I was at a kitchen table in Evanston recently with a seller who looked stressed. Having just come off a poor experience with another agent. The number they were given at the start was huge. What happened? Silence and three months of stress. I hate my heart to see this because it is unnecessary.
The market in the local area isn't just about putting a sign up and hoping for the best. Hoping is not a strategy. Many sellers get dazzled by flashy suits and huge price promises. Once the open home is empty, that agent has nothing to say. Success needs more than a promise; you need a strategy.
If you are selling a stone home in Gawler or a modern build in Munno Para, the principles are the same. Buyers are smart. With data at their fingertips. Should you try to trick them with a high price and no strategy, they leave. I want to help you avoid that trap.
Why Strategy Matters Vs Agent Talk
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 is a promise. Strategy is showing you *how* we find the buyer who pays the premium. If the agent gives you a number, ask them: "How specifically will you find the person to pay that?" When they stumble, run.
My strategy involves knowing 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. 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.
Missing a tailored strategy, you are just hoping in the dark. You might get lucky, but do you want to gamble with your net worth? 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. You choose 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. Listing 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.
Please don't be that seller. I'd rather lose your business by telling you the truth than win it by lying to you. Facts might sting for a second, but it saves you money in the long run. See sold records, not just what the agent says.
How Buyers Think Drives Value
Watching buyers at open homes every weekend. They're nervous. Buying a home is a huge risk for them. Worrying about paying too much. But fear missing out even more. The goal is to trigger that second fear. This is it FOMO (Fear Of Missing Out).
If a buyer walks into an empty open home, they feel safe to lowball you. Thinking "no one else wants it, I can offer less." A problem. I structure open homes to create a crowd. If they see another couple measuring the fridge space, their competitive instinct kicks in. Now, they aren't thinking about a low offer; they are thinking about a winning offer.
It is all psychology. The property hasn't changed, but the feeling of value has. Generic agents just unlock the door and stand in the kitchen. Working the room, talking to buyers, and building that sense of urgency. It is how we get record prices in Gawler.
Regional Knowledge For Northern Suburbs
One cannot sell a house in Munno Para using a strategy from the city. Fails to work. People here are different. They look about shed clearance, school zoning, and how close the train station is. I live here. Buying my coffee on Murray Street. Knowing 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.
Also 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 ring them first. Connecting local buyers to your home often happens before we even hit the internet. That is the power of a local agent.
Service Area For Local Sellers
I remain 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. Having Andrew McKiggan, not a personal assistant who started yesterday.
Communication is key. I know how stressful it is to wait for the phone to ring. I update you after every open inspection. Good news 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 pressure. Just a chat about your options. I love talking property, and I'd love to help you get the best result in the north.
more information page