Seller FAQs – Part 2: Pricing, Timing & Marketing (Hervey Bay & Fraser Coast)

Short answer: Don’t take it personally or say “no” outright. A professional counter with evidence (recent sales, enquiry data, buyer depth) plus a deadline keeps momentum and often lifts the price—or reveals the buyer isn’t serious.

First steps (stay strategic)

• Pause & assess the whole offer: price and terms (deposit, finance days, building & pest, settlement timing, inclusions).
• Ask for signals of seriousness: buyer’s pre-approval/finance progress, proof of deposit, flexibility on conditions.
• Anchor with evidence: provide your comparative sales, enquiry/inspections to date, and recent price movements in Hervey Bay & the Fraser Coast.

How to counter a low offer (and lift it)

1. Counter once, clearly: set a firm but fair price band and a deadline (e.g., 24–48 hours).
2. Trade terms for price: offer quicker settlement or minor inclusions only if the buyer moves meaningfully on price.
3. Narrow their outs: tighten finance days, clarify building & pest scope (no cosmetic items), increase deposit confidence.
4. Create competition: keep marketing running and promptly notify any other interested buyers of offer activity (without disclosing price/terms).

When a “low” offer can still win

• Unconditional + fast settlement: lower headline price may beat a higher but risky conditional offer.
• High deposit / proof of funds: reduces risk of finance failure and delays.
• Your timing matters: if you need certainty (next purchase, relocation), a cleaner offer can be worth more net.

Scripts you can use (via your agent)

• Counter with evidence: “Thank you for your offer. Based on recent sales at $X–$Y and current enquiry, the sellers would engage at $Z with [settlement/deposit/conditions]. Please respond by [deadline].”
• Invite an improved best & final: “There is strong activity. Please submit your best & final price and terms by [deadline] so we can make a decision.”

Common pitfalls to avoid

• Reacting emotionally: keep it factual; buyers test boundaries.
• Showing your bottom line: preserve leverage; use a range and evidence instead.
• Endless back-and-forth: time-box counters; momentum drives better results.

Handling a lowball offer when selling in Hervey Bay & the Fraser Coast is about process: evidence-led counter, smart terms, a clear deadline—and keeping competition alive.

Short answer: For most homes, a thorough declutter + deep clean + light styling (soft furnishings, art, greenery) delivers excellent results. Choose full or partial staging when the property is vacant, prestige/unique, smaller or awkwardly laid out, or when you need a faster, premium outcome.

When is declutter + light styling enough?

• Occupied, well-kept homes: edit furniture, simplify décor, style key surfaces so rooms feel larger and brighter.
• Good light & flow: neutral linens, lamps and greenery; 1–2 hero pieces per room—not clutter.
• Budget/timeline friendly: puts dollars into photos, copy and launch boost where ROI is immediate.

When to invest in professional staging

• Vacant property: empty rooms look smaller; staging adds scale and lifestyle cues.
• Prestige/unique homes: cohesive styling lifts perceived value and buyer emotion.
• Small/odd layouts: staging clarifies how spaces work (study nook, dining zone, second living).
• Dated interiors: modern pieces shift first impressions without a renovation.

Rooms to prioritise (if not staging everything)

• Hero order: living → kitchen → primary bedroom → bathrooms → entry → outdoor/alfresco.
• Kerb appeal: tidy lawn/edges, mulch, clean paths, fresh front door/handles, visible house numbers.

Photo-day checklist (applies to both)

• Hide bins/cables, clear benchtops, remove fridge magnets, match pillows/towels.
• Open blinds/doors; switch on lamps; add 1–2 styled vignettes per room.

Local notes (Hervey Bay & Fraser Coast)

• Coastal buyers: favour light, relaxed styling and seamless indoor–outdoor flow—stage alfresco if possible.
• Boat/van parking & sheds: present access clearly; declutter garage/shed to show usable space.
• K’gari/Fraser Island: consider targeted staging of key rooms; logistics can favour partial installs.

