I sat at a family table in Evanston recently with a family who looked tired. They had just come off a failed campaign with another agent. The price 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 preventable.
Real estate in the Gawler region isn't just about placing a sign up and hoping for the best. Hoping is not a strategy. Too many sellers get dazzled by agent hype and massive price promises. However when the open home is empty, that agent has no answers. You require more than a promise; you need a strategy.
Whether you are selling a cottage in Gawler or a family home in Munno Para, the principles are the same. People are smart. With data at their fingertips. Should you try to trick them with a high price and no strategy, they leave. I work to help you avoid that trap.
Strategic Selling Beats Promises
Agents can give you a high price estimate. It takes them nothing to say "$800,000" even if the data says "$700,000." That is 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?" Should they stumble, run.
Our plan involves identifying the buyer before we take the photos. If I are selling a lifestyle property in Angle Vale, I know the buyer is likely a family needing shed space. The copy speaks directly to that need. Never just list "4 bedrooms"; we list "space for the caravan and the boat." This nuance is what gets the click.
Missing a tailored strategy, you are just guessing in the dark. Maybe you get lucky, but do you want to gamble with your family home? Unlikely. Having a plan means controlling the narrative, the timing, and the negotiation leverage from day one.
The Appraisal Trap Hidden from Sellers
This makes me angry. Overquoting trap is the single biggest reason homes in our area fail to sell. This is how it works: Someone tells you $750k. The honest agent shows you data for $700k. You choose Agent A because you want the extra money. Who wouldn't?
Yet the money isn't real. It existed. The house sits on the market for 60 days. Locals see the high price and don't even enquire. It becomes "stale." Buyers start asking "what's wrong with it?" In the end, the agent forces you to drop the price to $680k just to get it sold. You lost $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. Honest advice might sting for a second, but it saves you money in the long run. Verify sold records, not just what the agent says.
Buyer Psychology Impacts Price
Observing buyers at open homes every weekend. They're nervous. Buying a home is a huge risk for them. Worrying about paying too much. Yet they fear missing out even more. The aim 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. They assume "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. Then, 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 vibe 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. This is how we get record prices in Evanston.
Local Know-How Across the North
You can't sell a house in Andrews Farm using a strategy from the city. Fails to work. Locals are different. Looking about shed clearance, school zoning, and how close the train station is. I'm here. Shopping my coffee on Murray Street. I understand 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 new build in a crowded estate requires pointing out the upgrades that make it better than the display home down the road. Subtlety matters.
And have a database of locals. Beyond email addresses, but real people I talk to. Couples who missed out on the auction last week? I ring them first. Bringing local buyers to your home often happens before we even hit the internet. That's the power of a local agent.
Real Estate Help In the Region
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. Having Andrew McKiggan, not a personal assistant who started yesterday.
Updates are key. I realize how stressful it is to wait for the phone to ring. I call you after every open inspection. Positive 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. No pressure. Just a 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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