The PROPERTY DOCTORS, Sydney Australia Novak Properties
NOVAK PROPERTIES CREW and PROPERTY LEGENDS in the industry share their experiences and knowledge. Hacks and tips to make you a smarter property GURU :) Learn with exclusive content, advice, insider info and HOT real estate industry PRO SECRETS. For sale, for lease, residential, commercial, buying off the plan, finance, mortgages, interest rates, first home buyer, investments - all topics covered. The untold real estate info you've been waiting for.
The PROPERTY DOCTORS, Sydney Australia Novak Properties
NOVAK NEWS - NOVAK NEWS SELLING IN SPRING – THAT’S SO LAST SEASON!
Ready to challenge everything you thought you knew about selling property? Forget what your friends have told you about waiting for spring – we're breaking down the real estate myths that could be costing you thousands.
In this eye-opening discussion, Mark and Lisa Novak tackle the persistent belief that property should only be sold when gardens are blooming and the sun is shining. The reality? Weather has absolutely nothing to do with property prices. What actually matters is supply and demand – and right now, supply across the Northern Beaches sits at just 630 properties, creating the perfect seller's market.
We reveal why selling in isolation rather than competition gives you the upper hand, and why waiting for spring means competing with hundreds of other listings. With buyers already lining up at open homes (26 groups at a recent inspection!) and days on market halving in recent weeks, the current conditions are prime for sellers who want maximum visibility and premium results.
The podcast also unpacks why interest rate cuts expected in coming months are already influencing buyer behavior, how global uncertainty typically drives investors toward tangible assets like property, and the dangers of creating a negative digital footprint by listing now and withdrawing to wait for spring.
For those considering a strategic move, we share insights on our zero-dollar pre-market strategy that allows you to test the waters without commitment, plus expert advice on why the unit market is predicted to "go off like a pork chop" for the next 36 months.
Don't follow the herd mentality – listen now to discover why the best time to sell might be right now, not when everyone else thinks it is.
guys, monday night, know that news you've got mark and lisa novak and tonight we're going to be talking about selling in spring, because we must hear it 20 times a day. Um, it's very last season. Stay tuned for this, guys. Wow, did we get a new intro?
Speaker 2:Yeah, it sounds different.
Speaker 1:What was that? I don't know. It says real talk, so I don't know. It says Real Talk, so I don't know what that was. I was like, hang on, wait. What is this?
Speaker 2:It sounded like it's changed to Real Talk Weekly, but I didn't realise that music changed and the whole thing changed. Wow.
Speaker 1:Wow, I felt like I should have been doing like somersaults and stuff to that music.
Speaker 2:Well, acdc is coming, coming. Yeah, akadaka is coming to australia with their concerts, so you know it's I love it, it's fitting love acdc. So what do you reckon about spring?
Speaker 1:let's talk about selling in spring.
Speaker 2:I've got to give you I've got to give you my cliche one, lise, because I know you love cliche. Yeah, the people are like bears they hibernate in winter and they come out in summer, and that's exactly what they do with property.
Speaker 1:This is true, this is very true. So the amount of times? Look, we do. I do a lot of appraisals a week and you know the amount of times I'm sitting in front of a vendor and they go. So we're not thinking about selling now, but we are going to put the property on the market in spring and I go, okay, um, why? Why are you waiting until spring? Just out of interest, and you know it's personal circumstances, or you just prefer to sell when the weather's warmer? Oh, no, no, no, because all of our friends have told us that we're much better off um selling when the weather warms up, because there are no buyers out in winter and that the property doesn't present very well.
Speaker 1:so I don't want to um alarm people sheep it is mark, it is sheep mentality and I don't want to alarm people, but the weather has nothing at all to do with the property market, just like it has nothing to do with the stock market. It has nothing to do with the property market. It has nothing to do with the property market. In fact, the the bottom of the market was um, I remember it distinctly because I'd sold a massive house in manly and I remember my vendor at the time saying to me um, it was october 2022, and my vendor said to me I'm a little bit nervous because we are right at the bottom of the market. Nine bidders broke a manly record per square metre, you know, and it was summer, october, so, and that was the bottom of the market. So you know what are your thoughts on it, mark? What do you think about the weather and getting your property on the market and when's the best time to sell?
Speaker 2:Look, I agree with you. There's not a relationship with price increases and climate. There's not. It's probably, if anything, I'd say it's more economical and it's more dependent on you know things like supply, demand and things like that. But what you've got to understand is yes, at the beginning of the show I said people are like bears. Yes, more people come out to buy, but I don't see those prices go up. That's what people should be looking for. How am I going to get the best price At the moment? What people don't realise, people don't know the numbers as a whole in the northern beaches. And I've got to tell you there's when it's a high stock market, there's 11 1200 properties on realestatecom. When it's low stock market, there's probably five or six hundred properties. That's super low stock market. There's five or six hundred properties on realestatecom.
