I was at a kitchen table in Willaston recently with a family who looked tired. 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 placing a sign up and hoping for the best. Hoping is not a strategy. Many sellers get dazzled by big smiles and big price promises. But when the open home is empty, that agent has no answers. You need more than a promise; you need a game plan.
Should you are selling a villa in Gawler or a new home in Munno Para, the principles are the same. Buyers are smart. They have data at their fingertips. If sellers try to trick them with a high price and no strategy, they ghost you. I work to help you avoid that trap.
Why Strategy Matters More Than Promises
Anyone can give you a high price estimate. It costs 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 an agent gives you a number, ask them: "How specifically will you find the person to pay that?" If 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. Never just list "4 bedrooms"; we list "space for the caravan and the boat." The difference 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 biggest asset? Unlikely. Being tactical means controlling the narrative, the timing, and the negotiation leverage from day one.
High Price Traps Hidden from Sellers
This makes me angry. The price trap is the main reason homes in our area fail to sell. Here is how it works: Someone tells you $750k. The honest agent shows you data for $700k. You pick Agent A because you want the extra money. It makes sense?
However the money isn't real. It existed. The house sits on the market for 60 days. Buyers notice the high price and don't even enquire. It gets "stale." People 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.
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. But fear missing out even more. My job is to trigger that second fear. This is 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 structure open homes to create a crowd. Seeing others see another couple measuring the fridge space, their competitive instinct kicks in. Suddenly, 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 perception of value has. Standard agents just unlock the door and stand in the kitchen. Managing the room, talking to buyers, and building that sense of urgency. That is how we get record prices in Willaston.
Local Know-How In Northern Adelaide
Can't sell a house in the north using a strategy from the city. It doesn't work. Locals are different. Caring about shed clearance, school zoning, and how close the train station is. I'm here. I get my coffee on Murray Street. I know what makes this community tick.
Instance, selling a heritage home in Willaston requires explaining the "character" value to buyers who might be scared of maintenance. Pitching a new build in a crowded estate requires pointing out the upgrades that make it better than the display home down the road. Small things matters.
And have a database of locals. Not just email addresses, but real people I talk to. The 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. It is the power of a local agent.
Real Estate Help In the Region
I am with you from start to finish. This isn't 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. The good 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 stress. 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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