I sat at a dining table in Evanston the other day with a homeowner who looked worried. They'd 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 placing a sign up and hoping for the best. Hoping is not a strategy. Many sellers get dazzled by big smiles and huge price promises. But when the open home is empty, that agent has no answers. You require more than a promise; you need a game plan.
When you are selling a villa in Gawler or a family home in Munno Para, the principles are the same. People are smart. Using data at their fingertips. If you try to trick them with a high price and no strategy, they ghost you. I aim to help you avoid that trap.
Strategic Selling Beats 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's 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?" When 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 business owner needing shed space. Our 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.
Lacking a tailored strategy, you are just fishing 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.
High Price Traps Hidden from Sellers
This makes me angry. The price trap is the worst reason homes in our area fail to sell. Here is how it works: One agent tells you $750k. Agent B shows you data for $700k. Choosing Agent A because you want the extra money. Of course?
The money isn't real. It simply existed. Your home sits on the market for 60 days. Buyers see the high price and don't even enquire. It gets "stale." People start asking "what's wrong with it?" Later, the agent forces you to drop the price to $680k just to get it sold. Losing $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.
How Buyers Think Drives Value
Watching buyers at open homes every weekend. People are 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. I structure 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 view of value has. Generic agents just unlock the door and stand in the kitchen. I manage the room, talking to buyers, and building that sense of urgency. That is how we get record prices in Evanston.
Suburb Experts Across Key Areas
Can't sell a house in Andrews Farm using a strategy from the city. Does not work. People here 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. Knowing 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. Subtlety matters.
Also have a database of locals. Beyond email addresses, but real people I talk to. The family who missed out on the auction last week? Calling them first. Bringing local buyers to your home often happens before we even hit the internet. That is the power of a local agent.
Our Services For Local Sellers
I am 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 have Andrew McKiggan, not a personal assistant who started yesterday.
Communication is key. I realize 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. 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. Easy. Just 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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