You can sell it yourselves. I’m not here to talk you out of it.
A note from Jimmy
David & Heather —
You texted me this morning so I’d know you’re selling FSBO. Thank you for that. That’s a clean way to do it, and you’re allowed to try it yourselves.
I know the clock. Heather’s job is in Columbia, and this needs to happen before October. I’m not asking for the listing. I’m showing you how I’d tell 117’s story — the same way I show a buyer a house. One link. Five minutes. Then you decide.
You can do this from the road. The buyers on Zillow, Realtor.com, and Homes.com are being sent to the agents who pay for those leads.
I’d love to see the house myself. That’s when I can tell you what today’s buyer will like, what they won’t, and what they might be willing to pay. I won’t know that from a webpage. Once I’ve walked it, I can put 117 in front of my buyers the same way I’m putting this in front of you.
If Zillow does the job in time, good. If you want me to walk it, you already have my number.
JimmyREALTOR® · Realty ONE Group Dockside · English y Español
2012 and 2019 already happened. What today’s buyer will pay waits until I stand in the rooms.
July 20, 2012 · new construction
$140,000
Original sale. MLS 1207216. KW Innovate, Randy Wallace. The house was brand new.
November 15, 2019 · your purchase
$185,000
Deed: Perry Heather W. That’s the number you walked in at. Seven years ago.
After I walk 117
I’ll know then
What a buyer likes, doesn’t like, and might pay. I will not guess that from Zillow.
I can show you how the house shows, and what buyers already see on your street. I cannot tell you what to ask until I’ve been inside.
What buyers see
The houses they open next to yours
When a buyer looks at The Meadows, these are the ranches they put beside 117. This is the street they’re already shopping — not a price for your home.
Sold · 5Active w/ kickout · 1
Closest body · Sold · Jun 24, 2025302 Seagrass Loop3 bed · 2 bath · 1,238 sf · 2012 · 89 days on market
$295,000$238/sf
Same year. Two square feet off yours. This is the one a buyer will open first.
Your street · Sold · Sep 1, 2023149 Blue Stem Dr3 bed · 2 bath · 1,319 sf · 2012 · 41 days on market
$300,000$227/sf
Same street, same year, a little more house.
Your street · Sold · Sep 22, 2023133 Blue Stem Dr3 bed · 2 bath · 1,263 sf · 2010 · 57 days on market
$282,500$224/sf
Two years older, almost your size.
Sold · Jun 12, 2025401 Cassian Way3 bed · 2 bath · 1,438 sf · 2013 · 62 days on market
$310,000$216/sf
Bigger house. A different buyer conversation than 1,240 sf.
Sold · Nov 5, 2024290 Seagrass Loop3 bed · 2 bath · 1,155 sf · 2012 · 224 days on market
$283,000$245/sf
Same year, smaller house. It took 224 days. That’s the street talking, not a number for 117.
Active · kickout · listed Aug 12, 2026 · DOM 3246 Seagrass Loop3 bed · 2 bath · 1,796 sf · 2007
$304,900$170/sf
Live now — not sold. More feet, older house, already a kickout. What a buyer sees today. Not a price for yours.
What I need
A walk through 117
Closest body they see
302 Seagrass
Your heated sf
1,240
The other side of the neighborhood
The big Horton sales on Meadowgrass — the 4- and 5-bedroom houses — are a different house and a different buyer. I won’t use them to talk about 117. And I won’t use this street to name your number until I’ve been inside.
HOA on the old listing was about $15/month. Neighborhood dues in The Meadows at 707 often run $11–$82. Confirm the current amount before anyone writes an offer. Total finished area is about 1,681 sf; heated is 1,240 — that’s the number buyers will use.
Comparable data from CCAR MLS & public records. Full detail on any comp available on request. $/sf is calculated from the sold or list price and the square footage shown — not a separate appraisal.
The house
What they see now. What they could see.
Four pictures of 117 as it shows today. After I walk it, I photograph it the way I’d put it in front of a buyer — the same way I’m putting this page in front of you.
