I was sitting at a family table in Gawler East the other day with a couple who looked worried. They had just come off a unsold listing with another agent. The price they were given at the start was huge. The outcome? Silence and three months of stress. It bothers my heart to see this because it is unnecessary.
The market in the Northern Suburbs isn't just about placing a sign up and hoping for the best. Luck is not a strategy. Many sellers get dazzled by sales talk and big price promises. But when the open home is empty, that agent has nothing to say. You require more than a promise; you need a battle plan.
When you are selling a character home in Gawler or a modern build in Munno Para, the principles are the same. Buyers are smart. With data at their fingertips. When 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. Costing them nothing to say "$800,000" even if the data says "$700,000." This is a promise. A plan 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?" When they stumble, run.
Our plan involves finding the buyer before we take the photos. When we are selling a lifestyle property in Angle Vale, I know the buyer is likely a family needing shed space. The ads speaks directly to that need. Not just list "4 bedrooms"; we list "space for the caravan and the boat." This nuance is what gets the click.
Without a tailored strategy, you are just hoping in the dark. One might get lucky, but do you want to gamble with your biggest asset? Unlikely. Having a plan means controlling the narrative, the timing, and the negotiation leverage from day one.
Price Overquoting Sellers Miss
It drives me angry. Overquoting trap is the single biggest reason homes in our area fail to sell. Watch 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. Who wouldn't?
The money isn't real. It simply existed. It sits on the market for 60 days. People see the high price and don't even enquire. Listing becomes "stale." Locals 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.
Don't be that seller. I prefer 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. See sold records, not just what the agent says.
How Buyers Think Drives Value
Watching buyers at open homes every weekend. They're nervous. Buying a home is a huge risk for them. Worrying about paying too much. But they fear missing out even more. The goal is to trigger that second fear. Known as it FOMO (Fear Of Missing Out).
If 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. Structuring open homes to create a crowd. Once buyers see another couple measuring the fridge space, their competitive instinct kicks in. Now, they aren't thinking about a low offer; they are thinking about a winning offer.
This is all psychology. The home hasn't changed, but the vibe of value has. Standard agents just unlock the door and stand in the kitchen. I manage the room, talking to buyers, and building that sense of urgency. That's how we get record prices in Hewett.
Suburb Experts 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. 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.
E.g., selling a heritage home in Willaston requires explaining the "character" value to buyers who might be scared of maintenance. Selling a new build in a crowded estate requires pointing out the upgrades that make it better than the display home down the road. Details matters.
Plus have a database of locals. Beyond email addresses, but real people I talk to. Couples who missed out on the auction last week? I call them first. Connecting local buyers to your home often happens before we even hit the internet. This is the power of a local agent.
What We Do For Local Sellers
I stand with you from start to finish. This is not a "sign and see you later" service. I handle the appraisal, the strategy, the photos, the negotiation, and the settlement. You get Andrew McKiggan, not a personal assistant who started yesterday.
Communication is key. Knowing how stressful it is to wait for the phone to ring. Updating 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.
Should you are thinking of selling, or just want to know what your place is worth in this current market, give me a call. Relaxed. 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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