GOOD MORNING FROM ELITE AGENT 👋

Stupid Toy Day is a good reminder that not everything needs to be serious, even in real estate. Just like that noisy novelty toy that somehow kept you entertained for hours, some of the best moments in property come from the unexpected. The awkward open home questions, the overconfident buyers who change their mind three times, or the stress ball squeezed during a drawn-out negotiation all have a place in the story.

A little silliness goes a long way when you spend your days managing emotions, expectations, and the occasional meltdown. If nothing else, it is permission to laugh, take the pressure down a notch, and remember that not every part of the job needs to be perfectly polished.

Today’s read time: 6 minutes, 48 seconds

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COMMERCIAL VACANCY RISK

Why early conversations and smart planning keep commercial spaces occupied

How proactive management helps commercial owners avoid vacancy risk

Commercial vacancy remains one of the biggest risks to income stability, but Ray White Commercial’s Leteicha Wilson says the solution lies in disciplined planning rather than last-minute scrambling. By tracking critical lease dates, staying visible to tenants and looping in leasing teams early, property managers can avoid sudden vacancies and keep landlords protected. She also stresses the value of competitive rent, sensible incentives and keeping properties well-maintained to retain strong tenants and reduce downtime.

Start early and control the critical dates

Leteicha says the biggest safeguard against vacancy is simple awareness. “The biggest piece is communication,” she says. Tracking expiries allows property managers to begin conversations six months out, giving time to understand whether tenants plan to stay, resize or relocate.

Missing those dates, she warns, can have immediate consequences: “If you miss a critical date and the tenant goes month to month, they can give thirty days’ notice and be gone. Then the landlord is sitting there thinking, ‘I’ve got a vacant property in a month’.”

Read the warning signs long before notice arrives

Routine inspections and day-to-day contact often reveal pressure points early. “If you’re managing a café and you walk in on a Friday lunchtime and there’s no one there, and you’ve seen that a few times, that’s a sign,” says Leteicha. Empty shelves, late payments or fading communication also signal risk. She says property managers should stay close: “You should know the tenant and understand how their business is going. Conversations help you prepare and avoid surprises.”

Stay competitive

Retaining a good tenant is usually far cheaper than finding a new one, which is why Leteicha encourages competitive rent and practical incentives. “Incentives are very normal,” she says. “Owners might give a couple of months’ rent free depending on the deal.”

Beyond money, she emphasises presentation: “Owners need to spend money on the property. Keep it up to date. Keep the landscaping tidy. Make sure facilities are clean.” She adds that accessibility and security also influence retention: “Things like ramps, lifts, security cameras, or gates ... these matter.”

Read the full story here.

ICYMI, yesterday we discussed why growth doesn’t come with a cheat sheet.

TOGETHER WITH @REALTY

Why a 12 month nurture funnel is critical

A 12-month nurture funnel allows agents to stay relevant while sellers take months, or even years, to move from enquiry to action. Most leads are not ready to list immediately and require regular follow-up through email, SMS and value-led content before engaging. Consistent communication helps build trust, demonstrate market expertise and ensure agents remain top-of-mind when the decision window opens.

@realty supports this process with an integrated CRM, automated nurture campaigns and access to performance coaching, reducing the time agents spend managing follow-ups manually. A long-term strategy also helps agents better qualify leads and smooth out fluctuations in listings and over time, a well-executed nurture funnel delivers a more reliable and sustainable pipeline of seller opportunities.

Read more about @realty here.

VIC: RENTAL RUNDOWN

Rental availability falls in Melbourne’s established suburbs

Rental housing supply has declined across several of Melbourne’s inner and middle-ring suburbs, according to new bond data. While Victoria has more rental properties overall than in 2017, losses have been concentrated in long-established, high-demand areas such as Port Phillip, Boroondara and Stonnington. The decline follows years of rental reforms, higher land taxes and increased compliance requirements for landlords and industry economists say many investors have chosen to sell rather than absorb higher holding costs or upgrade older properties.

LOOKING UP

Housing affordability improves, but challenges remain

Australian families are seeing housing become more affordable for the third consecutive quarter, with the proportion of income needed for mortgage repayments dropping to 47.0%. While this represents a 1.6 percentage point improvement over the year, first home buyer activity has contracted by 3% from the previous quarter. Rental affordability has remained stable nationally at 24.3%, though average loan sizes continue to rise, suggesting the housing market remains challenging for many Australians.

HEADED HIGHER

Dutch market rebounds after years of decline

The Dutch housing market is showing signs of recovery with home sales surging 42% in February 2014 compared to the previous year. Historically low interest rates and property prices that have dropped 20% from their 2008 peak are driving renewed buyer confidence. Despite the positive trend, the Dutch Central Bank warns that two-thirds of underwater mortgages from 2012 will likely remain underwater even a decade later.

CELEBRITY HOMES

Tech pioneer's historic farm hits the market

Cisco Systems co-founder Sandy Lerner is selling her meticulously restored 571-acre Ayrshire Farm for US$19.8M after nearly three decades of ownership. The property features a 17,000-square-foot manor house built in 1911 that Lerner rescued from abandonment, investing tens of millions in its restoration. After leaving Silicon Valley behind, she transformed the estate into one of Virginia's first farms to achieve both Certified Humane and USDA Certified Organic status.

MOVERS + SHAKERS

Highland celebrates record-breaking year with VIP event.

The property group marked their most successful month in their 18-year history at the close of November, showcasing their impressive growth trajectory. More here.

Success doesn’t rest on weekends! 
Get the latest on top agent and agency moves every Sunday with our weekly roundup in Movers & Shakers. Subscribe now.

AGENTS ON SOCIAL

I don’t negotiate on commission, but apparently I do negotiate with stationery. 😂🖊️

Seen an Agent On Social we should include? Let us know here (email link)

Wishing you a productive day!

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Elite Agent is crewed by Mark Edwards, Catherine Nikas-Boulos, Rowan Crosby, Charmagne Arrubio and Samantha McLean. We aim to uplift the real estate industry by delivering forward-thinking, hype-free news and education that fosters knowledge and fuels ambition.

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