Selling a House in Hervey Bay & Fraser Coast | Seller FAQs (Part 1)

Short answer: Your sale price is driven by recent comparable sales in your suburb plus adjustments for your property’s condition and renovations, land size and aspect, street & location factors, presentation and current buyer demand. Online “estimates” often miss these nuances—an accurate result starts with a local, in-person property appraisal in Hervey Bay / Maryborough / Fraser Coast (incl. K’gari/Fraser Island).

What actually drives value (the big levers)

• Property fundamentals: land size & usability, frontage, aspect, views, privacy, topography, parking/garaging, bedroom/bath count, internal living area.
• Condition & improvements: age vs effective age, build quality, maintenance history, level of modernisation (kitchen/bath, flooring, glazing), energy efficiency (solar, insulation, air-con), outdoor living (alfresco, pool), landscaping.
• Location & micro-factors: street appeal, school catchments, walkability, proximity to beach & marina, flood/overland-flow risk, road noise, neighbouring uses, body-corp condition (for units/townhouses).
• Market & timing: days-on-market trend, stock levels (competition), very recent local sale prices, buyer depth for your price band, seasonality.
• Legal/financial: zoning & development potential, approvals/compliance for renovations, tenancy status (vacant vs leased), easements/encumbrances.

How Jasmine prices it (no guesswork)

1. In-home assessment: we inspect upgrades, note any defects, gauge presentation, and determine the home’s effective age—never “photos only”.
2. Comparable Market Analysis (CMA): match to 3–6 of the closest, most recent Hervey Bay / Fraser Coast sales and adjust for differences (e.g. +$ for new kitchen, −$ for smaller land).
3. Live buyer feedback: test the target range with Jasmine’s Private Buyer Network to validate demand before launch.
4. Strategy price band: set an asking/guide range engineered to maximise enquiry and competition (not “high & hope”).
5. Review loop: monitor interest and shift early if the market moves—so momentum (and price) stay strong.

Do renovations add value?

Yes—modern kitchens/bathrooms, outdoor entertaining, fresh paint/flooring, and energy upgrades commonly lift appeal and price. The uplift depends on quality, recency and local buyer expectations in suburbs like Urangan, Pialba, Urraween, Kawungan, Eli Waters, Point Vernon, Craignish, Dundowran, Toogoom, Burrum Heads.

Fast wins before your appraisal

• Declutter & deep clean; complete minor repairs.
• Neutral paint touch-ups; brighten lighting; refresh gardens/kerb appeal.
• Light staging to reduce buyer “price deductions” and boost first impressions.

Looking to sell my house in Hervey Bay or need a free property appraisal on the Fraser Coast (including K’gari/Fraser Island)? We’ll give you an accurate, local valuation—no automated guesswork.

Short answer: List when buyer demand in your price band is higher than competing listings. While spring and early summer often bring strong enquiry locally, well-presented, correctly priced homes sell year-round across the Fraser Coast (including K’gari/Fraser Island).

How to choose the right window (data over guesswork)

• Supply vs demand today: how many comparable homes are active in Urangan, Pialba, Urraween, Kawungan, Eli Waters, Point Vernon and surrounds?
• Days-on-market trend: falling DOM = rising momentum; rising DOM = price-sensitive conditions.
• Recent local sales: what sold in the last 4–8 weeks in your suburb and price band?
• Buyer depth check: use Jasmine’s Private Buyer Network to pressure-test interest before launch (pre-market/off-market).
• Presentation readiness: clean, repaired, styled and professionally photographed beats waiting for a “perfect month”.

Seasonal nuances (keep it practical)

Families often plan around school terms/holidays; downsizers and prestige buyers act year-round. Waterfront/lifestyle properties can shine in warmer months; acreage and garden-forward homes benefit when outdoor areas are at their best. The winning formula is low competition + high presentation + accurate pricing.

Searching for the best time to sell a house in Hervey Bay or across the Fraser Coast? We’ll map demand, competition and recent sales so your launch lands at the right moment.

Short answer: Your total selling cost = agent commission + marketing + conveyancing/legal + government/bank fees (e.g., mortgage discharge) + any optional prep (repairs, styling/staging). The mix depends on your property, price band and strategy (on-market vs off-market). See Cost of Selling a house

1) Agent commission

• Quoted as a percentage of the sale price (sometimes tiered) and typically includes negotiation, campaign management and buyer work.
• Focus on ROI: the right agent should more than cover their fee via pricing accuracy, stronger marketing and better negotiation outcomes.

2) Marketing (choose what you need—no bloat)

• Core essentials: professional photography, floor plan, compelling copywriting, signboard, listing on major portals.
• Premium upgrades (as relevant): video walk-through, drone, lifestyle edits, 3D/virtual tours, feature/boosted ads on portals, targeted social/Google campaigns, retargeting.
• Off-market/Private Seller Network: reduced advertising footprint, buyer-database activation and private inspections for discretion.

3) Conveyancing/legal (seller side)

• Conveyancer/solicitor fee for contract, disclosure, settlement coordination.
• Disbursements: title searches, rates/water adjustments, electronic settlement platform fees (e.g., PEXA or similar).

4) Government & bank fees

• Mortgage discharge: lender discharge fee and land titles release fee (if you have a mortgage).
• Compliance items (as applicable): smoke alarms, pool safety, final approvals/certifications for renovations.

5) Optional preparation

• Repairs & refresh: paint touch-ups, lighting, garden/kerb appeal, minor fixes.
• Styling/staging: full or partial styling to lift perceived value and reduce buyer “price deductions”.
• Pre-sale reports: building/pest (optional) to de-risk negotiations for certain properties.

How Jasmine keeps costs efficient

• Itemised, upfront quote: you see commission, marketing line-items and legal/disbursement estimates before launch.
• ROI-first plan: spend where it converts (visual assets + portal features + targeted digital + buyer-database activation).
• Strategy fit: campaign scaled for your suburb/price band—family, downsizer, prestige or K’gari/Fraser Island lifestyle buyers.

Comparing real estate commission, marketing costs and conveyancing fees to sell a house in Hervey Bay or across the Fraser Coast? We’ll tailor a plan that maximises return and minimises waste.

