Vaal Marina Property Expert - Andre Oertel

09/06/2026

13/05/2026

Is your Property ON the market or IN the market.

A lot of sellers still believe that if a home is listed, it’s automatically competing in the market. But today’s buyers are far more selective and that has changed everything.

The reality is this: there are now two completely different property markets happening at the same time.

The first market is made up of homes that are priced correctly, presented well, and offer clear value. These properties immediately attract attention, generate viewings, receive offers, and often sell surprisingly quickly.

The second market is where overpriced homes are presented and properties sit. Buyers see them online, compare them to better options, and simply move on. These homes remain listed for months, often with repeated price reductions, while sellers wonder why there’s little interest.

The shift in the market is that buyers are no longer willing to “overpay and compromise” like they did during the boom years. With more choice available and higher financial pressure, buyers are studying value much more carefully. They are comparing condition, pricing, location, and overall lifestyle before making decisions.

This means sellers can no longer rely on “testing the market” with inflated pricing. The homes winning today are the ones aligned with current buyer expectations from day one.

In simple terms:
The market hasn’t stopped moving it has become more selective.

Well-priced homes are still selling.
Overpriced homes are simply being ignored.

13/05/2026

Most agents are still pricing homes wrong. Not by a little by a lot.
Too many homes are priced based on hope, emotion, or old market prices instead of what buyers are actually willing to pay today.
Here’s what usually happens:
The seller wants a high price.
The agent doesn’t want to lose the listing.
So the property goes on the market overpriced.
At first, everyone feels confident… until the market speaks.
Less viewings. Less interest. Price drops follow.
And the home that should’ve sold quickly ends up sitting for months.
The truth is, correctly priced homes often sell faster and sometimes for even more money because they create urgency and competition.
Today’s buyers are smart and move fast. If a property feels overpriced, they simply move on to the next one.
Good pricing isn’t about telling sellers what they want to hear. It’s about helping them get the best result from the start.
The first two weeks on the market matter the most. That’s when a home either gains momentum… or loses it.