I sat at a dining table in Evanston recently with a seller who looked exhausted. They had just come off a bad run with another agent. The quote they were given at the start was huge. The outcome? No bids and three months of stress. It hurts my heart to see this because it is preventable.
Real estate in the North isn't just about sticking a sign up and hoping for the best. Praying is not a strategy. Countless sellers get dazzled by agent hype and massive price promises. When the open home is empty, that agent has no plan. It takes more than a promise; you need a battle plan.
Whether you are selling a cottage in Gawler or a house in Munno Para, the principles are the same. Purchasers are smart. Using data at their fingertips. When you try to trick them with a high price and no strategy, they walk away. I work to help you avoid that trap.
The Right Strategy Over Hype
Any agent can give you a high price estimate. It costs them nothing to say "$800,000" even if the data says "$700,000." That is a promise. Tactics are showing you *how* we find the buyer who pays the premium. When an agent gives you a number, ask them: "How specifically will you find the person to pay that?" When they stumble, run.
The method involves spotting the buyer before we take the photos. When we are selling a lifestyle property in Angle Vale, I know the buyer is likely a family needing shed space. The ads speaks directly to that need. I don't just list "4 bedrooms"; we list "space for the caravan and the boat." That focus is what gets the click.
No tailored strategy, you are just guessing in the dark. Maybe you get lucky, but do you want to gamble with your biggest asset? Unlikely. Smart selling means controlling the narrative, the timing, and the negotiation leverage from day one.
The Valuation Trap Avoid Risks
It makes me angry. The appraisal trap is the main reason homes in our area fail to sell. This is how it works: Someone tells you $750k. The honest agent shows you data for $700k. You pick Agent A because you want the extra money. It makes sense?
However the money isn't real. It existed. The house sits on the market for 60 days. Buyers notice the high price and don't even enquire. Becoming "stale." People start asking "what's wrong with it?" In the end, the agent forces you to drop the price to $680k just to get it sold. You lost $20k and 3 months because of a lie.
Avoid being that seller. Better to rather lose your business by telling you the truth than win it by lying to you. The truth might sting for a second, but it saves you your equity in the long run. Look at sold records, not just what the agent says.
Psychology of Sales Impacts Price
Observing buyers at open homes every weekend. They are nervous. The home is a huge risk for them. Fearing paying too much. However they fear missing out even more. Our role is to trigger that second fear. We call it FOMO (Fear Of Missing Out).
When a buyer walks into an empty open home, they feel safe to lowball you. Believing "no one else wants it, I can offer less." Dangerous. We plan open homes to create a crowd. Seeing others see another couple measuring the fridge space, their competitive instinct kicks in. Suddenly, they aren't thinking about a low offer; they are thinking about a winning offer.
It's all psychology. The bricks hasn't changed, but the perception of value has. Standard agents just unlock the door and stand in the kitchen. Managing the room, talking to buyers, and building that sense of urgency. That is how we get record prices in Willaston.
Local Know-How Across the North
Cannot sell a house in Blakeview using a strategy from the city. Does not work. Buyers here are different. Caring about shed clearance, school zoning, and how close the train station is. I'm here. I get 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. Small things 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. Connecting local buyers to your home often happens before we even hit the internet. This is the power of a local agent.
What We Do For Local Sellers
I stand with you from start to finish. This is not a "sign and see you later" service. I handle the appraisal, the strategy, the photos, the negotiation, and the settlement. You get Andrew McKiggan, not a personal assistant who started yesterday.
Communication is key. Knowing how stressful it is to wait for the phone to ring. Updating you after every open inspection. The good or bad news, you get it straight. When we need to tweak the strategy, we do it together based on real feedback.
When you are thinking of selling, or just want to know what your place is worth in this current market, give me a call. Relaxed. Real chat about your options. I enjoy talking property, and I'd love to help you get the best result in the north.
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