17/09/2026
The cheapest agent can become the most expensive decision you make.
I’ve said “I told you so” in my head one too many times lately.
Recently, a prospective vendor called me after choosing an agent who discounted their fee and offered cheaper marketing.
She said, “You were right. They’ve done exactly what you said they would.”
The original marketing wasn’t enough, so she had to pay for more. Four or five months later, the property is still on the market.
That initial saving has cost her more money, more time and months of unnecessary stress.
Before choosing an agent, look beyond the fee. Look at how many properties they have on the market and how long they have been sitting there. Then ask why.
Do you really want your home on the market for more than 90 days?
That is three months of viewings, open homes and keeping your life on hold.
Properties do not become more desirable the longer they sit online. Buyers start asking:
“Why hasn’t it sold?”
“What’s wrong with it?”
“Will the owners now accept less?”
Long days on market can also be a warning sign that an agent gave an overly optimistic appraisal to win the listing, then spent months bringing the vendor back to where the market was all along.
The majority of my properties are sold or under contract within four weeks of launching.
In one recent campaign, I sold a property for $25,000 more than another home just ten doors away. The other property had a larger section and arguably should have achieved more. They sold within weeks of each other.
That $25,000 difference puts a couple of thousand dollars in marketing into perspective.
Before choosing an agent, ask:
• Who will personally manage my sale?
• How many listings are you managing?
• What are your average days on market?
• How many have been available for 90+ days?
• What evidence supports your appraisal?
• How will your marketing create competition?
You are choosing the person and strategy responsible for maximising the value of one of your biggest assets.
Choose accordingly.
