plantation surrounded with beautiful grand live oaks and access to a beautifully landscaped golf course & a host of exclusive amenities. This well maintained second story condo features a spa...

03/28/2024

Gorgeous 2 bedroom condo in the highly sought after Highlands subsection of Legend Oaks Plantation!
call for more information or to schedule a showing
843-609-5508

Nestled within The Highlands, a prestigious subsection of the renowned Legend Oaks Plantation surrounded with beautiful grand live oaks and access to a beautifully landscaped golf course & a host of exclusive amenities. This well maintained second story condo features a spacious and well designed in...

03/20/2024

On the discussion of being a REALTOR® and commissions. So much misinformation I’ve been reading in the news. So much that is not fully understood. One of the problems is that many of us don’t do a good job of informing our clients about what the job actually entails and how hard we fight for them.

Here is what we bring to the table:

The "average" FULL TIME REALTOR’S® earnings last year was $31,900 @ 40+ hours a week. (Notice I wrote full time 40+ hours not 0-20 hours a week) which is well below the living wage. As a REALTOR® they do not get paid a hourly wage or salary and they only get paid if they sell a home and it closes. They can only get paid by broker to broker. As an agent you could work with someone days, weeks, months, or years with no guarantee of a sale ever!

Essentially they wake up each day unemployed going on Job Interviews and they deal with constant rejection. They dedicate time away from family, use our time, gas, pay for babysitters, miss dinner and weekends and rarely take vacations.

They are on 24/7! You constantly need to be on, or you could miss an opportunity. Once they do close a home, half goes to the other persons agent from the remaining half.

They have lots of upfront expenses that must be paid out BEFORE they even get paid:

Broker Splits and Fees
Office rent and utilities
MLS Fees
NAR Fees
Local Association Fees
E&O Business Insurance
Extended Auto Insurance
Self-Employment Tax
State Licensing Fees
Advertising Fees
Showing Service Fees
Website Fees
Assistant's Salaries
Showing partners
Transaction coordinator
Yard Signs
Photographers
Videographers
Office Supplies
Business Cards
Property Flyers
Electronic Lockboxes
Continued RE Education
Legal Fees
Gas

NOTE: Income taxes are not taken out so they have to put that aside around 25-30%.

Don’t forget health insurance if you don’t have a spouse who provides it.

As a listing agent they have lots of tasks far more than just selling a home.