Cost & timeline

• Declutter/light styling: fastest and most budget-friendly; often booked within days.
• Partial/full staging: quote varies by scope and rental period; allow time for curation and install.

Decision guide

1. Appraisal first: confirm your price band and buyer segment.
2. Pick the pathway: Occupied & tidy → declutter + light styling; Vacant/prestige/awkward → stage key rooms or full home.
3. Book media: photos + floor plan (video/drone for standout listings).

Unsure whether to stage or just declutter? We’ll map the highest-ROI moves for your home and market—without over-spending.

Short answer: Yes. Professional photos, floor plan and video typically lift click-throughs, enquiries and inspections, which creates more competition and improves your final price and days-on-market. Great media sells the benefits (light, flow, lifestyle)—not just the rooms.

What makes the biggest difference?

• Hero image that stops the scroll: the first photo drives clicks—think front elevation or best lifestyle angle (twilight if suitable).
• Consistent, bright photography: tripod, balanced exposure, straight verticals, window glare controlled; wide but honest composition.
• Floor plan: the #2 asset after photos—helps buyers visualise flow and furniture (and reduces time-wasting inspections).
• Video (30–90s): sells story and lifestyle—coastal proximity, alfresco flow, boat/van access; boosts social reach and saves interstate buyers time.
• Drone: invaluable near beaches, parks or river; shows setting, orientation and access in one shot.

When video is a must-have

• Prestige/unique homes: elevate emotion and justify premium outcomes.
• Coastal or acreage: location and land use are best shown from the air and in motion.
• K’gari/Fraser Island listings: show the journey (ferry/4WD), off-grid features and lifestyle to qualify serious buyers quickly.

ROI snapshot (why it pays)

• Media costs are fixed and modest; one extra competing buyer can add far more to your net price.
• If better presentation adds just 1% on an $800k sale, that’s $8,000—often many times the media spend.

Jasmine’s media playbook

• On-brand visuals + benefit-led copy tailored to likely buyers (family, downsizer, prestige, island).
• A/B test the hero image in week one; swap if engagement indicates a stronger angle.
• Retargeting with short social cuts from the main video to re-engage clickers who didn’t enquire.

Seller checklist (before we shoot)

• Declutter surfaces, match linens/towels, hide bins/cables, open blinds/doors, switch on lamps.
• Kerb appeal: mow/edge, mulch, clean paths, freshen the front door and numbers.
• Have keys ready for gates/garages; move cars off driveway for the front shot.

Professional real estate photos, floor plans and video help Fraser Coast homes attract more qualified buyers, faster—leading to stronger offers and cleaner contracts.

Short answer: Most agencies include a baseline portal tier in the standard marketing (commonly Domain Silver or Gold and realestate.com.au Feature—sometimes Highlight). Premium tiers such as Domain Platinum/Platinum Edge and REA Premiere are usually optional upgrades (vendor-paid) and used when they will add enough qualified buyers to improve your net result.

What typically comes included in a general listing

• Domain: Silver or Gold as the baseline in many campaigns.
• realestate.com.au (REA): Feature (some campaigns start at Highlight where competition warrants).
• Essentials: professional photos, floor plan, benefits-led copy, listing across both portals, enquiry management and buyer follow-up.
• Note: exact inclusions differ by agency and package—your proposal will spell out the baseline tiers that are included vs optional.

What is usually an extra (vendor-paid at cost)

• Domain: Platinum or Platinum Edge upgrades for maximum placement and distribution.
• REA: Premiere upgrade (top-tier ranking, larger tile, periodic re-boost).
• Campaign add-ons: paid social/Google remarketing, premium video/drone packages beyond the standard media set.

When do agents recommend upgrading to premium tiers?

