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Published by Tom Panos - Real Estate Coach & Trainer
Tom Panos interviews leading real estate attraction agents. These agents share their strategies for writing 7 figures year after year. Simple, powerful and effective - you can apply these tips to grow your real estate business today. For more FREE tools visit: www.tompanos.com.au
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Send us Fan Mail Today, I called 4 auctions and sold 2. Last week, it was two from two. Buyer activity is improving, but rising stock and the threat of further interest-rate increases could kill the momentum. My advice to sellers: if you have a qualified buyer today, be very careful about losing them over another $20,000. Their finance approval and borrowing capacity may look very different in 90 days. And for first-home buyers, waiting for prices to fall could backfire if your borrowing capacity falls even faster. The market may be showing signs of life, but rate rises could stop the recovery before it gets going.
Send us Fan Mail Victoria’s auction rules are changing, and agents need to understand exactly what changes in practice. In this session with REIV CEO Toby Balazs, you’ll learn about: The new Property Price Statement The seven-day reserve disclosure requirements What happens with pre-auction offers When a private sale can become a fixed-date sale, and What vendors can and can’t do with their reserve on auction day. You’ll also get practical guidance on paper trails, compliance, vendor bidding, offers prior to auction and the scenarios most likely to catch agents off guard. Resources: - Real Estate Institute of Victoria (REIV) - Victorian Consumer Affairs (CAV) Guidelines and Resources **Disclaimer:** This content is for general educational purposes only and does not constitute legal, financial or professional advice. Information and opinions were current at the time of recording. Please verify all requirements with Consumer Affairs Victoria, the REIV or a qualified adviser before acting. To the extent permitted by law, Tom Panos Pty Ltd accepts no liability for any loss arising from reliance on this content.
Send us Fan Mail Learn how to protect property transactions in a tougher market. Jared Zak explains the tenfold rise in buyer defaults, the risks of buying before selling, subject-to-sale and sunset clauses, deposit flicking, and a FREE AI contract review tool: https://www.dottandcrossitt.com.au/services/first-review This is essential viewing for agents who want to reduce risk, protect clients and do the right thing. 00:00 – Introduction and market overview 02:17 – Why more property deals are falling apart 03:45 – Buyer defaults have increased tenfold 04:40 – What happens when a buyer defaults? 06:01 – The risks of accepting a 5% deposit 07:17 – Can an auction sale include a cooling-off period? 09:47 – The dangers of buying before selling 13:15 – How subject-to-sale clauses protect buyers 14:55 – How sunset clauses protect vendors 16:34 – The risks of chained property transactions 21:03 – What is deposit flicking? 24:38 – Who is liable if the deposit disappears? 25:52 – Free AI tool for reviewing property contracts: https://www.dottandcrossitt.com.au/services/first-review 28:35 – Victoria’s new auction rules from October 1 32:53 – Falling sales volumes and the industry-wide impact 34:39 – Compliance is crushing agent productivity Jared Zak is the Principal Solicitor & Founder of Dott & Crossitt. He has around 20 years of experience in law and finance. This is sponsored by LocalAgentFinder *DISCLAIMER: The information provided in this video is for educational purposes only and does not constitute personal legal advice. Tom Panos Pty Ltd does not accept any liability for decisions made based on the information provided and strongly encourages viewers to seek independent professional legal advice tailored to their specific circumstances.
Send us Fan Mail 01:00 — Why buyers should get finance approved now 02:01 — Australia’s housing shortage 03:28 — Could two rate rises trigger a recession? 04:33 — Agents are leaving the industry 06:06 — Marrickville sells $500K over reserve 07:13 — Burwood also sells over reserve 08:28 — Has the market stopped falling? 09:07 — The truth about collapsing auction volumes 11:27 — Are auction bookings finally returning?
