Realty ONE Group Dockside
843-424-0336
Private seller report · September 14, 2026
Ed and Midge — we have now been live 11 days. Buyers are still finding the house. The comments are no longer early. They are repeating. Here is exactly what happened since Thursday, what the competition just did, and the decision in front of us.
Where we stand this morning
Coming Soon launched August 30. We went Active September 3. Week 1 proved traffic. Week 2 proved the pattern: location is a yes, finish and price are the filters, and the houses buyers keep naming just moved under us.
Days live on MLS
11
Active as of Sep 3 · listed 8/30
Zillow
949
14 days · 55 saves · faster than 86%
Network views
2,168
Paragon · Aug 30–Sep 14
Parties since live
12
Week 1: 8 · Week 2: 4
Showings on the calendar
0
ShowingTime · nothing new scheduled
Offers
0
Views are not the problem
Thursday through Sunday
Every conversation this weekend came back to location, condition, or price. Two of the private buyers said they would not buy this house even if the number moved.
Thu Sep 10 · Jimmy hosted
Loved the location · not ready for the work
She wants a nice-sized home close to the marsh. She liked where 5117 sits. She said the price was too high compared with other homes she has already seen. When asked if the right price would open a purchase: no. She is not ready to take on the updating this house needs. She is ruled out for 5117.
Sat Sep 12 · 3:45 PM showing
Too old and outdated for vacationers
Their agent followed up the next morning. They want an income property. They saw the upgrades started here and still felt the house was not what vacationers would book. They had already walked nicer homes for less money. They did not price 5117 after the showing. Their agent later confirmed: price would not have saved it.
Sat Sep 12 · 1–3 PM · Robert J.
Hosted by Robert J.
Week 1 Saturday drew four parties. This Saturday drew none. That is not a verdict on the house. It is a quieter second weekend at the same price, against newer homes now listed under us.
Sun Sep 13 · 11 AM–1 PM · Elizabeth C.
Hosted by Elizabeth C. · Raleigh buyers · family in North Myrtle
One visitor toward the end. They may buy next year, sooner if they find the right house. Their hard rule: no stairs, or the primary bedroom on the first level. A raised beach house is not their product. This was a mismatch, not a price conversation.
Sun Sep 13 · 1–3 PM · Robert Jenkins
Price too high
One party. They said the price point was too high. Robert’s professional take, asked as another agent in this market: the house is in good shape — paint and presentation are fine. The only lever we control is price. $625,000 is not going to work.
Week 1 reminder
8 parties · Sep 3–6
Thursday 9/3 showing: not a fit, price felt high, wanted more updates. Saturday 9/5: four parties, liked location, named 23 Cyclamen Court at $594,900 cash pending, bedrooms felt smaller. Sunday 9/6: three parties. Launch traffic did its job. Conversion did not follow.
What this feedback actually means
Location is still the yes. Brenda, the first-weekend guests, and the agents hosting all said the same thing. Morse Landing, MarshWalk access, no HOA, one row off the marshfront homes. That part of the story is landing.
Finish and age are a hard stop for some buyers. Brenda and the Airbnb pair both said they would not take this house on at any price right now. That is not a $10,000 problem. Those buyers need a newer, more finished product. We do not chase them.
Price is the lever we control. Brenda, the Sunday visitor, and Robert all said $625,000 is too high against what they have already walked. Robert put it in one line: the house is in good shape. Price is the only thing we can move.
Stairs knock out a slice of the market. Lois needs a first-floor primary. A raised beach will never be that house. We keep showing the ground-level suite as extra living — not as a substitute for a ranch.
What buyers are also looking at
Every sitting house buyers can put next to 5117 is at $599,900 or below. Berkeley cut to $599,900 on September 11. Pee Dee is still $599,000 — confirmed Active today. Hammock is $575,000 after 121 days. Flagg has been cutting for 190 days and now sits at $599,000. Cyclamen went pending cash at $594,900 in eight days. 100 Summer Wind listed at $675,000, cut once, and went pending at $660,000 in 34 days. That is a 2020 finished house on a smaller lot — path proof, not a reason to hold $625,000.
