Selling a property isn’t an everyday thing. In fact it’s something that people may only do once or twice in their entire lives.
Yes we do it all the time, but I’m always conscious of the fact that it’s a ‘big thing’ for the sellers we are helping.
The sale of the property can often accompany major life changes – some good & of course, some bad. I have been known to say frequently that our job has nothing to do with ‘bricks & mortar’ it’s about the humans involved.
Today we’re going to look at 7 common mistakes first time sellers make. And if we’ve got time, we might even look at how to avoid them!
1. EMOTIONAL PRICE GUESSING
The Mistake:
Many first time sellers choose a price based on what they hope to get – or worse, what their neighbour told them over the fence.
Sellers often view the pricing of a property through the emotionally focused lens. Statements like “I put in a new hot water system 5 years ago so the house owes me $1,500 for that” are much more common than you might expect.
In the technological age we live in, another confusing trap sellers can fall into is placing too much weight on online calculators. Overpricing scares off buyers, whilst underpricing leaves money in the buyer’s pocket.
Tip to Avoid It:
A smart pricing strategy is based on comparable local sales, current demand & the property’s strengths. A good agent will walk you through this data, help you set realistic expectations & adjust your price strategy based on buyer feedback early in the campaign.
Always remember that the more buyer interest there is, the easier it is to achieve a great price – the more the merrier!
2. SKIPPING PRESENTATION & PREPPING FOR SALE
The Mistake:
“It’ll sell as is” is another phrase we hear too often. Unless your property is a rare unicorn, buyers notice everything. Untidy gardens, scuffed walls & clutter all have an emotional effect, which ultimately affects the sale price. Even investor type buyers can’t help themselves & view things through that emotional lens of “I could live here”.
Another overlooked point is that many little jobs can quickly add up in a potential buyer’s mind. Whilst a new kitchen is a big job, likewise, 27 smaller jobs can also overwhelm your buyer.
Tip to Avoid It:
At the end of the day, eliminate as many things as you can that a buyer will have a whinge about! It’s common sense, we don’t need to overcomplicate it.
Declutter. Deep clean. Paint where needed. Style it if possible. You don’t need a full renovation, but fresh, neat & welcoming will always outperform tired and chaotic.
3. CHOOSING THE WRONG AGENT
The Mistake:
Sellers who choose an agent based on the cheapest fee or likewise & sellers making their decisions purely on the agent who BS’s them the most & tells them the highest price (or what they want to hear) rarely have a great outcome or sale result.
The trouble is, at that point (the Market Appraisal) all the agent has is words & they love talking about themselves (myself included of course). Without surrounding yourself with the right team, you risk poor outcomes, which can cost you tens of thousands of dollars.
Tip to Avoid It:
This is the easiest answer – just use me to sell. Simple.
All jokes aside, the seller & the agent form the ‘selling team’. So partnering with someone you can trust & rely on is hugely important.
An agent who can help you navigate the entire process (refer back to point 1) & not just talk a good game at the Market Appraisal is crucial.
Look at everything – the fees, the strategy the agent is suggesting, marketing proposals & the ability for the agent to actually help you not just talk at you looking for their next listing.
4. POOR MARKETING CAMPAIGN
The Mistake:
The marketing campaign is an investment. Of course, a marketing campaign is not necessary to sell the property, I can pick up the phone & call a couple of buyers for most properties & have it sold in a couple of days. But… what will the sale price be?
Tip to Avoid It:
Ask yourself, where does a potential buyer’s first impression start?
This is a question I ask all sellers to get their ‘brain juices’ flowing. Most will answer when the buyer drives past, walks up the driveway or walks in the front door.
This is kerb or street appeal, this is a totally different thing to the first impression.
The answer to where does a potential buyer’s first impression occur is at the kids footy training, or on the train home from work or while they’re sitting on their lounge at 11pm at night. A buyer’s first impression starts with the campaigns digital footprint.
Everyone knows I don’t like to overcomplicate things – just make sure that digital footprint, the first impression, is a positive one that creates further buyer competition.
And in the world we live in today, where we get annoyed if we can’t get an INSTANT answer, don’t make your buyer wait. It won’t end well.
5. BEING UNPREPARED FOR BUYER FEEDBACK
The Mistake:
Firstly, understand & acknowledge that feedback comes in many forms. A buyer saying “we love it, or we hate that” type of direct feedback is what most sellers think of when it comes to buyer feedback.
But feedback comes in the form of action… or lack of action too.
Low incoming buyer enquiries, the phone jumping off the hook, online views, online activity, emails received, emails clicked on – the list goes on & on.
But at the end of the day a seller must be willing & able to sit & take on board all of the feedback without taking it personally.
Tip to Avoid It:
When preparing to sell, get ready & expect feedback, both good and bad. The right agent will help you interpret it, make small adjustments if needed. They will help guide the strategy so you stay in control.
The other thing to look for is consistency – if 10 different potential buyers all say the same thing, then whether or not the sellers like it or agree, there is a good chance the buyers are onto something.
6. ASSUMING A QUICK OFFER MEANS AN EASY SALE
The Mistake:
Some sellers think that if a strong offer comes in early, it must be too easy & they hold out, thinking something better is just around the corner. But the reality is, the best buyers often show up first & turning them down can backfire.
Tip to Avoid It:
It’s not about how long your property has been on the market – it’s about how long the buyer has been in the market. Serious buyers who’ve been house hunting for months are often exhausted, battle-hardened & ready to act quickly. Basically they’re over it & want their life back!
They’ve missed out before and aren’t here to waste time. When they find the right home, they move fast & they usually bring their best offer upfront.
Don’t make the mistake of assuming an early offer is too good to be true. It might just be the best offer you’ll see.
I’ve seen countless sellers hold out, think to themselves “oh that was easy, next week will be better”, only to sit on the market for weeks or months, eventually accepting less than that first “too easy” offer.
7. NOT PLANNING WHAT HAPPENS NEXT
The Mistake:
First time sellers often pour everything into getting their home ready for sale – which is absolutely important, but forget to think about what happens after the sold sticker goes up. Then suddenly… “Wait – where are we actually going?”
Now, for most people we work with, selling comes first before they can seriously buy (unless they’ve won Powerball).
So it’s not about locking in your next move too early. But you can start planning and getting ahead of the chaos that follows a successful sale. And that planning isn’t just about your next property. It might be removalists, organising storage, redirecting your mail, sorting school zones, or just making sure you’ve got enough boxes. It adds up fast!
Tip to Avoid It:
Yes, present the property well. Yes, have a clear strategy to attract buyers.
But also take a moment to map out your “what’s next.”
Are you buying?
Renting for a while?
Moving suburbs… or states
Even a rough plan gives you structure & reduces stress when things start moving quickly.
And look, anyone who knows me knows I’m a list person. Writing things down gives me a sense of calm (well, mostly). Maybe it’ll do the same for you.
You don’t need every detail sorted, but having a plan in place will make the whole experience far less overwhelming & a lot more manageable.
CONCLUSION:
Sell with Clarity, Not Chaos.
Selling your first home doesn’t need to be stressful or overwhelming.
Yes, there’s a lot to think about.
Yes, it’s a big thing.
But with a good plan, a trusted agent & realistic expectations, you’ll be in a strong position to make smart decisions & get a great result.
At My House Realty, we’re here to guide you every step of the way. From pricing and presentation to marketing & negotiations, we’ve helped plenty of first time sellers not only navigate the unknown but walk away with an outstanding sale result!
Thinking of selling for the first time in 2025?
Let’s have a relaxed, no obligation chat about your options & make sure you avoid these common mistakes.
