The property market is entering that familiar pre-Christmas slow-motion phase – you know the one. Agents are technically working, but mentally, they’re halfway to their beach houses in Sorrento, and listings start to feel like they’ve all taken a holiday too.

But here’s the secret no one really talks about: even during this “quiet patch,” homes still sell.

I’ve helped clients secure properties on Christmas Eve, through off-market opportunities, pre-market listings, and last-minute vendor panics (“We were meant to launch this year but… life happened”). So while the online hype may die down, real estate itself never sleeps.

So, if buying in 2026 is your goal, now is the perfect time to get ahead of the game. The choices you make in the next few weeks – before the new year officially begins – will set the tone for your property journey. The smart buyers, however, are already preparing.

Follow these five steps to get your plan in place, know what to look for, and move quickly when the right property appears.

1. Speak to a Broker (aka your financial reality check fairy godparent)

Even if buying a property feels like a long way off, it’s never too early to chat with a mortgage broker – and no, they won’t scold you for having Afterpay or that subscription you forgot about.

Think of a good broker as your financial reality check fairy godparent: someone who helps turn vague dreams into an actionable plan.

Here’s what a broker can do for you:

• Figure out your borrowing capacity: How much can you realistically borrow? A broker looks at your income, expenses, and financial goals to give you a clear picture.
  
• Understand your repayments: It’s one thing to know your budget; it’s another to understand what repayments actually look like on different loan types. A broker can show you what fits comfortably into your lifestyle.
  
• Spot anything that needs tidying up: Stray credit card debt, small loans, or overlooked bills can affect your borrowing power. A broker helps identify these early so you can fix them before you start serious house-hunting.
  
• Identify government schemes and incentives: First home buyers in particular may be eligible for grants, stamp duty concessions, or other programs. Your broker can help you navigate what’s available and how to take advantage of it.
  
• Create a 3–12 month action plan: Whether you’re saving a deposit, waiting for your finances to improve, or ready to buy next month, a broker can map out the practical steps to get you to your goal efficiently.

Getting this clarity early is like having a compass before a long hike – it saves a lot of headaches, wrong turns, and stressful surprises down the line.

If you want an intro to a brilliant broker at Entourage, I can connect you. Click here to enquire!

2. Write Your Property Brief (your treasure map)

Once you have a clear idea of how much you can – or want – to spend, it’s time to get organised. Think of this step as creating your personal treasure map for house-hunting. Without it, it’s easy to get lost in the endless listings online, fall in love with a property that isn’t quite right, or waste time chasing unrealistic options.

A property brief is essentially a written plan that outlines your priorities, boundaries, and deal-breakers. It gives you clarity and focus, and it becomes your North Star during the search process. Here’s what to include:

a. Budget

This is why Step 1 (speaking to a broker) is so important. Sure, knowing your budget is helpful in working out what you can borrow, but it’s essential to knowing what will feel comfortable in your day-to-day life.

Include:

• Maximum purchase price
• How much you have saved for a deposit
• Estimated costs for stamp duty, legal fees, and moving expenses

Being realistic about your budget prevents disappointment later, and it also helps agents and sellers take you seriously.

b. Locations

Your property brief should clearly outline your preferred areas. This usually involves:

• “Yes please” suburbs: Areas that tick all your boxes – proximity to work, schools, transport, and lifestyle amenities.
• “If the stars align” suburbs: Areas that aren’t your top choice but could work if the right property comes up.

Taking the time to define these now helps you focus on the right properties and reduces the risk of falling for a “cute” listing that doesn’t actually suit your needs.

c. Non-negotiables

These are the must-haves: the deal-breakers you won’t compromise on. Examples might include:

• Number of bedrooms or bathrooms
• Outdoor space for kids or pets
• Parking or garage requirements
• Accessibility features

Clearly listing these prevents you from wasting time on properties that look good on paper (or Instagram) but fail your core requirements.

d. Bonuses

These are the nice-to-have features that would be great to have but aren’t essential. Examples:

• A home office or study nook
• A pool or spa
• A particular style of kitchen or flooring
• Walk-in pantry or storage solutions

Bonuses help you differentiate between properties that are simply acceptable and those that really excite you.

