Selling Your Brackenfell Home? Beware These Real Estate Lies
Uncover the truth behind common real estate deceptions and sell your home with confidence.
The Real Estate Industry’s Reputation Problem
Selling a home in Brackenfell should be an exciting journey, but for many, it turns into a frustrating battle against false promises and misleading tactics.
South Africa’s real estate industry is competitive, yet alarmingly, 70% of registered estate agents did not sell a single property in the past year.
This statistic raises an important question: How many agents are truly skilled professionals, and how many rely on deception to secure listings?
One of the biggest threats to homeowners is “commission breath“—when agents are so desperate for a sale that they resort to unethical tactics. This results in misleading sellers and buyers, creating unnecessary stress and financial losses.
This article exposes the most common real estate lies, helping you avoid costly mistakes and ensuring you work with honest professionals.
The Lies Agents Tell – Don’t Fall for Them
The Fake Buyer Trick – "I Have a Buyer for Your Home!"
One of the most common real estate lies is when an agent claims they already have a buyer interested in your home. It sounds promising, but more often than not, it’s just a trick to get you to sign with them.
The Reality: The so-called “buyer” may not exist, or if they do, they’re likely not serious. Once you’ve signed the agreement, the agent suddenly needs more time to “convince the buyer.” Meanwhile, you’re stuck with an agent who never had a buyer to begin with.
How to Protect Yourself:
- Ask for proof—request a written offer or direct contact with the supposed buyer.
- Don’t rush into signing an exclusive mandate based on this claim alone.
- Choose an agent who provides a clear marketing plan instead of empty promises.
Overpricing to Win Listings
Some agents will inflate the price of your home just to win your listing. They tell you they can sell for more than the market value—because they know it’s what you want to hear.
The Reality: Overpriced homes sit on the market for months, only to end up selling for even less than they should have. Potential buyers ignore them, assuming something is wrong.
How to Protect Yourself:
- Demand comparative market analysis (CMA) reports with real sales data.
- Be wary of an agent who tells you what you want to hear instead of what the market dictates.
- Work with an agent who is honest about pricing, not one chasing commissions.
Fake Marketing Superpowers
Some agents claim they have exclusive marketing techniques that will sell your home faster and for more money.
The Reality: Most marketing strategies used by agents—social media ads, property portals, and flyers—are standard industry practices. There’s nothing “exclusive” about them.
How to Protect Yourself:
- Ask for a clear, documented marketing plan before signing with an agent.
- Check the agent’s past listings—have they actually sold well?
- Focus on professionalism, negotiation skills, and experience, not marketing gimmicks.
Unethical Tactics That Hurt Sellers
Dual Agency – Who Is the Agent Really Representing?
In dual agency, one agent represents both the buyer and the seller. While it may seem convenient, it creates a major conflict of interest.
The Risk: The agent is supposed to get the best deal for both parties—but that’s impossible. Either the seller gets a lower price, or the buyer overpays.
How to Protect Yourself:
- Avoid dual agency whenever possible. Hire an agent who works solely for you.
- Ensure your agent prioritizes your interests over closing a quick deal.
- We practice the method of handing over a property to other agents in the office to bring buyers, ensuring a fair and transparent process.
Misleading ‘Cash Offers’
You receive a cash offer, and it seems like the perfect deal—fast, no banks involved. But then, suddenly, the buyer switches to financing.
The Risk:
- In a competitive market, some buyers use questionable tactics, like presenting a cash offer to secure a home—only to switch to a mortgage later.
- Some agents even advise buyers to disguise regular offers as cash, raising ethical concerns.
- Sellers often accept cash offers for quicker closings, but if the buyer transitions to financing, it can cause unexpected delays.
- If the mortgage falls through or the home doesn’t appraise at the agreed price, you could be left scrambling for another buyer.
How to Protect Yourself:
- Request bank statements or proof of funds before accepting a cash offer.
- Include a strong contract clause that ensures consequences for bait-and-switch tactics.
- Clarify in writing that any switch from cash to financing must be disclosed immediately to avoid unnecessary delays.
Unethical Bidding Wars & Inflated Offers
Some agents manipulate multiple offers to create fake bidding wars, pushing buyers to increase their bids unnecessarily. In highly competitive markets, escalation clauses are often used—but they can lead to inflated prices and unrealistic expectations.
The Risk:
- An escalation clause automatically raises an offer based on competing bids, which can artificially drive up prices and pressure buyers into overpaying.
- Some listing agents may misuse escalation clauses to create artificial competition, forcing buyers into bidding wars they weren’t prepared for.
- Buyers who regret overbidding may withdraw their offers, leaving the seller back at square one.
- If an inflated offer relies on financing, appraisal issues may arise, causing deals to collapse.
- Unrealistic contingency dates—often suggested by buyer agents—can add further risk, making it difficult to meet contractual deadlines for inspections or financing approvals.
How to Protect Yourself:
- Ensure all offers are in writing and verified as legitimate.
- Be cautious with escalation clauses—understand them fully before agreeing.
- Work with an experienced negotiator who prioritizes your best interests and ensures realistic terms.
- Set clear, customary contingency timelines to avoid unnecessary delays or complications.
What Sellers and Buyers Should Demand from Agents
- Honest Pricing, Not Promises: An agent should justify pricing with real market data, not personal opinions or wishful thinking.
- Confidence Based on Facts: If an agent hesitates or can’t explain local market trends, that’s a red flag.
- Professionalism and Transparency: Avoid agents who badmouth competitors instead of proving their own value through expertise and results.
- Clear Communication: No vague claims, no inflated promises—just straight facts and honest advice.
Emotional Manipulation – The Hidden Tactics
The “Love Letter” Trick
Buyers often send personal letters to emotionally sway sellers. While touching, these letters can create legal and ethical issues, especially if sellers choose a buyer based on personal details rather than the offer itself.
Pre-Closing Access – A Risky Move
Some buyers ask for early access to the home for repairs or renovations before closing.
The Risk:
- If the deal falls through, the seller is left with a partially renovated home.
- Buyers could demand compensation for work done, even if the sale doesn’t go through.
How to Protect Yourself:
- Never allow work or access before closing without a strong contractual agreement.
Conclusion: Demand Better – Protect Your Property Interests
The real estate market in Brackenfell is filled with opportunities—but also with pitfalls. Sellers and buyers must be vigilant, informed, and strategic when choosing an agent.
🔎 What to Look For in an Agent:
✅ Honesty about pricing—no inflated numbers.
✅ Transparency in marketing—no vague claims.
✅ Strong negotiation skills—not just quick sales tactics.
✅ Integrity in all dealings—your interests come first.
By working with a professional, ethical, and skilled agent, you can sell your home with confidence—without falling for common real estate lies.
About the Author:
Andre Swart is a seasoned real estate expert in Cape Town’s Northern Suburbs with over 20 years of industry experience. Known for his integrity and client-first approach, Andre is committed to educating sellers and buyers about ethical real estate practices while empowering agents to build successful, value-driven careers.
Through his blog, Andre Swart Inspires, he shares insights on navigating the property market with confidence, avoiding common pitfalls, and making informed decisions—always grounded in honesty, personal growth, and faith-based principles.