Short answer: Set a strategy price band (not just one number) based on recent comparable sales, your home’s condition & upgrades, current supply vs demand in your price bracket, and—critically—your timeline (e.g., avoiding double mortgages or high holding costs).

Start with the evidence (no guesswork)

• Adjusted comps: 3–6 of the closest, recent Hervey Bay / Fraser Coast sales, adjusted for land, renovation level, outlook, and location micro-factors.
• Market today: active competing listings, enquiry depth, and days-on-market trend in your suburb cluster (Urangan, Pialba, Urraween, Kawungan, Eli Waters, Point Vernon and surrounds).
• Readiness & presentation: repairs, styling, pro photography—great presentation widens your price band and shortens time on market.

Choose a pricing strategy that fits your situation

• Need to sell fast (bridging/two mortgages, relocation): competitive end of the band to maximise enquiry early and drive multiple-offer pressure.
• Normal timeline (balanced): anchor around the best-supported comp-adjusted value and use pre-market testing to confirm demand.
• Time-flexible / optimise price: start at the top of the supported band, but set a rapid review trigger (e.g., 14–21 days) to adjust if buyer signals are soft.

Why bands beat a single “wish price”

A clear band aligns your price to the market while giving room to negotiate. It also keeps you agile—if real buyer feedback beats expectations, you hold your ground; if interest is thin, you pivot early rather than lingering (which invites discounting).

Ready to price your home in Hervey Bay or across the Fraser Coast? We’ll map comps, competition and buyer depth so you launch with confidence.

Short answer: Most sellers are safer to sell first so they avoid double mortgages and know their exact budget. If you have strong financial flexibility (or bridging finance), buying first can work—especially when the right home appears—but you must actively manage risk and timelines.

Option 1 — Sell first (lower risk, clearer budget)

• Pros: you lock in your sale price, remove “subject to sale”, and often negotiate better on the next purchase with cash-like certainty.
• Cons: you may need temporary accommodation/storage if you haven’t found the next home by settlement (can be solved—see timing tools below).

Option 2 — Buy first (convenience, but manage exposure)

• Pros: secure the home you want without rushing; more control over move timing.
• Cons: risk of owning two homes if your sale is slow; higher holding costs; weaker negotiating power if you must sell quickly.

Market context & your situation

• Seller’s market (demand > supply): buying first can be viable if your current home is likely to sell quickly.
• Balanced/cooler market: selling first usually wins—fewer buyers means a slower sale is more likely.
• Your timeline & costs: consider deadlines, tolerance for overlap, cash flow, and total holding costs (interest, rates, insurance).

Timing tools that de-risk the move

• Longer settlement on your sale: gives you time to buy after you’ve locked in the price.
• Rent-back / licence to occupy: stay in your sold home briefly after settlement (by agreement).
• Subject-to-sale clause (when acceptable): protects you if the purchase depends on your sale.
• Bridging finance: short-term loan to cover the gap—ensure you can service both loans if timelines slip.
• Simultaneous settlements: align sale and purchase dates to minimise overlap.

Practical game plan

1. Get pre-approval so you know your ceiling with and without bridging.
2. Price and prep your home to sell quickly at fair market value (repairs, styling, pro photography).
3. Choose a strategy: sell first (lower risk) or buy first with risk controls; set decision triggers (e.g., list if no purchase by X date).
4. Use Jasmine’s Private Buyer Network for pre-market checks—measure demand before you commit.

Unsure whether to sell before you buy in Hervey Bay or across the Fraser Coast? We’ll map finance options, timing tools and buyer demand so you can move with confidence.

Short answer: Most well-priced, well-presented homes sell within a few weeks to a couple of months, depending on pricing accuracy, presentation and buyer demand in your price band.

What determines days on market (DOM)

• Price vs comps: how your asking range compares with the closest recent sales.
• Presentation: repairs done, clutter removed, styling and professional photography.
• Demand & competition: number of active buyers vs similar listings in your price band.
• Marketing reach: quality of visuals, portals, social targeting and buyer-database activation.
• Access & negotiation terms: inspection flexibility and sensible conditions can speed things up.

How to sell faster (without under-selling)

• Nail the strategy price band: anchor to the 3–6 closest sales and adjust for your upgrades/land.
• Win first impressions: fix obvious defects, refresh paint/gardens, optimise lighting; consider light staging.
• Launch with momentum: coordinated marketing burst + database/Private Buyer Network to create early competition.

Monitor and pivot

Your agent should track enquiry, inspections, and feedback in the first 14–21 days. If strong interest doesn’t convert to quality offers, adjust presentation, messaging or the price band early—waiting months rarely improves outcomes.

Checking how long it takes to sell a house in Hervey Bay or across the Fraser Coast? We’ll map demand, competition and recent sales to give you a realistic timeframe.

Short answer: Selling privately (FSBO) can save commission, but you take on all tasks—pricing, marketing, compliance, enquiries, inspections, negotiation and contracts. On the Fraser Coast, agent-led campaigns typically achieve 5–10% more than private sales, so agents generally pay for themselves on net.

Time commitment & workload (realistic)

Marketing access & buyer reach (price impact)

• Premium portal tiers: Agents can place listings in higher-visibility tiers on the major portals; DIY routes usually have limited placement/tools.
• Buyer database & alerts: Immediate match-outs to qualified, often interstate buyers.
• Private Seller Network: Quietly test price with vetted buyers before public launch.
• Retargeting & social video: Pixel follow-ups and audience boosts re-engage clickers.
• Offer choreography: Structured “best & final” processes create price tension that FSBOs rarely match.

Impact: more reach → more inspections → more competing offers. A 5–10% uplift is a common outcome for full campaigns in our area.

Professional marketing vs DIY (why it changes outcomes)

Great prices start with great presentation + distribution. Agent campaigns use professional media, copy and targeting that most FSBO sellers don’t—so more qualified buyers see your home, enquire, inspect and compete.

Professional presentation and distribution are a major reason agent campaigns typically net 5–10% more locally—better creative attracts more of the right buyers, which multiplies competing offers.

Pros & cons at a glance

How much more do agents typically achieve?