1. Prepare Listing Presentation for Sellers
2. Research Sellers Property Tax Info
3. Research Comparable Sold Properties for Sellers
4. Determine Average Days on Market
5. Gather Info From Sellers About Their Home
6. Meet With Sellers at Their Home
7. Get To Know Their Home
8. Present Listing Presentation
9. Advise on Repairs and/or Upgrades
10. Provide Home Seller To-Do Checklist
11. Explain Current Market Conditions
12. Discuss Seller’s Goals
13. Share Your Value Proposition
14. Explain Benefits of Your Brokerage
15. Present Your Marketing Options
16. Explain Video Marketing Strategies
17. Demonstrate 3D Tour Marketing
18. Explain Buyer & Seller Agency Relationships
19. Describe the Buyer Pre-Screening Process
20. Create Internal File for Transaction
21. Get Listing Agreement & Disclosures Signed
22. Provide Sellers Disclosure Form to Sellers
23. Verify Interior Room Sizes
24. Obtain Current Mortgage Loan Info
25. Confirm Lot Size from County Tax Records
26. Investigate Any Unrecorded Property Easements
27. Establish Showing Instructions for Buyers
28. Agree on Showing Times with Sellers
29. Discuss Different Types of Buyer Financing
30. Explain Appraisal Process and Pitfalls
31. Verify Home Owners Association Fees
32. Obtain a Copy of HOA Bylaws
33. Gather Transferable Warranties
34. Determine Need for Lead-Based Paint Disclosure
35. Verify Security System Ownership
36. Discuss Video Recording Devices & Showings
37. Determine Property Inclusions & Exclusions
38. Agree on Repairs to Made Before Listing
39. Schedule Staging Consultation
40. Schedule House Cleaners
41. Install Electronic Lockbox & Yard Sign
42. Set-Up Photo/Video Shoot
43. Meet Photographer at Property
44. Prepare Home For Photographer
45. Schedule Drone & 3D Tour Shoot
46. Get Seller’s Approval of All Marketing Materials
47. Input Property Listing Into The MLS
48. Create Virtual Tour Page
49. Verify Listing Data on 3rd Party Websites
50. Have Listing Proofread
51. Create Property Flyer
52. Have Extra Keys Made for Lockbox
53. Set-Up Showing Services
54. Help Owners Coordinate Showings
55. Gather Feedback After Each Showing
56. Keep track of Showing Activity
57. Update MLS Listing as Needed
58. Schedule Weekly Update Calls with Seller
59. Prepare “Net Sheet” For All Offers
60. Present All Offers to Seller
61. Obtain Pre-Approval Letter from Buyer’s Agent
62. Examine & Verify Buyer’s Qualifications
63. Examine & Verify Buyer’s Lender
64. Negotiate All Offers
65. Once Under Contract, Send to Title Company
66. Check Buyer’s Agent Has Received Copies
67. Change Property Status in MLS
68. Deliver Copies of Contact/Addendum to Seller
69. Keep Track of Copies for Office File
70. Coordinate Inspections with Sellers
71. Explain Buyer’s Inspection Objections to Sellers
72. Determine Seller’s Inspection Resolution
73. Get All Repair Agreements in Writing
74. Refer Trustworthy Contractors to Sellers
75. Meet Appraiser at the Property
76. Negotiate Any Unsatisfactory Appraisals
77. Confirm Clear-to-Close
78. Coordinate Closing Times & Location
79. Verify Title Company Has All Docs
80. Remind Sellers to Transfer Utilities
81. Make Sure All Parties Are Notified of Closing Time
82. Resolve Any Title Issues Before Closing
83. Receive and Carefully Review Closing Docs
84. Review Closing Figures With Seller
85. Confirm Repairs Have Been Made
86. Resolve Any Last Minute Issues
87. Attend Seller’s Closing
88. Pick Up Sign & Lock Box
89. Change Status in MLS to “Sold” v- OR BE FINED by the MLS!!!
90. Close Out Seller’s File With Brokerage

As a buyers agent they also have many tasks.


