Spring is the season of fresh starts and in real estate, it’s one of the most exciting times of the year. Listings surge, buyers are out in full force, and the energy is high. But for those stepping into the market for the first time, whether buying or selling, it can also feel like you’re jumping into the deep end.
At Upstate, we get that. That’s why we’ve created this guide to help first-time buyers and sellers move with clarity and confidence through the spring property season. From inspecting homes to securing finance, from bidding at auction to crossing the finish line at settlement, we’re here to help you find yourself in a better place.
Finding the Right Fit (Without the Stress)
Before you start inspecting properties, it helps to go beyond the basics. Yes, price and location matter but so do lifestyle and long-term potential. Here’s how to think more strategically when narrowing your search:
Start with clarity: Think about how you want to live, not just where. Do you want to be able to walk to the beach, or is being near a great school more important? Do you need space for a home office, or is apartment living just fine for now?
Focus on structure, not just style: It’s easy to be charmed by a beautiful renovation, but don’t overlook the fundamentals. Natural light, floor plan flow, ceiling height, orientation, noise levels, and ventilation all affect how a home feels day to day.
Be realistic with your wishlist: Separate your must-haves from your nice-to-haves. For example, if you absolutely need secure parking or a pet-friendly courtyard, keep those top of mind. But if a property is perfect aside from needing a kitchen update down the track, don’t rule it out too fast, especially if it’s priced accordingly.
Ask your agent for suggestions: At Upstate, we know our local market better than most. Your local agent can help you discover off-market opportunities, or properties that meet your criteria but might not be on your radar yet. You don’t need to do it alone.
Refine as you go: Open homes can teach you a lot. After a few inspections, your wishlist will likely evolve, and that’s normal. Use a comparison sheet or take notes after each visit. This keeps your impressions clear when it’s time to decide.
Asking the Right Questions (So You’re Never Caught Off Guard)
Once you’ve found a property that feels like the one, it’s time to dig into the detail. This step helps protect your investment and ensures there are no surprises down the line.
Key documents to request:
- Building & Pest Reports: Essential for houses and freestanding dwellings. These reports highlight structural issues, dampness, termite activity, and maintenance needs. If one isn’t already available, we recommend organising your own.
- Strata Reports: For apartments or townhouses, request the latest strata report. It outlines the financial health of the strata scheme, any upcoming levies, special repairs, and disputes. Check that the building has sufficient sinking funds and no red flags in meeting minutes.
- Contract of Sale: This outlines the terms, inclusions, zoning, easements, and cooling-off period (if applicable). Have your solicitor or conveyancer review it before making an offer or bidding.
- Recent sales data: Ask the agent for comparable sales in the area. This gives you a better sense of value and helps shape your offer or bidding strategy.
Questions to ask your agent:
- Are there any known issues or disclosures from the vendor?
- How long has the property been on the market?
- What’s the reason for the sale?
- Have there been any recent renovations, and were they council-approved?
- What are the estimated ongoing costs (council rates, water, strata, etc.)?
- Are there any upcoming developments nearby that may affect the area?
Remember, there’s no such thing as a silly question. It’s your future home (or investment) and your peace of mind matters.
Securing Finance Early
In a fast-paced market, the most prepared buyers usually move ahead of the pack. That starts with having your finance sorted well in advance.
Why pre-approval matters:
- It tells you exactly what your borrowing power is.
- It shows sellers that you’re serious and ready to go.
- It lets you act quickly when the right property appears.
If you haven’t arranged finance yet, speak to your Upstate agent. We have long-standing partnerships with experienced finance professionals who can guide you through the process, whether you’re a first-time buyer or looking to upgrade.
Understanding the Auction Process
Buying at auction can feel daunting but when you’re well-prepared, it can also be empowering.
You’ll need to complete all checks beforehand: inspections, legal review of the contract, and finance approval. There’s no cooling-off period at auction, so once the hammer falls, it’s final.
Set your budget clearly – your “ideal,” “stretch,” and “walk-away” numbers. Don’t be tempted to go beyond that top figure in the heat of the moment.
On the day, bid confidently and clearly. You don’t have to go first, but staying engaged helps you read the room. If the property passes in and you’re the highest bidder, you may have the chance to negotiate directly with the seller, so have your next steps in mind.
Need support? Upstate agents can attend with you or even bid on your behalf. You’re never in this alone.
Between Exchange and Settlement
Once contracts are exchanged, a few key things need to happen before settlement.
- Your solicitor or conveyancer will finalise legal details with the vendor.
- Your lender will prepare the mortgage documentation and conduct a valuation if needed.
- You’ll need to arrange insurance—often from the date of exchange.
- Organise your move: book removalists, notify service providers, and transfer utilities.
You’ll also have a pre-settlement inspection, usually within 24–48 hours of settlement, to ensure the property is in the agreed condition.
Upstate Concierge Support
This is where we make things even easier. Our dedicated Upstate Concierge team is available to support you during this time, whether you need help coordinating trades for small repairs, organising quotes for renovations, or getting a head start on styling your new home.
They’re also here to make moving stress-free. We can provide a comprehensive PDF moving checklist, tailored to your timeline, covering everything from mail redirection to local service recommendations.
Just ask your agent, and we’ll send it straight to your inbox.
Why First-Timers Feel at Home with Upstate
At Upstate, we’re not here to push or pressure. We’re here to partner with you, through every question, every open home, every big decision. Our job isn’t just to help you buy or sell, it’s to guide you toward a better place, in every sense of the word.
We combine deep local knowledge with a people-first approach. We’ve helped thousands of people just like you take their first step into property and we’d be honoured to help you do the same.
Let’s make it easy. Let’s make it exciting. Let’s make it Upstate.
Ready to get started?
Speak to your local Upstate agent today, and we’ll help you take that first step – prepared, supported, and confident.
