Prepared for David & Heather
How I’d list 117 Blue Stem — if you want me.
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
You’re already live: 117 Blue Stem on Zillow →
2012 and 2019 already happened. What today’s buyer will pay waits until I stand in the rooms.
Original sale. MLS 1207216. KW Innovate, Randy Wallace. The house was brand new.
Deed: Perry Heather W. That’s the number you walked in at. Seven years ago.
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.
Your street, this year and last. One live listing. The rest already closed. This is what a buyer is already shopping — not a price for 117.
The only live ranch in The Meadows this week. More feet, older house, already a kickout. What a buyer sees today.
This year’s sale. Bigger, newer Horton ranch. Dockside was on the buy side.
Same year. Two square feet off yours. This is the one a buyer will open first.
Same vintage as 117. A little more house.
Newer 3/2 ranch. Still the same conversation as 117, just more year and more feet.
4/2 Horton. Different house. Buyers still open it next to yours.
3/2, newer, more house. 101 days.
Same loop as 246. Older, more house, bigger lot.
The big one on the list. Different buyer. Still in the same search.
Some of these are the bigger Horton 4-beds on Meadowgrass. A buyer will open them next to 117 anyway. I still won’t 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.
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.
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.
3BR / 2BA · 1,240 heated sf · ranch · built 2012 · The Meadows at 707 · lot 63×150 · HOA · call for showing…
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.
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.
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.
A real photographer, not a phone. That’s the difference between how it shows now and how a buyer could see it.
Out-of-state buyers walk the 1,240 heated feet from the couch. That’s most of this market.
~63 by 150. Depth is the thing a listing photo from the street never shows. Drone does.
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.
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.
If you ever list with me: cancel anytime, for any reason, at no cost. You stay in control. I earn the next week.
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.
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.
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.
Serving the Grand Strand in English y Español. I’m a call or a text away. No pitch required.
Jimmy Recinos · REALTOR® · Realty ONE Group DocksideEnglish y EspañolRead the reviews →
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.
Newest first. Ellen and A Thomas wrote last week. Then the sellers who already did this.
“We do not even know where to begin. When we contacted Jimmy, he showed us several homes. When we fell in love with the home we bought, he went above the actions of a typical realtor. Always informing us on the progress and answering any questions we had and always being available. His professionalism was top notch, but also felt like family. He’s a gem.”
“Jimmy is absolutely the best realtor we have had the pleasure working with. His attention to every detail made making our long distance move stress free.”
“An outstanding experience selling our property. From the very beginning, Jimmy had the vision to market the property effectively, and it sold in just one day!”
“When we tried listing a few years ago, we didn't receive much interest, but Jimmy was honest from the very beginning. He gave an accurate estimate and always kept us updated with realistic expectations.”
“Jimmy was easy to reach, clear in his communication, and always on top of things. I never felt pressured, just well guided. A reliable, down-to-earth agent.”
“Thank you Jimmy for selling our condo within 9 days. After our first open house Jimmy had three offers. Always kept us up to date and returned our texts or calls immediately.”
“Jimmy went above & beyond to get us through the numerous hurdles we faced. As a former realtor and real estate assistant, Jimmy is highly recommended!”
Swipe for more → Read all 58 on Google →
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. Prepared privately for the owners of 117 Blue Stem Dr.