JOSHUA CARTER
BROKER
JOSH@JOSHUACARTER.COM | 843.213.8812 | WWW.JOSHUACARTER.COM
Joshua moved to Myrtle Beach in 2012 from Vermont to be closer to his family who has lived in the Grand Strand area since 2011. After attending Plymouth State University, he took a role with a nationally known construction company where he saw an opportunity to travel and grow his leadership-based skill set in the construction industry. During the most recent years of Joshua’s tenure at this company, he was superintendent of field operations managing teams and logistics for multi-million-dollar projects. Over the course of 10 years in the construction industry, Joshua has traveled and lived in various cities and states throughout the country and has been happy to call Myrtle Beach his home ever since.
Joshua’s diverse exposure to regional nuances throughout the US makes him well-poised to support newcomers or existing residents to the Myrtle Beach market. He can help you find the right home regardless if you are snowbirds looking for warmer weather or families looking to make a move to the area.
His northeastern small-state values, paired with his exposure of our diverse country, will be supportive of all clients’ needs in finding the right first or second home. He looks forward to many years helping people buy and sell real estate in the greater Myrtle Beach area.
He loves the Grand Strand area and spending time with Titan his Golden Retriever.
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The best time to buy a home is always five years ago, the second best time is now.
Ray Brown
SERVING THE CAROLINAS
Since 1998, REMAX Executive has been known for exceptional client care, innovative marketing ideas, and cutting edge technology. Our affiliated businesses, Executive Title, Executive Insurance, and Executive Home Lending, provide valuable resources for home buyers and sellers, so you can experience a smoother transaction from start to finish.
Customer satisfaction is reflected in our high, industry-leading rate of repeat and referral business. With 4,592 transactions and over $2.1 billion in closed sales in 2024, we are the #1 REMAX in the Carolinas!
SERVING THE CAROLINA S
LOCATIONS
ANDERSON, SC
ASHEVILLE, NC
CHARLOTTE, NC
CORNELIUS, NC
DENVER, NC
FORT MILL, SC
GEORGETOWN, SC
GREENVILLE, SC
INDIAN LAND, SC
LELAND, NC
MARS HILL, NC
MINT HILL, NC
MOORESVILLE, NC
MYRTLE BEACH, SC
NORTH MYRTLE BEACH, SC
OAK ISLAND, NC
PAWLEYS ISLAND, SC
RALEIGH, NC
SPARTANBURG, SC
WAYNESVILLE, NC
WILMINGTON, NC
YORK, SC
JOURNEY
Welcome to the exciting journey of finding your new home—a journey where dreams take shape and the joy of homeownership becomes a reality. At REMAX Executive, we understand that buying a home is one of life’s most significant milestones, and our agents are dedicated to guiding you through every step with care and expertise.
The process begins with understanding your unique desires and needs. Your REMAX Executive agent listens closely to envision the home that fits your life and dreams, ensuring your search is tailored and meaningful.
Navigating the financial landscape is your next step, and our agents are here to connect you with trusted mortgage professionals. With pre-approval, you’ll approach the home search with clarity and strength, knowing what you can afford and ready to make a move when you find “the one.”
Your agent’s local knowledge and extensive network open the door to a variety of homes, possibly including those not yet marketed. When you find that special place, they will help you craft an offer that is both compelling and smart, informed by a deep understanding of the market.
The commitment of your REMAX Executive agent extends beyond the offer acceptance. They stand by you through inspections and negotiations, ensuring your interests are always at the forefront. And as closing day approaches, they manage the complexities, coordinating with all parties to ensure a smooth transition.
At REMAX Executive, we’re more than agents—we’re your partners in this significant life event. From the initial meeting to the moment you hold your new keys, we’re here to ensure your path to homeownership is as seamless and joyful as possible.
PREPARATION
Purchasing a home is one of the most significant financial decisions you’ll make in your lifetime. Proper preparation is crucial to ensure a smooth and successful home-buying experience. Here are some useful tips to help you get ready.
CHECK YOUR CREDIT SCORE:
• Obtain a Credit Report: You can request a free annual credit report from the three major credit bureaus: Equifax, Experian, and TransUnion.
• Review for Errors: Ensure there are no discrepancies or errors on your report. If you find any, dispute them immediately.
• Understand Your Score: A higher credit score can lead to better mortgage rates. If your score isn’t ideal, consider waiting and working on improving it before purchasing.
BUDGETING AND SAVING:
• Determine Your Budget: Calculate how much home you can afford. Consider all monthly expenses, not just the mortgage.
• Save for a Down Payment: Aim for a down payment of 20% to avoid private mortgage insurance (PMI). However, there are loan programs available that require less, including loans that offer 100% financing. Working with a professional, you are guided through the process to ensure you are aware of all the options available.
• Consider Closing Costs: These are additional fees and can range from 2% to 5% of the home’s purchase price.
DEBT MANAGEMENT:
• Pay Down Debt: Lenders look at your debt-to-income ratio. Reducing your debt can improve this ratio and your chances of getting a favorable loan.
