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2207 S Ocean Blvd #617, MYRTLE BEACH, SC 29577
MLS#: 2626706
Last updated: November 2026
A commercial buyer's agent represents you, not the seller or landlord. They define your needs, find and compare properties, check zoning, negotiate the price or lease, and manage due diligence deadlines. Their fee is often paid by the seller or landlord through the listing agreement, but that isn't guaranteed, so agree on payment in writing first.
If you've only bought a home before, commercial representation works a little differently. Here's what to expect from a buyer's or tenant's agent and how the money usually works.
This guide is part of our guide to buying or leasing commercial property in Myrtle Beach.
In this guide:
- What does a commercial buyer's agent do?
- How is it different from a tenant rep?
- Who pays the commercial buyer's agent?
- What should your agreement with your agent say?
- Does using an agent cost you more?
- What happens in a typical commercial search?
- What questions should you ask a commercial agent?
- What terms should you know?
- How do you choose a commercial agent?
- What else do people ask about this?
- Ready to talk about commercial space on the Grand Strand?
What does a commercial buyer's agent do?
Their job is to get you the right property on the best terms for you. That typically includes:
- Defining your space needs, budget and must-haves.
- Searching listed and unlisted properties.
- Arranging tours and comparing options side by side.
- Flagging zoning, parking and permitting issues early.
- Preparing and negotiating the letter of intent.
- Coordinating inspections, surveys and environmental reports.
- Tracking due diligence and closing deadlines.
How is it different from a tenant rep?
It's the same role on a different deal. A tenant representative does for a lease what a buyer's agent does for a purchase. In a lease, the agent focuses on rent, the lease type, operating costs, tenant improvement money, renewal options and other lease terms.
Many business owners compare leasing and buying with the same agent. See should you lease or buy your business space.
Who pays the commercial buyer's agent?
In many commercial sales and leases, the seller or landlord pays. The owner signs a listing agreement with their broker that sets the commission, and that broker often shares part of it with the broker who brings the buyer or tenant.
That's common but not universal. Some listings offer no cooperating fee, and some buyers hire an agent directly on a fee or retainer. Commissions are always negotiable, and we don't quote a standard rate because there isn't one.
Talk to Our Team About Commercial Space
What should your agreement with your agent say?
Put the arrangement in writing before you start touring. A buyer or tenant representation agreement should cover:
- What the agent will do for you.
- How long the agreement lasts and how either side can end it.
- How the agent is paid, and what happens if the seller or landlord won't pay.
- Whether the agent represents only you, or could also represent the other side.
South Carolina licensing law requires agents to disclose who they represent. Ask about it directly.
Does using an agent cost you more?
Usually not directly, but ask. When the owner pays the commission, it's already built into the deal whether or not you have an agent. Without your own agent, the listing broker may keep the full fee.
Where there's no cooperating fee, you can negotiate for the owner to pay, pay your agent yourself, or a mix. Either way, you'll know the cost up front.
What happens in a typical commercial search?
Most searches follow a similar path. You and your agent set your requirements and budget. The agent pulls options, including spaces that aren't widely marketed, and you tour the best ones. You narrow the list, the agent requests details like operating costs and lease drafts, and you make offers through a letter of intent.
Once terms are agreed, attorneys draft the lease or purchase contract, and your agent helps keep inspections, surveys and other deadlines on track. See what a letter of intent is.
The timeline depends on how specific your needs are and how much build-out the space needs. Starting early gives you more choices.
Talk to Our Team About Commercial Space
What questions should you ask a commercial agent?
A few questions tell you a lot. Ask how they'd find options for your type of business, how they confirm zoning, how they compare lease costs, and who else will work on your deal. Ask what they'll need from you, like financial statements, and how often you'll hear from them. And ask plainly how they're paid and whether that could change their advice.
What terms should you know?
- Buyer or tenant representation agreement: A written agreement between you and your agent's brokerage that sets the scope of work, the term and how the agent is paid.
- Cooperating fee: The share of the listing commission a seller or landlord offers to the broker who brings the buyer or tenant.
- Dual agency: When one agent or brokerage represents both sides of a deal. South Carolina law requires disclosure, and consent may be required.
How do you choose a commercial agent?
Look for local knowledge and clear communication. Ask how they'd approach your search, how they check zoning, how they compare lease terms and how they keep you on top of deadlines. Ask how they're paid and whether they'd ever represent the other side in your deal.
Read more about why you should use an agent for commercial property.
Related guides:
- Why Should I Use an Agent to Buy or Lease Commercial Property in Myrtle Beach?
- What Is a Letter of Intent (LOI) in Commercial Real Estate in South Carolina?
- Should I Lease or Buy My Business Space in Myrtle Beach?
- How Do I Buy or Lease Commercial Property in Myrtle Beach?
What else do people ask about this?
Do I have to pay a commercial buyer's agent?
Often the seller or landlord pays through the listing agreement, but not always. Agree on how your agent is paid in writing before you start.
Is there a standard commercial commission in Myrtle Beach?
No. Commissions are negotiable and vary by deal.
What is a tenant rep?
An agent who represents a business leasing space, rather than the landlord.
Can one agent represent both sides?
In some cases, with disclosure and consent, depending on South Carolina law and the brokerage's policy. Ask your agent how they handle it.
When should I sign a buyer or tenant representation agreement?
Before you start touring, so the scope and payment are clear.
This article is general information, not legal, tax or financial advice. Rules and requirements change. Talk to a South Carolina attorney, CPA or lender about your situation, and confirm current requirements with the agency involved.
Ready to talk about commercial space on the Grand Strand?
Whether you are leasing your first space, buying a building for your business or adding an investment property, a short call with our team can help you sort out the options and the next steps. No pressure, and no commitment.