1. Property factors: prestige/unique homes, trophy locations, broad interstate appeal, or K’gari/Fraser Island listings where national reach matters.
2. Market factors: softer demand, higher competing stock, or when you must out-rank near-identical listings in the first 7–10 days.
3. Campaign factors: tight timelines (auction/date-driven sale) where you need maximum eyeballs immediately.
4. Performance signals (week 1–2): low CTR vs suburb/price-band norms, thin qualified enquiries/inspections, or lots of “saves” with few bookings → reach/placement likely the issue.

Which upgrade for which scenario? (rule-of-thumb)

Transparent policy (how most agents actually do it)

Jasmine’s optimisation workflow

1. Start “just high enough”: baseline tiers to match your price band and suburb competition.
2. Watch the numbers: impressions → CTR → enquiries/inspections in days 3–10.
3. Adjust quickly: if reach is the issue, step up one tier; also A/B test the hero image to lift CTR before spending more.

Choosing realestate.com.au and Domain upgrades is about placement + conversion. We start with the right baseline (often Domain Silver/Gold, REA Feature) and only recommend Platinum/Premiere when data says it will add real dollars.

Short answer: In Queensland, price guides work differently for auctions vs private treaty. For auctions, agents/auctioneers cannot give buyers a price guide and ads must carry the prescribed “no price guide” statement. For private treaty, a price or range may be advertised but it must not be misleading (e.g., “offers over” should reflect the seller’s real minimum). “Underquoting” in QLD is treated as false or misleading advertising—OFT can investigate and penalties apply.

Auctions in QLD: what we can and can’t publish

• No buyer price guide: ads and conversations with buyers cannot quote a likely sale price or reserve for an auction property.
• Mandatory wording: auction (or “without a price”) ads must include the prescribed statement that a price guide cannot be provided. Many portals still display a bracket for functionality—your ad must carry the statement to clarify.
• What we can show: auction date/time, location, property features, comparable sales as market context (not a “guide”), and all other lawful marketing.

Private treaty: acceptable price advertising

• Single figure or range: allowed if it’s truthful and consistent with the seller’s stated minimum on the Form 6 (the appointment to act).
• “Offers over”: should reflect the seller’s true minimum—setting a teaser below what the seller will accept is “bait advertising”.
• Good practice: align ad pricing with recent comparable sales and your documented pricing recommendation; adjust promptly if market feedback changes.

What is “underquoting” in Queensland?

• QLD does not use the term as a stand-alone statute like some states; instead it falls under false or misleading representations (consumer law/OFT enforcement).
• Examples: quoting a price/range you know is below the vendor’s real minimum; using “offers over” below the seller’s bottom line; giving an auction price “guide” to buyers.
• Consequences: complaints, investigations and penalties. Keep ads accurate and supported by evidence.

Seller checklist (stay compliant, still attract strong buyers)

• Agree your pricing strategy in writing: the Form 6 should align with how we price the ad (or, for auctions, with the “no guide” rules).
• Use market evidence: we’ll show you recent local sales and buyer depth; for auctions we talk price only with you—not as a public “guide”.
• Review early: if enquiry/inspections are soft, we adjust marketing or price presentation quickly (within the rules).

Plain-English examples

• Auction ad (compliant): “Auction, Saturday 11am. This property is being sold by auction or without a price and therefore a price guide cannot be provided.”
• Private treaty (acceptable): “Offers over $899,000” (only if $899k is genuinely the seller’s minimum).

General guidance only—your agent and conveyancer will ensure your ad copy and conversations remain compliant with Queensland law.

Short answer: In Queensland, most sales settle in 30–45 days (4–6 weeks), but the “right” period depends on your move, the buyer’s finance timing, and whether the property is tenanted. Aim for a window that delivers certainty for you without shrinking the buyer pool.

What’s typical in QLD?

• Common range: 30–45 days is standard; 30–90 days is still normal by negotiation.
• Business days only: if settlement falls on a weekend/holiday it rolls to the next business day.
• Electronic settlements: most transfers complete online (you don’t attend in person).

