Selling
Selling your property with Tony
Tony has sold Cairns property through every kind of market since 1989: booms, downturns and flat years. Selling when the market turns takes different skills from selling in a rising one, and Tony has been using them for decades.
How does Tony sell a property?
- Appraisal. Tony visits the property, looks at recent sales nearby and gives you a written estimate of the likely sale price.
- Pricing. You agree on a price strategy: a price guide, a set price, or auction. Tony is an auctioneer and a long-time believer in auctions where they suit the property.
- Marketing. Photos, the listing on the main property portals, and promotion to local buyers and interstate investors.
- Campaign. Open homes and private inspections, with feedback to you after each one.
- Offers. Tony presents every offer in writing and negotiates on your behalf.
- Settlement. Tony works with your solicitor or conveyancer through to settlement day.
Why does experience matter in a changing market?
When a market slows, price and negotiation decide the result. Tony has sold through every Cairns market since 1989, so he has priced and negotiated through slowdowns before.
The Cairns market has shifted in 2026. The three-month median price trend was 8% below its January 2026 peak of $770,000, and spachus tracked 1,506 Cairns listings in November 2026, up from 1,437 in October. Spachus, Cairns Property Market, November 2026 More homes for sale means buyers have more choice, and sellers need the right price and a sharper campaign from the start.
What does it cost to sell?
Selling costs in Queensland usually include the agent’s commission, marketing costs and legal fees. Commission is agreed in writing before the campaign starts and is negotiable. Tony’s fees depend on the property and the situation, because every sale is different; he will talk you through them at your appraisal.
Other costs to plan for:
- Conveyancing or solicitor’s fees
- Your lender’s discharge fee, if you have a mortgage
- A pool safety certificate, if you have a pool
- Repairs or styling before the property goes on the market
How long will it take to sell?
Cairns properties took a median 57 days to sell in November 2026. Spachus, Cairns Property Market, November 2026 Since the May 2026 Federal Budget the market has slowed overall, but well-priced properties are selling faster. The Buyers Co., Cairns real estate update, Q3 2026
A correct price at the start is the biggest factor you control. Properties that need a price drop later tend to stay on the market longer.
What should I fix before selling?
Fix what a buyer’s building and pest inspection will find, and what makes the place look neglected. Most buyers will price in anything they find, often at more than it would cost you to fix.
- Leaks, water stains and rotten timber
- Broken doors, locks, fly screens and taps
- Smoke alarms, so they meet Queensland rules
- Overgrown gardens and dirty gutters
- Tired paint in the main living areas
What you can usually leave: a full kitchen or bathroom renovation, new flooring throughout, or major structural work. These rarely return what they cost before a sale. Ask Tony before you spend.
Checklist for selling a house
- Get a free appraisal
- Choose your agent and sign the appointment
- Engage a conveyancer or solicitor
- Find your title, rates and body corporate details
- Check smoke alarms and pool safety
- Fix small repairs and clean thoroughly
- Book photos and approve the listing
- Plan where you will move to
- Review offers with Tony
- Sign the contract and prepare for settlement
Last updated 3 November 2026
Free appraisal
Request a free appraisal from Tony Williamson
The first step is an appraisal. Tony will tell you what your property should sell for and how he would sell it.
More questions about selling
Do I need a pool safety certificate to sell in Queensland?
If the property has a pool, you need a current pool safety certificate before you sign the contract, or you must give the buyer a notice of no certificate (Form 36) before the contract is signed. Check the current rules with the Queensland Building and Construction Commission.
Do smoke alarms need to be upgraded before I sell?
Yes. Queensland homes that are sold must have interconnected photoelectric smoke alarms in the required locations. Ask a licensed electrician to check yours before the property goes on the market.