I sat at a kitchen table in Gawler East last week with a seller who looked stressed. They'd just come off a unsold listing with another agent. The price they were given at the start was huge. What happened? Nothing and three months of stress. It bothers my heart to see this because it is needless.
Selling in the local area isn't just about placing a sign up and hoping for the best. Luck is not a strategy. Many sellers get dazzled by big smiles and big price promises. But when the open home is empty, that agent has no answers. You require more than a promise; you need a game plan.
Should you are selling a villa in Gawler or a new home in Munno Para, the principles are the same. People are smart. They have data at their fingertips. If you try to trick them with a high price and no strategy, they ghost you. I aim to help you avoid that trap.
Strategic Selling Beats Promises
Anyone can give you a high price estimate. Taking 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. When an agent gives you a number, ask them: "How specifically will you find the person to pay that?" If they stumble, run.
The method involves finding the buyer before we take the photos. If we are selling a large home in Angle Vale, I know the buyer is likely a business owner needing shed space. The copy speaks directly to that need. We don't just list "4 bedrooms"; we list "space for the caravan and the boat." The difference is what gets the click.
Lacking a tailored strategy, you are just fishing in the dark. Maybe you get lucky, but do you want to gamble with your financial future? I doubt it. Strategic selling means controlling the narrative, the timing, and the negotiation leverage from day one.
High Price Traps Hidden from Sellers
It makes me angry. The price trap is the main reason homes in our area fail to sell. Here is how it works: One agent tells you $750k. The honest agent shows you data for $700k. Choosing Agent A because you want the extra money. Of course?
The money isn't real. It simply existed. Your home sits on the market for 60 days. Locals see the high price and don't even enquire. It becomes "stale." Locals start asking "what's wrong with it?" Eventually, 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.
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. Instantly, 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. Lazy 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. I know 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.
And have a database of locals. Not just email addresses, but real people I talk to. The family who missed out on the auction last week? Calling them first. Matching local buyers to your home often happens before we even hit the internet. That's the power of a local agent.
Our Services Across the North
I stand with you from start to finish. Not a "sign and see you later" service. Handling the appraisal, the strategy, the photos, the negotiation, and the settlement. You have Andrew McKiggan, not a personal assistant who started yesterday.
Updates are key. Understanding how stressful it is to wait for the phone to ring. Reporting you after every open inspection. Good or bad news, you get it straight. If 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. No stress. Simply a chat about your options. Loving talking property, and I'd love to help you get the best result in the north.
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