I was sitting at a dining table in Willaston last week with a couple who looked exhausted. They'd just come off a unsold listing with another agent. The number they were given at the start was huge. The reality? No bids and three months of stress. It hurts my heart to see this because it is so avoidable.
Selling in the local area isn't just about putting a sign up and hoping for the best. Hope is not a strategy. Countless sellers get dazzled by sales talk and big price promises. But when the open home is empty, that agent has nothing to say. Success needs more than a promise; you need a roadmap.
Whether you are selling a villa in Gawler or a new home in Munno Para, the principles are the same. Buyers are smart. With data at their fingertips. When you try to trick them with a high price and no strategy, they walk away. I aim to help you avoid that trap.
Strategic Selling More Than Promises
It's easy to give you a high price estimate. Costing them nothing to say "$800,000" even if the data says "$700,000." That's a promise. Real work is 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?" If they stumble, run.
The approach involves knowing 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. My marketing speaks directly to that need. Not just list "4 bedrooms"; we list "space for the caravan and the boat." That detail is what gets the click.
No tailored strategy, you are just fishing in the dark. You could get lucky, but do you want to gamble with your biggest asset? No way. Strategic selling means controlling the narrative, the timing, and the negotiation leverage from day one.
Price Overquoting Sellers Miss
This gets me angry. The appraisal trap is the main reason homes in our area fail to sell. Watch how it works: The first agent tells you $750k. Another agent shows you data for $700k. You pick Agent A because you want the extra money. Naturally?
The money isn't real. It simply existed. The property sits on the market for 60 days. Buyers see the high price and don't even enquire. Becoming "stale." Everyone starts 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.
Please don't be that seller. I would 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. Check the sold records, not just what the agent says.
How Buyers Think Changes Outcomes
I watch buyers at open homes every weekend. Buyers are nervous. The home is a huge risk for them. Fearing paying too much. But they fear missing out even more. My job is to trigger that second fear. Calling it it FOMO (Fear Of Missing Out).
Should 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. Structuring open homes to create a crowd. If they see another couple measuring the fridge space, their competitive instinct kicks in. Then, 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 vibe of value has. Order takers just unlock the door and stand in the kitchen. I work the room, talking to buyers, and building that sense of urgency. That is how we get record prices in Willaston.
Suburb Experts Across the North
You can't sell a house in Blakeview using a strategy from the city. Does not work. Our market are different. They look about shed clearance, school zoning, and how close the train station is. I live here. I buy 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. 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.
Also have a database of locals. More than email addresses, but real people I talk to. A 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 is the power of a local agent.
Service Area Across the North
I am with you from start to finish. This isn't 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. 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 I need to tweak the strategy, we do it together based on real feedback.
Should 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. Loving talking property, and I'd love to help you get the best result in the north.
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