Match the period to your situation

• Buying another home: choose a date that lines up with your purchase. If timings don’t align, consider a licence/rent-back (you remain briefly after settlement by agreement) or a slightly longer settlement for breathing room.
• Need time to move/prepare: 45–60 days eases logistics (packing, trades, documents) without losing buyer interest.
• Want speed/certainty: a shorter settlement can attract decisive buyers—but confirm their finance readiness first.

If the property is tenanted (QLD rules matter)

• Fixed-term lease: you generally can’t require the tenant to leave before the fixed term ends unless they agree in writing. Align settlement with the lease end or sell “tenanted” to an investor.
• Periodic lease: ending for vacant possession requires the proper Notice to Leave and minimum notice period (commonly 2 months)—settlement must fall after the notice expiry.
• Practical tip: if vacant possession is critical, start the notice process early and build a buffer into the settlement date.

Finance, banks & paperwork (build in enough time)

• Buyer’s finance: keep a separate finance date (often 7–14 days). Aim for at least 2–3 weeks after finance approval to allow loan docs, verification and booking settlement.
• Discharge of your mortgage: some lenders quote up to ~21 business days from receiving a correctly completed discharge authority—submit this as soon as the contract goes unconditional.
• E-conveyancing: your conveyancer handles title transfer and settlement bookings online; if something slips, REIQ contracts allow a limited, short administrative extension in certain circumstances (your conveyancer will advise).

Quick decision guide

1. Start with 42 days (6 weeks) as a balanced default.
2. Add time if: you’re coordinating a purchase, there’s a tenant to vacate, or your lender needs longer to discharge.
3. Shorten if: buyer is unconditional/ready and you want a faster, low-risk exit (confirm their lender is truly ready).

General guidance—your conveyancer will confirm notice periods, lender requirements and the latest REIQ contract settings for your sale.

Short answer: Virtual staging is commonly used for vacant homes to improve online presentation. If you use it, keep it truthful and clearly disclosed so buyers aren’t misled, and provide unedited photos at or before inspection.

When it helps

• Vacant/dated rooms: adds scale and lifestyle for online listings.
• Tight timelines/budgets: faster and cheaper than physical staging.

Good practice

• Label images: add “virtually staged” to captions.
• No structural fakery: don’t add features that don’t exist (e.g., fireplaces) without disclosure.
• Show reality: include plain photos in the listing or provide them to interested buyers.

In Hervey Bay & the Fraser Coast, judge your launch by the first 10–14 days. Consider a recalibration if you see:

1. Low qualified inspections (e.g., fewer than 6–8 groups total) and minimal private appointments.
2. Poor digital signals (click-through under ~2%, few saves/enquiries compared with similar listings).
3. Consistent buyer feedback clustering $10–20k under your current guide.

What to adjust: first refresh presentation/marketing (hero photo, headline, copy, ad targeting). If still quiet, tighten the guide by ~1–2% and land on a buyer search band boundary to boost visibility.

Rule of thumb: make one decisive change, then run a fresh 7-day push before considering further moves.

Yes—sometimes. In Hervey Bay & the Fraser Coast we’ll consider a subject-to-sale (S2S) offer when the upside (price or terms) clearly outweighs the delay risk. The key is proving the buyer’s home will sell quickly at market—and keeping your momentum protected.

When we’ll consider S2S

• Buyer is finance-checked (at least pre-approved in principle).
• Their home is already live on the market (listing link + agent contact supplied).
• Realistic pricing: list guide within about ±2–3% of the CMA mid-point (recent sales, not asks).
• Days on market at/under suburb median; if over, there’s a documented price or marketing correction underway.
• Search-band alignment: their price sits on common buyer filter bands (e.g., at/just under $500k, $550k, $600k).
• Active campaign: pro photos, fresh copy, paid ads running now (not a stale listing).

What “premium” (if any) should you expect?

