The wrong moves can cost you thousands—here’s how to sell smart from the start.
Selling your home isn’t something most people do often, and it’s easy to make decisions that seem harmless—but can ultimately affect your sale price, campaign duration, or even cause your property to go stale on the market.
Whether you’re selling a family home, an investment property, or preparing for your next chapter, avoiding common mistakes can help you sell faster, with less stress, and for the best possible result.
Here’s what to watch out for—plus what to do instead.
Mistake 1: Overpricing Your Property
Setting your price too high is one of the most common pitfalls—and one of the most damaging. While it’s tempting to “test the market,” this strategy often backfires.
Why it hurts:
- You risk turning off serious buyers before they even inspect.
- The longer a property sits on the market, the more “stale” it appears.
- Price reductions later can create doubt or give buyers bargaining power.
What to do instead:
Work with your agent to set a realistic, evidence-based price guide using comparable sales and local market conditions. Let competition push the price up—don’t try to force it from day one.
Mistake 2: Neglecting Presentation
First impressions matter. In today’s market, where most buyers start their search online, your property needs to stand out from the first scroll.
Why it hurts:
- Cluttered or poorly lit spaces reduce perceived value.
- Untidy gardens or maintenance issues suggest the home has been neglected.
- Buyers form instant judgements—and may skip the inspection altogether.
What to do instead:
Clean, declutter, and stage your home where appropriate. Focus on light, space, and flow. Fix anything broken. Your goal is to help buyers imagine living there—comfortably and confidently.
Mistake 3: Skimping on Marketing
Some sellers try to save money by cutting down their advertising spend. But without visibility, even the best homes can struggle to attract offers.
Why it hurts:
- You miss qualified buyers who might have paid top dollar.
- Low exposure often leads to fewer inspections, which limits competition.
- A property with weak marketing can linger on the market longer.
What to do instead:
Invest in a targeted marketing campaign—professional photos, engaging copywriting, social media, and premium listings on major real estate portals. Great marketing doesn’t just reach buyers—it creates emotional connection.
Mistake 4: Choosing the Wrong Agent
Not all agents are the same. Choosing someone based on the lowest fee, a flashy pitch, or personal connection—without due diligence—can cost you far more in the long run.
Why it hurts:
- Inexperienced or passive agents may miss buyer opportunities.
- Poor communication leads to stress, misalignment, and missed chances.
- A weak negotiator could cost you tens of thousands at the contract stage.
What to do instead:
Interview multiple agents. Ask about recent sales in your area, marketing strategies, and how they’ll handle negotiations. Look for transparency, professionalism, and experience.
Mistake 5: Letting Emotions Drive Decisions
Selling a home is personal—especially if you’ve raised a family there or owned it for many years. But emotional decision-making can cloud your judgement.
Why it hurts:
- You may reject reasonable offers in search of a “perfect” price.
- Personal attachment to the home’s features may not align with market value.
- Tension during negotiations can lead to unnecessary conflict or delays.
What to do instead:
Stay focused on your goals—whether it’s a quick sale, maximum return, or minimal disruption. Lean on your agent for objective advice and be open to feedback from the market.
Mistake 6: Not Preparing Legal or Financial Details in Advance
Many sellers wait until they have an offer before contacting a conveyancer or checking their mortgage situation. This can delay settlement or even derail deals.
Why it hurts:
- Delays in paperwork can frustrate buyers and jeopardise deals.
- Hidden costs (like mortgage break fees or tax implications) can catch you off guard.
- Being unprepared weakens your negotiation position.
What to do instead:
Speak to a conveyancer or solicitor before listing to prepare contracts. Contact your lender to understand discharge costs. If it’s an investment, get early tax advice on CGT.
Mistake 7: Ignoring Buyer Feedback
Some sellers receive clear feedback—such as price being too high or layout concerns—but choose not to act on it. If your property isn’t selling, it’s usually not the buyers who are wrong.
Why it hurts:
- Dismissing market signals can lead to a stalled campaign.
- Valuable time and momentum are lost.
- You may eventually have to accept a lower price than you would’ve earlier.
What to do instead:
Stay engaged with your agent and ask for honest buyer feedback. Use it to adapt your pricing, presentation, or marketing as needed. Flexibility is often the key to a successful outcome.
Final Thoughts
Selling a property involves many moving parts—but by avoiding these common mistakes, you’re already ahead of the game.
Work with a trusted agent, prepare early, and treat the sale like a business transaction: one with real opportunity, but also real risk if not handled strategically.
The difference between an average result and a fantastic one? It’s usually in the details—and the decisions made before the first open home.