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Agents could be losing listings before they ever meet the vendor, as online searches and AI tools decide who makes the appraisal shortlist. The competition for listings is no longer starting at the appraisal, with vendors researching agents online before picking up the phone, leaving those with weak digital profiles at risk of being overlooked. On REB Discover, Liam Garman speaks with Properti founder and CEO Craig Deveson about why agents need to win the online search before they can win the listing. Deveson reveals that an analysis of 38,000 agents found an average digital visibility score of just 46 out of 100, with only 20 to 25 per cent getting their online profiles right. He explains why reviews, Google Business profiles, and third-party coverage can make or break an agent's chances of being found. The pair also examine how agents can stand out when vendors have access to the same market data, use local expertise to challenge automated valuations and attract buyers in a tougher market. With marketing budgets under pressure, Deveson shares ways to build visibility, promote properties before they hit the portals, and avoid wasting money on tactics that do little for an agent's profile.

20 steps to resolve one maintenance issue. Work orders sitting unresolved for months. Property managers walking out from burnout. Nidus Group's Lina Lim says the industry's reliance on manual processes is unsustainable, and she's helping build an AI solution that could fundamentally change how agencies operate. On this episode of the PMX Podcast, host Alex Whitlock is joined by Lim and Fixer co-founders Manas Maheshwari and Lovelin Gandhi to unpack the growing workload crisis in property management and how AI could help solve it. Lim reveals how a single maintenance request can involve 20 manual steps, with some work orders awaiting landlord approval for months. She explains why existing technology is failing to reduce administrative workloads, leaving property managers frustrated, overwhelmed and increasingly burnt out. The team discusses how they developed an AI platform designed to manage maintenance requests, coordinate trades and reduce manual follow-ups. Rather than navigating multiple dashboards, property managers can instruct an AI assistant to handle routine tasks, freeing them to focus on clients and growing their rent rolls. They also explore why staff initially feared AI would replace their jobs, how disconnected systems are creating unnecessary work, and the opportunity to integrate property management, finance and accounting to deliver better outcomes for landlords.

Distressed property listings have surged 42 per cent, but Australians are quietly stockpiling billions in mortgage offsets. As another RBA rate hike squeezes borrowers, Phil Tarrant and Liam Garman unpack the risks of bridging loans and parental guarantees in a falling market, and whether the government could be forced to backtrack on its controversial property tax reforms. On this episode of Property Buzz, Phil Tarrant and Liam Garman unpack Australia's cooling property market, with national listings up 19.3 per cent, distressed listings climbing 42.3 per cent and another rate hike putting borrowers under pressure. The pair examine a 168 per cent jump in bridging loan submissions and the risks of buying before selling in a falling market. They also warn about the hidden dangers of parental guarantees, negative equity and commercial property margin calls, and why investors need to understand their exposure. But it's not all doom and gloom. Garman reveals that Westpac's mortgage offset balances have climbed from $71 billion to $81 billion in just 12 months, with National Australia Bank (NAB) reporting a similar trend. Are Australians preparing for a recession, or stockpiling cash for their next investment? The hosts also challenge the popular 18.6-year property cycle theory, questioning whether its apparent accuracy is simply coincidence, and debate whether the government will be forced to wind back its self-managed super fund (SMSF) lending restrictions and negative gearing reforms. Finally, it's listener questions, with the pair tackling debt recycling, the impact of falling property transactions on government tax revenue, and when investors should consider selling rather than continuing to fund a struggling portfolio.

AUSTRAC has begun enforcement action against real estate businesses that have failed to meet their AML/CTF obligations, with no grace period for non-compliance. AML Partners' John Nguyen explains why software alone won't protect agencies, the dangers of going it alone, and what businesses must do to avoid falling foul of the regulator. On this episode of REB Discover, REB editor Liam Garman is joined by AML Partners founder John Nguyen to unpack AUSTRAC's compliance crackdown and why real estate businesses need a functioning AML/CTF program now, not just a policy on paper. With roughly half of the expected 80,000 businesses yet to register, Nguyen reveals that AUSTRAC has begun issuing 11-page information requests, giving recipients just two weeks to respond. The pair examine why agencies attempting to manage compliance in-house could be exposing themselves to significant risks, particularly when navigating complex company and trust structures. Nguyen explains why purchasing AML software is not enough to satisfy regulatory obligations, and how outsourcing compliance to experienced specialists can reduce costs while providing the expertise needed to identify suspicious transactions. Finally, they unpack what happens when clients refuse to provide identification, the obligations around suspicious matter reporting, and why businesses must maintain documented evidence of compliance ahead of mandatory independent audits every three years.

