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Honest takes for sellers.
Field reports, market data, anti-commission essays. Plain English, no agent spin.
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This week’s read.
Victoria · 16 min read
How to sell your house without a real estate agent in Victoria (2026 complete guide)
A complete, step-by-step roadmap: Section 32, pricing, photography, inspections, offers, and settlement. Specific Victorian legal requirements covered.
Ben Williams · 8 May 2026
The archive
Every article.
Market data · 9 min
State of the Property Market: What the Data Says
Auction clearance at COVID-era lows, Sydney and Melbourne values falling, Perth and Brisbane still rising. What the latest Cotality figures mean for sellers.
Ben Williams · 1 July 2026
Property marketing · 11 min
Selling House Signs: Do They Still Work?
The cheapest line on your marketing schedule still pulls buyers the portals miss. What to put on a sign, where to place it, and what it costs.
Ben Williams · 22 June 2026
Marketing costs · 12 min
Real Estate Advertising Costs: What Sellers Pay
What property marketing actually costs, from portal listings to photography and signboards, who pays for it, and how to control the bill.
Ben Williams · 19 June 2026
Private sale · 14 min
Selling a House Privately in NSW (Sydney)
Legal requirements, valuation, contracts, marketing, costs and the complete private sale process for Sydney and across NSW.
Ben Williams · 19 June 2026
Selling costs · 8 min
Legal Fees for Selling a House: What You’ll Pay
Legal fees run $500 to $3,000 plus disbursements. See conveyancing costs by state, what you pay for, and how to compare quotes.
Ben Williams · 18 June 2026
Selling privately · SA · 18 min
Selling a house privately in SA (Adelaide)
The complete 2026 guide: the Form 1 disclosure statement, pricing, marketing, cooling-off, settlement, and how to keep around $15,000 in commission.
Ben Williams · 10 July 2026
Selling privately · TAS · 18 min
Selling a house privately in Tasmania (Hobart)
The complete 2026 guide: contracts and conveyancing, pricing, marketing, settlement, and how to keep around $18,000 in commission in Hobart.
Ben Williams · 12 July 2026
Selling privately · ACT · 18 min
Selling a house privately in Canberra (ACT)
The complete 2026 guide: the pre-sale contract pack, the EER rule, cooling-off, settlement, and how to keep around $18,000 in commission.
Ben Williams · 14 July 2026
Selling privately · WA · 18 min
Selling a house privately in WA (Perth)
The complete 2026 guide: the Offer and Acceptance process, pricing, marketing, settlement, and how to keep around $20,000 in commission.
Ben Williams · 3 July 2026
Selling privately · QLD · 18 min
Selling a house privately in Queensland (QLD & Brisbane)
The complete 2026 guide: seller disclosure, contracts, pricing, marketing, settlement, and how to keep around $30,000 in commission.
Ben Williams · 17 June 2026
Selling costs · 9 min
The real cost of preparing a home for sale (and what it returns)
What prep actually costs in Australia, which spends earn their return, and the one selling cost you can delete entirely.
Ben Williams · 16 June 2026
Victoria · 6 min
Victoria just made agents publish your reserve price
From 1 October 2026, agents must publish your reserve seven days before auction, and can’t move it on the day. The Australian-first law that kills underquoting.
Ben Williams · 4 June 2026
Opinion · 6 min
Every broker industry has been disrupted. Except real estate.
Stockbrokers, mortgage brokers, travel agents: every broker industry got levelled the moment technology removed the information wall. So why is real estate still charging a percentage?
Ben Williams · 4 June 2026
Commission · 5 min
Sell your home without paying outrageous commission fees
Agents charge 1.8–3.5%: up to $42,000 on a $1.2M home. Here’s how a flat fee plus AI valuation keeps that money where it belongs: with you.
Ben Williams · 2 June 2026
Presentation · 7 min
Preparing your home for inspections
First impressions decide your campaign. Decluttering, staging, repairs and styling: how to present your home so buyers feel compelled to bid.
Ben Williams · 15 May 2026
Legal · 10 min
Understanding contracts of sale and vendor statements
A plain-English breakdown of the legal documents required when selling in Australia. Section 32s, contracts, timing, without a solicitor’s bill.
Ben Williams · 15 May 2026
Founder field notes · 11 min
I listed my own home on Unreserved. Here’s what Week 1 actually looked like.
18,201 impressions. 458 views. Four enquiries. The unedited Week 1 funnel from my Cape Schanck listing, and the call I’m making before week two closes.
Ben Williams · 15 May 2026
Selling privately · 10 min
Preparing your home for sale: the 4-week plan that adds thousands
A clean, structured 4-week prep plan (repairs, decluttering, styling, photography) that consistently lifts buyer interest and final sale price.
Ben Williams · 13 May 2026
Selling tips · 12 min
How to price your home without an agent
A practical, three-input framework for setting a defensible price, without an agent telling you what it is.
Ben Williams · 9 May 2026
Commission · 11 min
Real estate agent commission in Australia: rates, fees and how to pay less (2026)
Average commission is 2.0–2.5% metro, up to 3.5% regional. On $950k that’s $19k–$23k before marketing. Three legitimate ways to reduce it.
Ben Williams · 26 April 2026
Selling privately · 14 min
The best way to sell your home without an agent in Australia (2026 guide)
A 2026 comparison of every legitimate FSBO option in Australia: what they actually do, where they fall short, and how to pick the right one.
Ben Williams · 12 April 2026
Opinion · 8 min
The job real estate agents are paid for stopped existing around 2015
Every job the traditional agent was paid for has been automated or commoditised, most by tools they now pay a subscription to use. So what are you still paying 2% for?
Ben Williams · 14 May 2026
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