Local benchmark: As outlined in our seller guide, agent-led campaigns on the Fraser Coast typically achieve 5–10% higher sale prices than private sales, driven by broader exposure and professional negotiation. Results vary by property; we’ll show suburb comps for your address.

Legal costs & extra FSBO outlays (typical QLD ranges)

Indicative, inc. GST. Ask your solicitor for a fixed-fee bundle.

Note: These outlays also exist with agents, but FSBOs often incur more pre-contract advice/drafting time.

What do we mean by “micro-market” (and when FSBO can work)?

Micro-market = a tight slice of demand (suburb + property type + price band + features) with fast turnover and clear comps (e.g., “Point Vernon beachside 3–4 bed <$900k”).

• Ultra-hot signs: waitlisted buyers; sales in ~half the suburb’s median days-on-market; several very recent close comps; low complexity.
• FSBO can work when: you have a pre-committed buyer; simple property; you’re comfortable handling enquiries/inspections; you accept the trade-off (less reach/price tension).
• FSBO is risky when: prestige/unique homes, K’gari logistics, tenancies/body-corp, or you need high certainty/fast timelines.

When accepting a lower price can still make sense

If you value speed, privacy or certainty over squeezing the last dollar, a private/off-market deal can be rational—especially with a ready buyer.

• Neighbour/friend/buyer who missed out nearby and is ready now.
• No open homes; minimal disruption/upgrades/marketing spend.
• Lower bridging/holding-cost risk; clean timing that fits your plans.

Guardrails before you accept less

1. Sanity-check value: get two agent appraisals (optional desktop bank val) to know the fair range.
2. 5–7 day off-market test: quietly gauge demand through Jasmine’s Private Seller Network; pivot public if competition appears.
3. Model your net: compare “FSBO lower price + minimal costs” vs “agent fee + likely higher sale”.
4. Paperwork tight: solicitor-prepared REIQ contract; deposit in trust; clear conditions and dates.

If you do choose to sell privately (QLD checklist)

1. Engage a solicitor early to prepare the contract and hold the deposit in trust.
2. Disclosure & compliance: prepare the Seller Disclosure Statement (Form 2) for contracts dated on/after 1 Aug 2025; confirm smoke alarms, pool safety and safety switch.
3. Marketing & portals: arrange pro photos/floor plan; use an authorised service to access the major portals; be ready to manage enquiries/inspections.
4. Tenancies: align settlement with RTA notice periods if selling with tenants in place.

Compliance pitfalls private sellers often hit (QLD)

• Mandatory Seller Disclosure (Form 2): must be given before contract (for contracts dated on/after 1 Aug 2025) or buyers may gain termination rights.
• Smoke alarms: 2022 photoelectric/interconnected standards expected on sale; declare correctly.
• Pools: provide a current pool safety certificate or give Form 36 before contract.
• Safety switch (RCD): declare on contract/Form 24; buyer must install within 90 days if absent.
• Advertising & price statements: avoid misleading price wording; follow QLD rules.

Prefer privacy without going fully DIY?

Ask about Jasmine’s Private Seller Network: discreet buyer testing, full negotiation support, and a fast pivot to public launch if needed.

Bottom line: if you already have a buyer and prioritise speed/privacy, FSBO/off-market can work. If you want maximum price (and don’t have the buyer yet), agent-led exposure and offer choreography usually nets 5–10% more—even after fees.

Source: Internal campaign results and local analysis; see our public guide, Real Cost of Selling a House in Hervey Bay (2025).

Short answer: Focus on high-impact, moderate-cost updates that lift first impressions and reduce buyer “price deductions.” Think kitchen/bath refreshes, paint/flooring, lighting, kerb appeal and energy efficiency. Big structural projects close to sale can overcapitalise unless they fix a deal-breaker.

High-ROI refreshes most sellers should consider

• Kitchen refresh (not full rebuild): new tapware/handles, modern lighting, resurfaced or new benchtops, repaint or replace tired cabinet fronts.
• Bathroom spruce: regrout/retile small areas, new vanity/mirror/tapware, fresh shower screen, good exhaust & lighting.
• Internal paint & flooring: light neutral walls; replace worn carpet or refinish tired timber/vinyl where cost-effective.
• Lighting upgrade: warm, consistent LEDs, feature pendants in kitchen/dining; maximise natural light with sheer window dressings.
• Kerb appeal & gardens: tidy beds, mulch, pressure-clean paths/roof, fresh mailbox/house numbers; repair fencing/gates.
• Energy & comfort: service air-con, consider simple efficiency wins (door seals, insulation top-up); ensure solar gear is presentable and working.

Presentation tweaks that punch above their cost

• Repairs: fix leaks, cracked tiles, sticky doors, peeling paint—small defects trigger big mental discounts for buyers.
• Declutter & styling: edit furniture, add fresh linens/cushions/art; consider light staging in living/primary bedroom.
• Storage & utility: tidy wardrobes/garage, add simple shelving where chaos reduces perceived space.

If you have more time/budget

• Outdoor living: refresh deck/alfresco, repair pergola, add simple screening; present BBQ/entertaining zones clearly.
• Glazing & doors: repair/replace tired screens; ensure sliders run smoothly (coastal buyers notice this).
• Roof & gutters: repair obvious issues; clean/paint (where economical) for a uniform, looked-after exterior.

Usually skip (low return close to sale)

• Full kitchen/bath gut & rebuild unless existing is truly unsalvageable for your price band.
• Over-custom luxury (niche tiles, ultra-high-end appliances) that exceed buyer expectations for your suburb.
• Complex landscaping that’s costly to maintain; keep it neat, green and low-maintenance instead.
• Additions/extensions without time to complete/approve properly.

Local notes (Fraser Coast & K’gari)

• Coastal durability: choose corrosion-resistant fixtures, refresh external paint where salt has worn finishes.
• Outdoor flow: lifestyle buyers value usable alfresco and easy yard access—make it obvious in photos and at opens.
• Suburb expectations: align spec to buyer segments in Urangan, Pialba, Urraween, Kawungan, Eli Waters, Point Vernon, Craignish, Dundowran, Toogoom, Burrum Heads—don’t overcapitalise past the norm.

