I recently tracked vacant Rural Residential land values in Flaxton over a period of twenty years from 1990 to 2010.

Whilst the annual gain wasn’t consistent, over that period the average was between 10% and 11% per annum.

During the last ten of the twenty years (1994 through 2004) values flat lined and prices did not change, and taking into account inflation property values effectively decreased.

But like the stock market, a correction eventually occurs and with increasing activity from the period 2003 through 2005 it culminated in a doubling in value in the last six months of that previous ten year period!

So, as you can see from this somewhat radical example, in the past, if you held property long enough the gain would occur, if not annually, at least over a period of time.

What will it do in the future?

Who can say, but I believe property on the Range is very well placed to experience continuing capital gain.

We have a finite land supply on the Range with an area approximately 25kms north to south and an average 10 or so km’s west to east, with escarpments on three sides and 10,000 hectares of National Park controlled land to the north.

Add to this the scenic attractiveness, the climatic advantages, the rural amenity – and – the biggest one of all – the growing desirability to those “trapped” in the ever growing “urban jungles” off Range both locally and elsewhere in Australia.

To establish just where your property stands in relation to capital gain – just ask a reputable Agency for a Market Appraisal which they must complete in writing as a Comparative Market Assessment.

Next month I’ll address this appraisal process in detail.

John Taylor (23 years Range Real Estate experience)

Montville Real Estate
200 Main St,Montville
Phone 5478 5478

An example of where an easement can benefit a property:

John owns a tract of land that borders a national park which is a popular area for bushwalking and fishing. Ruth lives next door to John, but her land does not adjoin the national park. To avoid tresspassing, she must access the national park by walking or driving to a public entry point. Instead, John grants Ruth an easement allowing present and future owners of Ruth’s property to cross John’s land to access the national park.

How does an easement affect the person who grants it? The landowner who grants an easement usually cannot build structures within an easement area or use fencing that would hinder access. Other activities might also be prohibited. Before you purchase property you should know where all easements are located and what restrictions are associated with them.

Can easements affect property values?

Yes it is possible.

• Several easements on a tract of land might seriously limit the choice of building sites.
• High tension lines running through an easement near an otherwise great building site can be unsightly. Resale values may be affected since many people feel that living too close to power lines is a health risk.
• Buyers may simply not like the idea that others have a right to use the land in some way.

Don’t assume that because an easement is not currently being used it will never be used. As long as an easement is registered on the title of the property there is always a possibility that the individual who benefits from it will decide to enforce it.

Easton Lawyers

62 Maple Street, Maleny Ph 5494 3511

6b/3 Obi Obi Road, Mapleton Ph 5478 6500

tove@eastonlawyers.com.au

The Housing Industry Association -CSR Queensland Housing Awards are eagerly contested from regional builders throughout the state. Regarded as Queensland’s highest accolade for building design and site position, the Grandview Homes win was for the open category for all builders with unlimited budgets.

The winning entry is called The Harvard and it comes from Grandview Homes stable of award-winning designs. It was chosen by the owners in Flaxton as the best use of their hinterland acreage and its street appeal.

The winning house scored the highest against all criteria and the judges said “the workmanship was very good, and a step up from flawless. Given the site costs, this home represents good value for money and is very competitive in its category”.

The landscaping for the winning property was by Alexander Landscapes and according to the home owners the on-site judges spent as much time outside the house admiring the landscaping as they did inside.

Grandview Homes managing director, Scott Harrison said he was honoured to receive such high praise and he commended his staff, contractors and suppliers for their high standards of performance.

JUST over a month before Christmas and without any consultation with the real estate industry, the State Government brought in new legislation making it mandatory for every residential property in Queensland on the market or coming on the market after the 1st of January 2010 to have a two page fifty six point Sustainability Declaration in place.

The declaration form is a series of questions on the number and type of energy, water use, disabled or impaired access, pool and electrical safety, smoke alarm features etc.

