In this post we show you the easiest way to sell your Adelaide house without an agent, through advertising. This is part three of how to sell your Adelaide property yourself. See our previous posts on The paperwork and legal requirements and Preparing the house for sale.
“You can’t sell a secret”
This is one of my favourite quotes. Advertising is really important if you want to get top dollar for your property. You want buyers competing. But you don’t need an agent to be able to sell your home. In fact, you can save yourself thousands of dollars by choosing to sell your home yourself.
There are four things you need to consider when advertising in South Australia.
- ad copy
- open inspections
Realestate.com- Make your property visible
In South Australia everybody looks on www.realestate.com.au. It is one of the most important things to consider when selling your Adelaide home without an agent. When buyers are serious and want to buy something, they look on there for the open inspections. So, if you’re South Australia-based, you need to get on realestate.com. The problem, though, is that realestate.com is only available to agents. What you can do is go through a third party such as For Sale By Owner. For a price, a third party can put your ad on realestate.com, directing enquiries to you.
Signboards are also a good idea. A signboard will let the neighbours know and catch the attention of people driving by, which is really important. Of course, you would be paying for this, the same way as you would be paying for it if you went through a real estate agent. A real estate agent will normally charge you the same rate for advertising costs (eg. Sign board and realestate.com) that you would encounter yourself.
When you put your house on realestate.com, you might want to use a price range rather than a set price. You can pick a set price, but a price range gives your potential buyers the opportunity to decide what they think it’s worth. For example, you might put in a price range of somewhere between of $600,000 and $650,000.
To sell your house it is very important that you price it right. If you overprice your house in a market that isn’t hot, then nobody is going to buy it. And you don’t want to under-price your house either.
It’s up to you to do your market research beforehand. Look at similar houses in a similar area and find out what they sold for. Look on realestate.com and see what has sold recently. Try to leave your emotions out of this. People often think their house is worth more than it is because they are emotionally attached. It might not make much of a difference if the market’s hot, but if it’s a normal or cold market, you could have lots of trouble getting rid of your house. You need to pretend that is not your house and leave your emotions at the door when pricing. Be impartial.
To sell your sell your Adelaide house quickly, without an agent, you need to get some good photos. I suggest that you hire a professional photographer. Professional photographs are really important and there are plenty of photographers out there. It shouldn’t be too expensive, and you would pay for this if you were going through an agent anyway. Make sure your photos are minimalistic. We want people to come to your house and get emotionally attached. We don’t want them to be able to see lots of clutter and personal items.
I normally list about 6-8 photos, maybe 10 at the most. Include photos of the following:
- Living area
- A bedroom
- Some nice outside greenery
- The front of the house
This gives the potential buyer just enough to peak their interest, without overwhelming them.
The next thing to consider when you sell your Adelaide house without an agent, is ad copy. You can look at realestate.com or domain.com for some examples. Not all of them are good examples though. I find that most ad copy doesn’t excite too many people. They tend to be about the features of the property, not about the benefits. We want to get people emotionally involved. When people are emotionally involved, they pay more money, and you want to get as much money as possible for your property.
The best way to get people emotionally involved is to paint a picture and show them the benefit.
For example, you might have a nice, brand-new kitchen, with a stone benchtop- lovely. This describes the feature, but where is the benefit? The benefit is that it is easy to clean, it’s bright, shiny, and feels luxurious to touch.
If you’ve got a large yard, it is a place for the kids to run and play with the dog. Listen to them laugh in their own yard. This the benefit. The big yard is just a feature.
Location might be another benefit: In a popular, sought-after location. Five minutes to the beach/ school/ local shopping centre. You don’t need a car, you can walk.
Don’t be afraid to have a longer ad, people that are interested will read it.
So now you’ve got your ad copy, next you need to put your ad up on the internet and list an open inspection. My way to get people competing is to have a lot of people there, preferably at the same time. A good agent that I know, does a 2.5 hour open inspection on the first weekend, and then only half-hour opens after that, varying the time of day. He likes many people to come together at once to create a sense of urgency, a sense of desire- ‘all of these other people are here, I better get in quick’. He says that the same amount of people come anyway, just at certain times. Of course, those that can’t make your specified times will contact you separately. By doing your listing with For Sale By Owner (or somewhere similar), they will forward all inquiries to you.
Before showing the house, you need to make sure it is clean and tidy. See our previous post Preparing the house for sale. Put every light on in your home when people are coming through, including the laundry light, the bathroom light, and the kitchen light. If it’s hot, turn on the air-conditioner. If it’s cold, turn on the heater. Open all blinds and curtains and make your home look as minimalistic as possible.
Qualifying the Buyer
I suggest that before you show every Tom, Dick and Harry through your house, that you qualify them a little bit. Don’t waste your time with everybody.
Ask them questions such as:
- What are they looking for?
- How long have they been looking?
- Have they been to talk to the bank so they know how much they can borrow?
- Have they got their deposit?
They’re likely not serious if they don’t have the answers to all these questions. You might find by talking to them that your house is not suitable. They might need four bedrooms and you’ve got three or they might only want two bedrooms or a small yard and you’ve got a large one. You can save both of you some time by qualifying them a little bit over the phone first.
When you’re at the open inspection, you just need to check in with people. It’s nice to talk to them again. You can qualify them there, but hopefully there will be so many people that you’ll just be handing out the forms and they will be giving them back to you. You should be taking their name and number so that you can call them back and perhaps a little note to remind you who they are. If you do get an offer, it’s a good idea to call everybody else and tell them that you’ve received a good offer, and asking if they’re interested in putting one in. You might get more money. That’s the way agents operate. That’s the way to get the best result for you and for everybody else. It’s only fair that you give everybody the opportunity.
Now you’re ready to sell your Adelaide house without an agent
So now you’ve got your price right, great photos, you’ve advertised, and you have had the open inspection. Now you just sit back and wait for the offers to come in. When you find a buyer, follow through the paperwork which we discussed in our blog How to Sell Your House Privately in Adelaide – the Legal Requirements & Paperwork.
Good luck and all the best. I hope you sell your Adelaide house quickly without an agent, and get to save yourself tens of thousands of dollars.
If selling your house yourself is not for you, perhaps I can help. I am always buying property in Adelaide, so if you would like a personal phone call with me to see if your property is suitable for development, click here.
Robyn Williams is an Adelaide-based residential Property Developer and Investor dedicated to helping homeowners sell their property without hassles, headaches and overheads of selling property through a real estate agent – because she buys your property direct from you. Find out more