Smart way to decide

1. Appraisal first: establish your likely price band as-is.
2. Upgrade shortlist: pick 3–5 items with clear before/after value and quick trades availability.
3. Tight timeline: if launching soon, prioritise paint, lighting, gardens, minor repairs, and presentation.

Comparing renovations that add value before selling in Hervey Bay and the Fraser Coast? We’ll map buyer expectations, cost, and likely impact so you don’t overcapitalise.

What Disclosures & Approvals Do I Need to Sell in Queensland?

Short answer: In Queensland, sellers must give buyers a mandatory Seller Disclosure Statement with prescribed certificates before the contract is signed (new regime from 1 August 2025). Your conveyancer prepares this pack and ensures you also meet compliance items like smoke alarms, pool safety (if applicable) and safety switches.

1) Seller Disclosure Statement (Form 2) – what’s typically included

• Title & encumbrances: current title search, easements/encumbrances (including unregistered/statutory).
• Planning & environment: zoning, any transport/compulsory acquisition notices, contaminated land register entries, tree orders.
• Buildings/structures: whether there is a pool; relevant statutory notices under the Building, Planning and QBCC Acts.
• Tenancy: if the property is leased/occupied under a residential tenancy or rooming agreement.
• Community titles lots: the community management statement and a body corporate certificate (for strata/townhouses).

Note: the disclosure statement does not require flood history or past approvals to be listed, but your lawyer will still check issues that could affect value or insurance. Provide anything you know that is material and keep copies of all approvals for renovations.

2) Compliance items commonly needed at sale

• Smoke alarms: Sales contracts expect compliant, photoelectric, interconnected alarms (or hard-wired/10-year battery) arranged correctly by level/bedroom; non-compliance can cause contract or settlement issues.
• Pool safety: Provide a current pool safety certificate (if there’s a regulated pool). If selling without one, you must give buyers a Form 36 – Notice of No Pool Safety Certificate before contract; buyers then have 90 days post-settlement to obtain a certificate.
• Safety switch (RCD): You must disclose whether a safety switch is installed on the sales contract and Form 24; if none exists, the buyer must install within 90 days of transfer (best practice is to have one fitted before listing).

3) Approvals & paperwork sellers should organise

• Renovation approvals & final certificates: keep evidence of approvals/certifications for decks, carports, sheds, conversions and structural changes (helps avoid contract delay).
• Compliance records: smoke alarm invoice/certificate, recent pool certificate (if any), electrical/safety receipts, pest/building reports (optional but useful in negotiation).
• Body corporate info (if applicable): ensure levies, by-laws, insurance, recent minutes and any special levies are available via the required certificate.

4) Practical game plan

1. Engage a conveyancer early to prepare the Seller Disclosure Statement (Form 2) and order certificates.
2. Fix easy compliance wins (smoke alarms, safety switch) and confirm pool status well before marketing.
3. Collect approvals & warranties for any renovations and keep them handy for buyer due diligence.

Need to know what disclosures you need to sell a house in Queensland and which approvals or certificates to have on hand? We’ll prepare everything so your contract is clean and compliant.

Do I need to disclose any unapproved or ‘illegal’ structures?

Yes, if an authority has issued a notice. If Council (or another authority) has issued a show-cause or enforcement notice that’s still in effect—for example, about unapproved building work—you must give the buyer a copy with your Seller Disclosure (Form 2) [Building Act 1975 ss 247–248; Planning Act 2016 ss 167–168]. Not disclosing a required notice can allow the buyer to terminate before settlement.

• What Form 2 doesn’t require: listing historic approvals. But if you know a structure wasn’t approved, be transparent (or regularise it) to avoid any risk of misleading statements.
• Related compliance to have ready:
  • Pool safety: provide a pool safety certificate (or state that none exists).
  • Owner-builder work (last 6 years): give the statutory owner-builder notice.
  • Smoke alarms: property must meet 2022 standards; you’ll also declare compliance on Form 24 at settlement.
  • Safety switch: declare on the contract and Form 24 whether one is installed.

Tip: We can run a quick Council building records search and flag any approvals/final certificates before we launch, so there are no surprises mid-campaign.

Book a Free Compliance Check & Appraisal

Short answer: Logistics and buyer expectations are unique. Access is by ferry/barge with mostly 4WD-only sand tracks; many homes are off-grid (rainwater, septic, solar/generator); and campaigns must align to tides, ferries and travel windows. Approvals sit with Fraser Coast Regional Council (for the freehold townships) within a protected World Heritage environment—so planning, compliance and presentation need a tailored plan. [oai_citation:0‡sealink.com.au](https://www.sealink.com.au/kgari-fraser-island/?utm_source=chatgpt.com)

1) Access & inspections (plan around ferries, tides, 4WD)

• Ferries from River Heads to Kingfisher Bay/Wanggoolba Creek; buyer/inspector travel must be pre-booked and timed. [oai_citation:1‡sealink.com.au](https://www.sealink.com.au/kgari-fraser-island)
• 4WD-only island roads (sand tracks and 75-Mile Beach “highway”)—private inspections and trades require suitable vehicles. [oai_citation:2‡rainbowbeach4x4hire.com.au](https://rainbowbeach4x4hire.com.au/frequently-asked-questions)
• Scheduling: group inspections in tight windows (same day) to create competition and reduce disruption/travel costs. [oai_citation:3‡Fraser Tours](https://fraser-tours.com/article/river-heads-ferry-to-kgari-fraser-island)

2) Property systems buyers ask about (disclose clearly)

• Power & water: many homes operate on solar/generator with rainwater/bore; set expectations on capacity, maintenance and recent upgrades. [oai_citation:4‡fraserislandbeachhouses.com.au](https://www.fraserislandbeachhouses.com.au/kgari-beach-houses.html)
• Wastewater: septic systems are common—have service history and approvals handy. [oai_citation:5‡fraserislandbeachhouses.com.au](https://www.fraserislandbeachhouses.com.au/kgari-beach-houses.html)
• Insurance & risk: remote/coastal location—buyers often query cover, access during weather events; provide insurer-friendly facts (system specs, access notes). (General guidance)

3) Title, planning & compliance (freehold townships on a protected island)

• Townships (e.g., Eurong, Happy Valley, Orchid Beach) are accessed via 75-Mile Beach and inland tracks; building and minor works in these areas typically sit with Fraser Coast Regional Council. Use Council’s building/approval resources and planning maps for checks. [oai_citation:6‡sealink.com.au](https://www.sealink.com.au/kgari-fraser-island/about-kgari-fraser-island)
• National park context: K’gari is World Heritage–listed and managed by QPWS—environmental care requirements apply across the island. [oai_citation:7‡Parks and Forests](https://parks.qld.gov.au/parks/kgari-fraser/about)
• Selling compliance (QLD): ensure your Seller Disclosure, smoke alarms, pool safety (if any), safety switch are in order—your conveyancer will tailor this. (See our Disclosures Q&A.)

