In the first episode of On the Ground, Jason Baron sits down with one of Noosa's most respected selling agents, Rick Daniel from Coastal Noosa, for an honest conversation about the market from the perspective of someone negotiating deals every day.

In this episode, they discuss:

• Why buyers are taking longer to make decisions and why waiting for the "perfect property" often means missing out.

• How the increase in subject-to-sale contracts is changing negotiations across Noosa and the Sunshine Coast.

• Why the Victorian market, particularly the Mornington Peninsula, has a direct impact on buyer activity in Noosa.

• The suburbs Rick believes still offer outstanding value, including parts of Noosa Junction, Noosaville, Cooroy, Pomona and the hinterland.

• What separates the best real estate agents from the rest, and why relationship building, storytelling and problem-solving matter more than ever.

• Behind the scenes of one of Rick's toughest negotiations and the lessons every buyer can learn from it.

Plus, Rick shares an opportunity in Sunshine Beach and answers our signature questions to finish the show.

On the Ground is a podcast by The Property Baron, where Jason Baron sits down with leading real estate agents across Noosa, the Sunshine Coast and South East Queensland to uncover what's really happening in the property market. No hype. Just honest conversations and insights from the people doing the deals every day.

Subscribe for more conversations with leading real estate agents, local experts and property professionals from across Noosa and the Sunshine Coast.

In this episode:

• Open home insights and what we're seeing on the ground across South East Queensland.
• Why lower stock levels continue to support the Queensland market despite softer buyer sentiment.
• The upcoming SMSF deadline and the increase in investor activity leading up to it.
• Why quality should always come before urgency when investing.
• Our new 2026 Budget Comparison Tool, helping investors compare established and new-build scenarios under the latest tax changes.
• The rollout of the new Anti-Money Laundering (AML) legislation and what it means for buyers, sellers and property transactions.
• Why working with a buyers agent makes even more sense under the new AML requirements, providing a more streamlined, confidential and secure buying experience.

No headlines. No hype. Just real conversations from the team working in the market every day.

Available now on Spotify, Apple Podcasts and YouTube.

In this episode of On the Ground, Jason Baron sits down with Rory Williamson, Principal of Williamson & Co. Real Estate, for an honest conversation about what's really happening in the Noosa property market.

With a background in property renovation, architecture and years of selling across Noosa's premium market, Rory shares his insights on:

• The Noosa pocket he believes is still undervalued
• Why the "boring" work creates the best real estate agents
• The biggest mistakes buyers continue to make
• Why Noosa remains one of Australia's strongest long-term property markets
• How changing buyer demographics are reshaping the region
• What really drives long-term capital growth

Whether you're buying, investing or simply interested in where the Noosa market is heading, this is an episode worth watching.

A big thank you to Rory for joining us and sharing his experience, local knowledge and honest perspective.

On the Ground is The Property Baron's podcast series, where we sit down with leading local real estate agents, developers and property professionals to uncover what's really happening across Noosa and the Sunshine Coast. No headlines. No hype. Just real conversations from the people on the ground.

#OnTheGroundPodcast #ThePropertyBaron #NoosaProperty #SunshineCoastProperty #RealEstate #PropertyMarket #PropertyInvesting #BuyersAgent

In the very first episode of On The Ground, Jason Baron sits down with one of Noosa's most respected agents, Clint Smith from Suter Smith Cleine.

With more than two decades in real estate and deep roots in the Sunrise Beach community, Clint shares the insights, stories and local knowledge that only come from being in the market every day.

In this episode:

• How Clint got his start in real estate and built a career in one of Australia's most competitive lifestyle markets

• Why buyers are taking too long to make decisions and how it's costing them opportunities

• Why renovated homes now represent some of the best value in the Noosa market

• The Sunrise Beach street Clint believes is still flying under the radar

• What separates the top 1% of agents from everyone else

• The best advice Clint has received during his career

• The Off-Market Drop: A renovation opportunity with ocean views in Sunrise Beach

Whether you're buying, selling, investing or simply keeping an eye on the Noosa property market, this episode delivers genuine local insights from someone who lives and breathes the area every day.

No spin.
No headlines.
No fluff.

Just real conversations with the people shaping the Noosa and Sunshine Coast property market.

#OnTheGroundPodcast #JasonBaron #ClintSmith #NoosaProperty #SunriseBeach #SunshineCoastProperty #PropertyPodcast #PropertyMarket #BuyersAgent #ThePropertyBaron

This week Jason Baron, Nick Meredith and Hugo Fonseca unpack what's really happening across Brisbane, the Sunshine Coast and the Central Coast. From increased off-market opportunities to shifting buyer sentiment and the growing gap between vendor expectations and market reality, the team shares what they're seeing on the ground right now.

In this episode:

Jason Baron - Noosa and Sunshine Coast
Shares insights from the Sunshine Coast and Noosa markets, discusses the rise in prestige buyers entering the market, and explains why off-market opportunities are creating strong outcomes for clients.

