Realty ONE Group · Dockside
Call Jimmy
Screened porch at Ocean Keyes looking toward the lake and pool

Prepared privately for Emily & Dave · Saturday listing visit

I can sell #1731 any way you want.

The unit is not the problem. The last listing sat 291 days at $419,900 and never moved once. You pick the road. I drive it — with the price plan in writing, so it can never freeze again.

Ocean Keyes · 17313 bed / 2 bath1,267 htd3rd floor end unitLake + pool viewFurnishedHOA $475 w/ insurance
Jimmy Recinos
Jimmy Recinos
REALTOR® · Realty ONE Group Dockside

A note from your REALTOR®

Emily and Dave — you don’t need a pricing lecture. You’ve already lived both endings of this story.

In 2022 this unit was priced inside the market — and you owned it in 37 days. In 2025 it was priced $57,400 above your basis — and it sat 291 days without a single price move, while 293 agents pulled the listing up and only 66 buyers ever bothered to look. Agents watched. Buyers passed. That is what the wrong number looks like from the inside.

I will start at any price you choose — that is your call, and I mean it. What I will not do is let #1731 become “the one that sat” twice.

— Jimmy

You decide what we talk about

You decide what we talk about.

This isn’t a slideshow — it’s the whole conversation, and you’re holding it. Three doors, in the order I’d walk them — but they’re your doors. Tap one, skip around, go at your own pace. I’ll keep up.

1 · Marketing
How I sell it

The buyer machine, the network, the presentation — and the sales already on the board.

Let’s talk marketing ↓ 2 · The Comps
The proof

Every 3-bed that closed here this year — real prints, fast ones and slow ones.

Show me the proof ↓ 3 · The Roads
Your three prices

$389,900 · $399,900 · $419,900 — and what each road roughly nets you.

See the roads ↓
Option One · Marketing

How I sell your condo.

Before we talk about a single number, here is the machine your listing plugs into — the same one behind every sale on my board this year.

The buyer machine

My active buyer database gets matched to #1731 the day it lists — every buyer already searching this price band gets the alert with your porch as the hero photo, before the sign is even up.

The biggest network on the Strand

Realty ONE Group Dockside is the county’s #1 brokerage by sold volume this year. My agent blast reaches the whole network on day one — hundreds of agents, each with their own buyers.

Everywhere buyers look

Full syndication — Zillow, Realtor.com, Homes.com — plus a YouTube listing video, floor-plan graphic, twilight photography, and remarks that sell the end unit and the lake instead of “don’t miss this one.”

Qualified showings only

Every showing confirmed, every agent chased for written feedback, and lookie-loos filtered out. You hear what buyers actually said — every Tuesday, in writing.

The record
115 closed sales · $31.8MCareer, Grand Strand
16 sides closed in 2026Tied #1 listing agent in the entire Dockside family this year
Condos are my laneRecent: Seven Oaks $210K · Sea Master #115 $560K · One Ocean Place #403 $648K · 5308 N Ocean #608 $460K
5.0 stars · 60 Google reviewsEvery single one, five stars
The last listing vs how we show it

Same unit. Different presentation.

Last time: 31 photos, no floor plan, remarks that ended in “don’t miss this one.” This time we lead with what buyers actually buy here — the end unit, the lake, the pool under the porch, and the furnished turn-key story. Drag the sliders.

Kitchen — clean the counters, keep the kitchen

Kitchen as last listed
Kitchen cleaned and staged
↔
Last listingHow we show it

Great room — the story a buyer needs

Dining and living as last listed
Great room staged for the listing
↔
Last listingHow we show it

The porch — this is the buyer photo

Screened porch as last listed
Screened porch staged
↔
Last listingHow we show it

The view they walk out to

Pool and lake through the screen
The porch view we lead with
↔
Through the screenThe view we lead with

Visualizations are staging concepts only — same walls, same cabinets, same appliances. Not a remodel, and never shown to buyers as one.

What I do

Week by week, in writing.

Twilight + porch hero. Floor-plan graphic — the last listing had none. Remarks that sell the end unit, the lake, and the furnished turn-key story — not “don’t miss this one.” Brokerage blast through the county’s #1-volume office network. And the reporting rhythm a remote seller actually needs:

Lake and pool from 1731
Primary bedroom
Ocean Keyes entrance
You’re in Cary. I’m here.

Sell it without driving down once.

You’re four hours away. That only matters if your agent makes it matter. Here is how a remote sale runs on my side:

Lockbox + managed showings

ShowingTime approvals from your phone. I confirm every showing, chase every agent for feedback, and you never coordinate a thing from Cary.

The Tuesday update — in writing

Every week: views, showings, feedback, and what happens next. It lands in your inbox before you have to wonder. Silence is never the report.

Everything signs electronically

Listing agreement, price steps, offers, closing — e-sign from your kitchen table. The closing attorney handles the rest by mail and wire.

The unit is already dressed

It’s furnished and it shows well. Photos, floor plan, and the twilight shoot happen on my side — you approve from your phone.

