Property Improvement Advisors

You don’t always need to sell before you buy. If you are a cash buyer or already have secure funding, you can purchase first. However, if you need to sell your current home to finance the next purchase, selling first is usually the safer and more competitive option.In many markets, cash buyers have a strong advantage. Finance clauses take time, typically 7 to 14 days, and extensions are common. If a buyer’s finance falls through, you can lose valuable time and momentum in your campaign. When competing against cash buyers, purchasers relying on finance often need to offer significantly more to be successful. However, the market has changed and the sellers of the homes you're looking to purchase are having to seriously look at 'subject to sale' offers, but keep in mind they will, no doubt, have a contingency plan, in case of a better offer, of a Sunset Clause where that seller can pull out of the contract after a specified period of time if your offer isn't unconditional. That said, personal circumstances matter. If you have young children, pets, or no alternative accommodation, buying first may still be the right decision. In these cases, careful planning around settlement timing and conditions is essential.

Choosing the right real estate agent is an important decision and comes down to trust, experience, and communication. It’s worth understanding how an agent works, how they approach pricing and marketing, and whether their style aligns with what you’re comfortable with.If you’d like a clear overview of how I work, including my selling process, communication style, and what to expect at each stage, you can review that information here: Selling with Jodie Brooks With Property Improvement Advisors, however, I'm here to give you independent property advice, not as a hard sell, list with me only agent. I am not going to hound you into selling now as often home owners simply want to be able to make informed decisions without the pressure of an agent with a second agenda.

Getting your home ready for sale is about presenting it clearly, cleanly, and confidently so buyers can see its full potential. The most effective preparation usually involves decluttering, completing minor repairs, ensuring the home is clean and well-maintained, and creating a neutral, welcoming feel that appeals to the widest range of buyers.Not every home needs renovating, but first impressions matter. Focusing on presentation, layout, light, and overall condition can significantly influence how buyers perceive value and how quickly a property sells. The goal is to help buyers imagine themselves living in the space, without distraction.For a practical, step-by-step approach to preparing your home — including what to prioritise, what to skip, and where effort is best spent — you can refer to my guide: Preparing Your Home for Sale

In most cases, homes sell within weeks rather than months when priced, presented, and promoted correctly. Selling timeframes vary, but homes that are priced correctly, well presented, and professionally promoted can sell quickly. In strong conditions during late 2025, many homes sold at the first open home with multiple offers, including cash buyers and short finance clauses. Typical settlement periods ranged from 30 to 90 days, with many sellers choosing 30-day settlements to avoid being priced out of the market. However, the market has slowed down considerably with legislation changes, interest rate increases and doubt. Home owners are still financially stressed and the borrowing capacity of buyers has decreased. Presentation plays a major role — a cluttered or poorly presented home will almost always take longer to sell and achieve a lower price than a comparable property marketed and presented well. Having only one open home a week is simply not enough. Showing a property multiple times a week, ensuring those who can not attend the normal open home times can view as well is imperative, however, we make those appointments into open homes in case there are other buyers that those times may suit too. You can't sell a secret and you get a better result with competition from multiple buyers.

Selling your home in Queensland involves several typical costs, and understanding these upfront helps you budget and plan with confidence:1. Marketing and advertising – Professional marketing may include photography, drone images, 3D walkthroughs and/or video, property brochures or flyers, online listings (such as realestate.com.au and Domain), and signboards. Costs can range from a few hundred to several thousand dollars, depending on the level of exposure you choose. The photography package we use is currently $829 and includes photos, floor plan, site plan, video, 3D Virtual tours. It is very competitively priced and well worth getting it all done. You need to ensure that interstate buyers can also view. 2. Styling and presentation – Professional styling or furniture hire varies depending on the size of the home and what is required. In many cases, styling costs can be paid at settlement if agreed with the stylist beforehand. Good presentation is often worth the investment, as it can add tens of thousands of dollars to the final sale price. A personal styling consultation is always recommended to assess needs and costs accurately.3. Legal and conveyancing fees – Your solicitor or conveyancer prepares the contract and manages the legal aspects of the sale through to settlement. Fees vary depending on complexity but should be factored in early.4. Form 2 Disclosure Statement – This is a mandatory seller disclosure document in Queensland. As it is detailed and legally important, most sellers choose to have their conveyancing solicitor prepare this on their behalf.5. AML/CTF – Anti Money Laundering and Counter Terrorist Financing laws came in on 1st July 2026. All parties to a contract need to have AML/CTF done ie all Sellers and the successful buyers. Not only does the agent get them done but also your conveyancer, even though it's the same information being gathered. It's a federal ruling and not something that can be skipped. Make sure you have all your documents in the same name and spelling, ie birth certificate, drivers licence, passport, marriage certificate etc. If you don't have all your documentation sorted prior to going to contract it can cause unnecessary stress and time delays. 6. Agent commission – This is usually the largest cost and is calculated as a percentage of the final sale price. In Queensland, commissions commonly range from around 2.0% to 3.5% plus GST, depending on the agency and agreed structure.7. Optional extras – These may include building and pest inspections (often requested by buyers), staging consultations, premium printed materials, or additional marketing upgrades.Most sellers budget first for marketing, legal costs, and agent commission, then decide whether styling or upgraded marketing is worthwhile based on their property, price point, and target buyer.In simple terms, aside from commission, many Queensland sellers spend approximately $2,000 to $10,000 on marketing, presentation, and legal costs. This can vary depending on the property and campaign choices, and it’s worth asking which expenses can be deferred until settlement to reduce upfront financial pressure.

Buying a smaller home should start with clear planning and realistic timing. It’s important to understand your budget, decide whether you need to sell your current home first, and clarify what “downsizing” means for your lifestyle — whether that’s fewer rooms, lower maintenance, or a different location.Downsizing works best when approached in stages. This includes decluttering early, understanding the local market, and planning settlement dates carefully so the transition feels manageable rather than rushed. Many buyers also benefit from flexibility around settlement or short-term accommodation while they make the move.For a practical, step-by-step overview of the downsizing process — including planning, timing, and common pitfalls to avoid — you can refer to my guide: The Essential Guide to Downsizing