Sales are softening, and agencies across Australia are doubling down on their rent roll. REB has officially revealed its Stellar Agencies 2026, ranking the top 10 property management businesses by growth, not size. On this episode of The Property Management Excellence (PMX) Podcast, host Alex Whitlock is joined by REB editor Liam Garman to reveal the Stellar Agencies 2026: REB's top 10 property management businesses with the greatest growth in properties under management. With sales softening, more agencies are doubling down on property management and recent research has indicated that two-in-three agencies are focusing on property management for their next phase of growth. The Stellar Agencies show who is winning that race. The hosts count down all 10, revealing each business's growth in properties under management, whether it grew organically or through acquisition, and which software it runs on. The mix shows there is no one-size-fits-all approach, and that fast growth can come from very different strategies. Whitlock and Garman also explain why scaling too fast can sink the economics, why culture and client service matter more than software, and what to expect from the top 10 in the months ahead, with a representative from each business joining the podcast to unpack how they did it.

France is already paying billions to service its debt. Australia could be heading down the same path, with only a narrow window to turn things around. On Property Buzz, Phil Tarrant and Liam Garman compare Australia's fiscal position with France's, examining rising debt costs, bond yields, tax settings, and public sector growth.  Garman warns Australia could be only a few years behind as government spending and debt servicing put increasing pressure on the economy. The pair revisit France's failed wealth tax experiment and Greece's experience with spending cuts, before examining Australia's own warning signs, including weaker employment, falling stamp duty revenue, and fewer capital gains to tax. They also compare personal, company, and capital gains tax settings, and debate whether further property tax changes could push investors out of the market. Tarrant is sharply critical of the federal government and the ATO, predicting a royal commission and further political battles over property taxes before the next election. The discussion also covers the impact of the SMSF residential property ban on development, rising construction costs, and the risks facing first home buyers caught in falling apartment markets. To get in involved, leave questions for Phil and Liam, or simply share videos or memes - join the Whatsapp group here.

Agents are pouring money into social media and still not winning listings. The Real Estate Voice (TREV) founder Richard Lindley says the problem is chasing the wrong audience with the wrong content, and that a viral video could do more harm than good. Here's how to build an organic local audience that actually turns into leads. On this episode of REB Discover, Real Estate Business editor Liam Garman sits down with Richard Lindley, founder of TREV and an early proptech pioneer, to unpack why so many agents' social media strategy isn't converting. Lindley explains why a selling agent's audience is local sellers, not the whole country, and why a video that spreads far beyond their patch can muddy the algorithm's picture of who they serve. He shares what his audits of major agency networks found: most agents rarely post, most of what they do post is listings, and the small share of content with a personal, agent-led angle gets far more interaction. The pair then look at how to reframe content so it stops the scroll, from "what I would do if I were selling" posts to translating market data into what it means for a home owner, and why promoting auction dates may be wasted effort. Lindley makes the case for organic over paid, why an active profile builds the trust people check for before they engage an agent, and what really influences how agents appear in AI chatbot answers. Both warn against publishing unchecked AI output, and Lindley explains how to turn followers into leads by getting them off social media and into your CRM.

