The Cost of Waiting: Why Early Property Buying Conversations Lead to Better Decisions

Why ‘Later’ Often Means ‘Too Late’

I speak to buyers at all stages of their property search. Some haven’t even spoken to a bank or broker yet, while others are deep into the process, chasing their third or fourth pre-approval. One of the most common reasons people put off reaching out is timing - they want to wait until they feel “ready.”

But here’s the thing: waiting often creates more problems than it solves. A small misstep early on can lead to wasted time, unnecessary costs, and, almost always, completely missing out on the right property. The reality is, the sooner you start the conversation, the smoother the process will be.

Small Early Mistakes Have Big Consequences

Buying property is a process where the early decisions shape everything that follows. A small mistake at the start might not seem like a big deal, but over time, it can completely change the outcome.

It’s a bit like an airplane taking off just a degree or two off course. At first, the difference is barely noticeable, but as the flight progresses, that tiny misalignment can put the plane hundreds of miles from where it was meant to land. The same thing happens in property buying. A small oversight - misjudging market conditions, skipping key research, or waiting too long to act - can lead to wasted months, missed opportunities, or overpaying down the track.

Most of these issues aren’t obvious in the moment. They only become clear when you’re further along and realise that something isn’t quite lining up. By that point, you’re either scrambling to correct course or stuck with the consequences.

Reasons Why Early Property Buying Conversations Are Important

Reasons for making poor decisions range from ‘real estate fatigue’, to ‘but the agent said’ and everything in between. Let’s look at some common reasons and issues that come across my desk. Most of these can be avoided when you have early property buying conversations.

You sold before you bought.

It’s completely understandable - and often sensible - to sell before you buy. It gives you a clear financial framework and reduces the risk of getting into hot water.

The problem is timing won’t be on your side. From day one, the settlement clock is ticking, and you could find yourself in a position where you need to bridge the gap with a costly rental. There is hardly much of a difference in cost between a standard 12-month residential lease and a few months in short-term accommodation (like Airbnb, Stayz, or a serviced apartment). Throw in the hassle and expense of moving twice, paying for storage, and suddenly, rushing into your next purchase starts to look like the only option.

Relying on the wrong information

Many buyers, especially those just starting out or who haven’t bought property in a while, often find themselves starting from scratch. The first point of information is usually from the selling agents. But as with any statistic or claim, you shouldn’t take it at face value unless you’ve done your own research.

This isn’t to say that selling agents are inherently untrustworthy - it’s simply that their motivation isn’t aligned with yours. They’re paid to secure the best outcome for the seller, not the buyer. Their job is to create competition, drive up prices, and close the deal. Relying solely on their information can put you at a disadvantage right from the start.

The ‘rule-of-thumb analysis’

Another common issue I see is buyers relying on rule-of-thumb valuations based on the agent’s estimated selling range. In some areas and with certain agents, I often hear things like, “You just add 10, 15...% on top of the advertised price range.” This is a dangerous approach.

The advertised selling range is set with the seller’s permission, and it doesn’t necessarily reflect reality. To make matters more complicated, it has no bearing on the eventual reserve price. How can you tell if the seller is complicit in providing a low-ball quote? You can’t—unless you dig deeper. Taking these ranges at face value can lead to misjudging the true market value, setting unrealistic expectations, and ultimately wasting time and money.

Underestimating Non-Legal Due Diligence

There’s more to assessing a property than contracts and title searches. Buyers often overlook researching the street, understanding the neighbours, analysing comparable sales and factoring in market conditions for the type of property in question.

Trying to Time the Market

Many wait for the “perfect moment” to buy, assuming they’ll know when prices hit rock bottom. In reality, market movements are only ever obvious in hindsight. By the time it’s clear, the bottom has passed, competition is already driving prices back up, leaving those who waited scrambling to keep up, chasing a moving target and hanging behind.

Start the conversation early

The cost of waiting when buying property can be far greater than most realise. Small missteps, misinformation, or simply delaying key conversations can lead to missed opportunities and increased costs.

The sooner you start discussing your plans with a professional, the smoother your property journey will be.

If you're ready to avoid the pitfalls of waiting and make confident, well-informed decisions, reach out today. Let's talk about how I can guide you through every step of the process, ensuring you get the best possible outcome. Contact me now to get started!