4) Pricing & campaign strategy (island nuance)

• Comparable sales: fewer direct comps; we weight for property systems (off-grid quality), access, township micro-location and presentation.
• Creative & media: premium drone + lifestyle video to sell the journey (ferries, beach access) and the home’s self-sufficiency—these assets materially lift enquiry from mainland and interstate buyers.
• Inspection choreography: align marketing bursts to ferry windows; concentrate buyer activity into 1–2 days to encourage multiple offers. [oai_citation:8‡Fraser Tours](https://fraser-tours.com/article/river-heads-ferry-to-kgari-fraser-island)

How Jasmine sells K’gari property

• Island-ready logistics: we pre-book ferries, coordinate 4WD access and group appointments to minimise trips and maximise competition. [oai_citation:9‡sealink.com.au](https://www.sealink.com.au/kgari-fraser-island)
• Off-grid dossier: clear fact sheet on power, water, septic, recent maintenance and running costs to de-risk buyer due diligence. [oai_citation:10‡fraserislandbeachhouses.com.au](https://www.fraserislandbeachhouses.com.au/kgari-beach-houses.html)
• Proven track record: Jasmine’s campaigns have achieved fast, above-expectation results on Fraser Island as showcased on her site/blog. [oai_citation:11‡Jasmine Corrick Real Estate](https://jasminecorrickrealestate.com.au/jasmine-corrick-real-estate-blog/hervey-bay-fraser-coast-real-estate-blog-jasmine-corrick)

Want the best way to sell a house on K’gari (Fraser Island)? We’ll align ferries, 4WD access and off-grid details to attract serious buyers and create competition.

Short answer: Yes! You can sell with tenants in place. The lease usually continues and the buyer becomes the new landlord. If the buyer requires vacant possession, strict notice rules apply and timing matters—especially for fixed-term leases. [oai_citation:0‡rta.qld.gov.au](https://www.rta.qld.gov.au/during-a-tenancy/events-that-impact-the-agreement/when-a-property-is-for-sale)

Know the legal basics (QLD)

• Fixed-term lease: a sale does not end the tenancy; the tenant can stay to the end of the fixed term, and the purchaser takes over the agreement. [oai_citation:1‡rta.qld.gov.au](https://www.rta.qld.gov.au/during-a-tenancy/events-that-impact-the-agreement/when-a-property-is-for-sale)
• Vacant possession: if the contract requires the property to be vacant, the owner/agent must issue a Notice to Leave (Form 12) allowing at least 2 months’ notice after the contract is signed. Plan settlement dates accordingly. [oai_citation:2‡rta.qld.gov.au](https://www.rta.qld.gov.au/during-a-tenancy/events-that-impact-the-agreement/when-a-property-is-for-sale)
• Notify the tenant the property is for sale: give the Notice of Lessor’s Intention to Sell (Form 10) before or when giving an Entry Notice to show buyers. [oai_citation:3‡rta.qld.gov.au](https://www.rta.qld.gov.au/forms-resources/forms/forms-for-general-tenancies/notice-of-lessors-intention-to-sell-premises-form)
• Entry for buyer viewings: provide an Entry Notice (Form 9) with at least 48 hours’ notice; entry must be at a reasonable time. Open homes/on-site auctions require the tenant’s written consent. [oai_citation:4‡rta.qld.gov.au](https://www.rta.qld.gov.au/forms-resources/factsheets/rules-of-entry-general-tenancies)
• Frequency limits: after a Form 12/13 is issued, entry is capped at no more than two times in a 7-day period. [oai_citation:5‡rta.qld.gov.au](https://www.rta.qld.gov.au/during-a-tenancy/events-that-impact-the-agreement/when-a-property-is-for-sale)
• Photos & privacy: you need the tenant’s written consent to publish photos that show their possessions. [oai_citation:6‡rta.qld.gov.au](https://www.rta.qld.gov.au/forms-resources/factsheets/rules-of-entry-general-tenancies)
• Very new tenancies: if the tenant wasn’t told (in writing) of a proposed sale before signing and the property is advertised/shown in the first two months, they can give 2 weeks’ notice to end the agreement. [oai_citation:7‡rta.qld.gov.au](https://www.rta.qld.gov.au/during-a-tenancy/events-that-impact-the-agreement/when-a-property-is-for-sale)

Sell with tenants in place — best-practice plan

1. Decide the path: Sell with the lease (target investors; show rent & yield) or sell vacant (target owner-occupiers; align notice & settlement).
2. Give Form 10 early and map out inspection windows with the tenant (written schedule helps everyone). [oai_citation:8‡rta.qld.gov.au](https://www.rta.qld.gov.au/forms-resources/forms/forms-for-general-tenancies/notice-of-lessors-intention-to-sell-premises-form)
3. Agree viewing rules: reasonable times, 48-hour Form 9 notices, and written consent if you want open homes or interior photos. [oai_citation:9‡rta.qld.gov.au](https://www.rta.qld.gov.au/forms-resources/factsheets/rules-of-entry-general-tenancies)
4. Reduce disruption: bundle private viewings, keep sessions short, offer small incentives (e.g., rent reduction or gift card) for cooperation—this preserves presentation and goodwill.
5. If selling vacant: line up the Form 12 timing (2-month minimum after contract), and set settlement accordingly to avoid breach or delays. [oai_citation:10‡rta.qld.gov.au](https://www.rta.qld.gov.au/during-a-tenancy/events-that-impact-the-agreement/when-a-property-is-for-sale)

How Jasmine handles tenanted sales

• Two-track marketing: investor campaign with rent/ROI packs or owner-occupier campaign with staged photography (with tenant consent).
• Tenant-first communication: clear written schedule, minimal entries, and privacy-respectful media.
• Contract alignment: settlement dates synced to notice periods so you don’t risk penalties or failed settlement.