Speaker 1:I would be selling when stock is low mark just to let you know you've got to really you don't have a great connection there, just to let you know as well.
Speaker 1:You're just lagging a little bit. But look, I agree and I know as real estate agents. We always talk about um, stock levels, and I think it's important to point out what that means and what supply and demand means, because this is real estate jargon and here's the reality of it, guys, the seasons doesn't matter. Certainly, property and gardens look better in spring and summer. There is no doubt about that. Some properties, however I mean I just went to a beautiful property today in DY, north-facing. They're getting all of this winter sun coming through.
Speaker 1:I'd imagine it would be quite hot there in summer, being north-facing, and that's not always the most ideal time to be putting that sort of property on the market either. Sometimes we walk into properties and they're stifling hot in summer and we cannot cool them down. But again, I just want to reiterate, guys, the weather, the seasons, has nothing at all to do with whether or not you're going to get more or less money for your property. What is supply versus demand? When we have more demand ie more buyers out looking for property, and less supply ie less property on the market that is a good time to be getting your property on the market. That is what we call a seller's market. When we've got more demand, ie more buyers, than what we do, supply properties, that is a buyer's market. At the moment, we are moving more into. In fact, I'd probably argue, mark, that it is a seller's market now, would you?
Speaker 2:I think we're there.
Speaker 1:I think we're there, I think we turned the corner, yeah. I think we turned the corner a couple of weeks ago actually, because those stock levels across the northern beaches are sitting now at about 630 properties collectively across the beaches. That's very low. That is very low.
Speaker 2:Yeah, and guess what? Rates are going to probably come down the next month or two as well. So if we're not in a seller's market now, we're bloody definitely in a seller's market then okay.
Speaker 1:So, guys, can I, just can I talk about that for a moment? Actually, on the show tomorrow we've got zach, who is the mortgage broker from shaw financial. He's going to come on. We're going to be talking about interest rates and the new, um, uh, first home buyers stuff that's coming out as well. That's really really big news. But, um, I do want to talk. Bless you, mark, um I do want to.
Speaker 1:I do want to talk about those interest rates coming down, because that's another thing that we hear about consistently from vendors, from sellers. They're saying well, we're. They're saying well, we're just going to wait till spring, we're just going to wait till another interest rate or two hit Guys. I want to just reiterate this now Stock levels are very low, buyer demand is very high on the northern beaches, but I'm hearing that in other markets of Sydney and of Australia as well. The interest rate stuff, the buyers know that those interest rates are likely. In fact I think we can almost guarantee that those interest rates are going to come down another one, probably two times, before the end of the year. They know it's happening already now. So a lot of that frenzy is starting to happen. We had 26 groups come through a property on Saturday. We had people lining up out the front before the open home had even started.
Speaker 2:Only because I did the open house, the buyers, know that's because you did it, that's right.
Speaker 1:But the buyers do know. They know that once those rates start to come down even more, those property prices may very well go up. So a lot of those buyers are overpaying for property. Now the other thing that we're seeing, mark, is we're seeing very um days on market. What does that mean? The amount of days it takes to sell your property. I would suggest that those days on market have halved and again, I'd suggest this has happened over about the last four weeks. I reckon they've halved. So, mark, you've got a property you're looking to sell. You're not in real estate. Um, what? What would you? What would you be thinking if I was a real estate agent? I came and saw you and said here's the facts. Stock levels are low. Once we hit spring, those stock levels will change because everyone likes to get their property on the market in spring. You've got a very good opportunity of getting a phenomenal result in a very short time frame now, because there is not a lot of competition oh, I would.
Speaker 2:When he went hands down, I would be rushing it on the market. Hands down, I would be rushing on the market, you know, and most of the thing is people on that clock saying, oh, just planning to have a ready you know in for for spring, rush it on now, yeah I agree, guys.
Speaker 1:So just just be careful, because again everyone's got this sheep mentality and everyone thinks we'll just wait. Wait for a couple of months, wait for the weather to warm up, um, and then we're going to get our property on the market. You are better off to sell in isolation than you are in competition. Why would you wait to get your property on the market when everyone else is getting their property on the market? It just doesn't make sense. It just doesn't make sense to me.
