Sat down at a dining table in Evanston last week with a family who looked exhausted. They'd just come off a unsold listing with another agent. The price they were given at the start was huge. The reality? No bids and three months of stress. It breaks my heart to see this because it is so avoidable.
Selling in the local area isn't just about putting a sign up and hoping for the best. Hope is not a strategy. Countless sellers get dazzled by sales talk and big price promises. But when the open home is empty, that agent has nothing to say. Success needs more than a promise; you need a roadmap.
When you are selling a villa in Gawler or a new home in Munno Para, the principles are the same. Buyers are smart. They use data at their fingertips. When you try to trick them with a high price and no strategy, they ghost you. I aim to help you avoid that trap.
Why Strategy Matters Vs Agent Talk
It's easy to 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. A plan is showing you *how* we find the buyer who pays the premium. Should 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 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 tradie needing shed space. My marketing speaks directly to that need. I don't just list "4 bedrooms"; we list "space for the caravan and the boat." That detail is what gets the click.
No tailored strategy, you are just fishing in the dark. You could get lucky, but do you want to gamble with your biggest asset? I doubt it. Strategic selling means controlling the narrative, the timing, and the negotiation leverage from day one.
Price Overquoting Sellers Miss
This gets me angry. The appraisal trap is the worst reason homes in our area fail to sell. Watch how it works: The first agent tells you $750k. I shows you data for $700k. You pick Agent A because you want the extra money. Naturally?
The money isn't real. It simply existed. The property sits on the market for 60 days. Buyers see the high price and don't even enquire. Becoming "stale." Everyone starts asking "what's wrong with it?" Eventually, the agent forces you to drop the price to $680k just to get it sold. Losing $20k and 3 months because of a lie.
Please don't be that seller. I'd 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 your equity in the long run. Check the sold records, not just what the agent says.
Buyer Mindset Drives Value
I watch buyers at open homes every weekend. Buyers are nervous. The home is a huge risk for them. Fearing paying too much. But they fear missing out even more. The goal 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. They think "no one else wants it, I can offer less." Dangerous. 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.
That is all psychology. The house hasn't changed, but the view 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. It is how we get record prices in Gawler.
Local Expertise In Northern Adelaide
Cannot sell a house in Andrews Farm using a strategy from the city. Won't work. People here are different. Looking about shed clearance, school zoning, and how close the train station is. Being here. I get 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 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. Not just email addresses, but real people I talk to. The family 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's the power of a local agent.
Real Estate Help In the Region
I stand with you from start to finish. This is not a "sign and see you later" service. Managing the appraisal, the strategy, the photos, the negotiation, and the settlement. You have 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. I call 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.
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. Honest chat about your options. Enjoying talking property, and I'd love to help you get the best result in the north.
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