The real estate market is no different from any other commercial market. It responds to supply and demand and is affected by many factors, including interest rates, the economy, business confidence, the level of employment/unemployment, political stability and immigration.

In a sellers market there is high demand for properties. Values increase, properties sell more quickly, and buyers have fewer properties to choose from. The negotiating power usually rests more with the seller.

In a buyers market, there is less demand for properties. Buyers have more properties to choose from, values are stable or may even decline, and sellers have to be more competitive to attract buyers. In a buyers market property often takes longer to sell and the negotiating power rests more with the buyer.

In a balanced market, neither buyers nor sellers have a noticeable advantage.

Correct pricing and presentation are critical to selling a property. The best price for a piece of real estate is what the buyer is willing to pay and the seller is willing to accept when both parties are knowledgable about the property and neither is under any pressure to buy or sell.

To help you make an informed decision on the current market value of your property I will prepare a competitive market analysis (also known as a CMA).

This analysis uses information about comparable properties that are currently for sale or that have sold recently. Local and national trends and market conditions must also be evaluated. By comparing comparable properties and market conditions, agents, Valuers and lenders can come pretty close to the maximum price that buyers would be willing to pay for the property.

The period after a property comes on the market is usually the time of greatest interest and inquiry. It is critical that a property is correctly priced when it is first listed. Houses that sell for their optimum value are those that have been priced correctly at the beginning of the marketing campaign. Its no good saying "lets try it at a higher price initially, and then come down if it doesn't sell". Good buyers could be lost, maybe for ever.

Selling a home is one of the most complex transactions that most people are ever involved in. Finding a buyer is often the easy part! When you find someone who wants your home and has the money to buy it its still a long way to settling the sale and changing ownership of the property. You must first negotiate a contract that covers not only the price but also all the terms of the agreement. These terms can include the sale of another house, the raising of the necessary finance, a building inspection, a LIM report from the City Council, and the settlement date. How much deposit will the buyer put down? Having a good agent to handle the process after agreement is reached can make the difference between a successful transaction or a failure. Buyers sometimes suffer remorse and want to get out of the deal. The buyer may need to have finance approved and the lenders Valuer will have to agree with the sale price.

In the present buoyant market often multiple offers are received for the same property. How do you choose the right one? As your agent, I can help you compare and contrast the terms of each proposal. First there is the price. Is the requested date for moving (settlement date) suitable? How "clean" is each offer - Do the buyers have another property to sell before they can confirm their offer on yours? Have the buyers had preliminary discussions with their bank, or with a mortgage broker, and can give a reasonable assurance that they will be able to qualify for any financing they may need. I can advise you on the merits of each offer so that you can weigh them up and accept, or counter offer, the best one (and maybe line up another as a possible pack up offer in case the chosen one does not confirm).

The concept of "do it yourself" is a favourite for many New Zealanders. While this approach can sometimes pay dividends, it can cost sellers unnecessary time and money when they are trying to sell their own home. The overwhelming majority of homes (over 90%) that are sold are sold through a real estate agent. Most people who try to sell their own home are trying to save the commission but people who try to buy homes that are "For sale by Owner" also want to save and want a share of the sellers saving. Rarely does anyone actually save money by selling their own home. By listing your home with an agent you will save the cost of advertising your home, the inconvenience of showing your home to strangers, and all the time you spend talking to people who couldn't qualify for a loan.

Some buyers shop the market on their own but most save time and money by using the services of a real estate sales professional like me. People buy homes by comparing those available on the market. Private sellers have only one property to show - agents can show comparables. Agents can get you the top dollar for you home and are trained to get a multi bid situation if possible.

Government Valuations (GV) are now known as Rating Valuations but people still refer to them as GVs. They are meant to value the city for rating purposes. They are not market valuations. They are carried out at three yearly intervals and are based on sales in the area and on average values for the street.

The mere thought of actually moving homes is enough to make most of us wish we were a thousand miles away lying on a beach enjoying the sunshine. But like most things preparation is the key to a successful operation. No one said that moving home is easy but you can make the shift less stressful for you and your family.

As soon as you now your moving date you should book a furniture mover. Some people choose to move furniture themselves, which is fine if they have a suitable vehicle and have the time to carefully pack all the furniture and household items, but most people prefer to leave it to the movers. You also need to decide whether you want professional packers to do everything, including the packing of crockery, clothing and linen. Naturally you save money if you do the job yourself, but sometimes their expertise is worth paying for in the long run.

Remember to check you insurance policy to be sure that you are covered if anything is lost or damaged in transit.

It is wise to give the contractor a list of things that are to be left behind and it will help if you label each piece of furniture being move to which room it is to be placed in at your new home.

Sometimes in the heat of the moment people forget about things they will need during the shift, and while they are waiting for everything to be unpacked at their new home. It is always a stressful time for the children, leaving friends and familiar things behind. Consider keeping a special toy and other items that may be needed in the interim period separate so that they don't end up on the removal truck as well. At the end of a long, tiring and stressful day you don't want to find that you have no pyjamas, no toothbrush, and no bedding.

A sparkling home attracts buyers: Give it a thorough clean and you'll greatly enhance its appeal to buyers. Ask the children to pick up their toys and tidy their rooms.