As a buyer’s agent, I’m constantly searching for an edge—not just over other buyers, but also over other buyer’s agents, the sales agent, the current market conditions, and sometimes even the home itself.

What do I mean by “even the home itself”? Well, not every home is perfect. Sometimes it’s missing a bedroom, only has one bathroom, or has a layout that doesn’t quite suit my client’s needs. I walk in thinking, “Can we add a second bathroom affordably?” or “Where’s the hidden movement in the walls?” I assess the space like a builder, investor, and homebuyer—all in one.

And then comes the crucial bit: building and pest inspections. These reports can range from $550 for a smaller home to over $1,100 for a high-end property. If a client ends up offering on six homes and all fall through because of building issues, that’s potentially $4,620 wasted in reports. That’s where I come in—spotting red flags before we even get to that stage. Maybe it’s a musty smell in the bathroom or subtle signs of structural movement. I raise the issue before my clients spend a cent on unnecessary inspections. That’s just one of the ways I save them money.

But that’s only part of the story.

Reading the Room and the Market

Every open home is a chessboard. I’m watching not just the property but the people. What are the other buyers doing? Are they genuinely interested or just tyre-kickers? Is this one of those rare “blue moon” Saturdays where demand is low, and you can snag a deal while everyone else is asleep at the wheel?

In hot markets, you’ll find the energy is buzzing—full open homes, buyers asking dozens of questions. But some weekends, it’s dead quiet. That’s when I strike.

Over time, you learn patterns. Maybe a suburb jumps 5% in a month. That’s not spread evenly—often it happens over two or three key Saturdays. If you’re not at the coalface every weekend, you miss that window. And trust me, one week off can cost you thousands.

Or worse—you miss a few weekends, or offer $20k or $50k under market value because you didn’t think the home was worth it, only to watch the market move 10% in just two months. Suddenly, your $650,000 budget doesn’t go far. The $600k–$650k homes you were considering are now $660k–$720k. What now? You’re pushed further out or settling for a townhouse instead of the freestanding house you originally wanted.

How I Handle Sales Agents (And Why You Shouldn’t Do It Alone)

When it comes to sales agents, I’ve got one rule: never show your cards. My poker face is always on. I don’t gush about a property. I don’t give away the budget. And I certainly don’t let the agent know how perfect the home is for my clients.

In fact, sometimes I use a subtle nudge—pointing out a small issue, planting a seed of doubt to cool the agent’s expectations. Everything I say is strategic. It’s not manipulation. It’s experience.

The X-Factor and Future Resale

Beyond the basics—bedrooms, bathrooms, and square metreage—I’m always looking for the property’s X-factor. Maybe it’s the street. Maybe it’s the zoning. Maybe it’s walkability or access to future infrastructure projects.

I ask myself: who’s buying this home in 10 years? If it’s mostly first-home buyers or investors today, that’s likely your market on resale. The cycle repeats. Knowing that gives me the edge when assessing not just the purchase, but the potential exit strategy.

And Then There’s the Armchair Expert

Every now and then, I’ll cross paths with someone who’s never worked a day in the field but has read a few bank reports and thinks they know more than the professionals. They don’t see the movement in the walls. They miss the poorly patched paint that hides a bigger issue. And they overpay—because they don’t know what to look for.

I’ve walked through thousands of homes. This isn’t just a job—it’s a craft. And the more you do it, the more you understand how to protect clients, find value, and move fast in a changing market.

Because at the end of the day, the goal is simple: help my clients win.

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Conclusion: Why Experience at the Coalface Matters

This is what goes through my head every weekend at open homes. It’s part science, part instinct—and a lot of hard-earned experience. If you’re thinking of buying in Greater Brisbane, the Sunshine Coast, or the Gold Coast, don’t go it alone. Work with someone who knows how to find the edge in any market.

Contact IPS Buyer’s Agents and let’s turn experience into opportunity.