I was sitting at a family table in Gawler East last week with a seller who looked stressed. They'd just come off a failed campaign with another agent. The promise they were given at the start was huge. The outcome? Zero offers and three months of stress. It breaks my heart to see this because it is so avoidable.
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's 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 financial future? I doubt it. Strategic selling means controlling the narrative, the timing, and the negotiation leverage from day one.
The Appraisal Trap Hidden from Sellers
It makes me angry. The price trap is the worst reason homes in our area fail to sell. Here is how it works: One agent tells you $750k. Agent B shows you data for $700k. Choosing Agent A because you want the extra money. Of course?
The money isn't real. It simply existed. It sits on the market for 60 days. People 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.
Don't be that seller. I prefer to 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. Check the sold records, not just what the agent says.
Buyer Mindset Affects Results
Watching buyers at open homes every weekend. They're nervous. Purchasing a home is a huge risk for them. Worrying about paying too much. But they fear missing out even more. The goal is to trigger that second fear. Known as it FOMO (Fear Of Missing Out).
If a buyer walks into an empty open home, they feel safe to lowball you. They assume "no one else wants it, I can offer less." A problem. Structuring open homes to create a crowd. Once buyers 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.
This is all psychology. The home hasn't changed, but the vibe of value has. Standard agents just unlock the door and stand in the kitchen. I manage the room, talking to buyers, and building that sense of urgency. That's how we get record prices in Hewett.
Suburb Experts Across Key Areas
You can't sell a house in Andrews Farm 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.
E.g., selling a heritage home in Willaston requires explaining the "character" value to buyers who might be scared of maintenance. Selling 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. Not merely email addresses, but real people I talk to. Couples 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.
Service Area For Local Sellers
I stand with you from start to finish. This is 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.
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. Simply a 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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