Send us Fan Mail It's Super Saturday, and I conducted zero auctions! Five months after the budget, the warning signs are everywhere: developers are going broke, housing supply is collapsing, first-home buyer activity has fallen, and property volumes are down 25–30%. 0:46 — The government must confront the consequences 1:16 — Why first-home buyers aren’t benefiting 4:04 — Banks sound the alarm on housing supply 5:42 — Why confidence in auctions has collapsed 6:22 — Withdrawals and the prospect of more rate rises 7:59 — The industry’s real concern is volume 8:42 — The next interest-rate decision Plus, this is the deposit scheme the Government doesn't talk about: The 2% Deposit Scheme
Send us Fan Mail The final weekend of Winter tells the story: Clearance rates are soft Volumes are still well down Spring stock is coming I think the rest of 2026 will remain a buyer’s market, with some outstanding opportunities as older listings build up towards Christmas. 2027 could be where the next property cycle begins!
Send us Fan Mail 00:00 - The truth about falling auction volumes 01:29 - Prestige prices are falling by 20% 01:45 - Why Sydney and Melbourne could recover first 02:24 - The real problem isn’t prices: it’s volumes 03:04 - Which real estate businesses are most vulnerable? 03:23 - When agents lose income, they can lose their identity 04:02 - The business lessons only a downturn can teach 04:35 - Cut the ego expenses: Cash is oxygen 05:09 - Why this market creates opportunities for skilled agents 05:40 - Forget buying at the bottom, focus on buying well 06:39 - Why cancer charities will shape my next chapter
Send us Fan Mail The Australian property market has changed. Prices are down, buyers are cautious, transaction volumes have fallen and agents are feeling the pressure. But while others are trying to pick the exact bottom, I’m looking at quality property that’s already 15–20% cheaper and seeing opportunity. Could prices fall further? Absolutely. But I’m buying for the next decade, not the next 90 days.
Send us Fan Mail The market isn’t going to apologise for being tough. Stop waiting for rates, headlines or buyers to save you. The Great Real Estate Agent Reset is happening now, and the agents who adapt, tell the truth and sharpen their skills will own the recovery. 💪
Send us Fan Mail I'm calling it. August 2026. The housing policy that came out on 11 May 11 has officially failed. Today, I had just one auction scheduled. I normally conduct 10, 12, sometimes 15 on a Saturday. That one auction attracted zero registered bidders, making it two Saturdays in a row without a single registration. This isn’t about Labor versus Liberal. It’s about outcomes. Investors are waiting. First-home buyers are waiting. Vendors are waiting. Developers are waiting. And when property transactions stop, the pain spreads to agents, brokers, conveyancers, tradespeople, retailers—and ultimately renters. Markets don’t care about political intentions. They respond to incentives. The housing policies announced in May have now collided with reality, and from where I’m standing, they’re not working. Real leadership means examining the evidence and having the courage to say: “We got it wrong. Let’s fix it.” Australia matters more than anyone’s political ego.
Send us Fan Mail How would you handle that vendor's "friend"?
Send us Fan Mail Not a single buyer today! 02:17 – If we have a rate rise in August and more stock in Spring… 03:41 – Property prices have already dropped 20% in some marketplaces 06:20 - How the volumes are affecting agents My Clearance Rate: 0/6 SOLD
Send us Fan Mail 00:00 - Who takes responsibility if young buyers go into negative equity? 01:38 - Why the people they thought would celebrate these reforms are now some of the loudest critics. 03:00 - Investors aren't buying because of negative gearing. 05:10 - Bad news is better than uncertainty. 08:48 - Can 75,000 homes in 10 years solve the housing crisis? 10:02 - The real reason everyone is upset. After 11 auctions today, 7 SOLD (which was surprising to me). Investors were actively bidding.
