Your questions, answered.

Well-prepared, correctly priced homes with premium marketing typically sell within 45 days. Overpriced or underprepared homes can sit for months, which is why getting the strategy right before launch matters more than anything.

The Bayside market performs strongly year-round due to tight stock levels and consistent buyer demand. Spring (September to November) traditionally brings more listings to market, meaning more competition. Selling in autumn or winter often means fewer competing properties and the same pool of active buyers.

The honest answer: the right time to sell is when your property is properly prepared and the market conditions suit your situation. A well-run campaign in June will outperform a poorly run one in October every time.

Yes, and this is something we have direct experience with. Several of our best results have come from properties that failed to sell with other agents.

We start by diagnosing exactly what went wrong: pricing strategy, marketing presentation, buyer targeting, or a combination. We then completely reset the campaign: new staging, new media, upgraded REA listing, and active database matching to buyers who weren't approached the first time.

No, and we'd strongly recommend you're not. Buyers feel more comfortable exploring freely and asking honest questions when the owner isn't present. It's easier for them to picture themselves in the home.

We handle every aspect of open homes and private inspections. You'll have a live vendor report with buyer interest levels, specific feedback on the property, and any offers in progress.

Once an offer is accepted, the buyer has a standard 5-business-day cooling off period (unless waived). After that, the contract moves toward settlement, typically 30 to 60 days, though we frequently negotiate 21-day settlements for motivated buyers and sellers.

We stay involved right through to settlement, coordinating with solicitors, the buyer's agent, and both parties to make sure nothing falls over at the line.

Yes. Tenanted properties sell regularly in the area, particularly to investors. The key considerations are access for inspections (which requires proper notice to tenants under QLD law), presentation, and whether the current lease terms suit the buyer pool you're targeting.

We can walk you through the specific rules and the best approach for your situation before you commit to anything.

We price off evidence. We look at what's sold nearby in the last 30 to 60 days. More importantly, we look at what you'll be competing with on the market right now. Our appraisals are conservative and realistic. We'd rather give you an honest figure than tell you what you want to hear.

In the Bayside, the vast majority of homes sell via private treaty (not auction). The market moves quickly and buyers here tend to be decisive, particularly the cash buyers and database-matched buyers we work with. Auctions can work for unique or prestige properties but aren't our default recommendation for the typical Bayside home.

We'll always advise on the best method for your specific property rather than applying a one-size-fits-all approach.

Yes, genuinely. There's no obligation to list with us, no pressure, and no fee. We provide a detailed market appraisal based on recent comparable sales and our knowledge of the current buyer pool in our area. You can use it to make an informed decision in your own time.

We walk through your property, discuss your goals and timeline, and provide a detailed market appraisal based on recent comparable sales in our area. We'll also give you honest recommendations on preparation: what to do, what not to bother with, and what it'll cost.

There's no obligation to list with us and no pressure. Most appointments take 45 to 60 minutes.

If your property is ready to go, we can be live on REA within 5 to 7 business days of signing, allowing time for photography, video, 3D scan and copywriting.

If preparation work is needed (staging, repairs, cleaning), we'll set a realistic launch date based on the scope. We never rush a campaign launch. A well-prepared home going live on the right day consistently outperforms an underprepared home launched quickly.

We're transparent with all parties that multiple offers exist and set a clear deadline for best and final offers. This creates genuine competition rather than letting buyers feel they have time to negotiate incrementally.

We then present each offer with a full breakdown (price, conditions, settlement terms, and buyer profile) and recommend the strongest overall position, not necessarily just the highest number. An unconditional offer at $1,480,000 is often better than a conditional offer at $1,510,000.

We coordinate the contract process and liaise directly with your solicitor or conveyancer throughout. You'll need to engage a solicitor for the legal side. If you don't have one, we can refer you to local professionals we trust.

We stay involved through to settlement, making sure nothing falls over at the finish line.

In a well-run campaign this is rare, but it happens. If we reach the end of a campaign without a result, we'll have an honest debrief: what the market is telling us, whether pricing or presentation needs to change, and what the right next step is.

We don't extend failing campaigns indefinitely. If something isn't working, we'll tell you directly and adjust, not keep running the same approach and hoping for a different result.