A well-prepared property brief will save you both time and emotional energy. With your priorities clearly outlined, you can browse listings with a critical eye, tour homes with purpose, and avoid falling for a property that looks amazing on Instagram but backs onto a train line, a busy road, or a less-than-ideal neighbourhood.

Treat your brief as a living document: as you explore, learn, and get feedback from agents, you can refine it, making your search sharper and more targeted.

By the time you’re ready to make an offer, you’ll have complete clarity on what’s important and what you can compromise on – turning a stressful search into a strategic, enjoyable process.

3. Do a Reality Check (brace yourself)

This step is arguably the most important in your property-buying journey – and it’s the one that most people skip. It’s tempting to dive straight into listings, dream about renovations, and imagine yourself hosting brunch in a light-filled kitchen. But without a reality check, you risk falling in love with properties that simply aren’t feasible – financially, logistically, or realistically.

A reality check is all about understanding the market as it actually is, not as you hope it to be. Here’s how to do it:

Step 1: Head to the Sold Section

Go to realestate.com.au (or your preferred property portal) and navigate to the “sold” section. Focus on properties that have sold in the last six months. Why sold properties? Because they reveal the real, current market prices – not the sometimes inflated “listing prices” that can mislead buyers.

Step 2: Filter by Your Criteria

Look for properties that:

• Fit your budget – This is your top financial boundary. Don’t just eyeball it; be precise.
• Fit your locations – Your “yes please” suburbs and “if the stars align” areas from your property brief.
• Tick all your non-negotiables – Bedrooms, outdoor space, parking, accessibility – whatever matters most to you.

Step 3: Count How Many Properties Match

Now comes the eye-opening part: count the number of sold properties that actually match all your criteria. This “magic number” is your truth serum – it tells you if your expectations are aligned with reality.

• 0–2: The universe is sending a clear message: it’s time to adjust your expectations. Perhaps your budget doesn’t match your dream suburb, or your must-haves are too restrictive.
• 3–6: You’re in the right zone, but consider which wish-list items you might ease up on. A flexible approach can open up more options.
• 6–8: Chef’s kiss – this is the sweet spot. You have a realistic set of expectations, and there are enough properties on the market to give you choice without overwhelming decision fatigue.
• 12+: Lucky you! You’re in a strong position to be selective and can afford to be fussy without missing out.

Why This Exercise Matters

Completing a reality check may feel a little uncomfortable, especially if your magic number is low. But trust me – it’s far better to know now than after weeks (or months) of frustration and disappointment.

This simple step can save you months of stress, endless scrolling, and emotional whiplash. It helps you make informed decisions, align your expectations with the market, and approach your property search strategically rather than emotionally.

Think of it as a market compass: once you know where you stand, every viewing, every negotiation, and every decision becomes clearer and more confident. You’ll also have the insight to adjust your property brief intelligently, so you’re not chasing something unattainable.

4. Build Your Agent List (future frenemies… but in a good way)

One of the smartest things you can do before diving into property hunting is to build your agent list. Think of this as creating a network of “insiders” who can help you navigate the market efficiently and even get a jump on opportunities before they hit the general public.

Step 1: Identify the Right Agents

Start by making a list of agents who regularly sell the type of property you want in your preferred areas. Focus on:

• Agents with a strong presence in your chosen suburbs
• Those who sell properties in your budget range
• Agents who specialise in the property type you’re after (townhouses, units, family homes, etc.)

No need to list every agent in town – you want to be specific so you can create strategic connections with professionals who know the market inside and out.

Step 2: Understand Why This Matters

Being on an agent’s radar has a huge advantage: agents prioritise buyers who are decisive, prepared, and ready to act. They’ve got a busy pipeline of clients, and sellers want to see serious buyers. If you’re the person who knows what they want and is ready when the right property comes up, agents will naturally give you preferential access.