The curb. Brick, gray siding, the P on the door.The living room — vaulted, open to the kitchen.The kitchen, looking through to the dining nook.The island. This is the room a buyer finishes in.
How I’d tell it
Buyers don’t read listings. They skip them.
Every buyer scrolling at night gives a home about eight seconds. Here is 117, two ways. One is a spec sheet. One is a life.
Version one · the skip
3BR / 2BA · 1,240 heated sf · ranch · built 2012 · The Meadows at 707 · lot 63×150 · HOA · call for showing…
Version two · the one I’d run
A 2012 ranch on a deep lot in The Meadows. Three bedrooms, two baths, one story — the floor plan people actually live in. The only question is whether a buyer stops scrolling. I’d tell that story after I’ve stood in the rooms.
On your own
A Zillow post. Almost no exposure. Leads from Zillow, Realtor.com, and Homes.com go to listing agents who pay for them. You’re providing the property. The buyers are going somewhere else.
The buyer machine
I contact my leads. Every agent at Realty ONE Group Dockside. Every agent in town. That’s how we sell homes — maximum exposure, not a lonely Zillow post. Have me do it, and 117 gets the machine.
Specs tell. Stories sell. You’re already on Zillow. I’d put the second version in front of the buyer — with real photos and a floor plan — after I’ve seen the house.
Professional photography
A real photographer, not a phone. That’s the difference between how it shows now and how a buyer could see it.
3D tour & floor plan
Out-of-state buyers walk the 1,240 heated feet from the couch. That’s most of this market.
The lot, from the air
~63 by 150. Depth is the thing a listing photo from the street never shows. Drone does.
Every portal — not just Zillow
Leads from Zillow, Realtor.com, and Homes.com go to listing agents who pay for them. FSBO supplies the house, not the buyer. A listing puts 117 in front of the people already getting those leads.
After I see it
I won’t talk price from this page. I talk price after I walk 117 — what a buyer will like, what they won’t, and what they might pay.
Easy-exit agreement
If you ever list with me: cancel anytime, for any reason, at no cost. You stay in control. I earn the next week.
Your net
What actually lands in your pocket
I’m not going to invent a closing number. After I see the house, we run the sheet with your payoff, your costs, and a price we both believe.
Net sheet · not filled yet
After I walk 117.
Sale price, deed stamps, attorney, HOA transfer, commission if any, and the loan payoff — on one page, with your figures. Nothing here is a guess dressed up as math.
Sale price — after I see itPayoff — your lenderCosts — SC attorney closingNet — after we talk
South Carolina is an attorney-closing state. The closing attorney prepares the official settlement statement. Deed stamps are a required SC transfer tax paid by the seller. Any net I show you later is an estimate for discussion, not a guarantee.
Who’s telling you this
Jimmy Recinos — and the office behind him
Serving the Grand Strand in English y Español. I’m a call or a text away. No pitch required.
115homes sold
$31.8Min volume
5.0★57 Google reviews
Top 5%Horry Co. listing agents ’26
Jimmy Recinos · REALTOR® · Realty ONE Group DocksideEnglish y EspañolRead the reviews →
The house behind the agent
Realty ONE Group Dockside is the #1 office in Horry County by sold volume in 2026 — $128.3M, 583 closed listings. When a home hits the market with us, it isn’t one agent working. It’s the county’s biggest listing machine.
No pressure
Sell it yourselves. I’m here if you can’t.
Keep the Zillow listing. Keep this page. If you want me to walk 117, then tell the story to you — and to my buyers — text me. If you don’t, we’re still good.
Jimmy Recinos · REALTOR® · Realty ONE Group Dockside 843.424.0336 · jimmy.dockside@gmail.com · 2305 N Oak St, Myrtle Beach SC 29577 Comparable sales from CCAR MLS & public records. Figures and ranges on this page are estimates prepared for discussion, not a guarantee of sale price, timing, or net proceeds. This page is not an opinion of value or list-price advice for 117 Blue Stem. Solds shown are other homes. Any number comes after Jimmy has seen the house. This page has not been published and is a private first draft for the owners of 117 Blue Stem Dr.
