Sat down at a family table in Hewett yesterday with a couple who looked exhausted. They had just come off a bad run with another agent. The quote they were given at the start was huge. The reality? 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 big smiles and big price promises. However when the open home is empty, that agent has no answers. You need more than a promise; you need a game plan.
When you are selling a cottage in Gawler or a house in Munno Para, the principles are the same. Purchasers are smart. They use data at their fingertips. Should you try to trick them with a high price and no strategy, they leave. My goal is to help you avoid that trap.
Why Strategy Matters More Than Promises
Anyone can give you a high price estimate. Taking them nothing to say "$800,000" even if the data says "$700,000." It is a promise. A plan is 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?" If they stumble, run.
The method involves spotting the buyer before we take the photos. When we are selling a large home in Angle Vale, I know the buyer is likely a family needing shed space. The copy speaks directly to that need. We 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 Avoid Risks
It makes me angry. The appraisal trap is the top reason homes in our area fail to sell. See how it works: Agent A tells you $750k. I shows you data for $700k. Sellers pick Agent A because you want the extra money. It makes sense?
However the money isn't real. It existed. The property sits on the market for 60 days. People see the high price and don't even enquire. It becomes "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. Costing you $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. Real data might sting for a second, but it saves you thousands in the long run. Verify sold records, not just what the agent says.
Buyer Psychology Changes Outcomes
I watch buyers at open homes every weekend. People are nervous. Buying home is a huge risk for them. Scared of paying too much. Yet they fear missing out even more. My job is to trigger that second fear. Calling it it FOMO (Fear Of Missing Out).
If buyer walks into an empty open home, they feel safe to lowball you. Thinking "no one else wants it, I can offer less." Not good. I organize 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 property hasn't changed, but the feeling 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. It is how we get record prices in Gawler.
Local Expertise 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. Being here. I buy my coffee on Murray Street. Knowing what makes this community tick.
Like, 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.
I also have a database of locals. More than email addresses, but real people I talk to. People 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 is the power of a local agent.
Service Area For Local Sellers
I stand 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. Getting 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. Reporting you after every open inspection. Good news 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 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.
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