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Living your Luxe Life on the Sunshine Coast.
We have conversations with people who have found “home” on the Sunshine Coast & explore how they connect home with lifestyle & community.
As Property Buyers Agent we also discuss the macro economic factors impacting economic growth & property growth & where we are in the property cycle.
We overlay local market nuances of different sub markets from Noosa Heads to Maroochydore, to the Hinterland.
I hope you enjoy the series Living Your Luxe Life.
Hi. I'm Christine Mount from Lutz Coastal Property Buyers. Today, I have a very special guest with me, Corey from Town Property. He specializes in the Budham region on the Sunshine Coast. Welcome, Corey.
Corey Payne:Hi, Chris. Thanks for having me. So pleased to
Christine Mount:have you on. We've been talking about doing this podcast for a long, long time. So before we get started on everything property on the Sunshine Coast, tell me, what's your what's your favorite love on the Sunshine Coast?
Corey Payne:My favorite love would have to just be the very relaxed community, you know, very different from the hustle and bustle of Brisbane from where I came from. Yep. You know? Coming up here for holidays and to do a bit of kite surfing down at Cotton Tree and along the Sunshine Coast has just always been my happy place, and it's just a good community. It's not as hectic or fast paced as the Gold Coast.
Christine Mount:Yeah. It is all about community on the Sunshine Coast, isn't it? And I think what I find when people actually move from a city to the Sunshine Coast, they say how easy it is to connect to community.
Corey Payne:I agree.
Christine Mount:Yeah. So what's your favorite coffee shop or bar?
Corey Payne:Oh, that's a good one. Favorite coffee shop? I would have to say it would be Criminal Coffee down in Muruchador just because their toasties are world class. And they're always open early, so that's nice in in my occupation.
Christine Mount:Yeah. You're always up early.
Corey Payne:Yep.
Christine Mount:So your favorite place or activity with your kids?
Corey Payne:I would have to say would be taking them down to the Budgeron waterfall. You know? It's, it's a little hidden gem, you know? It's it's very, it just helps helps them ground them back to earth, get them away from school and That is off the Iron Giant. Because not everyone
Christine Mount:knows where that is. So would you like to share that or do you wanna keep it a secret?
Corey Payne:No, not at all. I think it's something special for everyone to enjoy. If you make your way up on top of Budram, the post office, take a right straight down Cornwall Close, you'll soon end up in the nice little park. It's about a 300 meter walk down to the waterfall and, yeah, it's just a beautiful part of nature.
Christine Mount:And how old are your kids?
Corey Payne:My daughter's 6 and just turning 8.
Christine Mount:6 and 8.
Corey Payne:About 2, turning 8.
Christine Mount:So that's perfect to do with their age.
Corey Payne:They're they're gorgeous. They're absolutely explorers.
Christine Mount:Yeah. That's awesome. And then what's your favorite place to take your partner?
Corey Payne:Look. When when we dole ourselves up, it's always nice to step into market bistro in the new CBD.
Christine Mount:Yeah. Okay. Well, actually, talk about the new CBD for the moment because you're very close your office is very close to that. We are. So for people who aren't so familiar with the sunshine coast, just describe that.
Corey Payne:Yeah. Well, look, it was it was just a big vacant block of land during COVID, you know, with the uncertainty. And then all of a sudden on the other side of COVID, it's it's just been new buildings popping up left, right, and center. Yeah. It used to be a golf course back in the day for those that didn't know.
Corey Payne:And, yeah, it's been a a major keystone, I think, in the slowly changing Sunshine Coast. Yeah.
Christine Mount:And I think you're right. It's, it's the first greenfield site in Australia. It's when a CBD is created when the housing is already around it. Yep. But the greenfield site being the golf course, and it really does create a beating heart for the Sunshine Coast.
Christine Mount:Up until then, there's a collection of, like, coastal towns, and then what we're gonna talk a lot about is the Budham region because you specialize in that. But it really does anchor everything together, and that Bistro Sea is pretty awesome.
Corey Payne:It's amazing.
Christine Mount:It is amazing. So let's talk about your professional career as a real estate agent selling, looking after your vendors and your buyers. How did you sort of land in that profession?
Corey Payne:Look, I it's almost 8 8 years, 9 years or going on 9 years now. So it's almost feels like a lifetime ago, but I ventured out of the Australian defense force after serving with the army and, you know, I still wanted to do something that sort of helped people with just a little bit less risk. Yeah. Just as challenging, but, but yeah. So
Christine Mount:A little bit less risk,
Corey Payne:I think. Yeah. Yeah. So, yeah, it was still a way that I could sort of help people, you know, provide, you know, a good work life balance for my family. And, yeah, it's just I was always really good to just deal with people and family members just said, hey, you should get into sales.
