I was at a kitchen table in Hewett the other day with a homeowner who looked stressed. Having just come off a bad run with another agent. The quote they were given at the start was huge. The result? Nothing and three months of stress. It bothers my heart to see this because it is unnecessary.
Selling property in the Northern Suburbs isn't just about placing a sign up and hoping for the best. Hoping is not a strategy. Too many sellers get dazzled by flashy suits and big price promises. When the open home is empty, that agent has nothing to say. It takes more than a promise; you need a roadmap.
When you are selling a cottage in Gawler or a house in Munno Para, the principles are the same. Buyers are smart. With 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 Vs Agent Talk
Agents can give you a high price estimate. Taking them nothing to say "$800,000" even if the data says "$700,000." This is a promise. Real work 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?" Should they stumble, run.
The method involves spotting 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. We don't 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 gambling in the dark. One might get lucky, but do you want to gamble with your net worth? I doubt it. Being tactical means controlling the narrative, the timing, and the negotiation leverage from day one.
Price Overquoting You Don't See
This makes me angry. The valuation trap is the main reason homes in our area fail to sell. See how it works: One agent tells you $750k. The honest agent shows you data for $700k. Choosing Agent A because you want the extra money. Of course?
Yet the money isn't real. It simply existed. Your home sits on the market for 60 days. Locals see the high price and don't even enquire. It becomes "stale." Buyers start asking "what's wrong with it?" Later, 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. Better 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.
Buyer Psychology Impacts Price
Observing buyers at open homes every weekend. They are nervous. Purchasing a home is a huge risk for them. Worrying about paying too much. But fear missing out even more. My job is to trigger that second fear. We call it FOMO (Fear Of Missing Out).
When 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. If they see another couple measuring the fridge space, their competitive instinct kicks in. Then, 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. Generic agents just unlock the door and stand in the kitchen. Working the room, talking to buyers, and building that sense of urgency. It is how we get record prices in Evanston.
Local Know-How Across the North
You can't sell a house in Andrews Farm using a strategy from the city. Fails to work. Locals are different. Looking about shed clearance, school zoning, and how close the train station is. I'm here. Shopping my coffee on Murray Street. I understand 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.
And have a database of locals. Beyond email addresses, but real people I talk to. Couples 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. I do 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. 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.
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.
useful resource online