I was at a kitchen table in Gawler East yesterday with a homeowner who looked worried. Having just come off a poor experience with another agent. The number they were given at the start was huge. The outcome? Zero offers and three months of stress. It breaks my heart to see this because it is needless.
The market in the Northern Suburbs isn't just about sticking a sign up and hoping for the best. Praying is not a strategy. Lots of sellers get dazzled by sales talk and huge price promises. Once the open home is empty, that agent has no strategy. It takes more than a promise; you need a battle plan.
When you are selling a stone home in Gawler or a modern build in Munno Para, the principles are the same. The market is smart. They use data at their fingertips. If you try to trick them with a high price and no strategy, they ghost you. My goal is to help you avoid that trap.
Why Strategy Matters Vs Agent Talk
Any agent 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. 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? No way. Strategic selling means controlling the narrative, the timing, and the negotiation leverage from day one.
High Price Traps You Don't See
It drives me angry. The appraisal trap is the main reason homes in our area fail to sell. Here is how it works: One agent tells you $750k. Another agent shows you data for $700k. Sellers pick Agent A because you want the extra money. It makes sense?
But the money isn't real. It just existed. It sits on the market for 60 days. People see the high price and don't even enquire. It gets "stale." People start asking "what's wrong with it?" Finally, the agent forces you to drop the price to $680k just to get it sold. Costing you $20k and 3 months because of a lie.
Don't be that seller. I'd rather lose your business by telling you the truth than win it by lying to you. The truth might sting for a second, but it saves you cash in the long run. Check the sold records, not just what the agent says.
How Buyers Think Changes Outcomes
I see buyers at open homes every weekend. Buyers are nervous. The home is a huge risk for them. Fearing paying too much. But fear missing out even more. My job is to trigger that second fear. Calling it it FOMO (Fear Of Missing Out).
Should a buyer walks into an empty open home, they feel safe to lowball you. Believing "no one else wants it, I can offer less." Dangerous. Structuring 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.
That is all psychology. The bricks hasn't changed, but the perception 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 Across the North
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. I'm 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. Nuance 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 call them first. Connecting local buyers to your home often happens before we even hit the internet. That is the power of a local agent.
Our Services In Gawler 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. Having Andrew McKiggan, not a personal assistant who started yesterday.
Info is key. I realize how stressful it is to wait for the phone to ring. I call you after every open inspection. Positive or bad news, you get it straight. When 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 pressure. Just a 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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