Corey Payne:You should try and sell real estate. Yeah. And, yeah, slowly works. Yeah. Took me 2 years until I finally got in because Yeah.
Corey Payne:But if I got in, you know, did 3 years as a an associate Yeah. With a with a good agency up here on in Budrum Yeah. And then sort of went out on my own, and the rest history.
Christine Mount:No. That's fantastic. And I would definitely say from my experience, Corey, you are a great communicator, incredible communicator, because I'd say we worked on an interesting transaction that had a lot of complexity to it, and I think we'd comfortably say we both represented the buyer and the seller well, but we just the conversations kept going, didn't they, until we got there.
Corey Payne:Look. It's it's critical. You know? If the if the communication breaks down, you know, during a high ticket sale, you know, like that Yeah. You know, it could be lost over something so cynical.
Corey Payne:Yeah. And and we, you know, we came together, then we went apart for a bit, you know
Christine Mount:We did go for a part for a while. Do you know what I mean? And we came back to it.
Corey Payne:Yeah. Yeah. Yeah. I think it all in all from when we first communicated to when we finally put the deal together was over 4
Christine Mount:Yeah. It was.
Corey Payne:It was
Christine Mount:a long time. And I think some of the reasons is the, was the time of year that my clients went overseas Yep. To let plan, I I remember. And there's this yeah. So they just had to then reconsider because it was a unicorn property and bedroom.
Corey Payne:It was highly unique.
Christine Mount:Highly unique, and we just had to work through some issues. So it was great. It was a really good experience, and that was because of your communication, which was awesome.
Corey Payne:Thank you.
Christine Mount:So if you're sellers, your clients, what would you say your top three tips are in maximizing value when you're thinking of selling?
Corey Payne:Great question. And I do try to unpack this with my owners when we are considering putting their house onto the market. And if we do team up, you know, my 3 recommendations straight off the bat is depending on the price category that the property's in. If it's not what we call a common property, like in a unit complex where it's surrounded by 600 similar items. Yeah.
Corey Payne:If it's if it's a if it's a family home or residential home, would be to get an independent valuation.
Christine Mount:Oh, great.
Corey Payne:Yeah. Don't let the agent buy your listing by promising a price that they may not be able to deliver. You know? Just because the agent agrees with you Yeah. At the listing table, if they're not sending you a proposal afterwards of what where they believe it sits Yeah.
Corey Payne:Not biased to what you tell them it's worth. Yeah. This could make or break, you know, from choosing the best agent and the right agent to get you the most. Okay. So an independent valuation is something a lot of our clients in this market where, you know, there are finance, you know, offers coming onto the table and stuff like that.
Corey Payne:It's just good to get a third party's advice because the agent's role is to share with you the the strategy of the marketing negotiation Yeah. Not to try and buy your listing.
Christine Mount:So when you talk about independent valuation, do you mean, like, a from a qualified valuer?
Corey Payne:From a qualified valuer.
Christine Mount:Who works with the banks at the end of the other
Corey Payne:end of the day. Or a private valuer because they go to university for that. Yeah. Like, as agents, we can give you an estimated price range of where we believe the buyers Yeah. You know, will will come in.
Corey Payne:Yeah. And at the end of the day, like, the the selling agent's job is to get you the most money Yeah. But it's always good just to have that as a third party, you know, piece of advice if you are interviewing more than, you know, one agent. Yeah. You know, some owners are interviewing up to 5, 6 agents.
Corey Payne:Yeah. No. I think
Christine Mount:that's a really good idea because then you can make the choice of the agent based on their credentials and their ability to get the best price Correct. Rather than just
Corey Payne:Rather than just buying your listing. Yeah.
Christine Mount:Yeah. No. I think that's a great idea.
Corey Payne:The other one would be, is is a building of pest. You know, we see it more and more again at the moment even with the new stuff that we're selling. Yeah. You know, we're able to give, you know, builders warranty, but some of the buyers still wanna do a building and pest on it. Yeah.
Corey Payne:You know? So if you've got a preexisting home, let's say, you know, more than 5 years old or 6 years old Yeah. It's always good to have, again, an independent person come through Yeah. And over look over the property to maybe fault find something that could collapse a deal at the pointy end of the sale. There's nothing worse than getting to the pointy end of the sale.