1. Schedule Time To Meet Buyers
2. Prepare Buyers Guide & Presentation
3. Meet Buyers and Discuss Their Goals
4. Explain Buyer & Seller Agency Relationships
5. Discuss Different Types of Financing Options
6. Help Buyers Find a Mortgage Lender
7. Obtain Pre-Approval Letter from Their Lender
8. Explain What You Do For Buyers As A Realtor
9. Provide Overview of Current Market Conditions
10. Explain Your Company’s Value to Buyers
11. Discuss Earnest Money Deposits
12. Explain Home Inspection Process
13. Educate Buyers About Local Neighborhoods
14. Discuss Foreclosures & Short Sales
15. Gather Needs & Wants Of Their Next Home
16. Explain School Districts Effect on Home Values
17. Explain Recording Devices During Showings
18. Learn All Buyer Goals & Make A Plan
19. Create Internal File for Buyers Records
20. Send Buyers Homes Within Their Criteria
21. Start Showing Buyers Home That They Request
22. Schedule & Organize All Showings
23. Gather Showing Instructions for Each Listing
24. Send Showing Schedule to Buyers
25. Show Up Early and Prepare First Showing
26. Look For Possible Repair Issues While Showing
27. Gather Buyer Feedback After Each Showing
28. Update Buyers When New Homes Hit the Market
29. Share Knowledge & Insight About Homes
30. Guide Buyers Through Their Emotional Journey
31. Listen & Learn From Buyers At Each Showing
32. Keep Records of All Showings
33. Update Listing Agents with Buyer’s Feedback
34. Discuss Home Owner’s Associations
35. Estimate Expected Utility Usage Costs
36. Confirm Water Source and Status
37. Discuss Transferable Warranties
38. Explain Property Appraisal Process
39. Discuss Multiple Offer Situations
40. Create Practice Offer To Help Buyers Prepare
41. Provide Updated Housing Market Data to Buyers
42. Inform Buyers of Their Showing Activity Weekly
43. Update Buyers On Any Price Drops
44. Discuss MLS Data With Buyers At Showings
45. Find the Right Home for Buyers
46. Determine Property Inclusions & Exclusions
47. Prepare Sales Contract When Buyers are Ready
48. Educate Buyer’s On Sales Contract Options
49. Determine Need for Lead-Based Paint Disclosure
50. Explain Home Warranty Options
51. Update Buyer’s Pre-Approval Letter
52. Discuss Loan Objection Deadlines
53. Choose a Closing Date
54. Verify Listing Data Is Correct
55. Review Comps With Buyers To Determine Value
56. Prepare & Submit Buyer’s Offer to Listing Agent
57. Negotiate Buyers Offer With Listing Agent
58. Execute A Sales Contract & Disclosures
59. Once Under Contract, Send to Title Company
60. Coordinate Earnest Money Drop Off
61. Deliver Copies to Mortgage Lender
62. Obtain Copy of Sellers Disclosure for Buyers
63. Deliver Copies of Contract/Addendum to Buyers
64. Obtain A Copy of HOA Bylaws
65. Keep Track of Copies for Office File
66. Coordinate Inspections with Buyers
67. Meet Inspector At The Property
68. Review Home Inspection with Buyers
69. Negotiate Inspection Objections
70. Get All Agreed Upon Repair Items in Writing
71. Verify any Existing Lease Agreements
72. Check In With Lender To Verify Loan Status
73. Check on the Appraisal Date
74. Negotiate Any Unsatisfactory Appraisals
75. Coordinate Closing Times & Location
76. Make Sure All Documents Are Fully Signed
77. Verify Title Company Has Everything Needed
78. Remind Buyers to Schedule Utilities
79. Make Sure All Parties Are Notified of Closing Time
80. Solve Any Title Problems Before Closing
81. Receive and Review Closing Documents
82. Review Closing Figures With Buyers
83. Confirm Repairs Have Been Made By Sellers
84. Perform Final Walk-Through with Buyers
85. Resolve Any Last Minute Issues
86. Get CDA Signed By Brokerage
87. Attend Closing with Buyers
88. Provide Home Warranty Paperwork
89. Give Keys and Accessories to Buyers
90. Close Out Buyer’s File Brokerage

Whew…exhausting isn’t it!?! 🤯🤪😜

✨You don't have to buy or sell a home to support your agents real estate business….

Here are just a few simple ways you CAN easily show your support!⁣

1. Sharing one of their listings
2. Sending a friend or family member their way
3. Let them connect you with agents outside their area for a broker to broker referral
4. Leave them a positive comment or review
.. this helps them feel seen and supported !

If you’re a REALTOR®, please feel free to copy & paste and continue to share this information!

11/10/2023

Gorgeous Summerville home in the highly sought after Ashley Forest neighborhood!
4 bed 3 bath 3300 sq ft home on 1/2 acre with a pool! DD2 schools, NO HOA!!!
$625K
master bed downstairs, whole home generator, solar panels and more!
Call me today to schedule a showing of this stunning home
(843) 609-5508
listed by Gerri Lipps with Carolina One

Photos and Property Details for {listingAddress}. Get complete property information, maps, street view, schools, walk score and more. Request additional information, schedule a showing, save to your property organizer.

08/15/2023

What's your thoughts on the latest construction development coming to downtown Summerville??

Summerville, SC- Historic Downtown. After receiving full Historic District Board of Architectural Review approval for our Bonaire Park project, initial site activity started. Located on S. Cedar St. in the heart of Historic Summerville, one block from Town Hall, a municipal parking garage, and Hutch...

07/25/2023

Won't you be my neighbor??!!!
Gorgeous 5 bedroom home in the highly sought after Dorchester District 2 School District with a POOL!!! Did I also mention there is NO HOA and the added benefit of having me as your neighbor!
Call me today for a showing! 843.609.5508

https://www.hgresc.com/listing?id=23016685_130

Property is listed with Sheena Maurer with Carolina One Real Estate