How We Continually Optimise Our Seller Campaigns
You already know that stale listings achieve little to no buyer enquiry. The longer a property sits on the market, the less interest it generates… and the higher chance the price will be reduced. Sound familiar?
This is the reason we place so much time and effort on our digital & social campaigns. if a listing campaign isn’t getting the results we want, we can optimise it - improve it. We do that by going into the back end of Facebook or Google and changing the headlines and ad copy, call to action buttons and photographs. But first, we analyse what’s working and what isn’t. That’s a whole day job in itself, and it actually takes a bit of time to learn. That’s why we've spent the last seven years perfecting our craft.
When you sell your property with us, you’re actually benefiting from everything we have tested, learned and improved upon over those years by thousands of ads through our platform. That means we are constantly learning what is going to get you results. We’ve built this knowledge into our marketing - we know how many characters your headlines and other ad copy should be, so it looks good in every ad format. We know what size and resolution your photos need to be so that they’re crystal clear on all devices.
From our 2021 sales 70% of the buyers have come from targeted digital campaigns across social media
By targeting both active and passive buyers we have been able to achieve amazing results for our home sellers.
Active Buyers
Active buyers are the ones that are searching the internet, looking for properties several times a day. They’re usually registered to receive alerts when a new property matching their search criteria comes to market, they have fully researched the market attended several open homes and are price sensitive.
Passive Buyers
Passive buyers are that huge pool of buyers hiding just under the surface? Our data tells us that buyers start thinking about property as long as two years before they make the decision to start looking. And in the time of COVID? Well, virtually anyone would start thinking the grass is a little greener after spending 24/7 in the same four walls.
Your future “passive” buyers may not be flagging their intentions to your face, but they are giving off strong signals to Google and Facebook that they might be ready to buy - and the type of properties they’d be interested in.
Facebook knows when someone stops scrolling for a few seconds to view a video about how to apply for a mortgage. Google knows where they live and work... how long their current commute is. Both platforms have a good idea of their income bracket, and when it changes. And that’s just a start.
Facebook and Google can tap into their huge pool of data to reverse engineer successful homebuyers’ behaviours in the months and years leading up to purchase.
By doing this, they know what kinds of signals people give off when they enter the different stages of the buying journey. These audiences are dynamic - people move in and out of them all the time. They may find a rental instead, they might have their pay cut - there’s an endless number of potential reasons. But Google and Facebook are on top of it all.
Instead of waiting for people to find your listing, you can intercept buyers before they even get around to searching for a property on the portals.
Ask Your Agent About Their Social Strategy When Selling Your Most Valuable Asset
If your property is currently on the market your agent has probably told you that they will advertise your property on Facebook and social media, but it's important you understand what that means. A signboard and a shop window simply don't cut it in 2021. This is where the 3996 Platform and digital really shines. Fifty-seven per cent of people don’t look past the first page of the biggest property website the industry uses. So, your chance of getting buyer eyes on your listing drops dramatically as soon as it falls to the second page – and that could be just a few days into the campaign.
Our Facebook Engagement vs Competitors
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
- Advertise your property to thousands of relevant potential buyers, investors and tenants who you’d otherwise miss.
- Create the best possible conditions for a great price and short sales process.
- Advanced, smart property targeting shows your ads to people identified as:
