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.

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. Sunset clauses will no doubt be put in place by those sellers in case they get a better offer leaving you normally 72 hours to become unconditional or terminate your contract.

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

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 very 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.

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 well. In January 2026, the average days on market in Capalaba was around 25 days, noting that January is traditionally slower due to Christmas and school holidays.

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.

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. 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 2.5% plus GST, depending on the agency and agreed structure.

6. 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 $6,000 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 usually starts 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 “smaller” 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