Frequently Asked Questions.
Frequently asked questions
Team Keelan is a highly experienced, locally focused real estate team based on the NSW Central Coast.
While our strongest presence is across the 2250, 2251, and 2260 postcode areas, including Springfield, Erina, East Gosford, North Gosford, Green Point, and Kincumber, we work with clients across the entire Central Coast.
These core suburbs are where we’ve built our reputation through deep local knowledge, strong negotiation, and consistent premium results.
What truly sets us apart is our full-service, hands-on approach. Our team structure is designed so nothing is missed from your very first appraisal right through to settlement and beyond.
We coordinate everything:
property preparation
trusted local trades
professional styling
campaign strategy
buyer management
negotiation
and after-sale support
So you can feel completely at ease knowing every detail is handled, and handled properly.
Team Keelan works with all property types across the Central Coast, with our strongest presence in suburbs such as Springfield, Erina, East Gosford, North Gosford, Green Point, and Kincumber.
While these core suburbs are where we’ve built much of our profile, we now sell property Coast-wide, from lifestyle homes and apartments through to acreage, waterfront, family residences, and investment properties.
Over the past decade, our team has successfully sold:
residential homes
townhouses and units
acreage and semi-rural properties
waterfront homes
development opportunities
lifestyle and prestige property
Each property type attracts a different kind of buyer, and we understand how to position and market each one accordingly.
From pricing strategy and presentation to buyer psychology and negotiation, our approach changes based on the property, not just the suburb. That’s what allows us to consistently achieve strong, competitive results regardless of location or property style.
Booking an appraisal with Team Keelan is straightforward and obligation-free.
You can complete our quick online appraisal form and we’ll be in touch to arrange a time that suits you, or contact James Keelan directly if you’d prefer to speak right away.
An appraisal with our team is more than just a price estimate. You’ll receive:
a professional market assessment
insight into recent local sales
guidance on pricing strategy
advice on presentation and timing
a clear understanding of current buyer demand
Whether you’re just exploring your options or preparing to sell, your appraisal will give you clarity and direction based on real market data, not just an automated estimate.
A professional property appraisal is based on market evidence, not guesswork.
Our appraisals are built using a combination of:
recent comparable sales in your area
current buyer activity and enquiry levels
local supply and demand conditions
overall market movement and sentiment
the individual features and condition of your home
Rather than relying on one single factor, we look at the full picture so your property is positioned accurately for today’s market.
The goal is to guide pricing in a way that reflects real buyer behaviour, helping create the right level of interest and competition from the outset.
Our fees are outcome-based, meaning commission is payable once your property has successfully sold.
Marketing costs are flexible and can be structured in a way that suits you, either paid upfront or settled at the end of the campaign. We’ll walk you through the options and tailor the approach depending on your circumstances and goals.
Legal fees are separate to the sales process and are handled by your conveyancer. Most conveyancers charge an initial amount when the contract is prepared, with the balance payable at settlement.
If you need assistance, we’re happy to introduce you to trusted local conveyancers who manage the legal process from contract through to settlement.
All costs are explained clearly from the outset, so you’ll always know where you stand with no unexpected fees or last-minute surprises.
Across the broader Central Coast, the average sale time is around 28 days. However, timing depends on your suburb, property type, condition, price, and presentation.
At Team Keelan, we go beyond averages - we provide suburb-specific insights across Springfield, Erina, East Gosford, North Gosford, Green Point, Kincumber, and surrounding postcodes (2250, 2251, 2260) and build a strategy designed to beat the benchmark.
Not every property needs major renovations before going on the market, and not every upgrade adds value.
Often, the strongest return comes from simple presentation improvements such as fresh paint, minor landscaping, decluttering and professional styling. These updates usually create more impact than large, expensive renovations.
As part of your appraisal, we’ll provide tailored advice on which improvements (if any) are worth considering based on current buyer expectations and recent local sales. The guidance is always practical and designed to help you invest only where it genuinely counts.
