The method I recommend

They all have their place. 

I believe that negotiation starts with the very first step a buyer takes towards the property, and it doesn't really end until they are happily in their home.

Every interaction a buyer has, from the advertisement title, the images, and the descriptive text, right through to the answers to their questions, needs to create another brick in the wall of positive associations they have with the property.

The entire process is one of building intrinsic value via feelings, associations, and the property's ambiance, as well as extrinsic value in terms of making economic sense in a way a buyer can rationalise. 

Therefore unlike the rest of the industry that leans, broadly speaking, toward recommending an auction method from the outset, I generally tailor my recommendations to the demographic the house is most likely to appeal to and the character traits of their buying position and style, as the more buyers included, the greater the competition, and the higher the overall sale price is likely to be. 

Three key factors dictate this:

1. Buyers are more likely to pay the most they can when they know they are in competition with someone, but can't actually see what level their competitor is willing to pay. 

2. Time is an important element in every negotiation. Considering overnight whether or not it is worth letting something go that really works for their family over an amount that is able to be saved by settlement if mindfully planned frequently results in a buyer raising what they previously said was their 'best and final' offer. At auction the time pressure that works effectively on some buyers has a quelling effect on others who forget they can apply for more lending, sell a car or boat, or simply ask for a longer settlement to allow time to save the additional funds. 

3. The majority of buyers are not in a position to bid unconditionally at auction. So you need to be certain the property is going to achieve an excellent turnout before an auction is a sensible option.

As a consequence, I will usually suggest a bespoke strategy that includes as many buyers as possible, and is most likely to result in a blind competitive negotiation, with time sufficient that I can tailor my negotiation process effectively to ensure the market pays the highest possible price for your property.

Sometimes giving the unconditional buyers, in the instance there will be many of them, a head start with the auction process makes perfect sense, but very much more often than not, I will present an alternative option as well or as my preference as an auction is a method that comes with significant risk of underselling a property.