Spring has always been the busiest time of year in property. Gardens are looking their best and open homes are more pleasant on a sunny Saturday. Plenty of families also like to buy now so they can be settled before Christmas and the new school year.
This spring looks a little different, though – and if you're hoping to buy in Brisbane, many of those differences could work in your favour. Here's what's changed, what it means for you, and how to make the most of it.
After years of rapid growth, the market has cooled. National home values have now fallen for five months in a row, and Brisbane values dipped 1.0% in August, leaving them 2.7% below their May peak. We cover the latest figures in our September market update.
A few things are behind the slowdown. Interest rates have risen three times this year, which has reduced how much people can borrow. Everyday living costs are still high. And many economists expect the Reserve Bank to lift rates again, either on 29 September or in November.
That's tough for many households. But if you're in a position to buy, it can also mean less competition. Homes are taking longer to sell, and Cotality says sellers are having to be more realistic on price. That gives you more time to inspect, compare and negotiate – without feeling you have to decide on the spot.
This part sounds contradictory at first, so it's worth unpacking.
Total listings are all the homes currently for sale, including ones that have been on the market for a while. New listings are homes that have only just been advertised.
Across the capital cities, total listings in the four weeks to 30 August were 24% higher than a year earlier and 8% above the five-year average. Yet new listings were 6% lower than a year ago and 8% below the five-year average, according to Cotality.
Both can be true at once. When homes take longer to sell, they build up on the market, even if fewer sellers are listing. Brisbane has seen this clearly: SQM Research found total listings in Brisbane jumped 18% in July alone, to more than 20,000 homes.
So what does that mean for you? The usual spring flood of brand-new listings may be smaller this year, as some sellers wait for conditions to improve. But there's already a good amount of choice on the market, including homes that have been listed for a few weeks, where the seller may be more open to an offer.
Investors have been stepping back. Rising rates are part of it, along with changes to negative gearing and capital gains tax that start on 1 July 2027. Our article on the negative gearing and CGT reforms explains who they affect.
The latest lending data shows the shift. The number of new investor loans fell 8.6% in the June quarter – the biggest drop since the September quarter of 2022, according to the Australian Bureau of Statistics. Across all borrowers, the number of new home loans fell 5.4%.
For owner-occupiers, and first home buyers in particular, that can mean less competition for the kinds of homes investors often look at. If you're buying your first home in Queensland, it's also worth checking what support is available to you.
Your borrowing power is the amount a lender is willing to lend you, based on your income, expenses and existing debts. Lenders also check that you could still keep up with repayments if interest rates were higher than they are today. That means a rate rise can shrink your borrowing power, even if nothing else in your life has changed.
Knowing your number early helps you shortlist the right homes and avoid disappointment. Our guide to how borrowing power has changed in 2026 explains what moves it. If rates do rise before you buy, it's worth checking your figures again.
A slower market takes away some of the pressure, but good homes still sell. Having your finance organised – ideally with pre-approval – means you can make an offer with confidence when the right one comes along. It's important to understand what pre-approval does and doesn't cover, and our article on pre-approval in Queensland walks you through it.
With fewer homes going to auction, more are being sold by private treaty. That simply means you make an offer through the agent and negotiate directly, rather than bidding against others on the day.
In a slower market, sellers may be more flexible on things like the settlement date, or conditions such as finance approval and a building and pest inspection. Your conveyancer or solicitor can tell you which conditions suit your situation before you sign. If you do bid at auction, remember that Queensland auction contracts work differently. There's no cooling-off period and they generally can't be made subject to finance, so talk to us about where your finance stands well before auction day.
If you'd like to be in your new home before the school holidays, start with the date you want to move and work back. Settlement often takes a month or more after contracts are signed, and a loan application needs time too. Getting your finance in motion now gives you the best chance of making it.
Buyers this spring may have more choice and more negotiating room than they've had for some time. Affordability is still a challenge, but if you understand what you can borrow and have your finance ready, you'll be well placed when the right home comes along.
We can work out your borrowing power across more than 45 lenders, show you how a rate rise could change it, and help you get pre-approval sorted before you start inspecting. Under the Best Interests Duty, we're required to recommend what suits your circumstances.
This article contains general information only and does not take into account your objectives, financial situation or needs. It is not tax, legal or financial advice. Contract conditions and auction rules should be discussed with your conveyancer or solicitor. Market figures are point-in-time and change monthly, and economists' forecasts are not guarantees. Information current as at 16/09/2026.
'We', 'us' and 'our' refer to McIntyre Finance (Credit Representative number 519302 is authorised under Australian Credit Licence Number 389328) and our related businesses. Connective Credit Services Pty Ltd, Level 29, 555 Collins Street, Melbourne VIC 3000. Phone 1300 656 637. Complaints: complaints@connective.com.au
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