Top 10 Mistakes Sellers Make (And How to Avoid Them)
🏷️ Overpricing the property
In the last five years across WA, it’s become increasingly common for homes to sell above their asking price — especially in competitive pockets. That’s not because sellers are pricing high — it’s because they’re pricing smart and letting competition do the rest. Creating urgency and FOMO is what drives a strong sale. Overpricing kills urgency. It removes emotion from the equation and repels buyers who might have otherwise fought for it. If the home sits for weeks without action, it goes stale. Buyers start wondering what’s wrong with it, and that damages your position even further.
🧾 Hiring the cheapest agent
There’s a big difference between the cheapest agent and the best agent. The right agent is your negotiator, your damage control expert, and your firewall between you and an experienced buyer trying to pick apart your deal. Cheap agents are often newer, lack proper support, or are juggling too many listings to give yours the attention it deserves. They may also cave under pressure during negotiation, costing you real money. A quality agent can solve problems before they explode, protect your position in tricky contract situations, and get the deal done without cutting corners.
🧽 Skipping pre-sale prep
This one hurts more than people think. Dirty grout, clutter, dull lighting, and unkempt yards kill buyer emotion before they even book an inspection. Realestate.com.au is basically Tinder for homes — if your first photo doesn’t hit, people swipe past it and never come back. That means fewer clicks, fewer inspections, and less competition. The fix is simple: clean like you’re prepping for Airbnb guests. Style it if possible. Mow, mulch, and tidy up. Ask your agent which improvements will deliver a return and do them before launch day.
📸 Poor listing photos
Too many sellers underestimate the impact of photography. First impressions happen online. If your photos are poorly lit, crooked, or taken with a phone, you’re dead in the water. Professional photography isn’t optional — it’s essential. A good agent should include this as part of your campaign. Photos are what stop the scroll and make buyers click through to learn more. If you can’t get them to click, you’ve already lost them.
🔍 Trying to hide issues
It’s tempting to downplay or hide problems with the property, but it almost always comes back to bite you. In most sales contracts, buyers are entitled to obtain a major structural inspection and a timber pest inspection. The Joint Form of General Conditions also requires that all plumbing, electrical, and gas systems are in good working order at settlement. On top of that, buyers get a pre-settlement inspection where they’ll go over everything with a fine-tooth comb. If issues are discovered late, it can lead to disputes, delays, and in some cases, even cause a deal to fall over. Be honest up front. It protects you and avoids drama later.
💰 Misjudging the first offer
It’s common to hear “don’t take the first offer,” but that advice is outdated. In many markets, especially when stock is tight, the first offer is often the best offer. Early offers usually come from buyers who’ve been waiting for the right property and are ready to move. Whether an offer is too early depends on your goals and timeline. If you’ve launched well, had strong enquiry, and the offer is fair, don’t ignore it just because it came in quickly. Work with your agent to weigh the offer against your fallback position and the true level of interest in the market.
😤 Letting emotions drive decisions
Sellers often get frustrated when buyers don’t see the same value they do. But real estate, like all architecture, is a form of art — and art is subjective. You might love the pendant lights you installed or the paint colour you chose, but buyers are looking at things through an entirely different lens. One example we saw recently was a seller who felt the high-end furniture included in the sale was a massive value-add. Every buyer, however, saw it as a problem — extra stuff to move, store, or get rid of. The seller thought it would help; buyers thought it made the process harder. Always step back and view your home like a stranger would.
🎣 Using DIY selling platforms
Trying to sell privately might seem like a money-saver, but it’s like fishing with one rod and no bait. You’re up against professionals who know how to generate maximum exposure, handle buyer objections, and push offers higher through subtle but skilled negotiation. DIY platforms often use the cheapest listing tiers on realestate.com.au, and that means you’re not getting in front of the right buyers. Worse, savvy investors specifically hunt on these sites because they know private sellers are less experienced and easier to negotiate down. We see this every week. Great agents are out there fishing with bait, burley, and a full spread of rods. Don’t go into battle with a stick and string.
🚦 Going live before you’re ready
Your launch window is your most valuable window. The first week on the market is when your listing gets the most eyeballs. If you go live before you’re ready — before the cleaning, the photos, or the contract is sorted — you’re wasting your best shot. Take the time to prep properly. Even waiting just one week to get everything dialed in can make a big difference. Once it’s live, the goal is to have it shine — not stumble.
📝 Choosing the wrong settlement terms
The wrong terms can kill a deal just as fast as the wrong price. Settlement timing, special conditions, deposit amounts — it all matters. A good agent will have seen hundreds of contracts and know what works, what slows things down, and what makes buyers walk. All terms are negotiable, from the price to the settlement date and everything in between. Flexibility can be the difference between a smooth sale and a deal that drags on or falls apart. Trust your agent to guide you, and remember: the finer details matter more than most people realise.
Final Tip:
The right agent will help you avoid all of the above. If you’re thinking of selling, start with a clear plan — not a rushed listing.
📞 Want honest advice with no pressure? Call Mandurah City Real Estate – 0457 545 214
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