Most agencies assume property managers need to work faster and harder. However, property management coach and trainer Lauren Robinson says the real culprit is often the structure around them: unclear responsibilities, clients who cost more than they earn and a growth model that rewards winning managements over keeping good ones. On this episode of The Property Management Excellence (PMX) Podcast, REB editor Liam Garman sits down with property management coach Lauren Robinson ahead of her session at the PMX Conference in Sydney on 5 November. Robinson starts with the problem: "everyone's incredibly reactive". Agencies often assume property managers need to work harder, she says, when the real issue is the structure around them, from unclear roles to maintenance requests passing through three people. To hear Lauren Robinson live, secure your tickets to the PMX Conference here. That clarity extends to the numbers. Robinson says principals and BDMs get fixated on how many managements they hold, when the better question is what each one earns and what it costs to deliver, including the hidden cost of rework. Not every client is worth taking on, she says, and retaining good ones deserves more attention. Finally, she looks at how agencies can prove their value without racing to the bottom on fees, and how AI can free property managers for judgment and relationships, as long as the processes come first.

Prestige vendors are being asked to accept millions less, forecasters are revising their predictions down, and the RBA is hinting that inflation is worse than expected ... but will rising yields be a silver lining? Phil Tarrant and Liam Garman unpack what it could mean for investors, first home buyers and anyone with a mortgage. On this episode of Property Buzz, Phil Tarrant and Liam Garman look at a market where negative equity is spreading. They discuss a report that 20,000 Perth homes are now worth less than their owners paid and a Harbourside Sydney listing where the guide has reportedly slipped from a $28 million offer to $20 million-plus. The pair then weigh up the forecasts, including JPMorgan's revised outlook and Coolabah Capital's warning that some pockets could fall by as much as 40 per cent. Garman explains why he doesn't agree with every call, and why falling prices could open up higher yields in blue-chip suburbs for long-term investors. Both urge listeners to do their own due diligence and be wary of spruikers. Tarrant also challenges a report that investors are shifting to new builds, while the hosts discuss what proposed changes to trusts could mean for tradies and builders, and how rising interest costs and the pullback of SMSFs are adding pressure to developers. Then it's on to rates and politics: hints of a Melbourne Cup rate rise, what is feeding inflation beyond the war in Iran, and One Nation's pledge to restore the capital gains tax discount for up to two investment properties. Garman argues investors should factor in every political outcome, with the hosts floating a tongue-in-cheek policy of one negatively geared property per child. To get in involved, leave questions for Phil and Liam, or simply share videos or memes - join the Whatsapp group here.

Buyers are cautious, listings are harder to win and 15 to 20 per cent of property professionals are reportedly leaving the market. But PRD's Dr Diaswati Mardiasmo says the data tells a more nuanced story than the headlines. On this episode of Real Estate Exposed, REB deputy editor Emily Lauer sits down with PRD chief economist Dr Diaswati Mardiasmo for a full market update, themed around cutting through the noise and finding opportunities in a shifting market. Mardiasmo explains why PRD's time-to-buy index has lifted despite higher rates, and why some ready buyers see a softer market as the moment to act before competition returns. She also unpacks a curious pattern in the data: buyers are taking longer to commit but want quicker settlements once they do. The pair look at what a possible fifth rate hike could mean, with mortgage repayments now taking up a record share of median family income, and what it means for rents, renters and the agents trying to win listings. Mardiasmo then shares how agents can stand out, from becoming educators with suburb-level data to having "right sizing" conversations with owners feeling the pinch. She also points to regional markets as the standout opportunity for investors, citing lower prices, higher yields and tighter supply. Finally, she outlines where she sees the market heading into 2027, including what the RBA's modelling says about negative equity. Did you like this episode? Show your support by rating us or leaving a review on Apple Podcasts (REB Podcast Network) and by liking and following Real Estate Business on social media: Facebook, X and LinkedIn. If you have any questions about what you heard today, any topics of interest you have in mind, or if you'd like to lend a voice to the show, email [email protected] for more insights.

A return to selling has helped one Rockhampton agent more than double his personal sales output while reducing the administrative burden that can keep agents away from their clients. On the REB Discover podcast, Liam Garman is joined by Todd Brandon, property partner at The Agency CQ in Rockhampton, to discuss his return to selling and the business model behind his growth. Brandon has split the sales process across three specialist roles, with different members of Team Todd Brandon handling buyer, seller, and negotiation responsibilities. The structure has helped the team complete around 120 sales in the past year, compared with around 50 sales Brandon personally completed when he ran his previous 40-person business as a principal. He said technology, outsourcing, and agency support have also taken much of the administrative work off his plate, giving him more time to focus on buyers and sellers. The pair also explore Brandon's focus on creating more time for clients, the value of peer networks, and the lessons regional agents can take from a business built around specialisation rather than doing everything in-house.