• Avoid New Debt: Don’t make large purchases or take on new debt before buying a home. This can impact your credit score and loan approval.
PAY BILLS ON TIME
REDUCE DEBT TO LESS THAN 25% OF CREDIT LIMIT
KEEP LONG STANDING ACCOUNTS OPEN
DIVERSIFY TYPES OF CREDIT USE
CHANGE BANK ACCOUNTS
APPLY FOR NEW CREDIT MAKE LARGE PURCHASES
CO-SIGN OTHER LOANS
WHY HIRE A REAL ESTATE PROFESSIONAL
REPRESENTATION
WHAT IS FIDUCIARY DUTY?
Fiduciary duty is a legal obligation to act in the best interests of our clients. When you choose us, you’re not just getting an agent; you’re gaining a partner bound by six crucial responsibilities:
1. LOYALTY
2. OBEDIENCE
3. DISCLOSURE
4. CONFIDENTIALITY
5. REASONABLE SKILL & CARE
6. ACCOUNTING
At REMAX Executive, these fiduciary duties are not just legal obligations; they’re the foundation of our relationship with you. We are here to make your real estate journey smooth, successful, and tailored to your unique needs.
EXPERT NEGOTIATORS WORKING FOR YOU
Navigating the intricate art of negotiation is one of the core strengths of our agents. We understand that securing the right property at the right price is paramount.
Our skilled negotiators leverage their expertise and market insights to advocate fiercely on your behalf. Whether it’s securing a competitive offer or facilitating a seamless transaction, we are dedicated to achieving the best possible outcomes for you.
PRE-APPROVAL
Generally, it is recommended that you get pre-qualified for a loan before you start viewing homes with the serious intention of buying. The pre-approval process involves meeting with a lender and authorizing them to examine your current financial situation and credit history. On the basis of this examination, the lender will provide you with a document that details how much you can borrow to buy a home.
KNOW YOUR CREDIT SCORE
Payment History
Amounts You Owe
Length of Your Credit History
New Credit You Apply For Types of Credit You Use
WHAT YOU’LL NEED
• Last two months of bank statements
• Last two months of retirement and 401K statements
• Last 30 days of pay stubs
• Award letters for Retirement Income, Social Security, Disability Income and SSI
• Last two years 1040 Federal Income Tax Returns
• Last two years of Federal Corporate and/or Partnership Tax Returns
• Last two years of W-2 forms
• Copy of Driver’s License
• For Military: Statement of Service (with reenlist eligibility) and Military ID
• If you have rental property income, bring a copy of all lease agreements
HOME SEARCH
With a pre-approval letter in hand, you can confidently search for homes within your budget. Sellers are more likely to consider offers from pre-approved buyers since there’s a higher likelihood of the sale going through.
• Location
• Budget
• Size & Layout
• Future Resale Value
• Age & Condition of the Property
• Energy Efficiency
• Local School Districts
• Property Taxes
• Homeowners Association (HOA)
• Future Development
• Natural Disasters
• Commute & Transportation
• Local Amenities
• Noise & Surroundings
• Growth Potential
MAKE AN OFFER
Once you find a home you love, your agent will help you make a competitive offer based on comparable homes in the area and current market conditions. The seller might accept your offer, reject it, or make a counteroffer. Your agent will guide you through the negotiation process to ensure you get the best deal possible.
DETERMINE OFFER AMOUNT:
Decide how much you’re willing to offer based on the home’s value and market conditions.
CONTINGENCIES:
Decide on any conditions or contingencies you want to include in your offer, such as a home inspection or financing.
EARNEST MONEY:
Decide on how much earnest money to offer, which acts as a sign of your commitment.
OFFER LETTER:
Put together a formal written offer that includes more than just the price. It might also detail terms, contingencies, and other conditions.
NEGOTIATION:
Once your offer is made, the seller may accept, counter, or reject it. Be prepared for some backand-forth negotiation.
DUE DILIGENCE
Due diligence, in the context of buying a home, refers to the process of thoroughly investigating and evaluating a property before finalizing the purchase. It’s a precautionary step to ensure that the buyer is fully informed about the property’s condition, legal status, and any other pertinent details.
PURPOSE AND IMPORTANCE:
• Protection: Due diligence protects the buyer from potential pitfalls or hidden issues that might not be immediately apparent.
• Informed Decision: It ensures that the buyer has all the necessary information to make an informed decision about the purchase.
• Value Assessment: Through due diligence, a buyer can determine if the property is worth the asking price.
• Legal Safety: It ensures that there are no legal encumbrances or disputes related to the property.
STEPS
• PROPERTY INSPECTION
• TITLE SEARCH
• NEIGHBORHOOD RESEARCH
• REVIEW OF DOCUMENTS
• ENVIRONMENTAL CHECKS
• FINANCIAL ASSESSMENT
• ATTORNEY ENGAGEMENT
EXPERT GUIDANCE DURING DUE DILIGENCE
In the due diligence phase, your agent facilitates a smooth experience by:
• Thorough Research: Comprehensive property research guides negotiations.
