Question 1

What does "buying the listing" actually mean?

Accepted Answer

It's when an agent gives you an inflated price estimate to win your business, then gradually lowers expectations once you've signed. By the time you realise, you're locked in. Always ask for recent comparable sales to back up any estimate. If an agent's number is significantly higher than others, ask why. Price conditioning is a documented industry practice — be aware of it.

Question 2

Should I choose an auction, private treaty, or best offers?

Accepted Answer

It depends on your area, your timeline, and your buyer pool. No single method is right for every property. Auction: no conditions, no price ceiling — but only around 2/3 sell under the hammer. Private treaty: sets a clear price guide, which can also cap what buyers will offer. Best offers: no price ceiling, flexibility for buyers with finance or building conditions.

Question 3

How do I know the agent will actually negotiate for me?

Accepted Answer

Ask directly: "Who will be present at open inspections and who handles buyer negotiations?" The answer tells you a lot. Some agents hand off negotiations to junior staff or PAs after signing. With me, you deal with the same person from appraisal to settlement. I've spent 10 years on the selling side, so I know how buyers think and where they'll move.

Question 4

Do I need to fix things up before selling?

Accepted Answer

Not always — but small maintenance jobs signal to buyers that the home has been well cared for, which often justifies a higher price. A paint refresh (even DIY) can meaningfully improve first impressions. Professional photography is non-negotiable — buyers form opinions in seconds online. I'll advise specifically on what's worth doing versus what won't add value.

Question 5

Do I need to be home during open inspections?

Accepted Answer

No — and in most cases it's better if you're not. Buyers feel more comfortable asking questions and exploring freely when owners aren't present.

Question 6

What is a Form 1 and when do I need it?

Accepted Answer

A Form 1 is a statutory disclosure document required by South Australian law before a property can be sold. It's prepared by your conveyancer and covers encumbrances, rates, and other obligations on the property. It must be served to the buyer before or at the time of signing the contract. Buyers have a cooling-off period after receiving it (unless they waive this right). I coordinate with your conveyancer to ensure it's ready before we go to market.

Question 7

What does it cost to sell my home?

Accepted Answer

Experienced full-service agents in the northern Adelaide corridor typically charge between 2% and 3% including GST. My fee generally falls between 2% and 2.4%, depending on the property and the campaign required. The range exists because no two properties or campaigns are the same. A discounted fee can cost more than it saves if the agent negotiates weakly. Focus on your net result after settlement, not the gross fee.

Your home sold properly.

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