One of the questions I’m asked most frequently is:
“Why hasn’t my house sold when other properties nearby seem to be selling?”
It’s a perfectly reasonable question, particularly when you’ve spent weeks or even months keeping your home tidy, accommodating viewings and waiting for the right buyer.
The answer isn’t always straightforward.
But after 25 years working in estate agency, I’ve found that there are usually several factors worth examining.
1. The Asking Price Needs to Reflect the Market
Perhaps the most important factor is pricing.
Every homeowner understandably wants to achieve the best possible price.
However, there’s a difference between what we’d like our property to be worth and what buyers are prepared to pay in the current market.
Buyers have access to more information than ever before.
They can compare properties, research previous selling prices and see what else is available within their budget.
If your property is priced above comparable alternatives, buyers may simply choose to view something else.
That doesn’t mean your home isn’t desirable.
It may just mean the price needs reviewing.
2. The First Few Weeks Matter
When a property first appears on the market, it benefits from being new to buyers searching online.
This can be an important opportunity to generate interest.
If the initial asking price, photography or presentation isn’t right, that early attention can be missed.
And once a property has been advertised for several weeks, buyers may start wondering why it hasn’t sold.
This is why I believe getting the launch strategy right is so important.
3. Good Photography Is Only the Beginning
Professional photography is essential, but it shouldn’t be the entire marketing strategy.
Property videos, social media exposure and carefully written descriptions can help showcase a home’s character and lifestyle benefits.
Different buyers respond to different types of marketing.
Some discover properties through Rightmove, while others might first notice a home through a Facebook video.
The aim is to give your property the best possible opportunity to reach the right audience.
4. Viewing Feedback Should Influence Your Strategy
One of the biggest mistakes an estate agent can make is simply reporting that a viewing took place without explaining what was learnt.
Did the buyers like the location?
Did they feel the rooms were too small?
Were they comparing your property with another home offering better value?
Understanding these details helps sellers make informed decisions.
For example, if several buyers like a property but consistently feel they can get more for their money elsewhere, that’s valuable feedback.
It shouldn’t be ignored.
5. Sometimes a Fresh Approach Makes the Difference
Since launching my personal estate agency business, I’ve worked with sellers whose homes had previously been marketed by other agents without success.
One example was a four-bedroom detached home in Hail Weston.
The property had previously been advertised for approximately three months and had attracted just two viewings.
Following a fresh marketing approach, the property went under offer within 14 days.
Of course, every property is different, and no estate agent can guarantee a particular result.
But it demonstrates why reviewing the marketing, presentation and overall strategy can be worthwhile.
Should You Change Estate Agents?
Not necessarily.
Sometimes your existing agent may simply need to adjust the asking price or improve the marketing.
But if you’re receiving little communication, limited feedback or no clear plan for moving forward, it may be worth seeking a second opinion.
I always encourage sellers to ask three questions:
What is preventing buyers from making offers?
What are we going to change?
How will we measure whether those changes are working?
If your estate agent can’t provide clear answers, it might be time for a different approach.
Selling Your Home Shouldn’t Mean Waiting and Hoping
My approach to estate agency is built around communication, proactive marketing and honest advice.
Sometimes that means recommending a price adjustment.
Sometimes it means changing the photography or marketing strategy.
And occasionally, it means explaining that patience is the best option.
The important thing is having a plan.
If your home is currently on the market in St Neots, Eaton Socon, Eynesbury, Buckden or the surrounding villages and you’re struggling to secure a buyer, I’m happy to offer an informal second opinion.
No pressure. Just an honest conversation about your options.
John Chand | Personal Estate Agent