Corey Payne:Buyers Buyers go to a building and pest, and then we identify something that could have been rectified prior to bringing it onto the market. Yeah.
Christine Mount:And I think that's a really interesting point, is you can rectify it before it comes onto the market. So Correct. It could be items in the building and pest that would really discourage a buyer to go ahead, But in the whole scheme of things from a in capital investment, sometimes isn't that intensive, is it? It's
Corey Payne:No. No. And and then then, you know, to, you know, go hand in hand with that is is, you know, the 3rd item would be just try to address things that may hang the deal up down the track. So if there's smoke alarm compliances, you need to get across the line. Pool compliance, you need to get across the line.
Corey Payne:Gas certificates are a big one at the moment, you know, with preexisting homes not having them. Yeah. Just try and have, you know, close the gates to all those things as to why someone wouldn't buy it. Yeah. So that, you know, when you do get that serious buyer walks through the door, you know, you can give them all the information they need to make an informed decision to get.
Corey Payne:Yeah.
Christine Mount:Well, do you know, like, originally, I was from Victoria many, many, many moons ago that they have to do a section 32. Yep. So before I believe
Corey Payne:they still do.
Christine Mount:Yeah. They still do. So before it even you can't sell a property without the section 32. So the agents, they get the section 32 first before bringing it onto market, and it has to disclose a lot more than, say, in Queensland. So I think information is power, isn't it?
Christine Mount:So you're informing both the buyer and the seller up front. Yeah.
Corey Payne:It really is. And then and to have longevity in this business, like, there's nothing worse than, you know, even as an agent. Like, we're not builders. You know, we're not, you know, architects, engineers, or anything like that. There's nothing worse than making the call a year down the track or Yeah.
Corey Payne:3 3 days after they bought the house or 3 weeks saying, how's the house going? Yeah. And then you just hear this absolute horror story. You know? It you know, because hopefully, eventually that buyer will someday turn into a seller and the cycle repeats itself.
Corey Payne:So if you want longevity in this business, it's best to, you know, and you are selling something, it's best to just have all the facts on the table. Yeah. And even if they are hairy and ugly Yeah. That's okay. Yeah.
Corey Payne:You know? Let the buyers know we're selling the property as is where it is. Yeah. Or we're aware that this isn't approved Yeah. Just so you know.
Corey Payne:Yeah. You know? So the buyers have got full transparency. Yeah.
Christine Mount:No. That that that's fantastic. So what would be your 3rd tip for your seller?
Corey Payne:The 3rd the 3rd tip would be there's no there's no emergencies in real estate. You know? I've learned that from my mentor, you know, many moons ago. Yeah. You know?
Corey Payne:It it's okay to slow down. You know? It's a big it's a big decision. Yeah. Whether it be buying something at auction, you know, just do your homework leading up to it, make sure you've got a bit of a plan.
Corey Payne:Yep. You know? As a and as a seller, like, don't feel like, you know, someone's holding a gun to your head and you have to sell. You know, you've gotta be comfortable in yourself that is this the right time? Am I serious about selling?
Corey Payne:And am I ready to sell and and start my next chapter?
Christine Mount:Yes. I think that's a really valid point because from the other flip side, being a buyer's agent, I always want my buyers to be buyer ready. And if that means that they sometimes might work with me 3, 4 months beforehand before we actually physically hit the market. Yep.
Corey Payne:And we Same with sellers. Yeah. Real estate.com tells us, you know, from the time, an an owner starts showing seller activities Yeah. It could take them, you know, I think it's, like, 5 to 7 months. Yeah.
Corey Payne:Yeah. Not everyone just goes, I'm selling. They wake up, they're like, yep. Ready to sell it. Yeah.
Corey Payne:Like, it's No. So it's it's a process.
Christine Mount:And so for then the buyers, they may have to sell a property first. So we actually work through as they go through that thought process, and we actually do, what we call a desktop watch. So we watch the market with them.
Corey Payne:Beautiful.
Christine Mount:And they yeah. And so then they're operating everything in parallel. So then when we say, okay. Now I'm gonna start inspecting on your behalf, they're very informed, and that means they often can align the sale and their purchase quite comfortably. So it's fun it's fun to take take the right amount of time at the right right stage.
Christine Mount:So buyers, let's go on the flip side. In the current marketplace, what's a buyer's biggest challenge or biggest fear?
Corey Payne:I think the the biggest challenge, biggest fear at the moment with with so much, you know, media coverage out there, what's happening in the stock market and, you know, elections and all that sort of stuff is is just that uncertainty. And it's always been there, whether it be pre COVID during COVID now. Yeah. You know, there is a bit of uncertainty out there, but it's okay. You know?