Selling a tenanted property in Hervey Bay or across the Fraser Coast? We’ll align notices, inspections and marketing to protect your outcome and the tenant’s rights.

This is general guidance, not legal advice. Always follow the latest RTA forms and timeframes.

Short answer: In Queensland, private treaty gives you flexibility (conditions and a 5-business-day cooling-off for buyers), while auction creates a fixed deadline and an unconditional sale if the hammer falls—no cooling-off. The right choice depends on your home, buyer depth and timing in Hervey Bay & the Fraser Coast.

Private treaty (most common)

• Pros: can accept conditional offers (e.g., finance, building & pest), broader buyer pool, room to negotiate price/terms, and buyers usually get a 5 business day cooling-off. [oai_citation:2‡Queensland Government](https://www.qld.gov.au/law/laws-regulated-industries-and-accountability/queensland-laws-and-regulations/regulated-industries-and-licensing/regulated-industries-licensing-and-legislation/property-industry-regulation/legal-requirements-for-the-property-industry/cooling-off-period-for-residential-property-contracts)
• Cons: longer timelines; risk of re-negotiation after building/pest; less “deadline pressure.”

Auction (deadline-driven)

• Pros: concentrated competition and urgency; sale is unconditional with no cooling-off if sold under the hammer; deposit is paid and contract signed on the day. [oai_citation:3‡REIQ](https://www.reiq.com/articles/property-investment/buying-at-auction)
• Cons: Queensland restricts providing price guides for auction properties; you must market without quoting a price. [oai_citation:4‡Queensland Legislation](https://www.legislation.qld.gov.au/view/whole/pdf/inforce/2025-02-11/sl-2014-0251)
• Notes: Vendor bids are allowed up to the reserve; once reserve is reached, only genuine buyer bids count. [oai_citation:5‡Queensland Government](https://www.qld.gov.au/law/housing-and-neighbours/buying-and-selling-a-property/buying-a-home/ways-to-buy-your-home/buying-at-auction)

Important Queensland rules (at a glance)

• No cooling-off at auction, and typically none if a registered bidder buys within 2 business days after a pass-in. [oai_citation:6‡AuctionNow](https://cdn-new.auctionnow.com.au/pdf/reiq_auction_conditions_no_signatures.pdf)
• Cooling-off (5 business days) applies to standard private treaty residential contracts. [oai_citation:7‡Queensland Government](https://www.qld.gov.au/law/laws-regulated-industries-and-accountability/queensland-laws-and-regulations/regulated-industries-and-licensing/regulated-industries-licensing-and-legislation/property-industry-regulation/legal-requirements-for-the-property-industry/cooling-off-period-for-residential-property-contracts)
• Price guides at auction: agents/auctioneers must not disclose a reserve or price guide; listings should carry the prescribed “no price guide” statement. [oai_citation:8‡Queensland Legislation](https://www.legislation.qld.gov.au/view/whole/pdf/inforce/2025-02-11/sl-2014-0251)

Which should I choose?

• Choose private treaty for broad appeal family homes, when conditional buyers are key, or where price discovery benefits from negotiation.
• Choose auction for prestige/unique homes, tightly supplied pockets, or when you want an unconditional outcome on a set timeline.

Local game plan (Hervey Bay & Fraser Coast)

1. Depth check: we gauge buyer demand (database + enquiry) to decide if auction urgency will help or if private treaty can maximise price via negotiated terms.
2. Pricing strategy: for private treaty, we set a strategic guide/asking approach; for auction, we comply with QLD’s “no price guide” rules and use comparable sales in private buyer conversations. [oai_citation:9‡Queensland Legislation](https://www.legislation.qld.gov.au/view/whole/pdf/inforce/2025-02-11/sl-2014-0251)
3. Campaign choreography: visuals + launch surge; for auctions, align open-home cadence to build competition into auction day.

Selling in Hervey Bay, Maryborough or across the Fraser Coast? We’ll recommend the method that delivers the highest net result for your situation.

Short answer: An agent appraisal is a free, market-based estimate to help you price and plan a sale. A bank valuation is a lender-ordered assessment by a qualified valuer used for lending decisions—more formal, documented and usually more conservative.

At a glance

How Jasmine’s appraisal helps you sell

• Adjusted comps (3–6 sales) matched to your land, renovation level, outlook and micro-location.
• Competition & buyer depth (active listings + Private Buyer Network) to stress-test your price band.
• Presentation plan to lift first impressions and shorten days on market.
• Strategy price band aligned to your timeline (sell fast vs optimise price) with clear review triggers.

Where the bank valuation fits

• Used by lenders to set LVR/borrowing limits; not designed to predict your auction or negotiated sale price.
• May be desktop, kerbside (external only) or full inspection—each can produce different outcomes.
• Can be lower than market expectations to manage lender risk (doesn’t mean your home “won’t fetch” more on the open market).

If a valuation comes in low

• Ask your broker about alternatives (different lender/panel valuer, or a second valuation if policy allows).
• Provide fresh evidence (very recent sales, upgrade invoices, rental appraisal for investors) via your broker.
• Adjust logistics (e.g., timing, deposit, settlement) rather than discounting early if buyer demand supports your price.

Comparing an agent appraisal vs bank valuation? Use the appraisal to set strategy and the valuation (via your lender/broker) for finance—both matter, for different reasons.

Short answer: Aim for a clean, uncluttered, well-maintained home that photographs beautifully and feels move-in ready. Focus on first impressions, minor fixes and a few high-ROI refreshes; they create more enquiries and better offers across the Fraser Coast.

