I was at a dining table in Evanston the other day with a couple who looked exhausted. They had just come off a bad run with another agent. The number they were given at the start was huge. What happened? Zero offers and three months of stress. It bothers my heart to see this because it is needless.
Real estate in the North isn't just about sticking a sign up and hoping for the best. Hope is not a strategy. Too many sellers get dazzled by big smiles and big price promises. However when the open home is empty, that agent has no plan. It takes more than a promise; you need a roadmap.
If you are selling a stone home in Gawler or a new home in Munno Para, the principles are the same. People are smart. Using data at their fingertips. Should you try to trick them with a high price and no strategy, they run. I aim to help you avoid that trap.
Strategic Selling Over Hype
It's easy to give you a high price estimate. Costing them nothing to say "$800,000" even if the data says "$700,000." This is a promise. Strategy 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 method involves spotting 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. Never 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. You might get lucky, but do you want to gamble with your net worth? I doubt it. Smart selling means controlling the narrative, the timing, and the negotiation leverage from day one.
The Appraisal Trap Avoid Risks
This gets me angry. The valuation trap is the single biggest reason homes in our area fail to sell. See how it works: The first agent tells you $750k. Agent B shows you data for $700k. You choose Agent A because you want the extra money. Of course?
But the money isn't real. It simply existed. Your home sits on the market for 60 days. Buyers notice the high price and don't even enquire. Becoming "stale." Everyone starts asking "what's wrong with it?" Finally, 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.
Never be that seller. I would 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. Check the sold records, not just what the agent says.
Buyer Mindset Impacts Price
I see buyers at open homes every weekend. Buyers are nervous. Buying home is a huge risk for them. Scared of paying too much. But fear missing out even more. The goal is to trigger that second fear. Known as 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. When they 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.
That 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. That's how we get record prices in Hewett.
Suburb Experts In Northern Adelaide
Can't sell a house in Munno Para using a strategy from the city. Fails to work. People here 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.
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. Subtlety matters.
I also have a database of locals. Beyond email addresses, but real people I talk to. A family who missed out on the auction last week? I phone them first. Linking local buyers to your home often happens before we even hit the internet. That's the power of a local agent.
Our Services For Local Sellers
I stand with you from start to finish. This isn't a "sign and see you later" service. I do the appraisal, the strategy, the photos, the negotiation, and the settlement. Having Andrew McKiggan, not a personal assistant who started yesterday.
Communication is key. Knowing 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. If we need to tweak the strategy, we do it together based on real feedback.
If 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. Real 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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