Corey Payne:Like, I feel as though, you know, the biggest fear is just maybe the uncertainty of overpaying for something. Yeah. You know? Like, buyers still wanna buy, sellers still wanna sell. You know?
Corey Payne:We still got our common reasons that people need to buy and sell. And I I think it's just a matter of education, holding on to people's hands. As I said before, just giving them enough information Yeah. You know, to let them know it's okay. Yeah.
Corey Payne:You know?
Christine Mount:And to give them education on pricing and comparable sales percent. And things like that.
Corey Payne:Yeah. And then sometimes, you know, buyers, you know, at the at the time, they feel like they've overpaid. Yeah. You know? But you again, you call them, you know, 6, 12 months, you know, 2 years down the track.
Corey Payne:Yeah. And as the market, you know, ebbs and flows, like, they realize, wow. You know? We've bought well, you know, it's okay. It's not going backwards.
Corey Payne:Yeah. And we're quite lucky in that sense on the Sunshine Coast. I think, you know, we've seen quite a steady growth, you know, and it's continued. It's not like it's fallen off a cliff like a mining town or something like that where we've got
Christine Mount:I think the Sunshine Coast really has one of the strongest Brisbane and the Sunshine Coast, really strong property fundamentals like Perth at the moment. And I think that
Corey Payne:Brisbane's doing really well?
Christine Mount:Brisbane's doing really well. And there's other capital cities aren't doing as well. Like, Victoria's not doing as well
Corey Payne:at the moment. A bit of a slow Yeah. Slow burn at the moment,
Christine Mount:I think. But it's, I think Brisbane overtook is numb now number 2 in the median house price in Australia. I've been
Corey Payne:It's not cheap.
Christine Mount:No. So it's it just recently went from it overtook Canberra. So it's Sydney, Brisbane, Canberra
Corey Payne:Yep.
Christine Mount:At the moment. So which is really, really interesting.
Corey Payne:I would say it could be worse. We could be buying in New York.
Christine Mount:Yeah. Yeah. We could be buying in
Corey Payne:New York. We could be. Yeah. No. It's not.
Christine Mount:I think, and but they're meeting house prices, and I think we know
Corey Payne:Yeah.
Christine Mount:On the coast, we've got a whole range of entry level homes, you know, you know, right up to the most expensive in in Queensland, actually. So up the further
Corey Payne:Further you go up the corridor. Yep. The corridor. The chart.
Christine Mount:Yeah. But I think, it's interest this time in market at the moment, obviously, houses are on the market longer, so there is a gap between what sellers want and then what buyers are prepared to pay. It reminds me of last year, the 1st full months of last year up until April when interest rates were going up every month. Mhmm. Everyone was holding off.
Corey Payne:Yes.
Christine Mount:I talked to it as a 1st month with no rise, and then all the buyers were like, okay. There's more certainty in the market. Yep.
Corey Payne:Which cash rates has been held Yes.
Christine Mount:In the day. So I'm really curious now what's gonna, because people with there's a fear of another interest rate rise recently. Yep. It's being held, and it looks like they will hold now.
Corey Payne:Yeah. Which was was great news to hear. Yeah. And it's quite interesting because I feel like, you know, at the start of the year Yeah. We definitely see a real strong surge.
Corey Payne:You know? Like, I can only speak for us here at town, you know, but say since the start of the year, we sell north of a 130 properties now, which is quite a lot, you know, compared to some of our competitors. Yeah. You know, just on real estate.com alone, we fielded over 12,000 buyer inquiries across those 130 properties. Yeah.
Corey Payne:You know? So the buyers are there. Yeah.
Christine Mount:You know? The transactions are occurring.
Corey Payne:The transactions are occurring. Yeah. Like, you know It's
Christine Mount:just taking a fraction longer.
Corey Payne:It takes a little bit longer, but again, it comes down to education, and it comes down to what's most important to the owners. Like Yeah. Budham region. I've seen some owners sit on the market for 3 years till the market catches up with their price, and that's okay. Like, if they're willing to sit and wait.
Corey Payne:Yeah. You know? But most people wanna sell within a certain time period. On average, that's, you know, again, just speaking for the budget and sort of area, 40 days. Yeah.
Corey Payne:From the time they enter the market, you know, to, you know, contract, under contract, moving on. Yeah. Most people wanna sell within that sort of window.
Christine Mount:And normally when people do sell a home, there's a reason, isn't it? There's a life event occurring.
Corey Payne:Something happened.
