I was at a kitchen table in Hewett last week with a homeowner who looked exhausted. Having just come off a unsold listing with another agent. The promise they were given at the start was huge. The reality? Silence and three months of stress. I hate my heart to see this because it is needless.
Selling in the North isn't just about sticking a sign up and hoping for the best. Praying is not a strategy. Too many sellers get dazzled by flashy suits and massive price promises. But when the open home is empty, that agent has no strategy. Success needs 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. People are smart. They use data at their fingertips. Should you try to trick them with a high price and no strategy, they run. I aim to help you avoid that trap.
The Right Strategy Vs Agent Talk
Agents can give you a high price estimate. It costs them nothing to say "$800,000" even if the data says "$700,000." That's a promise. Tactics are showing you *how* we find the buyer who pays the premium. If an agent gives you a number, ask them: "How specifically will you find the person to pay that?" Should they stumble, run.
The method involves spotting the buyer before we take the photos. If I are selling a big block in Angle Vale, I know the buyer is likely a tradesperson needing shed space. Our marketing speaks directly to that need. Never just list "4 bedrooms"; we list "space for the caravan and the boat." That focus is what gets the click.
Missing a tailored strategy, you are just hoping in the dark. You could get lucky, but do you want to gamble with your net worth? Probably not. Smart selling means controlling the narrative, the timing, and the negotiation leverage from day one.
The Valuation Trap Sellers Miss
This makes me angry. The appraisal trap is the top reason homes in our area fail to sell. Watch how it works: The first agent tells you $750k. I shows you data for $700k. Sellers pick Agent A because you want the extra money. Of course?
However the money isn't real. It simply existed. Your home sits on the market for 60 days. Buyers see the high price and don't even enquire. Listing becomes "stale." Everyone starts 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.
Never be that seller. I'd rather lose your business by telling you the truth than win it by lying to you. Honest advice might sting for a second, but it saves you cash in the long run. Verify sold records, not just what the agent says.
Buyer Mindset Affects Results
I see buyers at open homes every weekend. Buyers are nervous. Purchasing a home is a huge risk for them. They fear paying too much. Yet they fear missing out even more. Our role is to trigger that second fear. We call it FOMO (Fear Of Missing Out).
If buyer walks into an empty open home, they feel safe to lowball you. They assume "no one else wants it, I can offer less." Bad news. I organize open homes to create a crowd. Once buyers see another couple measuring the fridge space, their competitive instinct kicks in. Instantly, they aren't thinking about a low offer; they are thinking about a winning offer.
That is all psychology. The home hasn't changed, but the perception of value has. Generic 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 Evanston.
Regional Knowledge Across the North
One cannot sell a house in Andrews Farm using a strategy from the city. Does not work. Buyers here are different. They look about shed clearance, school zoning, and how close the train station is. Living here. I get my coffee on Murray Street. Knowing 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. Pitching a new build in a crowded estate requires pointing out the upgrades that make it better than the display home down the road. Nuance matters.
I also have a database of locals. Not merely email addresses, but real people I talk to. A family who missed out on the auction last week? I ring them first. Matching local buyers to your home often happens before we even hit the internet. It is the power of a local agent.
Service Area For Local Sellers
I am with you from start to finish. It's not a "sign and see you later" service. Managing the appraisal, the strategy, the photos, the negotiation, and the settlement. You get Andrew McKiggan, not a personal assistant who started yesterday.
Updates are key. I know how stressful it is to wait for the phone to ring. Updating you after every open inspection. Good or bad news, you get it straight. When 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. No stress. Real 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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