The obligation to complete the form rests with the property owner and incorrect information can attract a $2,000 fine.

Whilst the form can be completed by another party, agents have been warned by the Real Estate Institute of Queensland not to assist the property owner due to risk exposure – more crazy potential litigation!

Oh yes, and more stupidity – if an owner doesn’t know the answers to questions they can leave the form blank, sign it, and it’s still completely legal!

Regardless of that, in the event an agency listed or maintained an existing listing without a declaration or without stating availability on all displays, signs and making the declaration available at open houses and auctions, the agency could be fined $10,000!

As is often the case with governments and authorities these days “act first and make it work later” seems to have been the process used, as after pressure from the industry, a moratorium on fines is now in place until the 1st of march 2010.

So effectively residential property owners have until then to ensure the Sustainability Declaration is made available to any agency listing their property for sale.

Whilst it’s even more red tape, the intent of the declaration is to provide incentive to make homes more energy efficient and ultimately more desirable when available for sale.

Instead of the - No consultation - Government knows best - big stick approach - it’s just a pity that governments and authorities don’t work with, and for those, they are there to serve.

John Taylor

Montville Real Estate  200 Main St,Montville  Phone 5478 5478

Some real estate agencies are actively promoting Internet listing of property for sale as all that’s necessary to effect a sale.

If only it was that simple!

The internet is an amazing tool and used by most buyers for important market research such as price comparisons, further property details, trends and location via Google earth etc.

The agency and agent’s credentials and experience are of paramount importance and that, combined with the internet will almost certainly effect a sale, but not necessarily in the shortest possible time.

The print media, aside from being able to generate a WOW factor to your property, is also sought out by the more aggressive “in the market to buy now” buyers, who hunt out the real estate sections to locate immediately what’s available in their area of interest. These buyers will then often go to the internet to confirm more detailed information.

Comparisons then between the web and print media can be confusing as buyers may say they have been looking at a property on the web when first seeing the property in the print media.

Ultimately the best way to sell a property in the shortest possible time is to choose an agent/agency that you are comfortable with, that has a proven track record, and get involved in a print media marketing campaign combined with quality internet presentation.

To prove a point, the last significant property sold very recently through this office (over a million dollar sale) had a ratio of eight inquiries to one in favor of print media. We’ve found the inquiry ratio internet to print media normally to be around 50/50.

So, use the web for sure but don’t forget print media exposure for marketing your property.

Montville Real Estate 200 Main St, Montville Phone

PH: 5478 5478

Extensive local knowledge and a comprehensive understanding of area history, specifically in relation to sales and previous and current planning laws and guidelines are two attributes a real estate salesperson must have.

Without this knowledge to pass on, or even worse an agent having a poor understanding of this information and passing on distorted or incorrect information could lead to a buyer or seller making a wrong decision very much to their detriment.

Operating in real estate in the Montville area for 23 years, combined with ten years as the local fire warden, has given me an extensive pool of knowledge to work with, from topography and aspect, to historical sales information and an accumulated basic understanding of planning issues related to the area, all proving time and time again to be beneficial to both buyers and sellers.

An effective real estate sales person needs this extensive knowledge, so we would like to introduce and welcome Petro Geyl to our organisation.

Apart from a brief time away, Petro has lived in this area for 26 years.

Over that time he’s owned properties in the area and has owned and operated very well run and successful businesses. In addition to the above he’s been an award-winning real estate sales person in an off Range agency.

In knowing Petro for the majority of those years I’ve witnessed his professional dedication in always doing whatever it is he sets out to do to a very high standard with high degrees of success.

With Petro now holding his full real estate agent’s license combined with his extensive local knowledge, co-principal/ co-owner Jenny Tatton and I are certain his dedication and experience will be a tremendous asset to our office, and to all those he deals with – welcome Petro!

Montville Real Estate

200 Main St, Montville

Phone 5478 5478

Even by southern standards the Sunshine Coast and hinterland have a relatively mild winter, there has traditionally been an increase in buyer activity from September and known as the “Spring Effect”.