Speaker 2:Something we have to talk about is it's no good if you've got to buy in the same market. So, yes, you're going to sell for very good money. But if you're buying in the same category class or a similar category class, that's not. Yes, that's that's doing really well. You're paying more. So here's the here's the deal. The cheaper houses and the cheaper units are doing phenomenally well. They are booming markets, I would say booming markets at the moment. That's 2 to 2.3 for a house in our area. That's 800 to 1 to a million for a unit in our area. They are thriving markets at the moment. But if you're going to be selling your house in a thriving market two to two, three and you're buying in an average um, performing that sort of two, five to three is not, is not performing as well. So it's a perfect time to upgrade. Sometimes, when you're moving through different ranges, when some ranges are doing well, you're selling high. The other range is not doing well, you're buying low.
Speaker 1:Fact yeah, I agree, and and here's where we see guys a lot of people get into trouble when they they play the property market as though they're going to go and play blackjack at the casino. They go. I know, I know because I've got friends that are in. You know they're in the global markets and I know that property is going to come down. I'm going to get my property on the market now and I'm going to wait. I'm going to wait because property is going to come down. There's going to be a global crisis, guys. That is not a good idea.
Speaker 1:Always be buying and selling in the same market. If you can. When the market's high, great. When the market's low, great. As long as you're transacting in the same market. No word of a lie. I've got buyers that come to open homes and they've been coming consistently now for five years. I'm like, oh my God, guys, have you still not bought a property for five years? I'm like, oh my God, guys, have you still not bought a property? Some of those properties have doubled in value now. No, no, no, we're just going to wait. What are you waiting for? What are you waiting for? So you know, buying and selling in the same market is always a very, very smart idea.
Speaker 1:The other thing I want to mention and I know we do talk about it from time to time, but we do have what we call a staged marketing strategy for you guys. So and how that works is we've got a plan A and we've got a plan B. Plan A is our zero dollar marketing strategy. It's our pre-market strategy, or off-market, as many of you may know it. The great thing about that is you can actually get your property out to our database and out to our vast social media channels for zero dollars marketing.
Speaker 1:So you might say, look, if I don't get the price I want now, I'll just put the pause button on and I'm going to wait until spring, and then we'll launch and we'll do a full-blown campaign. So that $0 marketing strategy, that plan A, is ideal for you. We pay for your professional photos, we pay for your sign board and we launch you out to our um very, very curated database and also out to our social media channels. That's a lot of the social media stuff that you see us doing, but that's a great thing to do. If you're like, no, gonna wait till spring that's when the garden looks better that's fine, but you've got the opportunity now to launch out using this pre-market strategy that we have for you guys. That's clever. That's clever and I've got the opportunity now to launch out using this pre-market strategy that we have on offer for you guys.
Speaker 2:That's clever, that's clever and I've got to say when you are selling and you don't care, you are a very powerful seller. When you are buying and you don't care, you're a very powerful buyer. As soon as you introduce urgency to buying or selling, it's dangerous. So I like what you just said. With the plan A, you go to the market Now, I don't care, you get a great price boom. And something to also talk about is the digital footprint you won't have it without plan A that we do, that's working with our top buyers.
Speaker 2:You're not going to have a digital footprint. You want to explain that, lise, because I know you like talking a lot.
Speaker 1:Well, you get to do this show every day, mike. I just get to do it every now and then, except I'm going to be coming on every Tuesday with Billy. Actually, I'm going to make a little guest appearance every Tuesday. So what that means, this is really important, guys.
Speaker 2:Yeah, tell us about the digital footprint, Lise. Tell us about the digital footprint Lise Tell us about the digital footprint.
Speaker 1:The digital footprint is very important because people are genuinely worried that if they've gone out to the real estate portals say, for instance, you launch now you're like, ah, we'll get it out to realestatecom and domain, we're going to launch it now. If we don't get the price, we'll just pause that campaign and then we'll reinstate it again in spring. The problem there is that you have a digital footprint on rp data, on real estatecom and on domain. So when someone googles your address, it will pop up as one pacific street, sydney or whatever your address is and it will show that you were on the market at that time, that your property was withdrawn or it didn't sell. So when you go to put it back on the market again in spring, it's a shocking. Look, the buyers know, because they can see that data and they go well, what happened with that property in pacific street? Why was it on the market just three months ago and it didn't sell? Right, and it does make buyers very, very nervous. So when it yeah, so when we haven't launched out to the real estate portals and we've only gone out to our database and we've only gone out to our social media zero, zero digital footprint Very, very important, very important.
Speaker 1:Smart, smart. Yep, it is smart. What else have you got to say, mark?
Speaker 2:So things that we covered so far One good time to sell, exceptional time to sell.
Speaker 1:Yep Couldn't agree more.
