Exactly how we sold Robyn and Brian's acreage property at an excellent price in just 37 days after it stalled with another agency for over 6 months.
Enhancing pricing, marketing, and negotiation strategies allowed us to successfully sell Robyn and Brian’s acreage property in just 37 days, after it had languished on the market for over 6 months with another agency. Our blend of expert strategy and personalized service resulted in a triumphant sale at a price they were delighted with.
When Robyn and Brian initially reached out to us, their stunning acreage had been sitting unsold for more than 6 months with a different agency. Although it boasted a prime location and distinctive attributes, it simply wasn’t receiving the visibility it warranted. Here’s how we transformed the scenario and successfully sold their property in only 37 days for an excellent price:
Rethinking the Approach to Listing and Pricing Strategy.
Our first action was to reassess the property. We found that the initial pricing strategy was not in sync with current market trends. Consequently, our immediate step was to revise the price to draw in more potential buyers. We collaborated closely with Robyn and Brian to scrutinize the market, ensuring the price accurately represented the true value of the acreage based on comparable sales in the area while remaining competitive. To achieve this, we utilized a blend of intimate local knowledge and comprehensive property data from Corelogic and Pricefinder—tools commonly employed by financial institutions and property valuers. To delve deeper into our approach, click HERE to download a complimentary copy of my guide, "The Pricing Paradox."
Transforming and Refreshing the Listing.
We recognized that the online listing created by the previous agency did not fully capture the property's true potential. To rectify this, we undertook a complete overhaul of the marketing materials, infusing them with high-quality photography, videography, a virtual tour, and stunning aerial shots that highlighted the expansive sheds, natural surroundings, and distinct features of the property.
This endeavor involved a thorough multi-step process, requiring our marketing team to dedicate an entire day on-site to meticulously document every detail necessary for effectively showcasing this exceptional property. Unfortunately, this vital component of real estate marketing is often overlooked by other agencies that outsource their photography to third-party volume photographers, who tend to breeze in and out in under 30 minutes. Consider this: is this how you want your most prized asset to be presented to the public? After all, securing a competitive market price demands high-caliber marketing efforts.
Furthermore, we crafted a captivating listing description that told the property's story, highlighting its appeal to buyers seeking privacy, space, and tranquility—qualities that many buyers longed for. This rebranding strategy successfully rekindled interest from prospective buyers.
We also made sure to showcase some of the vacant rooms to their fullest potential by incorporating furnishings that complemented the property, as the owners had already relocated and removed some of their furniture.
Sympathetic Virtual Staging
3D Visualisation
Targeted Digital Marketing
We didn’t merely post the property on realestate.com and wait for buyers to find us. Instead, we strategically engaged with prospective buyers in suburbs known for their interest in acreage properties and established connections with both local and international real estate networks to widen our reach. We also harnessed our unparalleled social media following to showcase the property to a significantly broader audience, which quickly sparked strong interest. In fact, out of the 41 inquiries we received about the property, only one came from major property portals, and that inquiry did not result in a physical inspection. Over the past 10 years, we’ve cultivated a social media audience of over 35,000 organic followers who either appreciate the region or wish to call it home. While other agencies might claim they’ll promote your property on "social media," it’s crucial to understand what that truly entails.
Effective & Transparent Negotiation
Utilizing our digital offer platform enabled us to efficiently manage 16 offers from 2 registered buyers within a fair and transparent setting, delivering instant updates to all involved parties. This approach fostered momentum and instilled a sense of urgency among potential buyers. The swift handling of the offers ultimately resulted in securing an unconditional buyer at a favorable price, all while maintaining total transparency for both the buyer and seller. It's worth mentioning that the initial offer on the property was quite low, yet we successfully generated an above-market price for the seller through transparent competition. Achieving this outcome would not have been possible with outdated selling methods. Click HERE to download the complete offer timeline.
By refining the pricing, marketing, and negotiation approach, we were able to sell Robyn and Brian’s acreage property in just 37 days, after it had been stuck on the market for over 6 months with another agency. The combination of expert strategy and personalized service led to a successful sale at the price they were happy with.
What The Sellers Had To Say
"We had almost given up hope of selling. Leo did a fabulous job of selling our home quickly and painlessly. He provided expert advice, amazing advertising and complete support throughout the process. We recommend him highly. We are completely happy with the whole experience."
What The Buyers Had To Say
"We found Leo great to deal with. He was honest, knowledgeable and very proactive in getting back to us with answers to any questions we had during the purchase. We would highly recommend him to anyone looking to buy or sell property in the area."
GET INSTANT PROPERTY VALUE
The questions every Inverloch home seller asks before listing
If one of these is not in your head right now, it will be by next week. Here are the honest answers.
Who is actually the best real estate agent in Inverloch?