• Strategic Communication: Your advocate in negotiating favorable terms.
• Expert Analysis: Analyzing inspections and advising on repairs or concessions.
• Navigating Legalities: Handling complex paperwork, deadlines, and legal aspects.
• Transparent Guidance: Keeping you informed and explaining intricate details.
• Creative Problem-Solving: Finding solutions for smooth deal progression.
We leverage our industry knowledge to help you achieve your goals during this negotiation phase.
HOW IT WORKS
• The home inspection process starts with your agent providing you with trusted licensed inspectors.
• Licensed inspectors review every detail of the home from the foundation to the roof, capturing detailed photos in their reports.
• These reports will form the foundation for negotiation, and your agent will guide you through this process, ensuring you’re well-informed and confident every step of the way.
• A licensed home inspector is a generalist who does not open walls. They will often refer you to a system specialist, like an HVAC technician, if they see an indication of a larger issue.
• Your agent is experienced and connected with a vast network of vendors, which they can tap into to address concerns and gather quotes for repairs.
Your agent acts as the bridge between you and the home inspector, making sure the inspection process is smooth and straightforward.
COMMON HOME SYSTEM LIFESPANS
APPRAISAL
An independent appraisal is conducted during this phase, and the lender selects the appraiser. This ensures that the amount the buyer is paying is in line with the property’s actual worth. Lenders also require an appraisal to ensure that the loan amount they’re providing doesn’t exceed the value of the property, which serves as collateral for the mortgage.
FACTORS CONSIDERED
Proximity to amenities, schools, and other essential services. LOCATION
Total square footage and number of bedrooms and bathrooms. SIZE
Age of the home, structural integrity, and the state of major systems. CONDITION
UPGRADES
Renovations or improvements made to the property.
Whether the local market is hot (favoring sellers) or cold (favoring buyers). MARKET TRENDS
TITLE INSURANCE
Title insurance is a type of insurance policy that protects homeowners and lenders from financial loss due to defects in the title of a property. A title refers to the legal right to own, possess, use, control, and dispose of a property.
WHY IS IT IMPORTANT?
• Protection from Past Issues: Unlike other insurance policies that protect against future events, title insurance protects against claims for past occurrences. These can include errors in public records, unknown liens, or claims of ownership by others.
• Peace of Mind: It ensures that the buyer is obtaining a property free from undisclosed encumbrances or rights, providing peace of mind in the purchase.
HOW DOES IT WORK?
• Title Search: Before issuing a policy, the title company will conduct a title search. This involves reviewing public records to identify any issues or defects with the title.
• Issuance of Policy: Once the title search is complete and any identified issues are resolved, the title insurance policy is issued. There are typically two types of policies:
• Owner’s Policy: Protects the homeowner from defects in the title.
• Lender’s Policy: Protects the lender’s financial interests in the property.
• One-time Premium: Title insurance is unique in that it requires a one-time premium payment, typically at closing, rather than monthly premiums.
BENEFITS
• Financial Protection: Protects against potential financial loss due to title defects.
• Legal Defense: If a claim is made against the title, the title insurance company will defend the homeowner in court and cover the associated legal fees.
• Coverage Duration: An owner’s policy lasts as long as the homeowner or their heirs have an interest in the property.
HOMEOWNERS INSURANCE
REQUIRES ADDITIONAL COVERAGE
REQUIRES ADDITIONAL COVERAGE
DEPENDS ON CAUSE
WHAT’S COVERED
REQUIRED by Lender
Covers STRUCTURES On the Property
Can pay INJURY OR DAMAGES you or family members cause others
Covers APPLIANCE breaks caused by normal wear-and-tear.
Covers SYSTEM failures, like HVAC or Water Heaters
Covers Fire, Smoke, Lightening, Windstorm, or Hail Damage
Covers Damages from Vandalism or Theft
Covers FLOOD Damage
Covers Mudslide and Earthquake Damage
Sudden freezing of plumbing, heating, air conditioning, or appliance
These generalizations are based on industry experience and are not specific guarantees of coverage from any insurance or warranty provider. ALWAYS read the specific coverages before accepting a policy.
CLOSING DAY
The day of your closing can feel overwhelming, which is why having a REMAX Executive agent there to help guide you through the process is so important. We know what to expect and what to look out for, so all you need to worry about is remembering what day to take out the trash.
FINAL WALK-THROUGH
Before the official procedures, buyers conduct a last inspection of the property to ensure it’s in the agreed-upon condition.
DOCUMENT REVIEW & SIGNING
At the closing location (often a title company or attorney’s office), buyers and sellers review and sign essential legal documents. These documents detail the terms of the loan, property transfer, and associated costs
PAYMENTS
Buyers finalize their down payment and cover closing costs, which include various fees like loan origination, title searches, and appraisal fees.
PROPERTY TRANSFER & DEED RECORDING
Once all documents are signed and payments made, the property’s ownership is officially transferred to the buyer, and the deed is recorded in local records.
MOVE-IN
With the formalities completed and keys in hand, buyers can now move into their new home!