Christine Mount:You know, they either need to upsize because their family's growing or they're downsizing or so they're huge.
Corey Payne:Or they've seen something nice and shiny. Yeah. Exactly. And you're like, can
Christine Mount:you see this? Yeah. It's a dream home. You're like, no. It's it you know, it's pretty amazing.
Christine Mount:So if when you're, out and about talking to buyers and have been in the market for 6 months missing out, what is your recommendation? You had a great story to share briefly.
Corey Payne:Yeah. Look. We actually had one just recently. You know, we had been working they had been looking in that sort of hybrid market, the budget back into the Maroochie Bull market. We had met them at multiple open homes.
Corey Payne:You know, they would come to every open home, tell us that their frustrations we'd call them and say, yep. We just that one just sold. This is what it's sold for. You know, I think, yeah, there's there's a different there's definitely a timeline there with a buyer where they start to get frustrated. And then we met them at one of our campaigns, which was only a short 17 day auction campaign.
Corey Payne:So it was we were from the time we came on to the time we needed to make a decision was set, and they came back to the property 5 times. Yeah. So I knew straight away. I was like, I've gotta hold these guys' hand. Have you bid at auction before?
Corey Payne:No. Do you understand the process? Do you have a plan? Do you feel as though, you know, you wanna buy it? Yeah.
Corey Payne:And from that moment, you know, we got to the auction within 40 minutes, you know, we helped them make the decision Yeah. You know, to to seal the deal with these owners. Yeah. This was their best opportunity to buy it on cash clean terms. Yeah.
Corey Payne:Otherwise, we would have conditional interest come in and potentially take it from under them. So There's
Christine Mount:nothing better when you know someone's been looking for a while and they find their dream home. We actually recent just recently settled on a home for someone that'd been in the market themselves for 7 months, looking, missing out. They pointed us and this is a good story. They appointed us. We we found the property within 2 weeks completely off market, and it's their favorite property that they've seen throughout the entire period.
Christine Mount:And because where the owner was, we actually had to take a little bit longer on the transaction. Yep. But, you know, they've they've bought their favorite home after such a big period of time looking, and they're so happy. So, so happy.
Corey Payne:Yeah.
Christine Mount:And they just literally settled last week. So
Corey Payne:And it and it is beautiful, like, now that, you know, I I literally called them, you know, settled last last week, actually, and I called them just to touch base and said, now the disaster's settled. How's it home? Are you enjoying it? Yeah. You know?
Corey Payne:And they were ecstatic. Yeah. You know? Like, they were like, you know what? Thank you so much for helping us hold our hand Yeah.
Corey Payne:You know, and and committing to it. And Yeah. Now they don't have to go to open homes every weekend like that. I I I say to people, like, I
Christine Mount:can get the blister off their real estate dot com
Corey Payne:as well. You know? Yeah.
Christine Mount:So, yeah, so we also in the market, we see a lot of buyer's agents because they are the the concept of using a buyer's agent really has evolved rapidly on the Sunshine Coast. So I'd say pre COVID, there wasn't a lot of activity.
Corey Payne:No. I agree.
Christine Mount:Yeah. And then when people needed the help because they couldn't get in to inspect properties, it started the role of the buyer's agent came to the fore. The question was, would it go beyond the need for COVID? And I actually think we are definitely seeing local residents now using buyer's agents who profile their busy Yeah. Busy family.
Corey Payne:Time call people that are either running businesses or in professions, you know, or, you know, sometimes they just don't like the whole look at houses all weekend because they got, you know, other affairs or kids sports. So yeah. No. There's definitely a lot of local demand for it. Yeah.
Corey Payne:And I've had a few deals recently where I've recommended buyer's agents that I sort of fit fit fit the bill. Yeah. Because the owners had tried selling before they tried to buy something, it fell over. And I said, okay, well, when we do it the second time around, we're gonna utilize a buyer's agent. Yeah.
Corey Payne:Because what you're looking for sounds like it's not on the market yet. Yeah. And within 4 weeks found the property they were looking for and we were able to help them transact and and move forward.
Christine Mount:That's a great story. Yeah.
Corey Payne:And it well, it worked a treat because I I read the play because, you know, the biggest challenge I have as a selling agent Yeah. Yeah. I've got the buyer. Yeah. You know?
Corey Payne:Yeah.
Christine Mount:Like,
Corey Payne:we've got the buyer for your house. Yeah. And they're like, oh, but we've got nowhere to go. Yeah. Okay.
Corey Payne:Great. Well, let's unpack that. What are you looking for? Yeah. When do you wanna be in a buy?
