Listing a property for sale only to find an absence of viewings or offers can be disheartening and stressful, particularly if you’re keen on selling quickly to move forward with a subsequent purchase or other plans. You may be wondering: why isn’t my house selling?!

This is a particularly stressful situation when you have an onward purchase to consider - especially when you’ve found your ‘dream home.’

So why isn’t your house selling? There are potentially numerous reasons that a property that is otherwise in great condition and well-marketed doesn’t attract the attention you feel it deserves, and we’ll run through some of the most common factors shortly.

You may  need to consider an alternative selling strategy such as selling your house by auction in order to keep your chain intact and the dreams of your new home alive! 

Thinking of selling your home by auction? Our professional, experienced property team can explain the process, advise on the pricing they feel you can achieve, and assist with marketing to circulate your property particulars to a verified, engaged buyer audience.

Key Takeaways:

• Some properties don't sell quickly due to factors such as uniqueness, poor timing, competitive listings, and poor presentation.

• Other factors may be at play such as unrealistic seller expectations, financing issues or location issues. 

• Auctions provide a platform where hard-to-sell properties might thrive due to the presence of a diverse and active set of bidders, competitive bidding processes, and the suitability for unique properties that might not appeal to the general market but attract specific buyers looking for particular features or potential investment projects.
  

What Is My Property Not Selling?

As we've mentioned, there isn't always an obvious reason your home hasn't sold; in some circumstances, it is simply a question of timing. Of course, if you are selling a house that is somewhat unique, unusual or has quirky features, this may mean that you find it tricky to drive traction in the local property market – but it absolutely doesn't mean the right buyer won't be interested. In fact, a property auction is an excellent way to sell your unusual property. 

If you’ve had a house listed on the market for several months, the below may be part of the reason:

• Timings: The property market naturally peaks and dips, and if your house has yet to sell, it could be down to a lack of general activity or listing the home at an inopportune time when there are fewer buyers.
  
  

• Competing listings: Some property hotspots seem to attract multiple similar listings all at once. If the market is crowded with houses of the same size and in a nearby location, it can be hard to attract attention and stand out.
  
  

• Lack of staging: Homes are naturally lived in, but most sellers will declutter and tidy before inviting potential buyers to viewings. Empty homes are more likely to benefit from staging, where blank, vacant rooms can mean some buyers lack the imagination to think about how the space might look when furnished.
  
  

• Low-quality photography: Most buyers primarily browse houses for sale online and depend on the photos displayed to form a first impression. Grainy images, or those that are obviously taken on a very wide-angle lens, can be off-putting and show your property in a bad light.

• Too much work: Homes that require a significant amount of work or renovations can often be more challenging to sell via private treaty compared to move-in ready homes. You can read more about this here: How to sell a house in need of repairs. 

Other reasons that your house seemingly won’t sell could include:

• Location Issues: A less-than-desirable location can be a significant obstacle to selling a property. Factors such as proximity to noisy roads, lack of amenities, or crime rates can deter buyers.

• Unrealistic Seller Expectations: Sellers may have unrealistic expectations regarding the sale price or timeline, leading to difficulties in negotiations and delays in closing the deal.

• Legal or Title Issues: Legal issues such as property liens, boundary disputes, or title defects can complicate the sale process and make it harder to find a buyer willing to navigate these challenges.

• A Limited Buyer Pool: If buyers are unable to secure financing, it significantly narrows the pool of potential buyers for the property. Cash buyers or those with pre-approved mortgages are often in a better position to make an offer, but not all buyers fall into these categories.

• Stringent Lender Requirements: In recent years, interest rates have risen and ‘stress testing’ has become more stringent. Lenders have increasingly strict requirements for borrowers, including credit scores, debt-to-income ratios, and employment stability. If potential buyers don't meet these criteria, they may struggle to secure financing, no matter how much they like the property.

In some situations, an independent property adviser might suggest that the asking price isn't accurate and is either too high or too low – meaning buyers may perceive there is something wrong with the structure or that the property has underlying problems that erode its value.

Regardless of the reason, listing at auction may be the speediest answer and enable you to sell quickly, confidently and successfully. At Clive Emson Auctioneers we are always willing to have a discussion and give advice over the phone, so please do not be afraid to ask for some advice.

What do our experts say? 

“Auctions represent a beacon of hope for sellers of unique and hard-to-sell properties. By harnessing the competitive atmosphere and the specialised interest of bidders, auctions can unlock the value of properties that might otherwise linger on the market.”

Sam Kinloch 

Can I Sell a House at Auction if I Can’t Sell on the Open Market?

While the caveat exists that some properties don’t sell as well as anticipated without any identifiable reason, the answer is yes; property auctions feature a huge variety of houses, buildings, structures and plots, and you can enter any property you own into an auction sale if you wish.

The first step is choosing an auction house to work with – as members of both the National Association of Valuers and Auctioneers (NAVA) and Royal Institute of Chartered Surveyors (RICS), we'd recommend only choosing a firm with these designations since you have the assurance of an auctioneer that adheres to best practice standards.

Since the pandemic, the majority of property auctions are held virtually, but you will normally need to allocate time for viewings or let us know if you’d like assistance managing the viewing process. Block viewings or open days can also work well if time is a factor and you’d like to enter your house into an auction as soon as possible.

The auction itself is well-managed, where bidders are required to register in advance before having access to download the auction legal pack. This set of documents includes formal paperwork buyers need to assess the property and decide whether they’d like to enter a bid on the day.

Once the auction concludes and the final bid is over your reserve price, you will exchange contracts there and then – a large proportion of homes sell the first time they are entered into an auction, so there is a good certainty that you will achieve your required minimum bid.

Why Do Hard-to-Sell Houses Do Well at Auction?

We’re often asked why an auction is such a viable alternative to listing a property on the open market, and there are a number of contributing elements that make an auction a great solution.

These include:

• The interest of registered bidders who are actively looking for properties to purchase. During periods when the property market is 'cold', it may be impossible to attract a similarly engaged buying audience outside of the auction environment.

• Competitive bidding, where it is common for buyers to bid up to their maximum amount to secure a property they’d like to acquire and outbid other parties.

• The potential to list unusual homes, with auctions a great option for houses that have unique selling points or that appeal to certain buying groups – those who frequently purchase properties through an auction often have set criteria or look for homes in specific locations.

• The prevalence of both professional buyers who often use auctions to find investment properties, renovation projects or homes that present an ideal addition to a rental portfolio, along with motivated private buyers.

The assistance of an auctioneer can be invaluable, so you know what to expect, how long to allocate to the auction marketing process, and can sit in on the day to watch the bids arriving. 

As one of the UK's leading auctioneers, with over 30 property experts based in our offices across Southern England, we can provide support throughout the process and invite prospective sellers to sign up for our newsletter or browse our current listings to get a feel for the diversity of properties that are available to purchase in forthcoming auctions.

If you’d like any advice about listing a house that you’re struggling to sell, please access our Selling Guide or get in touch to arrange a convenient time to talk.