Short answer: Use the Licensee Lookup on the SC Real Estate Commission's website (part of SC LLR). Search for the person, and the result shows the person's license type and whether it's active. State law makes it unlawful to act as a broker, associate or property manager without an active license (SC Code 40-57-20), and every active broker or associate must be licensed under a broker-in-charge (40-57-330). Since 2024 the entry-level license is called "associate," not "salesperson."
Key facts
- Where: the Licensee Lookup linked from the SC Real Estate Commission's home page at llr.sc.gov/re. It's free.
- Who it covers: associates, brokers, brokers-in-charge, property managers and property managers-in-charge.
- The law: acting as a broker, associate or property manager, or advertising as one, without an active, valid license is unlawful (SC Code 40-57-20).
- New name: "associate" replaced "salesperson" in the law under 2024 Act No. 204, effective May 21, 2024.
- Supervision: every active broker or associate must be licensed under one broker-in-charge (40-57-330).
- Inactive licenses: an inactive licensee can't practice real estate brokerage (40-57-110(B)(1)).
- Complaints: filed online with the Commission. Phone (803) 896-4400.
- Penalties: administrative fines up to $500 for a first violation, $1,000 for a second and $10,000 for a third within five years (40-57-725).
How do you look up a license?
Four steps:
- Go to the SC Real Estate Commission at llr.sc.gov/re and choose "Licensee Lookup." The lookup runs on SC LLR's verification site; if it doesn't load the first time, open it in a regular browser window, since it uses a cookie check.
- Search for the person by name. Note the brokerage named on their ads too; South Carolina requires every ad to name the firm.
- Open the record and check the license type and status. You want an active license in the type that fits the job: associate or broker for sales, property manager for rentals.
- Check the firm. The person should be licensed under the brokerage named on their card, website and contracts.
The law itself backs this up: 40-57-110(B)(2) says the status of an associate, broker or property manager license can be verified on the Commission's website or by contacting Commission staff.
What do the license types mean?
South Carolina issues sales licenses in three classifications, and a person can hold only one at a time (40-57-110(A)). Property management has its own licenses.
| License | What it means |
|---|---|
| Associate | An entry-level supervised licensee who has passed the state and national exams. Called "salesperson" before 2024. |
| Broker | A supervised licensee who has met the broker experience and education rules and passed the broker exams. |
| Broker-in-charge | The one broker designated to run a firm day to day, control its trust account and make sure its licensees follow the law. |
| Property manager | Licensed to negotiate or list rentals and leases for others for pay. |
| Property manager-in-charge | The property manager responsible for an office, its supervised licensees and its trust accounts. |
Many websites and older forms still say "salesperson." That was the name until 2024 Act No. 204 rewrote the license law. If someone tells you they're a "licensed salesperson" in South Carolina today, it's the same thing as an associate.
Who doesn't need a license?
A few people involved in a sale. Under 40-57-240 the license law doesn't apply to an owner selling, leasing or renting their own property, an attorney acting for a client, government employees doing their jobs, court-appointed receivers and trustees, and registered foresters selling land incidental to timber. Anyone else who negotiates a sale, lists property or advertises real estate services for pay needs a license (40-57-30).
That matters on Hilton Head because of rentals. Someone who manages and books another owner's rental for a fee is doing work that falls under the property manager license (40-57-30(29)). Before you sign a rental management agreement, look the manager and their firm up the same way.
What else should you check?
A license shows someone is allowed to practice. It doesn't show they're right for your purchase. While you're on SC LLR's site, you can also look up other licensees you'll hire. The SC Residential Builders Commission licenses home inspectors and residential builders, and its page links the same free lookup.
Then check what the license doesn't tell you. Ask any agent how many homes they've helped buy in the community you want, how they handle flood zones and elevation certificates, and whether they'll be the one showing you homes or will pass you to someone else. If they advertise, every ad must name the brokerage firm (40-57-135(E)(2)).
How do you file a complaint?
Online, with the Commission's complaint form. The Commission investigates once it confirms it has jurisdiction, and an Investigative Review Conference can recommend dismissal, a consent agreement or a hearing. The Commission can discipline a licensee only for violations of the license law. It says it can't handle contract disputes, earnest money or deposit disputes (those go to a magistrate), payment disputes, complaints about people who aren't licensees, or HOA managers. For those, talk to an attorney.
Fines are capped by statute: up to $500 for a first violation, $1,000 for a second violation of the same provision within five years, and $10,000 for a third (40-57-725). The Commission can also suspend or revoke a license.
How we help
Look us up the same way before you call; our broker is Sterling Ashley Ingram, SC license 23654. See our about page. If you're hiring a rental manager or inspector, we'll point you to the same lookup so you can check them too.
Questions
Can an agent licensed in another state help me buy on Hilton Head?
Not by negotiating the purchase without a South Carolina license. Acting as a broker or associate here requires an active license from the SC Real Estate Commission (40-57-20). An out-of-state agent can refer you to a South Carolina licensee.
Is a REALTOR the same as a licensed agent?
Not quite. The license comes from the state. REALTOR is a trademark for members of the National Association of REALTORS. The state lookup shows the license, not association membership.
What if the license shows as lapsed or inactive?
Then the person shouldn't be practicing. Inactive licensees can't practice real estate brokerage, and practice after a license lapses can be sanctioned as unlicensed practice (40-57-110). A lapsed license not reinstated within 24 months is canceled.
Sources
- South Carolina Real Estate Commission, SC LLR (checked October 2026)
- SC Code Title 40 Chapter 57 (real estate brokers, associates and property managers), SC Legislature (checked October 2026)
- File a complaint, SC Real Estate Commission (checked October 2026)
- Residential Builders Commission licensure, SC LLR (checked October 2026)