Speaker 2:Two we're witnessing have witnessed, and both confirmed, that it's swung from a buyer's market all the way to a seller's market. Now, yep, and if you don't believe us watch what the next one or two rate reductions, um reductions, um will will what you're going to witness. Then, if you're selling to buy in a different price in a hot price range of buying in a not hot price range, pretty smart, do it now, don't wait. Um, also, the digital footprint, the plan a you're worried about okay, let's just have a light touch. Now we can do that. Digital footprint, the plan a you're worried about okay, let's just have a light touch, now we can do that. Um lease with what's happening in the world at the moment yeah, there's a lot going.
Speaker 1:How is that going to?
Speaker 2:affect what. There's a lot going on. How does that affect our economy? Um, that instability is probably a better reason for rate reductions for an economy, you know, because it's like if there's sort of if the economy's booming, then they're not going to be pumping those rates, uh, putting peddling, putting those rates down, they're going to be pumping it up if there's, if the economy. So I think, with what's happening in the world, that's going to put pressure on rates to go down further, and then I think, with what's happening in the world that's going to put pressure on rates to go down further, and then I think, with what's happening in the world, people cling on certainty.
Speaker 2:They cling on you know they don't want to be in a stock market of volatility. They want something tangible. Billy taught me the word tangible today. They want something tangible.
Speaker 1:Yep, so they get a property. They want something tangible, yep, so I agree, Mark, and I think 100%, because that is a very, very stable asset class.
Speaker 1:And you know, the problem is you would think that what's going on in the Middle East wouldn't have this ripple on effect to us here in Australia we're so far away. But the reality is anything like that actually does. It does have an effect on on a variety of markets. So you can only imagine that people have got um you know money in in in the stock market, the share market. They get nervous. It's volatile, um asx.
Speaker 2:Yeah, and you know what they get, they get nervous.
Speaker 1:You know it's a very, very volatile market like feel happy, feel sad, like it does.
Speaker 2:It does affect that sentiment of a human. I don't care where you live, it just does affect that. You know, when there's war in ukraine and right and there's stuff going on in russia and there's stuff going on the us with, yeah, you know it does affect people's sentiments, so they're you know, when they wake up or when they make business or any decisions. There is an effect there from their sentiment that does make adjustments to a market.
Speaker 1:It definitely does. And what we've seen historically is, you know, when there has been world wars or you know lots of other, there's been so many things that have been taking place over the last few years where you've got COVID and all the tariff talk, and you know, there's just been so much for people to digest. But the reality of it is is that the real estate market has always performed extremely well. It's always been a very reliable asset class. Uncertainty when there's a war going on or multiple wars going on, that property historically has performed quite well as people start to move their money into something that is far more stable. Just something else, mark, that I just want to add in here as well Selling now, guys, and waiting until spring is also not a bad idea.
Speaker 1:Then you've got your cash in your pocket, you're ready to go shopping. So by the time that stock hits in spring, um, you'll have a, you know, quite quite a variety of choice. You just want to watch if that market shifts even five percent, um, and I know that before the end of the year it's tipped to move 10 to 15 percent. Anthony belmont from bell partners was talking about that at a big real estate conference that we went to. But you just want to watch that market. If you have sold, you wait till spring to get into the market when there's more stock around, and if that market shifts 5%, that could mean that you're pushed out of the market. So just be careful. Be careful. What else, mark?
Speaker 2:Yeah, if you've sold, yeah, I agree, like selling and waiting to buy. Don't do it, don't do that.
Speaker 1:It is dangerous territory, definitely dangerous territory. Alright, guys, I think that's a show. That's it from us.
Speaker 2:Yeah.
Speaker 1:Did you have something else to say, mark? Very talkative tonight. I'm just thinking there have something else to say, mark, that's very talkative tonight.
Speaker 2:I'm just thinking there was something else headline news that. What was that?
Speaker 1:Sorry, you're just cutting out. We've got a really bad line, really bad line.
Speaker 2:Sorry, sorry, sorry, sorry. No, that's it. That's it, I think. Hopefully that's helped people out there. Yeah, hope so, guys, hopefully that's helped people out there. Yeah, I hope so, guys, hopefully that's helped people out there.
Speaker 1:So just in short, no need to wait till spring. Get your property on the market now. Supply is very low, plenty of cashed-up buyers ready to go, and if we can help you out at all with our $0 marketing strategy or anything at all ever, always feel free to reach out.
Speaker 2:Don't forget the difference in strata and the difference in torrens title. I've been, I've been chanting the last 12 to 18 months that strata is going to go off like a pork chop yeah as in units, townhouses and strata is now going off like a pork shop. I'm right it started and it's going to go for probably 36 months. So if you can afford to buy something, do it now. I'm telling you guys, not houses, units there you go.
Speaker 1:the last famous words guys, guys, have a great night, yep.
Speaker 2:See you. Bye, Lisa, Lovely chatting. See you guys.