Known for his relentless energy and innovative strategies, Josh credits auctions with transforming the way he sells property.
In a wide-ranging interview on the Elevate Podcast a while back, he outlined how “auction is just a method of sale, but it is a method that I have come to embrace.”
Fast-forward to today, and he stands by that sales technique which has made him one of the most successful agent in NSW.
“My vendor clients tell me they are attracted to the shortened selling time frame, their ability to pick their auction date and creating urgency around the property.
“Private treaty sales, in my experience, take longer to achieve a sale and, in many cases, are subject to a cooling off period. In my local community, vendors want their sale to be an unconditional sale, which can be achieved under auction conditions.”
Josh’s auction clearance rate speaks volumes, with his personal success rate sitting at 88%. He auctions everything, from one-bedroom studios to luxury homes, and swears by the method’s ability to create urgency and deliver results.
“Not everything sells under the hammer; sometimes I will say to a vendor, pass the property in, and let’s keep negotiating, we are under auction conditions until midnight. Some deals are done after the property is passed in but with all the parties and decision-makers on site, we get the deal together.
“We do not pressure our vendors to sell under the hammer. That is part of my client-focused methodology, it is not about “my” auction results, it is about my vendors and their real estate experience.”
He also believes auctions offer benefits beyond faster days on market: “With auctions, buyers have a clear deadline to work towards. Most of our auction properties come with a pre-purchase pest and building report made available to prospective purchasers so they are not forking out for property inspections for each property they are interested in bidding on. It is my experience that buyers like on-site auctions where they can ‘eye-ball’ their competition, which gives them confidence in bidding.”
The shift to auctions came after Josh joined Ray White in 2020, a move that helped him adopt the brand’s well-established auction culture.
Focus on your strengths
“When I first opened the office I was the licensee in charge and it became apparent to me that being the person that looks after compliance and also being the main fee earner was not sustainable. I choose to stick with my passion, what I love and that is listing and selling. My lane is, I list. I sell, I prospect, and I vendor manage. That’s my role.”
He explains that everything else, from open homes to pre-settlement inspections, is handled by his team.
“The volume of transactions and the sheer pace of the office is, I am told, unlike any other office. We operate from a single office in Quakers Hill, somedays you are flat-out on the phone it is so busy.”
This delegation allows Josh to focus on high-value activities, such as negotiating deals and securing new listings.
“If a buyer needs me at midnight, I’ll be there.”
Marketing in overdrive
Josh’s marketing strategy is another cornerstone of his business. From bus ads and corner signs to sponsoring schools and sports teams, his name and face are everywhere in his local community.
“I love reinvesting in my local community, local sporting teams, each weekend hordes of local kids wear sports uniforms sponsored by my office.
“The more sales we make, the more I invest back into marketing … I know that when people want to sell, they’re going to think of ‘Josh Tesolin’ straight away.”
His investment in marketing extends to social media, where his auction videos and weekly wrap-ups generate tens of thousands of views.
“A lot of agents are scared to invest in promotion and marketing, but I see marketing as an investment,” he said.
“As an agent, you need to be on the shopping list, and self-promotion puts me on the shopping list when vendors are looking for a real estate agent to sell their property.
“My favourite way to market is when a vendor and or a purchaser provides a video testimonial, sharing their great experience of selling through my office, sharing their experiences with other people looking to transact in real estate.”
Consistency and sacrifice
For agents looking to step-up, his advice is simple: have a strong work ethic and learn from your mistakes.
“My office in 2025 is a far cry from what it was two years ago, I’ve made a lot of mistakes along the way. I put my success to date down to consistently doing the work. A lot of agents give up too quickly. They feel that they’re prospecting, they’re door knocking, they’re making cold calls, and they do it for three weeks and see no success; their interest dwindles,” said Josh.
“Agents reading this hoping to replicate my success, I would like to say I am nowhere near done yet. Watch this space; there is much more to come. This year I am focussing on finding more of a work/life balance so as to spend more time with my wife Sophia and young son Emilio, while enjoying this exciting and rewarding industry that we are all lucky enough to be a part of, bring on 2025.”