Corey Payne:Yeah. And if you can't find it online, 9 times out of 10, it's because it's available offline. Yeah. You know? And everyone's, you know Yeah.
Corey Payne:Not everyone sells. Some people hold on to their houses for 30 years. Yeah. But if you have a strike up a conversation and, you know, with people off market, there's normally different reasons that they'll happily do a transaction off market if they're not super smart.
Christine Mount:Really good really good story, actually Yeah. About how a buyer's agent has actually helped
Corey Payne:you Close a deal.
Christine Mount:Close a deal because it helped your seller find the right property for them. Yep.
Corey Payne:And I knew they were frustrated, and I was and myself, like, I was too time poor as a selling agent Yeah. To invest a 100% of my time to go find out what they were looking for. So, like I said, I just collaborated with that buyer's agent. I was like, here's the client look after them. They're a client of mine and full circle.
Corey Payne:We all worked in together to seal the deal. Yeah.
Christine Mount:That's a fantastic story. Great. So rapid fire questions on property related. 1st, I'm gonna do, before we go to the first one Mhmm. For people who don't live on the Sunshine Coast, some people have heard of Budrom and others haven't.
Christine Mount:People have heard of Budrom, haven't heard of the surrounding suburbs. So describe the Budrom region to me.
Corey Payne:Yeah. Look. I'm quite passionate about the area. My my daughters go to school there now. You know, we'd live in there.
Corey Payne:Like, look, it's such a it's such a hybrid older suburb, I I should say. When I say older, it's been around for a lot longer, established, than some of the surrounding suburbs. Yeah. You know? But within Budrom, you got your micro suburbs.
Corey Payne:So you have your around the footholds, we have Tanawa, Moans, Forest Glen. They all sort of fall under that umbrella. And then it sort of slips into a little bit of mountain creek and, you know, down towards the beach. Yeah. So, yeah.
Corey Payne:Like, look, it is it is one of the most searched suburbs on the Sunshine Coast. Yeah. I
Christine Mount:think it is the largest suburbs
Corey Payne:It is the largest, so that definitely helps because of those sort of hybrid, satellite suburbs around it. Yeah. However, like, it does have the best medical precinct. You know? It is surrounded by the best schools on the Sunshine Coast.
Christine Mount:Yeah.
Corey Payne:You know, there's just so much diversity there, and it's a it's a real hybrid sorta community as well. You know? Like, it used to be known as a as a bit of a sort of a retirement sorta older demographic. Yeah. But there's a lot of lifestyle retirees there now.
Corey Payne:A lot of professionals live in in the neighborhood and a lot, you know, a lot of families.
Christine Mount:Yeah. And I think you've hit the nail on the head, the medical profession as well. They if they had young children or teenage children, they really like the bud room for community. We did a podcast with doctor Geneva Sportsman who bought one of our clients bought through Craig, 18 Island View, and she loves Yeah. Beautiful.
Christine Mount:Loves the community. Oh, it's a beautiful property. I actually asked her daughter what's her favorite thing about the property, and she said, oh, that I can go hiking in it with my dad down to the waterfall.
Corey Payne:Oh, that's beautiful. Yeah.
Christine Mount:How beautiful is that? There's like There's
Corey Payne:a beautiful pocket in there.
Christine Mount:Yeah. That's, that's a bit of a hidden gem too. It's like it's so close to the village.
Corey Payne:And the old tramway down the back there.
Christine Mount:It's just amazing.
Corey Payne:Tramway lines on the merchant team.
Christine Mount:Yeah. Bit like, property we bought through you, but the other, actually, medical professional, finding that flat block.
Corey Payne:Oh.
Christine Mount:An acreage flat block in Hill, there's a unicorn property.
Corey Payne:With a 4, double 5, 6 postcode. Yeah.
Christine Mount:Yeah. Yeah. Yeah. I remember. You're like, I'll just keep opening doors for you, Chris.
Christine Mount:I'll keep open doors. We'll find the right one. And we did. So that that that was awesome. So best street and bedroom and why?
Corey Payne:Well, that's a tough one. Like, look, I'm I'm working with some clients at the moment. I've done a few in there, but panorama Crescent is one of my favorites. Yep. You get the best of both worlds.
Corey Payne:It's not, as we say, on top, but it's it's close enough. Yeah. But it's also close enough to the beach. You know, you get the best of both worlds. It's got this beautiful elevation.
Corey Payne:You you drive along there early in the morning and look east, like, you feel like the beach is right there. Yeah. You're just not getting the sea salt.