A modest premium can be appropriate in a strong market—typically around ~0.5–1.5% above what you’d accept unconditionally. When buyer depth is thinner, the smarter play is often no price premium but tighter protections (bigger deposit, strict dates, paid extensions). We’ll advise which wins this week in your suburb.

Contract protections we add for you

1. Evidence clause: buyer supplies a CMA summary (or agent letter) confirming data-backed pricing and an active campaign.
2. Milestones with dates: listed now, opens this week, offer target within 14–21 days, unconditional by a set date.
3. Price-review trigger: if no offer by Day 14 on their sale, they implement a documented price/marketing change (e.g., ~1–2% tighten or band reset).
4. 48-hour cash-out: we keep marketing; if we receive another offer, they have two business days to go unconditional, or we may proceed.
5. Staged deposit: initial on signing, automatic top-up for any extension (shows commitment and covers your carry risk).

Quick reality check we run before you say yes

• Their online engagement (views, saves, enquiries) vs similar stock.
• Price vs last 3–5 comparable sales in the past 90–120 days.
• Whether their guide sits on a buyer filter band (to maximise eyeballs).
• Whether their agent can realistically hit the milestone dates.

Bottom line: S2S can be a win—if the buyer’s home is priced right and your contract keeps you in control. Otherwise, we’ll keep them warm while we pursue an unconditional result.

Note: Guidance is general, Queensland-focused and not legal or financial advice. We tailor strategy to your property, buyer depth and current suburb data.

Short answer (QLD): Fixtures generally stay with the property, while chattels (moveable items) usually go with the seller—unless the contract specifically says otherwise. In the standard REIQ contract, you’ll use the “Excluded Fixtures / Included Chattels” section to make this crystal-clear.

Quick rule of thumb

• Fixtures = fixed to the property (screwed, bolted, plumbed-in, wired-in) → normally included in the sale.
• Chattels = moveable (can be removed without damage) → normally excluded unless listed as “Included Chattels”.
• If in doubt, write it in the contract schedule (and photograph it at listing) to avoid settlement disputes.

Common inclusions (fixtures that usually stay)

• Built-in kitchen appliances (e.g., under-bench dishwasher, in-cabinet oven, fixed rangehood).
• Hard-wired items: light fittings, ceiling fans, air-conditioning units, wired doorbells/intercoms, security/CCTV systems.
• Window hardware fixed to the building: curtain rods/tracks and blinds (note: loose curtains themselves can be chattels—list them if they’re to stay).
• Wall-mounted TV brackets (the TV set itself is usually a chattel unless included).
• Solar panels, inverter/battery systems; hard-wired EV chargers.
• Fixed outdoor items: irrigation systems, built-in BBQs/outdoor kitchens, pergolas, shade sails bolted to structure, clothesline fixed to wall/post.
• Pools/spas: filtration, pumps and plumbing permanently attached to the property.
• Garden sheds anchored/bolted to slab; letterbox fixed in ground; mounted mail/parcels boxes.

Common exclusions (chattels that usually go unless listed)

• Freestanding appliances: fridge, washer/dryer, portable dishwasher, microwave, bar fridge, benchtop water filter.
• Loose window dressings: curtains (when not fixed), decorative rods tied to tension only.
• Furniture, rugs, artworks, mirrors only hung (not fixed), plug-in lamps and smart speakers.
• Outdoor: movable BBQs, patio furniture, umbrellas, potted plants and planters, portable spas.
• Portable EV chargers and extension leads.

Typical grey areas (avoid disputes by listing)

• Dishwasher: built-in = fixture (stays); portable/freestanding = chattel (goes) unless included.
• Window coverings: blinds and tracks/rods are usually fixtures; curtains themselves can be chattels—list if they stay.
• TV & bracket: bracket is a fixture; the TV is a chattel unless included.
• Garden sheds/play equipment: bolted down = likely fixture; free-standing = likely chattel.
• Shade sails/pergolas: bolted posts/plates = fixture; temporary gazebo = chattel.