Send us Fan Mail 00:00 “They’re going to regret this.” Vendor rejects deal over $20K 01:50 Why buyers are frozen before the Federal Budget 03:06 Uncertainty is worse than bad news 03:32 The grandfathering warning ⚠️ 04:41 “You never actually lost the $300K.” 05:39 “Cash is king.” 06:45 Why people are losing trust in politicians 07:57 Is intergenerational fairness just spin? 08:58 Young buyer asks: “How does this help me?” 10:18 Why there may be a rush of buyers before July My Clearance Rate: 1/10
Send us Fan Mail 0:31 – Today’s reality: low clearance rates (3/8 result) 0:49 – Forecasts got it wrong… here’s why 2:47 – Tax changes incoming? What’s likely 3:29 – Capital gains tax: indexation explained 4:07 – Why negative gearing changes WILL impact demand 5:20 – The rental squeeze 5:59 – “Grandfathering” – who’s protected?
Send us Fan Mail 00:00 - New developments will be the new favourite, why?... 02:42 - If you can only Negative Gear 2 properties - THIS will happen with prices 04:12 - The next 4-5 weeks will define the real estate market for years to come My Clearance Rate: 8/13 SOLD
Send us Fan Mail When uncertainty hits - war, interest rates, capital gains tax, inflation - confidence disappears. And when confidence disappears, so do the buyers. If you’re a vendor - April may not be the best time to sell. Although this is the prefect upgraders' opportunity: 0:00 – My clearance rate: 2 out of 9 1:00 – What was happening 5–6 weeks ago (this is the key) 2:25 – Fear, uncertainty, and frozen buyers 3:00 – What great agents are doing right now 3:40 – Should vendors sell… or wait? 4:45 – Interest rates, inflation & what’s coming 7:17 – The danger of rejecting pre-auction offers 8:50 – The reality vendors need to accept 10:55 – When will things improve? 11:20 – Why this could be an upgrader’s opportunity 12:00 – The truth about clearance rates
Send us Fan Mail “Consumer confidence has fallen off a cliff, and it's the worst that it's been in this generation at this point in time. And that’s usually a big indicator we’re going into recession.” - Louis Christopher Louis Christopher, is one of Australia's most recognised and respected property analysts. He reveals what’s actually unfolding in the economy. From collapsing consumer confidence to rising interest rates and supply shocks, this is the kind of environment that has historically led to recessions. But here’s the twist… this isn’t a normal cycle. This is what you need to know: 0:00 – The big forecast downgrade (from 6–10% growth to 0–3%) 1:45 – Why fuel prices impact EVERYTHING (not just petrol) 2:30 – Inflation heading to ~5%… what that means next 3:00 – What actually defines a recession (simple explanation) 4:15 – If the war ended tomorrow… does anything really change? 6:00 – The “perfect storm” hitting the market right now 6:45 – Buyers are spooked… but not quite COVID-level panic 7:00 – Consumer confidence collapse (the biggest warning sign) 7:40 – Why this recession risk is different to the past 8:30 – Real-world impact: businesses already passing on costs 9:45 – Government dilemma: support the economy or fight inflation 11:00 – What happened in the 1970s (and why it matters today) 12:00 – What’s happening in the property market right now 13:00 – Why April could be a “dead zone” for transactions 14:00 – Stagflation explained (and why it’s dangerous) The entire 1hr discussion of insights and how this translates to buyer and vendor management is only in the Real Estate Gym
Send us Fan Mail 0:00 - War, Ultimatums & Global Uncertainty 1:35 - How Global Fear Impacts the Property Market 2:40 - Even lower price points are starting to feel the pressure. 3:20 - The story of the vendor wanting another $50k 5:05 - Meet Clients Where They’re At Clearance Rate: 5/12 SOLD + 5 more auctions tomorrow
Send us Fan Mail 00:00 - I had the same conversation with every vendor today 01:10 - Agents who "wing it" won’t survive the headwinds 03:15 - First auction using the 2% deposit scheme. The government takes 30% ownership, buyer puts in 2% deposit 05:10 - Office of Fair Trading attending NSW auctions 05:50 - Price guides are coming to NSW 07:40 – My Clearance Rate: 8/13 09:40 - Market forecast: lower price points performing; housing supply is the real issue; taxing investment properties raises rents; tenants are the most vulnerable
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Observed September 20, 2026. Cached outside the daily freshness window; the positions keep the date they were taken on.
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