Christine Mount:Yeah. Yeah.
Corey Payne:But a quick trip down the hill, you're there, but you're also minutes away from on top of Bytom.
Christine Mount:Yeah. It's incredible on top of Bytom, the view. So also about the best street in Mons.
Corey Payne:Oh, best street in Mons. Look, any road has definitely had some beautiful properties, you know, since the the new estate went in there. Yeah. There's some big, some really big prices in there, but some really, you know, show stopping homes. Yeah.
Corey Payne:So Enning Road, again, another very unique street. Yeah. Some of the flatter blocks, you know, at the start, but then it sort of goes up into the the early sort of outlook.
Christine Mount:Yeah. Enning Road is gorgeous. Favorite house you have sold?
Corey Payne:Oh, favorite house I have sold. That would have to be the one we did this year, which was, brand new Ritzmar Design up on top of Budroom 18 Barn South Street West.
Christine Mount:Oh, great. So describe that to me. Price point, size Yep. Buyer, seller.
Corey Payne:Yeah. Look, cross construction built, few years back, you know, they same sort of thing. They came to you. They're like, hey. We're looking for this.
Corey Payne:You know, we identified something that they purchased. They knocked down the existing home. It was a 600 block. Build it the what you see there today. Yeah.
Corey Payne:Suspended concrete slab curves, like, just Australian native landscaping, just like like an Instagram type of home. Yeah. Really neat and clean. It was very popular. Yeah.
Corey Payne:Very short campaign. We we ran for sale method of selling. Yeah. We were quoting in the threes. We've exceeded and sold in the early threes.
Corey Payne:Yeah. And, you know, that was multi office sale wrapped up within 27 days, like, enormous amount of inquiry on it. Like, it was just everyone wanted to see it. What was the what was
Christine Mount:the view and aspect and orientation for
Corey Payne:the aspect was actually, again, east facing. Yeah. Yeah. So east facing, you know, front facade. Yeah.
Corey Payne:Really, really a lot of long term established owners in that part of Budrowam, where some of the owners have been holding onto their properties for 20 plus years. Yeah. Yeah. Flicker of an ocean view to the to the southeast. Yeah.
Corey Payne:But, yeah, very special very special home.
Christine Mount:You also mentioned a property you sold in Serene Close in Mons. That was one of your fave
Corey Payne:Oh, no. I didn't I wasn't lucky enough to sell it.
Christine Mount:Oh, okay.
Corey Payne:Yeah. We were we were selling that
Christine Mount:at one
Corey Payne:stage during my time with the the big Yeah. Big yellow franchise. Yeah. That was with whatever
Christine Mount:It's one of your favorite houses.
Corey Payne:One of my favorite houses.
Christine Mount:Yeah. So describe one of your favorite houses because I've just looked at it online. Pretty magical. Yep.
Corey Payne:Yeah. Again, very, exclusive little pocket. You wouldn't know about it if you didn't No.
Christine Mount:You don't know about this pocket. Right?
Corey Payne:Yeah. Serene clothes, 52 serene clothes. Very special home. Yeah. You know, it's very private.
Corey Payne:You literally drive to the end of the street through some nice big gates, and it's just got everything you would want in a in a, I guess, what would you call it? It's got that real LA sort of feel to it. Again, sweeping coastal views.
Christine Mount:Sweeping coastal views. They're absolutely incredible.
Corey Payne:Yep. Got veggie gardens out the back. Like, it's just magic. It's pretty magic.
Christine Mount:There's some pretty magical properties in Budhram, and and I think for people who haven't moved to the Sunshine Coast, they often call it Budhram. Have you heard that?
Corey Payne:I have. Yeah. I used to say that a bit too. Yeah. But it's unique.
Corey Payne:That that's a beautiful thing about it. Yeah.
Christine Mount:It's not as well known as some of the other suburbs. No. Like, the nature. Unless unless you live here. Or even Maloaba, people, they're familiar.
Christine Mount:Yep. Maroochydore, they're all familiar. But once you live here, you know, really buddrum. But buddrum, it's really the heart, really. The Sunshine Coast is such a It is.
Christine Mount:Beautiful area.
Corey Payne:Yeah. Even if you don't live in there, someone knows someone that lives there.
Christine Mount:Yeah. Yeah. That's pretty pretty awesome. What oh, this is a tricky question. Investing in the sunshine coaster and bedroom
Corey Payne:Yep.
Christine Mount:Sort of entry level and what sort of pricing and where would you look?
