Sat down at a kitchen table in Gawler East last week 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. The reality? Silence and three months of stress. I hate my heart to see this because it is unnecessary.
The market in the Northern Suburbs isn't just about putting a sign up and hoping for the best. Hoping is not a strategy. Too many sellers get dazzled by flashy suits and huge price promises. Once the open home is empty, that agent has nothing to say. You require more than a promise; you need a strategy.
Should you are selling a stone home 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.
The Right Strategy Over Hype
It's easy to give you a high price estimate. It takes them nothing to say "$800,000" even if the data says "$700,000." It is a promise. Real work 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 knowing the buyer before we take the photos. If we are selling a big block in Angle Vale, I know the buyer is likely a tradie needing shed space. The copy speaks directly to that need. I 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 hoping in the dark. One 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 Avoid Risks
This gets me angry. The price trap is the top reason homes in our area fail to sell. See how it works: Agent A tells you $750k. Another agent shows you data for $700k. Sellers pick Agent A because you want the extra money. Who wouldn't?
Yet the money isn't real. It never existed. It sits on the market for 60 days. People see the high price and don't even enquire. It gets "stale." Buyers 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.
Avoid being 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 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 they fear missing out even more. The goal 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. Believing "no one else wants it, I can offer less." Dangerous. We plan open homes to create a crowd. If 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.
This is all psychology. The bricks hasn't changed, but the perception of value has. Lazy agents just unlock the door and stand in the kitchen. I work the room, talking to buyers, and building that sense of urgency. This is how we get record prices in Evanston.
Local Expertise Across Key Areas
You can't sell a house in Andrews Farm using a strategy from the city. Won't work. Our market are different. Caring about shed clearance, school zoning, and how close the train station is. I'm 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. Small things matters.
And have a database of locals. Not just email addresses, but real people I talk to. A family who missed out on the auction last week? Calling them first. Linking 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. Handling 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 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. If 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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