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Send us Fan Mail One solid auction day is encouraging - but the real turning point comes when inflation cools, rate-rise fear fades and buyers stop feeling like they’re catching a falling knife. 00:00 — My auction results01:24 — Why it could get worse before it gets better02:43 — What needs to happen before rates fall03:48 — Bargains versus the fear of a falling knife04:43 — How to spot a market bottom05:51 — Clearance rates, buyer competition and discounting08:08 — Unsold stock and the interest rate outlook09:58 — Confidence returns — but markets recover at different times

Send us Fan Mail Two auctions, two sales. But until inflation breaks, buyers will keep sitting on their hands. New listings have vendors who are far more realistic, particularly those that have the three D’s. Death. Debt. Divorce. These vendors sell.

Send us Fan Mail Buyers can see value, but they’re worried about what comes next.  In this week’s market wrap, I discuss buyer nerves, mortgage pressure and why realistic sellers are getting deals done. 0:00 — One auction, no bids: buyers remain cautious 1:33 — Value is emerging—but will prices fall further? 3:51 — Why mortgage pain could feel worse than the GFC 6:01 — New listings vs old listings: pricing makes the difference 7:41 — How unemployment & inflation will affect the next RBA decision

Send us Fan Mail A Tamarama property sold at a mortgagee auction today for around $20.2 million, after selling for roughly $29.2 million in 2021.  That’s a brutal reminder: The market doesn’t care what you paid, or what you still owe. In this Saturday market wrap, I talk about rate rise fears, falling borrowing power and why a cheaper property can still be harder to afford.  There are opportunities for buyers with cash and staying power. But if you’re under pressure to sell, waiting for the market to turn carries its own risk. Nobody rings a bell at the bottom.  Make the decision that works for your finances. 0:00 Tamarama mortgagee sale: roughly $9 million below its 2021 price0:44 Cash is king, and the market is at a knife’s edge1:19 How many more rate rises could be coming?1:55 What I’m seeing in Sydney and Melbourne3:02 Who bears the pain of fighting inflation?4:23 Recession fears and what the 1990s felt like6:13 Buying opportunities when fear takes hold6:49 Why trying to pick the bottom is so difficult8:26 The borrowing power paradox9:41 My first spring Saturday without an auction in over 30 years10:55 My take for buyers and sellers right now

Send us Fan Mail Today, I called 4 auctions and sold 2. Last week, it was two from two.  Buyer activity is improving, but rising stock and the threat of further interest-rate increases could kill the momentum. My advice to sellers: if you have a qualified buyer today, be very careful about losing them over another $20,000. Their finance approval and borrowing capacity may look very different in 90 days. And for first-home buyers, waiting for prices to fall could backfire if your borrowing capacity falls even faster. The market may be showing signs of life, but rate rises could stop the recovery before it gets going.

Send us Fan Mail Victoria’s auction rules are changing, and agents need to understand exactly what changes in practice. In this session with REIV CEO Toby Balazs, you’ll learn about: The new Property Price StatementThe seven-day reserve disclosure requirementsWhat happens with pre-auction offersWhen a private sale can become a fixed-date sale, and What vendors can and can’t do with their reserve on auction day. You’ll also get practical guidance on paper trails, compliance, vendor bidding, offers prior to auction and the scenarios most likely to catch agents off guard. Resources: - Real Estate Institute of Victoria (REIV) - Victorian Consumer Affairs (CAV) Guidelines and Resources **Disclaimer:** This content is for general educational purposes only and does not constitute legal, financial or professional advice. Information and opinions were current at the time of recording. Please verify all requirements with Consumer Affairs Victoria, the REIV or a qualified adviser before acting. To the extent permitted by law, Tom Panos Pty Ltd accepts no liability for any loss arising from reliance on this content.