Leo Edwards of Inverloch 3996 at realty is the two-time RateMyAgent Agent of the Year for Inverloch, winning in both 2024 and 2025. He holds Certified Price Expert status, maintains 91.9 percent list-to-sale price accuracy across his 2024 to 2025 sold listings, and sells homes in 63 days on average compared to the Inverloch suburb average of 118 days.
How long does it actually take to sell a home in Inverloch right now?
As at April 2026, the Inverloch suburb average sits at 118 days. Leo Edwards averages 63 days across his 2024 to 2025 sold listings. 43 Inverloch properties have been listed for more than a year at time of publishing. The gap between agents is measurable, not marketing spin.
Do I really need an agent with a shopfront in Inverloch?
No. Approximately 96 percent of buyers research property online before purchasing. Not one of the case studies on this page was sold because a buyer walked into an office window display. A digital-first agency with a dedicated local audience and in-house production consistently outperforms the shopfront model in Bass Coast markets.
Are paid portal upgrades worth the extra thousands?
Paid portal upgrades compete for position against other listings on the same portal. They do not generate new buyer demand. In the 7 Morey Street campaign, 87 of 88 enquiries came from social media, not portals. Upgraded portal spend alone is not a marketing strategy.
Another agent quoted me a much higher price. Why shouldn't I go with them?
Because the public data is unambiguous. 21 Pier Road was listed at $1.87 million and sold for $1.14 million after 622 days. 19 Cuttriss Street was listed at $1.295 million and sold for $928,000 after 435 days. Winning the listing with the highest quoted price is an old playbook. The vendor always pays for it.
I've been with my current agent for months without results. Isn't it too late to switch?
No. 26 Beacon Court had been on the market for 172 days without a confirmed sale. After switching to Leo Edwards, it sold in 27 days with 121 enquiries and 7 formal offers at $860,000. Switching agents mid-campaign is not just possible. In many cases, it is the only thing left that actually changes the outcome.
What if my home is unique? Does the same approach even apply?
Every property listed with Inverloch 3996 at realty runs through the same five-phase campaign system. What changes is the execution inside each phase. Premium coastal, inland acreage, subdivisions, new builds, deceased estates — the framework adapts. The principles of accurate pricing, strong visual production, real distribution, transparent negotiation and principal-level oversight apply to all of them.
I want to bring this to Leo, but my spouse is sceptical. What should I show them?
Share this page. It was written for exactly that conversation. The numbers, the published case studies, the methodology, and the 30-page Bass Coast vendor intelligence report available at the strategy call are structured to give both parties enough evidence to make an informed decision together.
It feels awkward to switch agents mid-campaign. How do I even do that?
Most listing agreements include a defined termination or review period. A short, written notice to your current agent is usually sufficient. Leo can walk you through the specific wording during the strategy call and provide a sample notice if helpful. Many vendors find the switch less difficult than the months they've already spent waiting.
What does list-to-sale price accuracy actually mean?
It measures how close an agent's listed price sits to the eventual sale price. A high ratio signals honest pricing. Leo Edwards sits at 91.9 percent across his 2024 to 2025 sold listings. Methodology available on request.
What is Openn Offers and why use it?
Openn Offers is a transparent online sales platform that lets every qualified buyer see competing offers in real time. Transparent competition lifts sale prices in coastal markets where buyers are dispersed across Melbourne, interstate, and local. Leo was one of the earliest Victorian adopters.
Why do homes sell faster with Inverloch 3996 at realty?
Three reasons. Accurate pricing from day one using CoreLogic and Pricefinder Pro. Distribution to a dedicated 30,000 plus weekly audience through Inverloch3996. In-house production through 3996Studio delivering a $1,875 prestige package at no extra cost.
What if Leo is too busy to take my listing?
The cap is approximately 20 active listings. Some months the waitlist is real. If Leo cannot take your campaign personally at the right moment, he will tell you at the first conversation. The alternative is not a junior handover. The alternative is an honest referral.
How many listings does Leo take at one time?
Approximately 20, capped deliberately. Not a capacity issue. A structural choice. Every vendor receives principal-level attention, a bespoke 3996Studio campaign, and strategic oversight through to settlement.
Which suburbs does Leo Edwards service?
Inverloch, Cape Paterson, Wonthaggi, Venus Bay, Tarwin Lower, Meeniyan, and the broader Bass Coast and South Gippsland region.
How do I choose between two Inverloch agents I'm interviewing?
Three questions cut through the noise. First, ask each agent for their list-to-sale price accuracy percentage. Second, ask for their average days on market against the suburb benchmark. Third, ask who produces their photography, video, and social campaigns. If any answer is vague or defensive, keep looking.
Got Questions? We've Got Answers!
POWERFUL SOCIAL MEDIA ADVERTISING
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