Overpricing the Property
Pretty much every person I meet makes this error - and it has serious consequences.
I totally understand it. You've invested time, energy, and money into your home. It means something to you. But unfortunately, buyers don't see it the same way. They're looking at comparable sales, market trends, and value for money. If your home is priced above what the market expects, it will sit online with little interest while other, better-priced properties get snapped up.
Soon enough, that high-priced listing goes stale, and you're stuck having to reduce the price anyway - presumably for less than it might have sold for had it been priced correctly initially.
My advice? Trust the numbers. When I appraise a house, I offer you up-to-date comparable sales, buyer feedback on active listings, and an open pricing strategy. Always the goal is to attract the right buyers early, generate firm interest, and position you for a strong result.
Cutting corners on Presentation
First impressions matter - a lot. You'd be amazed how many buyers decide how they feel about a property within the first 60 seconds.
I've walked into homes where the owner thought, "It's just cosmetic, the buyer can overlook it." But buyers rarely do. Whether it's clutter, chipped paint, pet smells, or an overgrown garden - it all leaves an impression. And when buyers see flaws, they start subtracting dollars in their heads.
Before the first photos are even taken or the open houses begin, I always sit down with my clients to fine-tune the presentation. That might mean breaking out the clutter, making a few quick adjustments, bringing in professional cleaners, or even hiring someone to style the property. And yes, the garden is not overlooked - mow the lawn, clean up the front, and add some new plants in there. It's what makes the world of difference.
Selecting the Incorrect Agent (Or Trying to Sell by Yourself)
Real estate is a people's business. Your agent selection is not merely about listing the house - it's about having someone who is market-savvy, who has a large network of buyers, who can negotiate ferociously on your behalf, and who can help reduce your stress from day one to settlement.
I've seen sellers choose the agent who gave them the highest price estimate - even when it didn't match the data. Or go with a discount agent offering low fees but no service. In both cases, they ended up disappointed with the result.
And how about selling privately? Unless you have marketing skills, negotiation skills, and contract handling experience, it is intimidating. You'll save on commission, but you will definitely sacrifice so much more in your end selling price.
If you are interviewing brokers, ask them. Ask them how they would sell your house, what sales they've done within the last month in your area, and how they would sell your house. I'm always truthful with my sellers - and I think the good brokers are too.
Allowing Emotions to Get in the Way
It's only human nature to be attached to your home. Maybe you raised your kids there or had weekend tear-out parties. But when your home is listed for sale, it becomes a product - and that's what consumers see.
One of the toughest parts of my job is helping clients stay centered during negotiation. When deals are lowballing, or when buyers say something that hurts, it's easy to take it personally.
But emotional reactions can lead to rejecting fine offers or delaying decisions that otherwise would lead to a superb outcome. My role as your agent is to walk you through this objectively and strategically to attain the best price without emotion hijacking the process.
Delaying Legal Documents or Disclosures
It's a behind-the-scenes issue that generally catches sellers by surprise - especially first-time sellers.
In Victoria, for example, sellers are legally required to prepare a Section 32 Vendor Statement before contracts can be signed. I've had clients who were keen to accept an offer, only to be delayed because they hadn't engaged their conveyancer early enough. And trust me - delays can make buyers nervous.
My advice: When we come to sell your property, engage a conveyancer or solicitor. Get your documents in order before the first open home. That way, you're ready to act quickly when a buyer is genuine - and you appear ready and professional.
Final Word: Selling with Confidence
Finally, selling a house is not as easy as listing it and waiting for the buyers to roll in. It is a strategy, timing, trust, and cooperation matter. By avoiding the common traps I've outlined earlier - overpricing, poor presentation, subpar agent selection, emotional decision-making, and legal delay - you are set up for a less stressful, more profitable process.
If you're considering selling or simply want to know what your home could sell for in today's marketplace, just give me a call. I'd love to talk with you, provide you with an up-to-date market overview at no obligation, and assist you with making your next step with confidence.