Send us Fan Mail Learn how to protect property transactions in a tougher market. Jared Zak explains the tenfold rise in buyer defaults, the risks of buying before selling, subject-to-sale and sunset clauses, deposit flicking, and a FREE AI contract review tool: https://www.dottandcrossitt.com.au/services/first-review This is essential viewing for agents who want to reduce risk, protect clients and do the right thing. 00:00 – Introduction and market overview02:17 – Why more property deals are falling apart03:45 – Buyer defaults have increased tenfold04:40 – What happens when a buyer defaults?06:01 – The risks of accepting a 5% deposit07:17 – Can an auction sale include a cooling-off period?09:47 – The dangers of buying before selling13:15 – How subject-to-sale clauses protect buyers14:55 – How sunset clauses protect vendors16:34 – The risks of chained property transactions21:03 – What is deposit flicking?24:38 – Who is liable if the deposit disappears?25:52 – Free AI tool for reviewing property contracts: https://www.dottandcrossitt.com.au/services/first-review28:35 – Victoria’s new auction rules from October 132:53 – Falling sales volumes and the industry-wide impact34:39 – Compliance is crushing agent productivity Jared Zak is the Principal Solicitor & Founder of Dott & Crossitt. He has around 20 years of experience in law and finance. This is sponsored by LocalAgentFinder *DISCLAIMER: The information provided in this video is for educational purposes only and does not constitute personal legal advice. Tom Panos Pty Ltd does not accept any liability for decisions made based on the information provided and strongly encourages viewers to seek independent professional legal advice tailored to their specific circumstances.

Send us Fan Mail 01:00 — Why buyers should get finance approved now 02:01 — Australia’s housing shortage 03:28 — Could two rate rises trigger a recession? 04:33 — Agents are leaving the industry 06:06 — Marrickville sells $500K over reserve 07:13 — Burwood also sells over reserve 08:28 — Has the market stopped falling? 09:07 — The truth about collapsing auction volumes 11:27 — Are auction bookings finally returning?

Send us Fan Mail It's Super Saturday, and I conducted zero auctions! Five months after the budget, the warning signs are everywhere: developers are going broke, housing supply is collapsing, first-home buyer activity has fallen, and property volumes are down 25–30%. 0:46 — The government must confront the consequences 1:16 — Why first-home buyers aren’t benefiting 4:04 — Banks sound the alarm on housing supply 5:42 — Why confidence in auctions has collapsed 6:22 — Withdrawals and the prospect of more rate rises 7:59 — The industry’s real concern is volume 8:42 — The next interest-rate decision Plus, this is the deposit scheme the Government doesn't talk about: The 2% Deposit Scheme

Send us Fan Mail The final weekend of Winter tells the story:  Clearance rates are softVolumes are still well downSpring stock is coming I think the rest of 2026 will remain a buyer’s market, with some outstanding opportunities as older listings build up towards Christmas. 2027 could be where the next property cycle begins!

Send us Fan Mail  00:00 - The truth about falling auction volumes 01:29 - Prestige prices are falling by 20% 01:45 - Why Sydney and Melbourne could recover first 02:24 - The real problem isn’t prices: it’s volumes 03:04 - Which real estate businesses are most vulnerable? 03:23 - When agents lose income, they can lose their identity 04:02 - The business lessons only a downturn can teach 04:35 - Cut the ego expenses: Cash is oxygen 05:09 - Why this market creates opportunities for skilled agents 05:40 - Forget buying at the bottom, focus on buying well 06:39 - Why cancer charities will shape my next chapter

Send us Fan Mail The Australian property market has changed. Prices are down, buyers are cautious, transaction volumes have fallen and agents are feeling the pressure. But while others are trying to pick the exact bottom, I’m looking at quality property that’s already 15–20% cheaper and seeing opportunity. Could prices fall further? Absolutely. But I’m buying for the next decade, not the next 90 days.

Send us Fan Mail The market isn’t going to apologise for being tough. Stop waiting for rates, headlines or buyers to save you. The Great Real Estate Agent Reset is happening now, and the agents who adapt, tell the truth and sharpen their skills will own the recovery. 💪

Send us Fan Mail I'm calling it. August 2026. The housing policy that came out on 11 May 11 has officially failed. Today, I had just one auction scheduled. I normally conduct 10, 12, sometimes 15 on a Saturday. That one auction attracted zero registered bidders, making it two Saturdays in a row without a single registration. This isn’t about Labor versus Liberal. It’s about outcomes. Investors are waiting. First-home buyers are waiting. Vendors are waiting. Developers are waiting. And when property transactions stop, the pain spreads to agents, brokers, conveyancers, tradespeople, retailers—and ultimately renters. Markets don’t care about political intentions. They respond to incentives. The housing policies announced in May have now collided with reality, and from where I’m standing, they’re not working. Real leadership means examining the evidence and having the courage to say: “We got it wrong. Let’s fix it.” Australia matters more than anyone’s political ego.

Send us Fan Mail How would you handle that vendor's "friend"?