Best practice for sellers (QLD / REIQ contracts)

1. List inclusions/exclusions up-front: use the REIQ schedule: add any Included Chattels (e.g., fridge, curtains) and any Excluded Fixtures (e.g., heirloom chandelier).
2. Photograph what stays: especially light fittings, brackets, blinds and outdoor items; keep the photos with your contract pack.
3. Name brands/models where relevant: “Bosch Series 8 dishwasher (integrated)” beats “dishwasher”.
4. Tenanted properties: confirm what belongs to the tenant (e.g., their own washer/fridge) so you don’t accidentally include it.
5. If you plan to remove something fixed, replace it before listing or clearly mark it as an Excluded Fixture in the contract.

Searching “what stays with the house in Queensland” or “fixtures vs chattels QLD / Hervey Bay”? If in doubt, list it in the REIQ schedule and photograph it at listing.

Short answer: Sell when local demand in your price band outweighs competing listings. In Hervey Bay and across the Fraser Coast (including K’gari/Fraser Island), well-presented, correctly priced homes can achieve strong results year-round—timing improves further when stock is low and buyer enquiry is high.

How to read today’s market (data, not guesswork)

• Supply vs demand: count comparable active listings in Urangan, Pialba, Urraween, Kawungan, Eli Waters, Point Vernon and surrounds; fewer listings + solid enquiry = stronger conditions.
• Days on market (DOM): falling DOM suggests rising momentum; rising DOM points to price-sensitive conditions.
• Very recent sales (last 4–8 weeks): look at sale prices and buyer competition in your suburb and price band.
• Buyer depth: gauge pre-approved demand via Jasmine’s Private Buyer Network (pre-market/off-market testing).
• Presentation readiness: a clean, repaired, styled, professionally shot home can outperform the broader market.

If it’s a seller’s market (demand > supply)

• Launch confidently with a strategy price band designed to maximise enquiry and competition.
• Prioritise speed-to-market: complete prep and go live while competing stock remains low.
• Use buyer urgency: negotiate hard on price and conditions when early offers are strong.

If it’s a buyer’s market (more homes than buyers)

• Win on presentation: fix defects, refresh paint/gardens, consider light staging to reduce buyer “price deductions”.
• Price with precision: anchor to the closest recent sales and adjust for your upgrades and land.
• Widen exposure: combine targeted digital, portals and database activation; consider a short pre-market period.

Should you wait?

It depends on your timeline, holding costs (mortgage, rates, insurance) and readiness. If you need to move soon, a clear strategy can deliver a great result even in cooler conditions; if you’re flexible, pre-market testing can confirm whether waiting will help.

Wondering if the market is good now in Hervey Bay or if you should wait to sell on the Fraser Coast? We’ll map demand, competition and recent sales so you can decide with confidence.

Goal: minimise surprises, protect your price, and keep momentum. In Hervey Bay & the Fraser Coast, the best defence is great preparation, clear disclosure, and fast, fact-based responses.

1) One-week prep checklist (before you go live)

• Moisture & drainage: clear gutters/downpipes, extend stormwater, fix tap leaks, ventilate subfloor/roof voids.
• Timber & pests: remove garden beds/timber against walls, store firewood off the ground, treat obvious ant/termite trails.
• Roof & exterior: replace cracked tiles, re-fix loose flashing, seal obvious gaps, repaint small bare patches.
• Plumbing & electrical basics: fix dripping taps, running toilets, noisy fans; replace blown bulbs, faulty GPOs/switches.
• Compliance items (QLD): ensure smoke alarms are installed to current Queensland requirements; pool gate self-closes/latches and you have a current pool compliance certificate if applicable.
• Paperwork: approvals (extensions, sheds), warranties (roofing, appliances, termite), recent service/repair invoices.