Quick-win checklist

• Declutter & depersonalise: edit surfaces, thin wardrobes, pack extra furniture/photos so rooms feel larger.
• Deep clean: kitchens/baths, grout, windows, fans, skirtings; hire pros if time is tight.
• Minor repairs: patch paint chips, fix leaky taps, replace blown globes, ease sticky doors/windows.
• Neutral refresh: light, neutral touch-ups where scuffs are obvious; replace tired switch plates if needed.
• Lighting & flow: add warm LED bulbs, open blinds/curtains, trim heavy drapes to maximise natural light.
• Odours & pets: neutralise smoke/pet smells; wash soft furnishings; plan off-site care for inspections.
• Curb appeal: mow/edge, prune, mulch, pressure-clean paths, tidy mailbox/house numbers; touch-up the front door.

High-ROI mini upgrades (optional)

• Kitchen: modern handles/tapware, updated pendants, refreshed benchtop or resurfaced doors where economical.
• Bathroom: new mirror/vanity hardware, re-silicone, regrout spot areas, fresh shower screen if cloudy.
• Flooring: steam-clean carpets; replace the worst-room carpet or repair lifted boards where obvious.
• Garden: simple, low-maintenance planting and smart pots by the entry—avoid costly over-landscaping.

Photo-day prep (boost clicks)

• Hide bins/cables; clear benchtops; style with 1–2 hero items per room (plant, lamp, tray).
• Make beds hotel-neat; matching pillows/towels; remove fridge magnets.
• Open all internal doors and blinds; turn on lamps for a warm, consistent look.

Local notes (Fraser Coast & coastal homes)

• Check external hardware (gates, balustrades, screens) for salt wear; tighten/freshen as needed.
• Clean solar panels/AC filters; present off-street parking and boat/van access clearly.
• For K’gari/Fraser Island: have a simple systems sheet (power, water, septic, recent maintenance) ready for buyers.

Compliance sanity check

• Smoke alarms up to current QLD standard; safety switch present (declare on contract).
• Pool? Ensure a current pool safety certificate or plan the required notice path.
• Gather approvals/warranties for decks, sheds, carports and recent works to speed up buyer due diligence.

Your timeline, your plan

• Need speed: prioritise deep clean, minor fixes, curb appeal and professional photos now.
• Maximise price: add the mini-upgrades above and consider light staging in living/primary bedroom.

Preparing to sell a house in Hervey Bay or across the Fraser Coast? These steps lift buyer appeal and reduce “price deductions” at inspection.

Short answer: Accept the right conditions for your price band and timeline—usually finance, building & pest, and an agreed settlement period. Keep timeframes tight (but fair), require clear notices by the due dates, and use special conditions sparingly.

Finance (subject to loan approval)

• What it is: Buyer has time to obtain unconditional finance approval.
• Typical timeframe: ~14 days (7–21 by negotiation). Shorter in strong markets; a touch longer if complex lending.
• Seller settings: require written notice by the due date; if buyer seeks an extension, ask for a brief lender/broker update before agreeing.
• Why accept it: widens your buyer pool without locking you in indefinitely—timeboxed and reviewable.

Building & Pest (B&P)

• What it is: Buyer may obtain reports and, acting reasonably, terminate or negotiate if significant issues arise.
• Typical timeframe: 7–14 days from contract date.
• Seller settings: keep the period short; request the report if a termination is claimed so you can verify “reasonable” grounds; consider no renegotiation for minor maintenance (cosmetic items) as a tailored special condition where appropriate.
• Prep tip: fix obvious defects pre-listing to avoid price chips; optionally provide a recent B&P to de-risk.

Settlement period

• What it is: Time from contract to completion.
• Common in QLD: 30–45 days (negotiable; 4–6 weeks typical). Align with finance, buyer’s move, and your own plans.
• Seller settings: choose a date that suits you; note modern contracts support e-conveyancing and may allow a short administrative extension in limited circumstances—your conveyancer will confirm the latest wording.

Other conditions you may see (use selectively)

• Subject to sale of buyer’s home: consider only with a “48-hour/continue-to-market” clause so you can accept a better, unconditional offer if it appears.
• Due diligence: define scope and timeframe so it doesn’t become a “catch-all” exit.
• Vacant possession vs tenanted: ensure the contract reflects the correct status and notice timings.
• Chattels/fixtures clarity: list inclusions/exclusions to avoid disputes.

How we help you choose

• Market-matched timeframes: we set finance/B&P periods that keep good buyers in while protecting your momentum.
• Offer choreography: we preference clean terms or compensate with price where conditions are heavier.
• Lawyer-ready: we coordinate with your conveyancer so special conditions are tight, clear and enforceable.

General guidance only—your conveyancer will confirm the latest REIQ contract settings and tailor any special conditions.

Short answer: In Queensland, the deposit is agreed in the contract (commonly 5–10% of the price, but negotiable). It’s paid by the due date(s) in the Reference Schedule and is held in a licensed trust account (usually the seller’s agent or solicitor) until settlement or a lawful termination.

How much should the deposit be?

• Private treaty: Most sellers request a total deposit in the 5–10% range, sometimes split into a small amount on signing and the balance at a milestone (e.g., finance date). Exact timing/amounts are negotiable and set out in your contract.
• Auction: A larger, on-the-day deposit is typical (often within the same 5–10% band) and the contract is usually unconditional if sold under the hammer.

Who holds the deposit?

• Agent’s trust account (most common) or the seller’s solicitor’s trust account.
• The holder acts as stakeholder: funds are not released to either party until settlement or a valid termination/right under the contract.

Is the deposit secure?

• Queensland trust accounts are regulated and audited. Licensees must operate approved trust accounts with mandatory audit and reporting.
• There is also a statutory Claim Fund administered by the Office of Fair Trading that can compensate consumers in certain circumstances involving agent misconduct.
• Funds are not invested (and don’t earn interest) unless both parties give written consent and the law’s requirements are met.

When is the deposit released or refunded?

• Settlement: released according to the contract (usually to the seller).
• Cooling-off termination (buyers only): deposit is refunded less a statutory 0.25% termination fee payable to the seller, provided notice is given within the 5-business-day period.
• Other conditions: if the contract is properly terminated under finance, building & pest, or another agreed condition, the deposit is usually refunded in full.
• Buyer default: the seller may have rights to forfeit the deposit—your solicitor will advise.

