Selling in Surfside Beach.
Birch N'Coppice, Surfside Beach
Surfside Beach
Closed by Robin in Surfside Beach
1 closing on file.
- 124 Birch N Coppice Dr. · Birch N'CoppiceSold March 2026$272,500
- Market median · August 2026
- $399,000single family
- Robin's median closing here
- $272,500one closing on file
Prepared by hand. Or call (845) 774-5513(845) 774-5513.
Four tools, built for South Carolina.
Four things you can use tonight. Each is its own page — link it, print it, come back to it.
The South Carolina net sheet
Sale price minus commission, the state's $1.85-per-$500 deed fee, your attorney, your payoff and prorations. The number sellers actually want.
$1.85per $500 · the SC deed fee, computed for you
Open the net sheetTool 02Listing day to closing day
Eight stages in the order they happen here — and at each one, what happens, what you sign and pay, and what Robin does.
8stages · in South Carolina's order
Walk the timelineGuideThe disclosure form, explained
Every section of South Carolina's Residential Property Condition Disclosure — and the “no representation” box, honestly.
Beforethe buyer signs — when it's due
Read the explainerTool 03The coastal prep checklist
Getting a salt-air home ready for photographs, with Robin's suggestions. Tick it off on your phone; it remembers where you were.
14items · saves on your phone · prints
Start the checklistPrefer it on paper? Download the Seller’s Guide (PDF) — the whole path in eight short chapters, drawn from the same sourced articles as the blog.
Downsizing · SRES®Selling a long-held home and moving to something smaller?Sell first or buy first, what you'd keep, what happens to your property taxes at 65 — six questions answered plainly, by the Seniors Real Estate Specialist® on this desk.Downsizing with RobinWhat it's like to sell with Robin.
“Robin Smith is without a doubt an AMAZING agent!! Her knowledge and marketing strategy was excellent, and her ability to juggle multiple offers would beat any circus act in the world! And the best part is, she is just downright sweet! Well done Weichert for bringing her on your team! If I could give her TEN stars I would. And for those reading this review, choose Robin!!!”
“Robin was absolutely fantastic to work with! Very knowledgeable about the area’s market, dedicated to her clients and giving them the best experience, and sells homes quickly but fairly. Our home sold in one weekend at full asking price, and it never looked or felt better thanks to Robin’s help. 10/10, we definitely recommend!”
“Robin did an awesome job for us. She sold our home in one day above asking which was wonderful. She guided us through the process and took care of everything. If you’re looking to sell or buy a home Robin will get the job DONE.”
Six things she does on every listing.
In Robin's words — what happens between the day you decide to sell and the day you hand over the keys.
Price it right, from day one
Correct pricing from the start is so critical — it decides everything that follows, from how many people come through the door to how strong the offers are. I take my time here, on every listing.
Make it the home they picture themselves in
I help with the staging — what to clear out, what to move, what to leave exactly where it is. I'll go room by room with you and make suggestions, so the home is looking its very best before the photographer ever walks in.
The first showing happens on a phone
Looking online is technically the first showing. When people fall in love with the pictures, they schedule an appointment — and once they see the home in person, there's a much better chance they'll put in an offer. So I work with the photographer to be sure every picture is perfect. Pictures are critical.
Open the doors
An open house is a great way for people who are just starting their search to see your home — and just as good a way for the neighbors to know it's listed and spread the word.
Three rounds — and I'm at the table for all of them
Once we have a contract, the negotiating starts, and it happens at three different points: the offer price, after the home inspection and the repair addendum, and then possibly again after the appraisal.
On schedule, all the way to closing
Home inspections, termite inspections, appraisals — my transaction department takes care of all of it and makes sure everything stays on schedule to closing day.
Questions sellers ask first.
Short answers, with the full explanation one click away in Robin's guides. General information, not legal or tax advice — South Carolina requires a licensed attorney to conduct your closing.
Do I need an attorney to sell my home in South Carolina?
Yes. South Carolina requires a licensed attorney to conduct real estate closings statewide, on both the buying and the selling side. As a seller you'll typically want your own closing attorney reviewing the contract and title work, distinct from the buyer's. Selling guide →
What am I legally required to disclose?
The Residential Property Condition Disclosure Act requires a written statement covering the water and sewage systems, the roof and structural components, mechanical systems, wood-destroying insects, zoning and land-use restrictions, environmental hazards such as lead-based paint and radon, any rental agreements in place, and whether a homeowners association governs the property — delivered before the buyer signs the contract, or as the contract otherwise provides. Disclosure guide →
Can I just check “no representation” on everything?
You can check it where you genuinely have no knowledge — an estate sale, a system you've never had inspected. Using it to avoid disclosing something you know about is a knowing misstatement, which carries liability for the buyer's actual damages, court costs and possibly their attorney fees. Disclosure guide →
Does selling “as is” mean I can skip the disclosure form?
No. As-is is a contract term about who pays for repairs. Unless your transfer is on the statute's exempt list or both parties agree in writing to skip the form, you still complete the disclosure, honestly. Disclosure guide →
What if something changes after I deliver the disclosure?
If the disclosure becomes materially inaccurate before closing — the HVAC fails in week three, a storm damages the roof — you must promptly deliver a corrected statement or make reasonable repairs before closing. Doing neither is a violation. Disclosure guide →
Will I owe capital gains tax when I sell?
If it's your primary residence and you've owned and lived in it for at least 24 of the last 60 months, you can likely exclude up to $250,000 of gain ($500,000 if married filing jointly) from federal tax. Second homes and investment properties don't get that federal exclusion, though South Carolina's 44% net capital gain deduction still applies. Talk to a CPA about your actual numbers. Selling guide →
Who pays the deed recording fee?
By long-standing South Carolina custom, the seller — $1.85 per $500 of the property's value — though every cost in a contract is technically negotiable between the parties. Selling guide →
How do I know what my home is actually worth?
A national home-value estimator isn't a substitute for a comparative market analysis from an agent who knows your specific area and recent, truly comparable sales. That's the most useful first step before setting a list price — and Robin prepares one by hand when you ask. Ask Robin what it's worth →
Selling a home in Myrtle Beach: the complete guide
Eight steps, from deciding to sell to the tax picture.
LawSouth Carolina seller disclosure requirements
What the form covers, who's exempt, what “as is” doesn't cancel.
ClosingWhat to bring to closing in South Carolina
The attorney's office, the documents, the wire.
TaxesMyrtle Beach property taxes: a homeowner's guide
Why the 4% and 6% rates matter when you sell a second home.
What would your home sell for?
Tell Robin about the property — and the town — and she'll prepare a market-based number by hand.