A recent National Australia Bank survey finds most agencies are already invested in property management, and a big majority see it as a growth opportunity. Lucy Zheng explains why the rent roll is becoming the defensive play, and what it takes to protect  On this episode of The Property Management Excellence (PMX) Podcast, Real Estate Business' Liam Garman, hosting while Alex Whitlock is on leave, sits down with Lucy Zheng, business banking executive, professional services at NAB, to unpack what a recent survey of professional services firms says about the state of the industry. Zheng explains why property management is increasingly seen as the stable core of an agency, and why she likens its recurring income to a defensive investment when the sales market gets tougher. She also reveals what NAB is seeing on the ground, from a rise in rent roll purchase inquiries to smaller books being snapped up in a wave of consolidation. The pair then dig into what makes a rent roll worth more, or less. Zheng makes the case for an independent valuation before you buy, and explains how contracts that weren't signed properly, book concentration and geography can all change what a rent roll is worth. They also tackle compliance, cyber security and AI. Garman argues that doing the basics well protects your brand, while Zheng shares how businesses are tackling AI and scams.

NSW collected 23 per cent less residential stamp duty in September than a year earlier, and Phil Tarrant and Liam Garman say it's only the start. But when the conversation turns to mortgage brokers, the hosts stop agreeing. On this live episode of Property Buzz, Phil Tarrant and Liam Garman dig into the numbers behind a sharp fall in NSW residential stamp duty: $663.7 million collected in September, down from $864.3 million a year earlier. Extrapolated across the country, they put the potential loss at $7.36 billion, a figure that sits inside the $6 billion to $8 billion range they've been predicting for months. The pair also unpack the NSW Labor pledge to let investors restructure trusts hit by the new discretionary trust tax without triggering stamp duty, and Victoria's promise to return its property tax threshold to $50,000. Then there's the data. Brisbane listings are up 40 per cent on last year with a clearance rate of just 20 per cent, unemployment has ticked up to 4.7 per cent, and part-time jobs have dropped by 74,000. Tarrant shares what buyer's agents and brokers are telling him on the street, from tactical finance to banks loosening up, and explains why he says now is the time to have a good broker in your corner. And then it gets heated. Tarrant takes aim at a looming levy hike on brokers while Garman plays devil's advocate – arguing consumer protection is a fair reason for scrutiny. Who wins the argument? You'll have to listen.

As sales activity cools, one Brisbane principal says a rent roll can keep an agency resilient, but discounting fees and replacing personal service with AI could cost more than they save. On The Property Management Excellence (PMX) Podcast, Real Estate Business editor Liam Garman speaks with Brisbane principal Cara Bergmann about building an independent agency and the role property management plays in its long-term success. Bergmann explains how her rent roll supports the business when sales activity slows, creates opportunities to win future listings and provides long-term agency value, while acknowledging the challenges that come with acquiring one. She also discusses holding firm on fees, prioritising quality over the number of properties each manager handles, and the risks of choosing a cheaper property manager, sharing the case of a landlord who fell $24,000 into arrears and then returned. Bergmann argues that sales and property management teams should work as one business, with personal relationships at the centre, and warns that automated replies and AI-driven communication can leave landlords and prospective clients feeling ignored.

Commercial property can offer higher yields, but poor due diligence, risky leases, and long vacancies can turn an investment into a costly mistake. On Property Buzz, Liam Garman and Phil Tarrant examine the risks facing residential investors moving into commercial property as Smart Property Investment launches a six-part guide to the sector, warning that commercial is not an easy next step. The hosts discuss cases of poor advice, inadequate due diligence, and fake leases, highlighting the need for investors to understand the sector before committing their money. Garman explains how higher yields can signal greater risk, with prolonged vacancies, complex lease terms, and unexpected repair bills eroding returns. Tarrant raises concerns about investors buying commercial property through super funds without understanding the risks, while the pair stress the importance of financial buffers and experienced commercial specialists.