Step 3: Gain Early Access to Opportunities

The property market doesn’t end with what you see online. Many properties sell off-market or pre-market – meaning they’re available before they even reach realestate.com.au. Being on the right agent’s radar can put you at the front of the queue for these hidden gems.

It also helps in competitive situations: agents are more likely to tip you off about upcoming listings, share private inspections, or even give advice on pricing strategy before you place an offer. In a market where timing can make all the difference, these relationships are gold.

Step 4: Build Relationships, Not Just Contacts

Time to start cultivating relationships, and thinking of your list of agents as more like a personal property radar than a Rolodex.

Reach out to agents professionally:

• Introduce yourself and your buying goals
• Share your property brief so they know exactly what you’re looking for
• Be clear about your timeline and readiness

By showing you’re organised and serious, you’ll stand out from the sea of casual browsers and “just looking” buyers. Agents will respect your preparation, and you’ll be top of mind when the right property comes along.

Pro Tip: Keep your agent list updated and revisit it regularly. Markets shift, agents move offices, and new opportunities arise. A curated, active list ensures you’re always plugged into the right people at the right time.

Building your agent list may feel like a small step, but it’s one of the most powerful ways to get ahead in a competitive property market. When the right property comes along, you’ll be ready to move fast – instead of scrambling and missing out.

5. Immerse Yourself in the Neighbourhoods

When you buy a home, you’re buying into a community as much as the property itself. And here’s the truth: you cannot truly understand a suburb from listings alone. Online photos and descriptions don’t capture the nuances that make a neighbourhood feel like home (or not). The vibe can change street by street, and the things you notice while actually walking around often make all the difference.

Spending time in your preferred areas is crucial. Here’s how to do it strategically:

Walk the Good Pockets

Start by exploring the streets that are high on your list. Pay attention to things like:

• Street appeal and upkeep of houses
• Green spaces, parks, and playgrounds
• General cleanliness and noise levels

Walking the area gives you a sense of whether it feels welcoming and liveable – not just visually attractive.

Identify the Not-So-Good Pockets

Equally important is spotting areas you’d rather avoid. Look out for:

• Heavy traffic or busy roads
• Signs of neglect or poor maintenance
• Noise from trains, airports, or commercial zones
• Any red flags that might not be obvious in online listings

Knowing the boundaries of where you don’t want to live is just as valuable as knowing your preferred spots.

Test the Commute

If you’ll be commuting to work, school, or other regular activities, try the journey during the times you would normally travel. This is a reality check that Google Maps can’t fully provide. Consider:

• Traffic patterns during peak hours
• Access to public transport
• Availability of parking if you drive

Explore Local Amenities

Check out the cafés, restaurants, gyms, and other amenities that are important to your lifestyle. Pop in for a coffee, observe who’s there, and get a feel for the community vibe. The people you meet in these everyday spots often reveal more about the suburb than real estate photos ever could.

Snoop on Where People Actually Hang Out

Notice where locals spend time: dog parks, walking trails, weekend markets, or community centres. These small insights give you a sense of the neighbourhood culture – whether it’s family-friendly, vibrant, quiet, or somewhere in between.

Join Local Online Communities

Facebook groups and community forums are a goldmine of information. Residents share updates on local events, safety concerns, and even property sales. Reading these conversations helps you understand the suburb from the perspective of those who live there day-to-day.

Talk to Residents

Strike up conversations with people you meet while walking the streets or in local cafés. Residents often have insights that agents won’t share – like hidden issues with flooding, traffic, or noise, as well as the best local spots that make the community feel special.

The more you explore and engage with the suburb, the sharper your instincts will become. When the right property pops up, you’ll immediately know whether it fits your lifestyle, your family, and your future plans. This kind of hands-on research transforms your property search from a guessing game into a strategic, confident process.

Final thoughts

Buying in 2026 is absolutely achievable – even if you feel miles away right now.
Most people underestimate how much clarity and momentum they can get just by doing these 5 steps before the new year.

If you want help from start to finish – or just want a second opinion on your brief – just email me. I’m here, I’m caffeinated, and I’m ready.

Talk soon,
Amy