Practical tips

• Make sure the Reference Schedule clearly states the deposit amount(s), due date(s), and the deposit holder.
• Ask your solicitor/agent for a trust receipt and keep all payment evidence.
• If you want interest, discuss a joint direction to invest before paying the deposit.

This is general guidance, not legal advice. Always have your conveyancer confirm deposit wording and handling in your contract.

Short answer: In Queensland, a standard Building & Pest (B&P) condition lets the buyer obtain reports and—acting reasonably—either proceed, negotiate, or terminate by the deadline. Sellers aren’t automatically obliged to fix items; outcomes are negotiated case-by-case and must be notified by the due date in the contract. [oai_citation:0‡REIQ](https://www.reiq.com/articles/property-sales/when-is-reasonable-to-terminate-based-on-a-building-and-pest-inspection-report)

What the standard B&P condition means

• Buyer’s rights: If reports reveal material issues, the buyer may terminate (acting reasonably) or seek a variation (price/repairs) before the inspection deadline. [oai_citation:1‡REIQ](https://www.reiq.com/articles/property-sales/when-is-reasonable-to-terminate-based-on-a-building-and-pest-inspection-report)
• No automatic seller liability: Unless you’ve agreed to repairs in writing, you don’t have to fix items just because they appear in a report. Minor/cosmetic issues typically aren’t a reasonable basis to end the contract. [oai_citation:2‡REIQ](https://www.reiq.com/articles/property-sales/when-is-reasonable-to-terminate-based-on-a-building-and-pest-inspection-report)
• Notice by the deadline: Buyers must give written notice (satisfied / not satisfied / request extension) by the B&P date, or risk the seller gaining a termination right. [oai_citation:3‡Dedant Inspections](https://dedant.com.au/2021/12/17/terminating-under-a-pest-and-building-condition-the-buyer-must-act-reasonably)
• Report on request: If a buyer terminates under B&P, the seller can request a copy of the report. [oai_citation:4‡Attwood Marshall Lawyers](https://attwoodmarshall.com.au/terminating-a-contract-following-pest-and-building-inspection)

Typical ways issues are resolved

1. Price adjustment: reduce the price to reflect qualified repair quotes (common for structural/pest treatment).
2. Seller repairs: agree to specific repairs by licensed trades with receipts provided before settlement.
3. As-is, proceed: buyer accepts with no changes (often where issues are minor/expected for age).
4. Termination: buyer ends the contract (acting reasonably) within time; deposit refunded per contract and cooling-off rules if applicable. [oai_citation:5‡Queensland Government](https://www.qld.gov.au/law/laws-regulated-industries-and-accountability/queensland-laws-and-regulations/regulated-industries-and-licensing/regulated-industries-licensing-and-legislation/property-industry-regulation/legal-requirements-for-the-property-industry/cooling-off-period-for-residential-property-contracts)

Seller strategy (keep negotiations tight)

• Pre-list fixes: remedy obvious defects to avoid “price chips.”
• Timeframes: keep B&P period short (7–14 days) so issues surface early and momentum is preserved.
• Scope control: where appropriate, your lawyer can tailor wording (e.g., exclude purely cosmetic items, or require quotes for any variation). Be cautious—over-restricting can deter buyers. [oai_citation:6‡ABIS](https://www.abis.com.au/blog/building-pest-inspection-clause-new-reiq-houses-land-contract)
• Evidence-led negotiation: ask for the relevant report pages and written quotes before negotiating.

Good to know

• Cooling-off (private treaty): buyers also have a 5-business-day cooling-off right (0.25% fee to seller if exercised). This is separate from B&P. [oai_citation:7‡Queensland Government](https://www.qld.gov.au/law/laws-regulated-industries-and-accountability/queensland-laws-and-regulations/regulated-industries-and-licensing/regulated-industries-licensing-and-legislation/property-industry-regulation/legal-requirements-for-the-property-industry/cooling-off-period-for-residential-property-contracts)
• Inspector standards: use licensed inspectors; complaints about missed defects go via QBCC. [oai_citation:8‡QBCC](https://www.qbcc.qld.gov.au/complaints-disputes/pre-purchase-building-termite-inspection-complaint)

General guidance only—your conveyancer will confirm the latest REIQ contract wording and tailor any special conditions.

Short answer: Run a transparent “best & final” process: notify all buyers there are multiple offers, set one clear deadline, keep competing offer details confidential, and weigh price + terms to choose the highest net, lowest-risk result.

Fair process (Queensland best practice)

• Notify & document: advise every buyer in writing that multiple offers exist and ask for their best & final offer by a set deadline (use an acknowledgement form).
• Confidentiality: do not disclose other buyers’ price/terms; you may confirm that multiple offers exist.
• Written offers only: require offer price, deposit, conditions and settlement timing in writing; log receipt times.
• Present everything: all written offers are presented to the seller promptly; you choose the path that suits your goals.

How to get the best result (price and terms)

• Price & deposit: headline price, deposit size/timing, proof of funds or finance progress.
• Conditions: finance days, building & pest scope/timing, “subject to sale” (if any), special conditions.
• Settlement fit: date flexibility, rent-back/licence to occupy, inclusions/exclusions clarity.
• Risk factors: valuation risk, lender type, buyer history, complexity (company/trust purchases, cross-collateralised loans).

Recommended choreography

1. Round 1: notify multiple-offer status; set a single deadline; invite best & final in writing.
2. Review matrix: compare net outcomes (price minus risk/time) across offers; shortlist top 1–2.
3. Tie-breaker (optional): one narrowly targeted counter (price/terms) to your preferred buyer—keep it time-boxed.
4. Decide & confirm: sign the contract and promptly update all participants.

Buyer-friendly, seller-strong messaging

• “We’re in a multiple-offer process with a single deadline. Please submit your best & final price and terms in writing.”
• “We won’t disclose other buyers’ price or conditions, but we’ll consider overall strength—price, deposit, conditions and settlement.”

Handling multiple offers in Queensland fairly—while maximising your net outcome—comes down to a documented process, confidentiality, and weighing terms as well as price.