Mistake No. 1: Overestimating the price because you’ve ‘seen’ more expensive properties
This is the most common mistake. You may have heard that a neighbouring farmhouse sold for a certain price, or you may have looked at online listings without really distinguishing between the asking prices and the actual sale prices. However, in the Luberon as elsewhere, there can be a significant gap between the two.
An overpriced property attracts few viewings, generates few offers, and eventually becomes “stuck” on the market. Serious buyers see a property sitting on the market and conclude there must be a problem, even if there isn’t. The result: you often end up selling for less than you would have if you’d set a fair price from the outset.
Mistake No. 2: Neglecting the property’s presentation
In a market where many buyers come from far away and shortlist properties online, photos are crucial. A property photographed with a smartphone on a grey day won’t make anyone want to visit, even if it’s exceptional.
Presentation also depends on the property itself: a mown lawn, a clean swimming pool, a clutter-free interior, and a few decorative touches to bring the spaces to life. A minimal effort can make a real difference to how long it takes to sell.
Mistake No. 3: Targeting only French buyers
The Luberon attracts an international clientele. British, Belgian, Swiss, German and American buyers are all looking for properties in the region. If your property is only visible on French portals, you’re missing out on a significant portion of the potential market.
This requires international visibility, property descriptions translated into English (at the very least), and an agent capable of communicating with and reassuring foreign buyers about the specifics of buying property in France.
Mistake No. 4: Poorly managing surveys and legal aspects
Mandatory surveys (energy performance certificate, electrical, asbestos, termites depending on the area, drainage, etc.) must be carried out before the property goes on sale, not at the last minute. Unfavourable survey results (a poor energy performance certificate) can affect the price or deter certain buyers. It is better to know this in advance so you can plan ahead and set the right price.
Similarly, legal aspects deserve attention: easements, rights of way, planning regulations, the status of the swimming pool or outbuildings in relation to planning permission… Situations that can be rectified if identified early, but which block a sale if they arise at the time of the preliminary agreement.
Mistake No. 5: Being too emotional during negotiations
Selling a property you have lived in, renovated and love deeply is an emotionally charged experience. It’s only human. But this aspect can hinder negotiations if it leads you to reject reasonable offers on principle, or to react badly to buyers’ comments about the property.
This is one of your estate agent’s key roles: to act as a professional intermediary and keep a cool head so that you can conclude the sale under the best possible conditions.
In summary
Selling in the Luberon can be an excellent venture, provided you prepare your sale properly, are supported by someone who really knows the market, and avoid these few common pitfalls.
Are you thinking of selling? We are available for a confidential valuation and an initial, no-obligation discussion.
Les Écrins Immobilier
Your estate agency in the Luberon
Marie BEAUCOURT - Estate Agent & Founder