Nick Meredith - Brisbane
Reports from Brisbane where auction activity remains strong, competition is easing in some segments, and quality off-market opportunities are becoming more available than they have been in the past 12 months.

Hugo Fonseca - Central Coast and Investment space
Breaks down the latest investment trends, bank rate forecasts and buyer sentiment. Hugo explains why he's quietly optimistic and why investors waiting for certainty may miss the opportunity that's in front of them today.

Key Topics:
✔ Brisbane auction update
✔ Central Coast market tour and buyer opportunities
✔ Why off-market stock is increasing
✔ The widening gap between buyers and sellers
✔ Interest rate predictions and investor confidence
✔ Why timing the market may be harder than people think
✔ Where we're seeing the best opportunities right now

No hype. No headlines. Just real conversations and real insights from what's happening on the ground.

#AroundTheGrounds #ThePropertyBaron #PropertyMarket #BrisbaneProperty #SunshineCoastProperty #NoosaProperty #PropertyInvestment #CentralCoastProperty #BuyersAgent #PropertyPodcast

Including:
• An unapproved swimming pool discovered years after construction
• Missing building certifications on an established townhouse complex
• Appliances swapped before settlement
• Missing gas bottles at final inspection
• Budget fallout and investor sentiment
• Why South East Queensland continues to outperform many southern markets
• The opportunities we're seeing right now for buyers and investors

No hype. No headlines. Just real conversations from buyers agents actively purchasing property across Brisbane, the Sunshine Coast, Noosa and across Australia.

Giving buyers the advantage.

Jason, Nick and Hugo unpack what they’re seeing on the ground across Brisbane, the Sunshine Coast and the investment market, including where opportunities may now be emerging for buyers.

The conversation covers:
• Investor uncertainty and reduced borrowing power
• Why owner-occupier markets may remain strong
• The risks of chasing tax incentives over fundamentals
• Opportunities emerging across South East Queensland
• What the new anti-money laundering legislation means for buyers and sellers
• Why strategy and long-term thinking matter more than ever

No hype. No headlines. Just real conversations from buyers agents on the ground.

Head to our website for more https://www.thepropertybaron.com.au/

No hype. No clickbait. Just genuine insights from buyers agents working in the market every day.

#propertymarket #brisbaneproperty #sunshinecoastproperty #buyersagent #investmentproperty #federalbudget #negativegearing #propertyinvesting #thepropertybaron

Choosing an agent based on the cheapest fee instead of the best performer.

The team discusses:

• Why experienced agents continue to outperform,
• Why discounting commission can be a red flag,
• How the wrong selling strategy can cost sellers far more than the fee itself.

The episode also covers:

• Brisbane continuing to outperform Sydney and Melbourne,
• Rising stock levels across Southeast Queensland,
• Prestige property markets remaining resilient,
• Investor opportunities emerging below asking price,
• And the impact of the latest interest rate rise.

No hype. No clickbait. Just real conversations and on-the-ground insights from active buyers agents working in the market every day.

Thinking about buying property in Brisbane, Noosa, the Gold Coast, Sunshine Coast or Noosa?

Visit:
https://www.thepropertybaron.com.au/

Auction clearance rates are trending down, buyer activity has softened, and sentiment is shifting. But on the ground, we’re seeing something very different… more off-market opportunities, better buying conditions, and some of the strongest deals we’ve secured in months.

The team unpacks:

• What falling clearance rates actually mean for buyers
• Why off-market opportunities are increasing
• What’s happening across Brisbane, the Sunshine Coast and key investment markets
• The impact of upcoming rate decisions and the federal budget
• Supply, vacancies and what it means for investors

No headlines, no hype. Just real conversations and what’s actually happening on the ground.

Key topics include:

– why low stock levels are driving stronger competition across Brisbane (with listings down significantly on recent averages)
– the return of high-quality off-market opportunities and how buyers are securing better deals
– how government schemes are pushing up entry-level property prices and impacting affordability
– the ongoing pressure on rents, with households now spending a record share of income on housing
– why more investors are chasing yield, and where that strategy can go wrong
– what’s happening across the Sunshine Coast, from entry-level competition through to prestige hesitation

We also unpack what’s happening in the Inner Brisbane market right now. Stock levels remain tight, which is increasing competition, however we are seeing a noticeable shift in the quality of off-market opportunities. More properties are being presented at realistic price points, creating genuine buying opportunities for those with the right access and relationships. At the same time, many buyers are shifting towards units as affordability tightens, with strong demand continuing across well-located inner-city suburbs.

On the Sunshine Coast, we are seeing continued competition at the entry level, particularly through Noosa and Noosaville, while the prestige market is showing more measured activity. A recent example includes a Sunshine Beach home that transacted around $13.2 million

We also share what we are seeing in real time with buyers and sellers, including:
– more realistic pricing from vendors
– increased negotiation opportunities
– and why being prepared is more important than ever

If you are buying, investing or simply trying to understand where the market is heading, this episode gives you a clear, grounded view of what is happening right now.

Giving property buyers the advantage.

