The numbers don’t lie, and right now, the numbers are telling sellers something important.
Victoria’s auction clearance rate is sitting at just 53%. While that’s up from the lows of June, the market recently recorded its weakest auction results in almost five years. In a market like this, simply listing a property isn’t enough. Strategy matters.
What Is Actually Happening Out There
Buyers are still buying, properties are transacting. Here at Kardinia Property was have had the largest number of sales in a month for 5 years. The interest is there. What has changed is the decision-making. Buyers, once gripped by the fear of missing out, are now increasingly paralysed by the fear of overpaying. They are attending inspections, doing their research, and then waiting. They are moving forward only on properties they feel represent genuine value at the right price. Everything else, they watch.
The result of all this is two painful outcomes for sellers…
- The first is that those who are selling are often achieving less than they expected. When buyer competition thins and urgency disappears, negotiating power shifts. Sellers who entered the market with expectations formed during a stronger period are meeting a very different reality at the negotiating table.
- The second is that many sellers are simply choosing not to sell at all. They withdraw. They wait. They tell themselves the market will recover and they will try again later. Some will be right. Others will find that waiting has its own costs.
What This Market Requires from Your Agent
In a strong market, the gap between a good agent and an average one is difficult to see. When buyers are competing freely, and properties are selling themselves, most campaigns end well regardless of who is running them.
In this market what we call a buyers market, that gap becomes visible very quickly.
A shifting market does not reward agents who advertise and hope. It rewards agents who have a genuine strategy for achieving a sale, who understand buyer psychology, who know how to create competition where competition is not automatic, and who have the negotiation skills to close a transaction when conditions are not working in the seller’s favour.
This is the moment to ask harder questions of your agent. Not “how many properties have you sold?” but “how are you selling in this market, specifically?” Not “what will you charge me?” but “what is your strategy for finding the right buyer and securing the best result when buyers are sitting on their hands?”
Many sellers have previously made surface-level decisions about their agent, choosing on familiarity, on a suburb performance chart, or simply on who knocked on the door first. That approach carries acceptable risk in a strong market. In this one, it carries real consequences.
The Marketing Cost Conversation Nobody Is Having
There is a second issue that deserves attention, and it is one most sellers are not aware of until they are already committed.
When you list your property for sale, most agencies will ask you to fund the marketing campaign upfront, typically somewhere between $5,000 and $15,000, depending on the property and the program. This covers photography, online advertising, signage, and print. It is charged regardless of whether your property sells.
Read that again. You can spend $10,000 marketing your home, fail to achieve a sale, and receive no refund. The marketing cost is gone whether the outcome is achieved or not.
In a market where outcomes are less certain than they were twelve months ago, that is a risk worth understanding before you sign anything.
The question every seller should be asking is simple: Does my agent ONLY get paid if I get a result?
The Kardinia Property Approach
At Kardinia Property, our answer to above question has always been YES.
NO SALE, NO CHARGE is not a response to the current market. It is a commitment we hold, because we believe it is the only arrangement that is genuinely fair to the people we work for. You should not be carrying the financial risk of an unsuccessful campaign. We should. If we don’t achieve a sale, we don’t get paid. It is that simple.
In this market, that commitment matters more than ever.
Alongside our No Sale, No Charge guarantee, we bring a genuine sales strategy to every campaign. Not a template. Not a standard advertising schedule. A specific, considered plan for your property and your circumstances, built around where buyers are coming from, what is motivating their decisions right now, and how to position your home to be one of the properties they move forward on, rather than one of the ones they watch.
We will have a direct, honest conversation with you about price. Not a conversation designed to win the listing, but one designed to give you the clearest possible picture of where the market sits today and what your property is likely to achieve in it. That conversation, even if you ultimately choose not to sell, is worth having.