After all humans are animals and subconsciously we tune into and react to all sorts of signals, such as smells, very visual ones such as body language, universal influences beyond most people’s understanding and, seasonal changes! What the seasonal change from winter to spring usually does is “put a spring in the step”, or with most people imbue a sense of well being and confidence.

Because of that seasonal lift, and for those considering real estate, this unconscious incentive may be all they need to start exploring the opportunities available.

Apart from the vague possibility of a double dip recession and almost certain impending interest rate rises, still probably less than 2% over the next twelve to twenty four months or so, buyers should feel confident with the current stable property market and the chance to lock in a lower interest rate than may be available in the near future.

Even with rising interest rates, the property market on the Range will be affected minimally, and though upwards of 60% of contracts are subject to finance, the Range is far from a “mortgage belt” area. 40% of contracts are “cash contracts” and therefore not affected by interest rates at all!

Range property buyers are predominantly secondary, tertiary, and quite often multiple property owners who are well set up financially, and therefore less influenced by outside economic situations.

So if you’re selling - spring into Spring and take advantage of the “Spring Effect”. If you’re buying – buy now and look forward to looking back with satisfaction in the future!

Montville Real Estate 200 Main St, Montville Phone 5478 5478

Is the economic outlook improving?

It probably depends what you read and who you listen to. There are some gloomy predictions around not helped by Kevin Rudd’s recent statements where he described our economic future in quite negative terms.
Surely leadership is about inspiring people - don’t hide the facts - don’t highlight the gloom - talk confidently and show the way forward with serious plans for the future.
Imagine when this economic mess first started if Kevin Rudd and Wayne Swan had promoted Australia’s fortunate economic position and given high priority to working together and remaining confident about the future.
Maybe the “Cash Handout” wouldn’t have been necessary, maybe we would still have a surplus in the budget, and maybe unemployment would have stayed relatively stable.
As stated many times by many people, including the Reserve Bank Chairman, the single most cost effective way of improving our economic situation is by talking and acting confidently.
Regardless of any uncertainty that might exist, the property market is reasonably active with a noticeable increase in buyer inquiry over the last few weeks.
Most active established agencies are recording sales.
In the last six weeks our agency has put $4.9 million dollars to contract with another $4 million currently under offer or in process.
I believe these buyers are demonstrating several things - they have confidence in the future - they see now as a good time to buy from a market point of view - they see now as a good time to take advantage of low interest rates - they see property as one of the safest forms of investment.
Once again - buy now and look forward to looking back with satisfaction in the future.

Montville Real Estate; 200 Main St, Montville; Phone 5478 5478

Despite the economic doom and gloom promoted so readily by both Government and the media, the property market is still alive and well.
It’s reassuring to see so many people ignoring the pessimists and securing their future through property.
Thanks at least to one government initiative this continuing interest is partly driven by the first home owner’s grant which in December alone accounted for 14,154 contracts Australia wide – a 21% increase over the month previously.
Whilst the majority of those sales are in the lower end of the market and occurring off Range, this sales activity inevitably flows through to all areas of the property market.
Low interest rates are also providing a huge incentive to those with the capacity to service borrowings and those who know that well placed property is always a sound and safe investment.
Agencies dealing in the commercial area of real estate are actually seeing a marked increase in the sale and leasing of commercial property.
In Montville, with nearly 100 businesses, there are almost always three to four shops to lease at any time and this had risen to 9 vacancies at the beginning of February.
On a positive note, less than four weeks later five are leased, or are in the process of being leased, with further inquiry still to be satisfied.
Yet another sign that not everybody is in the economic doldrums.
We are however going to see the usual slow down in investment thinking that historically accompanies the lead up to state and federal elections, but life goes on regardless, and it’s still a great time to buy, lease or research future purchases.
As the saying goes “When the going gets tough, the tough get going”.
Montville Real Estate 200 Main St Montville Phone 5478 5478