As competition eases and off-market opportunities increase, buyers are gaining access to deals that weren’t available just months ago. But with that comes greater responsibility.

Not everything is as it seems.

From building and pest reports uncovering major structural issues, to incorrect property details and overlooked risks, this episode highlights what can go wrong when buyers rely on surface-level information.

The team covers:
• Why due diligence is critical in today’s market
• Real examples of deals that didn’t stack up
• The risks hidden behind “good” properties
• Why independent building and pest inspections matter
• How off-market opportunities can work both ways
• Where smart buyers are gaining an edge

Better opportunities don’t mean lower risk.

They mean you need to be sharper than ever.

Straight-talking. On the ground. Focused on what matters.

There’s a shift underway. Not a downturn, but a change in behaviour.

We’re seeing less competition, more off-market opportunities and agents becoming more proactive — a clear sign the market is adjusting.

But the conversation doesn’t stop there.

The team also dives into the role of selling agents in today’s market: the good, the bad and what buyers need to be aware of. From off-market deals being presented differently, to negotiation tactics and the reality of who agents are working for, it’s an important reminder of how one-sided the process can be without the right representation.

They cover:
• Why buyer competition is easing and negotiation is returning
• The rise in off-market and pre-market opportunities
• What hesitation from buyers and sellers really means
• The truth about selling agents and how deals are really done
• Why going in alone can leave buyers exposed
• Why “waiting for the perfect time” often leads to missed opportunities

The market doesn’t wait. And neither should you.

Straight-talking. On the ground. Focused on what matters.

We’re starting to see a shift. Not a downturn, but a change in dynamics.

From increased off-market opportunities and agents reaching out directly with deals, to early signs of price adjustments in parts of the market, the team shares what’s happening on the ground right now.

They cover:
• The rise in off-market properties and what it means for buyers
• Early signs of price drops and longer days on market
• Why Brisbane remains strong, especially in the entry-level and prestige markets
• Where buyers are finding opportunities right now
• Why relationships with agents matter more than ever
• How global uncertainty is impacting sentiment, but not fundamentals

This isn’t a negative market. It’s a changing one.

And with change comes opportunity for those who understand how to navigate it.

In this episode of Around The Grounds, Jason Baron, Nick Meredith and Hugo Fonseca break down what they’re seeing on the ground across Brisbane, the Sunshine Coast and the investment market.

For the first time in a while, we’re seeing a shift. Buyers are hesitating, sellers are holding back, and agents are starting to pick up the phone again.

The team unpacks:
• Why negotiation power may be returning to buyers
• The growing gap between confidence and opportunity
• How rising construction costs are shaping future supply
• Why some investor-heavy markets could be exposed
• What Easter activity in Noosa could signal next

While headlines are focused on fear, this episode looks at what’s actually happening beneath the surface, and where smart buyers are starting to gain an edge.

Straight-talking, on the ground, and focused on what matters.

In this episode of Around The Grounds, Jason Baron, Nick Meredith and Hugo Fonseca unpack what they’re seeing right now across Brisbane, the Sunshine Coast and the national investment landscape.

From multiple-offer scenarios and strong demand in the sub-$1M market, to prestige stock shortages and investor activity hitting new highs, the team shares a real-time view of how different segments of the market are behaving.

They also dive into:
• Why competition isn’t slowing down (yet)
• The pressure on entry-level buyers and investors
• What’s driving rapid price growth in Brisbane
• The growing gap between buyer and seller expectations
• Why fundamentals matter more than ever in a shifting market

With uncertainty in the broader economy, this episode cuts through the noise and focuses on what history tells us, and where the opportunities may be emerging next.

On the ground, honest, and straight to the point.

In this episode, Jason Baron (Director, The Property Baron), Nick Meredith (Brisbane Partner), and Hugo Fonseca (Partner, Head of The Property Baron Invest) catch-up to share what they’re seeing across Brisbane, the Sunshine Coast, and the investment market.

From strong demand at the entry level to hesitation in the mid-market, and a clear shortage of quality stock at the top end, the reality is far more nuanced than the headlines suggest.

They also unpack a key mistake buyers are making right now, chasing “cheap” without understanding the fundamentals, and why that approach can cost you in a shifting market.

Despite the uncertainty, opportunities are starting to emerge for those who are prepared, informed, and ready to act with the right strategy.

A grounded, honest update from the team on the ground, helping you cut through the noise and move forward with confidence.

Jason, Nick and Hugo go around the grounds to unpack what’s really happening in the property market right now.

From ultra-competitive Brisbane open homes with 50 groups through on day one, to prestige results pushing past expectations, to national investor conversations around strategy, tax changes and supply shortages — this is the real talk you won’t get from headlines.

They cover:

• Why “20 properties” is not a strategy

• The growing frustration for everyday buyers

• What auctions are telling us in real time

• Off-market access and tight stock

• Negative gearing, capital gains and what could actually change

Straight-talking. On the ground. No hype.

If you want to understand what’s really happening across QLD and Australia-wide in the Property Market, this is your weekly catch-up.