When is the right time to sell?

ALMOST into the last week of spring, and the property market across the region continues to gain momentum. Auction clearance rates, although easing slightly, remain at 68 per cent in the Geelong region, compared to the state average of 63 per cent, demonstrating that demand continues to build. Over the November 15 and 16 weekend, at least 15 sales exceeded $1 million.

Demand is like a pebble dropped into a pond. It starts in a market segment experiencing the most pressure. In this cycle, it has been the affordable housing bracket (<$850K) where the initial pressure was created, and now we are starting to see that ripple effect roll out to the middle-tier markets. Essentially, people can sell and upgrade. But, we are yet to see this demand wave reach the upper-tier markets.

It is very early days in the new market cycle for our region on the property clock; we are only just coming off the bottom. But, if you take a step back and look at other markets around the country, it becomes clear very quickly that we are well-placed for continued strong growth throughout the summer and into 2026.

In terms of value proposition, Geelong, with a median house price of $782K and annual growth of only 1.34 per cent over the past 12 months, is lagging well behind the rest of the country, both as a state and as a region. This should be read as an opportunity.

Nationally, the strongest-performing region remains Adelaide, with a 75.5 per cent clearance rate, annual growth of 10.6 per cent, and a median house price of $1.01m. Adelaide has been in a growth phase for most of 2025. Likewise, Brisbane has continued to outpace most of the country for the better part of the last 12 months, now with a median house price of $1.1m and annual growth of 8.1 per cent. Sydney recorded a clearance rate of 72.6 per cent last weekend and has seen price growth of 7.5 per cent, with a median house price of $1.7m. Lastly, Perth has a median house price of $900K and an annual growth of 13.1 per cent.

Even when comparing to smaller regional centres such as Wollongong (NSW) with a median price of $1.3m and annual growth of 18.7 per cent, Newcastle (NSW) with a median house price of $963K and 9.2 per cent growth, the Sunshine Coast (QLD) with a median house price of $1.06m and increase of 13.2 per cent, and Toowoomba (QLD), which has enjoyed 15.3 per cent growth over the last 12 months, the picture becomes very clear.

Victoria has lagged behind all other states, and the gap between markets has, in my view, reached a tipping point, an opportunity, for investors and home buyers alike. This market is too attractive to ignore for much longer. Demand is spreading and like a plane on a runway about to take off, strap in Geelong!

But not everyone is convinced, and reports from agents around the region confirm that many would-be sellers are sitting and waiting for a more buoyant market. This is supported by statistics showing our area has had the same number of listings in the last week of spring as it did back in June, in the middle of winter. Traditionally, spring brings a wave of new sellers, but this year, that hasn’t quite happened.

Picking the right time to sell is tricky business. But, here are the main points you need to consider, putting aside all emotion:

1. Low supply (tight or low listing numbers) – tick

2. Strong buyer demand – measured by clearance rates, >65 per cent is considered a strong demand market – tick.

3. Positive momentum (growth phase) – as discussed, we’ve just entered a new phase of growth. Early days, but I give this a tick (green ink!)

4. Stable or falling interest rates – tick; rates aren’t going anywhere for a while

5. Substantial local employment and population growth – tick

6. Season advantage – (spring to Dec 22, then mid-Jan to March) – tick

I give us a 5/6 on current market conditions. So, if you’re sitting on the fence, it genuinely might be time to think about getting it out there! More supply will create excitement and drive out more buyers; demand will create demand. And the trick is to pick this wave of excitement and demand and be on it. Don’t leave it too late and find yourself competing for buyers.

BY GARETH KENT

Director, Preston Rowe

Paterson Geelong

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