Sat down at a kitchen table in Willaston the other day with a family who looked stressed. They'd just come off a unsold listing with another agent. The promise they were given at the start was huge. The result? No bids and three months of stress. It hurts my heart to see this because it is preventable.
Selling property in the local area isn't just about placing a sign up and hoping for the best. Luck is not a strategy. Lots of sellers get dazzled by agent hype and big price promises. When the open home is empty, that agent has nothing to say. You require more than a promise; you need a game plan.
Should you are selling a villa in Gawler or a house in Munno Para, the principles are the same. The market is smart. They have data at their fingertips. If you try to trick them with a high price and no strategy, they walk away. I want to help you avoid that trap.
The Right Strategy Vs Agent Talk
Agents can give you a high price estimate. It takes them nothing to say "$800,000" even if the data says "$700,000." It is a promise. Real work is showing you *how* we find the buyer who pays the premium. If the agent gives you a number, ask them: "How specifically will you find the person to pay that?" If they stumble, run.
Our plan involves identifying the buyer before we take the photos. When we are selling a large home in Angle Vale, I know the buyer is likely a tradie needing shed space. Our marketing speaks directly to that need. We don't just list "4 bedrooms"; we list "space for the caravan and the boat." That detail is what gets the click.
Missing a tailored strategy, you are just fishing in the dark. You might get lucky, but do you want to gamble with your family home? Probably not. Strategic selling means controlling the narrative, the timing, and the negotiation leverage from day one.
The Valuation Trap You Don't See
It makes me angry. The price trap is the worst reason homes in our area fail to sell. This is how it works: Agent A tells you $750k. I shows you data for $700k. Choosing Agent A because you want the extra money. Naturally?
However the money isn't real. It never existed. Your home sits on the market for 60 days. Buyers notice the high price and don't even enquire. It becomes "stale." People start asking "what's wrong with it?" Later, the agent forces you to drop the price to $680k just to get it sold. You lose $20k and 3 months because of a lie.
Don't be that seller. Better to rather lose your business by telling you the truth than win it by lying to you. Real data might sting for a second, but it saves you money in the long run. Check the sold records, not just what the agent says.
Psychology of Sales Changes Outcomes
Watching buyers at open homes every weekend. They are nervous. Buying home is a huge risk for them. Scared of paying too much. But fear missing out even more. My job is to trigger that second fear. This is it FOMO (Fear Of Missing Out).
If buyer walks into an empty open home, they feel safe to lowball you. Thinking "no one else wants it, I can offer less." A problem. I structure open homes to create a crowd. If they see another couple measuring the fridge space, their competitive instinct kicks in. Now, they aren't thinking about a low offer; they are thinking about a winning offer.
It is all psychology. The property hasn't changed, but the vibe of value has. Generic agents just unlock the door and stand in the kitchen. Working the room, talking to buyers, and building that sense of urgency. It is how we get record prices in Hewett.
Suburb Experts Across Key Areas
Cannot sell a house in Blakeview using a strategy from the city. Won't work. Our market are different. They care about shed clearance, school zoning, and how close the train station is. Living here. Shopping my coffee on Murray Street. Seeing what makes this community tick.
For example, selling a heritage home in Willaston requires explaining the "character" value to buyers who might be scared of maintenance. Marketing a new build in a crowded estate requires pointing out the upgrades that make it better than the display home down the road. Details matters.
Plus have a database of locals. Beyond email addresses, but real people I talk to. The family who missed out on the auction last week? I call them first. Matching local buyers to your home often happens before we even hit the internet. This is the power of a local agent.
What We Do In the Region
I stand with you from start to finish. This isn't a "sign and see you later" service. Handling the appraisal, the strategy, the photos, the negotiation, and the settlement. Getting Andrew McKiggan, not a personal assistant who started yesterday.
Talking is key. I realize how stressful it is to wait for the phone to ring. I call you after every open inspection. Positive or bad news, you get it straight. Should we need to tweak the strategy, we do it together based on real feedback.
If one are thinking of selling, or just want to know what your place is worth in this current market, give me a call. Easy. Honest chat about your options. Enjoying talking property, and I'd love to help you get the best result in the north.
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