2) 48-hour inspection game plan

• Access ready: unlock gates; provide keys for subfloor/roof void/garage; clear 1m around manholes, meter box, HWS.
• Evidence table: place approvals, warranties, and recent invoices for the inspector to reference.
• Condition check: dry damp mats, run exhaust fans, wipe condensation, secure pets, tidy gardens and perimeters.
• Attendance: we typically attend to answer factual questions (not to debate findings).

3) If defects are found — your negotiation playbook

1. Get specifics in writing: defect list + photos from the buyer’s report (not just “major issue”).
2. Independent quotes fast: we aim for 1–2 written quotes within 24–48 hours from licensed trades.
3. Choose the right remedy:
   • Repair before settlement (we manage trades + completion evidence), or
   • Price credit proportional to quotes, or
   • Termite treatment certificate with transferable warranty if live activity is identified.
4. Set boundaries: cosmetic items and already-disclosed issues aren’t grounds for large discounts.
5. Keep leverage: set a clear response window; we continue marketing until unconditional.

4) Termite & moisture specifics

• Live activity: immediate professional treatment; provide certificate + warranty transfer.
• Historic damage: if structural is suspected, commission a builder/engineer scope to define fix and cost.
• Moisture: address cause (drainage/ventilation); simple fixes beat price chips.

5) Prevent “gotchas” that trigger re-negotiations

• Search-band pricing: sit on common buyer filters (e.g., at/just under $500k/$550k) to attract depth and reduce late re-trades.
• Early disclosure: call out known quirks (old roof age, historic leak repaired) with documents. Surprises cost money.
• Realistic buyer timelines: inspection + report + quotes + decision inside an agreed window keeps pressure balanced.

Bottom line: preparation + documentation = fewer deductions and faster unconditional. We run a tight, data-first process so you keep the result you launched for.

Note: Guidance is general, Queensland-focused and not legal advice. We tailor strategy to your property, buyer depth and current suburb data.

Quick answer: For most residential sales in Queensland there’s a 5 business day cooling-off period starting when the buyer receives the signed contract. If the buyer cancels within that window, the seller is entitled to a 0.25% termination fee of the purchase price (usually deducted from the deposit). No cooling-off applies to auctions or when a registered bidder buys within 2 business days of that auction.

What buyers typically do in the cooling-off window

• Confirm finance and insurance.
• Order building & pest and review disclosure docs.
• Seek legal review of contract terms and special conditions.

How cancellation works

1. Buyer gives written notice before the contract deadline (commonly 5pm on the fifth business day).
2. Deposit is refunded minus the 0.25% termination fee payable to the seller.
3. The agent/trust account processes the adjustment and refunds the balance.

Seller tip: Clear timelines for finance, building & pest and settlement reduce cooling-off exits. Jasmine can set milestone dates and buyer updates to keep contracts secure.

Short answer: If the property has been your main residence the whole time (on up to 2 hectares) and wasn’t used to produce income, CGT is generally exempt. Partial CGT can apply if it was rented, used for business, or you’re over the land-size limit.

Key points for Queensland sellers

• Main residence exemption: No CGT if it was your home for the entire ownership period and not used to earn income.
• Absence/“6-year rule”: You can treat it as your main residence while rented for up to 6 years (or indefinitely if not rented), so long as you don’t claim another main residence at the same time.
• Partial exemption (apportionment): If it was rented or used as a place of business for part of the time, CGT is typically calculated only on that portion.
• Holding period discount: If you owned it >12 months, any taxable gain is usually eligible for the 50% CGT discount (for Australian residents).
• Cost base matters: Include eligible costs like stamp duty, legal/conveyancing, building/pest at purchase, renovations/capital improvements, agent fees, marketing, and settlement costs—these reduce your gain.

This is general information only—get personalised tax advice from your accountant or check current ATO guidance before you act.

Talk to Jasmine about sale timing & CGT considerations or call 0409 357 337