Then vs now

2022 is not this market. But this market is not dead.

Twelve 3-bedroom Ocean Keyes closings this year — median $396,450. The fast ones all share one thing: they priced inside the band on day one. Every row below is a recorded closing, not an estimate.

UnitWhat happenedPriceWhy it matters
1731 (you)Bought Mar 2022$362,500Your basis. Priced right — 37 days.
1731 (last list)Expired Dec 2025$419,900291 days. The price never moved once.
2244Sold Jul 15, 2026$395,000Asked $399K — gone in 34 days. The freshest print in the community.
2941Sold Jul 16, 2026$415,000Proof the ceiling exists — and its cost: started $439,900, took 133 days.
2925Sold May 2026$450,00036 days. Even the top tier moves fast when it’s priced to its tier.
2143Sold Feb 2026$381,000Asked $384,950 — 47 days. Clean and done.
2124Sold May 2026$375,00046 days from a $389,900 ask.
1931Pending now (cash)$329,900 askStarted $384,900. 236 days of chasing the market down.
1623Sold Oct 2025$325,000Started $409,900, sat 255 days, took $325K. The cautionary tale.
Zillow shows buyers a $372,500 estimate and a $354K–$395K band before they ever call an agent. We don’t list to the Zestimate — we list to what Ocean Keyes is actually trading, and we put the price plan in writing on day one.
Three roads. Your choice.

I’ll start at any number. The road is yours.

Every road comes with an easy-exit listing agreement and the price schedule in writing — Addendum A, signed with the listing. Not drops we argue about later. Decisions we already made together.

Road One · Recommended

The market’s number

Ask $389,900. Honest expectation: sell $378,000–$390,000 in 30–60 days.

This is where the fast money printed all year. #2244 took $395K in 34 days last month. #2143 took $381K in 47. #2124 took $375K in 46. At $389,900 you sit in every under-$390 search and just below the freshest comp.

30–60 days$389,900 askJuly-print backed
Road Two

Test the ceiling

Launch $399,900 — right at #2244’s winning ask. Written $5,000 steps every 21 days:

Day 0$399,900
Day 21$394,900
Day 42$389,900
Day 63$384,900 + review

By Day 42 you’re on Road One’s number with six weeks of exposure already banked.

~2–4 monthsAuto steps in writing
Road Three

The old ask, with a clock

Start at $419,900 — the number that already sat. This time it cannot freeze: $5,000 down every 21 days, signed in advance.

#2941 proves $415K exists — and shows its price: it started $439,900, cut $25K along the way, and took 133 days. You get the shot. The schedule is the protection.

Longer process$5K / 21 days
Your net

What does each road mean in your pocket?

Tap a road to load its realistic sale number, then slide anything. Commissions are not set by law — we set the listing side together, and buyer-agent compensation is negotiated per offer. Your payoff stays off this page; we’ll run it privately.

If #1731 sells at
$385,000

Road One corridor

Purchase price$385,000
Listing side 3.5% −$9,625
Buyer-agent 4% −$9,625
SC deed stamps 0.37%−$1,425
Attorney + processing−$745
HOA estoppel / assessment cert−$350
Estimated net$363,231

Estimate for discussion, not a settlement statement. Prorations and any payoff vary at closing.

What sellers like you say

5.0 stars. 60 Google reviews.

“Jimmy is absolutely the best realtor we have had the pleasure of working with. His attention to every detail made our long distance move stress free.”

A. Thomas · Google review

“Jimmy did a great job selling our condo at the beach. Highly knowledgeable about the market and current market analyses. Never pushy, always available — kept us informed the whole way.”

Rick S. · Google review

“He had the vision to market the property effectively, and it sold in just one day — we received more than our asking price.”

Catherine H. · Google review

“100% made me feel like I was the ONLY customer that mattered to them!!”

Lynne E. · Google review
Today

What we decide before I leave.

You’re both in town — that is the appointment. Four answers and #1731 is on the market this week, and you drive home to Cary with it handled.

1. Which road?

One, Two, or Three. My recommendation is Road One at $389,900 — and I’ll put my reasoning against any number you prefer.

2. Access?

Lockbox goes on this week. ShowingTime approvals route to your phones in Cary.

3. Furniture?

Sold furnished as-is — or give me the short list of what goes home with you.

4. Sign today?

Easy-exit agreement, cancel anytime. Photos happen while you’re in town — zero trips back.

Next step

Pick the road. I’ll write Addendum A.

The plan gets signed with the listing — so neither of us ever has to have the awkward conversation.

Call Jimmy · 843.424.0336

Email Jimmy

Prepared exclusively for the owners of Ocean Keyes #1731 · Jimmy Recinos · REALTOR® · Realty ONE Group Dockside
843.424.0336 · jimmy@recinoshomes.com · 2305 N Oak St, Myrtle Beach SC 29577
Comparable sales from CCMLS through August 2026 — every table row is a recorded closing or active listing, not an estimate. Visualizations are conceptual staging only — same unit, not a remodel. Net figures are estimates for discussion; commissions are not set by law and are fully negotiable.