Corey Payne:So, so something we've been keeping an eye on for a while, even pre COVID Yeah. Was just down around, so it's a little bit slightly north of where Suntran Cove is, where all that new estate went in. It was a it's an older part of Maroochydore. Yeah. We've done a few transactions in there now, and it's just a very secret little, I guess, you know, you're not too far from the beach.
Corey Payne:You know? The blocks are bigger. The houses are older. Some of the older homes have started to come down. You know?
Corey Payne:There is dual key options on some of those blocks because they are slightly bigger.
Christine Mount:Yeah.
Corey Payne:So that would be, you know, that would be my pick, with the town planning as it starts to change. You know, we have seen the prices sort of jump and continue to jump because they're just not making block sizes like that anymore. Yeah. It's very close to the to the plaza, Cotton Tree, and very close access to Sunshine Coast motorway.
Christine Mount:Yeah. No. Sure. And I think it's really a valid point about the change in the town plan at the moment. It's a bit of a hot topic about how to increase density, because we do have a a supply issue Yep.
Christine Mount:In the Sunshine Coast. So I you know, although it appears when you first start looking, there's properties for sale. The actual supply is really tight Yep. For buyers, I think, and that is gonna continue to happen. So the increase in the density, I think, is what the council is looking at.
Corey Payne:Well, that yeah. It's interesting because that, like just back on that question with regards to the buying point, like, we had seen some properties in there, like, transact in the sixes and sevens. Yeah. You know? And and now they're starting to move closer into those, you know, eights and nines.
Christine Mount:Yeah.
Corey Payne:But, yeah, like I said, if you can get a good sized block, you know, there's plenty of potential in there.
Christine Mount:Yeah. Okay. That's great. Key attributes for people in in a house for people buying the subtropics.
Corey Payne:Yeah. Look, it's it's a unique part of the world. You know, it's not too hot. It's not too cold during winter. Yep.
Corey Payne:But during the summer months, and even in in winter, like, you need to be mindful of, you know, good ventilation through a property, you know, damper locations, you know, especially as you move up into bedroom, whereas sometimes it can get a little bit of moisture or whatnot. It's very, it's important to keep an eye on these sort of things, especially if you're buying, you know, homes that are constructed out of wood or, you know, just materials that need ongoing maintenance, whether it be oils, paints, sort of stuff. Termite protection is is a big one. It is a big one. You know, moisture.
Corey Payne:Yeah. You know? Yeah. Our little critters love moisture Yeah. And and I
Christine Mount:think that's really good, actually. Maintenance and termite protection. Also, because you're close to the ocean, so you have the salt air as well as the moisture. You just need to keep on top of your maintenance,
Corey Payne:don't you? You do. Yeah. And and whether you get a professional in to do it Yeah. Or you just, you know, every once in a while, just do a a check around the home Yeah.
Corey Payne:Just to identify stuff that, you know, will corrode, termites can get into. Yeah. You know, it comes up quite frequently. Yeah. And even mild mildew or dew Yeah.
Corey Payne:Mold again in some of the more tropical parts or the lower lying parts or Yeah. You know, bottom region. You need to be in one full of that sort of stuff.
Christine Mount:Yeah. So, ideally, if you're looking for your perfect design, you have cross ventilation. And what orientation? Is it north, northeast, or is it south?
Corey Payne:Yep. Like, ideally, if you you know, and it's personal preference and opinion as well. Yeah. Right? But southeast Queensland, the north northeast aspect is normally the more favorable one.
Corey Payne:Doesn't mean the other ones are no better, but it's just the more favorable one for the conditions that we get here in southeast Queensland, especially during summer where our sea breezes predominantly come from the northeast.
Christine Mount:Yeah. I think that's really valid as well, and it's also depending on your orientation, you can then look at design. We actually had an interior designer talking at one of our events and just saying, west facing, it's hot. We just design around that. You know?
Christine Mount:Yeah. You know? You design your canopy or in the right direction or, you know, you just you can design around it as well. So yeah. So myth or truth, buying the worst house in the best street.
Christine Mount:Is that a good idea?
Corey Payne:I think it's most definitely a truth, you know, especially in some of the older suburbs where the house may not be, you know, up to spec or or what we would like to live in. Yep. But there's always potential. There's always opportunity to pull it down and and build something that you would love to live in. Yep.
Corey Payne:Because I see it time and time again, you know, as you said before, like, the the density of everyone sort of moving in on each other and and some of the blocks here and even being, you know, 216 square meter block. Yeah. You know, the value's in the land. Yeah. Over time, the the property depreciates.
Corey Payne:