If work is recommended, our team can assist with the coordination. Ally, our dedicated pre-sale project manager, works closely with trusted trades and stylists to ensure everything is handled efficiently and to a high standard, keeping the process smooth and stress-free for you.
The Central Coast market performs well throughout the year, but each season tends to attract different buyer behaviour and advantages.
Spring Traditionally the busiest period, with high buyer activity and strong competition. Many families aim to buy before the end of the year, so open home numbers are often higher.
Summer Coastal and lifestyle properties present at their absolute best - water views, outdoor areas and natural light all play a bigger role. Holiday traffic also increases out-of-area enquiry.
Autumn A stable season with steady demand and usually fewer competing listings. Buyers who missed out in summer are still active and motivated.
Winter While quieter, winter often delivers strong results because competition is low. Well-presented homes can stand out more and attract serious buyers.
In reality, great results are achievable in any season with the right pricing, presentation and marketing strategy. The best time to sell is when it aligns with your personal plans, and when the conditions in your specific suburb support it.
Auction can be a strong strategy for certain types of properties, particularly those that are difficult to price, highly unique, or have no clear comparable sales.
We generally consider auction for homes such as:
architectural or one-off designs
acreage and lifestyle properties
land, double blocks, or sites with development potential
properties with features that make traditional pricing challenging
In these situations, auction can help create structure, momentum and transparency around buyer interest, especially when different buyer groups may value the property differently.
As part of your appraisal, we’ll walk you through whether auction is the right fit for your home and your goals, based on current buyer behaviour and market conditions.
Our marketing campaigns are tailored to your property, your target buyers, and current market conditions. Rather than a one-size-fits-all approach, we customise the strategy to ensure your home reaches the right audience with maximum impact.
Marketing typically includes a combination of:
professional photography and floorplans
property video and social media content
online advertising across major real estate platforms
targeted buyer outreach through our database
signboards and feature listings (where appropriate)
We offer three structured package options to suit different budgets and goals, but every campaign is built to highlight your property’s strengths and attract genuine, qualified buyers.
During your appraisal, we’ll walk you through each option and recommend the approach that best suits your property and the current market.
Clear, consistent communication is a core part of the way we work.
Throughout your campaign, you’ll have access to a live online link where you can view:
buyer enquiry numbers and sources
inspection attendance and feedback
real-time performance across realestate.com.au and Domain
Alongside this, we provide regular personal updates so you always know exactly how your campaign is tracking. You’ll receive immediate feedback after every inspection, weekly buyer summaries, and open lines of communication via phone, text, or WhatsApp if you prefer group updates.
Our aim is simple: complete transparency and no surprises - from the first enquiry to the final negotiation.
An off-market sale means your property is sold without being advertised publicly on major property websites or through open homes. At Team Keelan, around 10–15% of our sales each year are off-market. This is because we are constantly working with a large network of qualified buyers who are ready to purchase and often struggling to find the right property. In many cases, this allows us to match the right buyer with the right home quickly and discreetly - without the stress of open homes or marketing costs. We only recommend an off-market approach if it allows you to achieve a premium result. If the price isn’t where it should be, we simply move straight to a full public campaign to maximise competition and exposure. It’s a two-step strategy that gives you the best of both worlds - a quiet premium opportunity first, followed by a full market launch if needed. If we suggest an off-market approach, it’s because we believe we can achieve an excellent result without compromising your position.
This is a very common question, especially when multiple agents give you different price opinions. You’re absolutely right to question it.
A good starting point is to ask any agent:
What recent sales are you basing this price on in my immediate area?
Do you currently have buyers who could be interested in my home off-market?
A professional agent should be able to clearly explain both. If they can’t, your instincts may be right and you may simply be hearing an inflated price designed to win your listing.
Overpricing a property usually has an immediate negative impact on buyer interest. In many cases, it leads to longer days on market, weaker negotiating power and often a final sale price that’s lower than if the home had been positioned correctly from the start which in some cases can cost owners a significant amount.
Our approach at Team Keelan is simple: honest advice, backed by real local data and genuine buyer insight, not guesses and not promises we can’t stand behind.