Our listing · Inlet Cove
Inlet Cove · Murrells Inlet
$619,300
Still pending · under contract in about two weeks · 2014 · 3 / 3 · 1,570 htd
This is one of ours. Smaller house. Buyers wrote in the $620s when the house and the ask lined up. That proof still stands. It does not mean every raised beach from 1996 clears the same number.
View 4131 on ZillowSame buyer pool. Do not mix 5174 Berkeley Court with 5177 Berkeley Court — different houses.
| House | Ask | Year | What they get |
|---|---|---|---|
| 5117 S 1st · ours | $625,000 | 1996 | Raised beach, suite, no HOA, 0.21 acre · 11 days |
| 5174 Berkeley Ct | $599,900 | 2014 | Newer, pool, 0.49 acre, no HOA · 68 days |
| 5113 Pee Dee Ln | $599,000 | 2009 | 2,722 htd · 0.45 acre · no HOA · this listing since Aug 9 |
| 3926 Flagg St | $599,000 | 2005 | Raised beach, no HOA · 190 days · cut $116k |
| 554 Hammock Ave | $575,000 | 1997 | Raised beach, suite, no HOA · 121 days · cut $75k |
| 23 Cyclamen Ct | $594,900 pending cash | 2015 | 4-bed · 8 days · the house Week 1 buyers named |
| 4131 Murrells Inlet Rd · ours | $619,300 pending | 2014 | Smaller house · UC in ~2 weeks |
| 100 Summer Wind Loop | $660,000 pending | 2020 | Listed $675k · cut · pending in 34 days · not a live ask |
The plan from here
Week 1 we said four days is data. We are at day 11 with a full weekend of notes, an empty ShowingTime calendar, and every raised-beach competitor now at $599,900 or below. Online interest is real. Conversion is not. Holding the same number another week does not create a new buyer pool. It just waits.
Opens the sub-$600,000 search bracket. A lot of buyers never see a $625,000 house because their saved search stops at $600,000.
Sits even with Berkeley, Pee Dee, and Flagg instead of $25,100 above the pack.
$5,000 over the cash pending at Cyclamen — not under it.
This is not “the house is worth $575,000.” Hammock already tried that number and is still sitting at day 121. $599,900 is the first clean move. If it does not produce a real offer in 10–14 days, then we talk the next step.
Same price. Same buyer pool. Same empty calendar.
Honest only if the timeline can stretch. It does not match a 2–3 week under-contract goal.
We do not chase Brenda or the Airbnb pair with price. They need a different house. We price for the buyer who likes the location and can live with a 1996 raised beach.
“The house is in good shape. The only thing that would help that you have control over is price.”
Robert Jenkins · hosted Sunday 1–3 · Realty ONE Group Dockside
Where buyers found you · Aug 30–Sep 14
These numbers come from two different reports. Do not add Homes.com and Paragon together — the same shopper can show up in both. What matters is the shape: a strong first week, then a quiet second week on Homes.com, while the wider network kept adding views. People can find the house. They are not writing.
Paragon network views
2,168
Aug 30–Sep 14 · 76% new visitors
Shares
468
Paragon report · 6 favorites
Homes.com total
1,438
89 detail · 2 favorites · 6 shares
Homes.com views by day
The first week carried almost all of the Homes.com traffic. After September 7 the daily bars go quiet. That matches a Saturday open house with nobody at the door.
Homes.com traffic sources
Most people find 5117 in search, not from a saved listing. Homes.com also says this listing is ahead of similar homes on views.
Top websites · Paragon · past 30 days
Zillow is still the front door. These channel counts do not add to the 2,168 headline — they are the mix inside the network report.
Top cities watching
Local first, then Charlotte and Raleigh. That matches Lois walking through on Sunday.
Homes.com shoppers looking at your listing are also opening these. 554 Hammock Ave is the one that matters: a 1997 4-bed with a ground-floor suite, now $575,000 after cuts from $649,999. Same product story, already cheaper, still sitting.
| Address | Ask | Beds / baths | Sq ft |
|---|---|---|---|
| 554 Hammock Ave 1997 raised beach · ground-floor suite · cut from $649,999 | $575,000 | 4 / 3 | 1,920 |
| 5068 S 1st St Same street · newer · not a price comp | $759,000 | 3 / 2.5 | 2,060 |
| 5191 Horry Dr Smaller · shoppers looking down | $480,000 | 3 / 2 | 1,575 |
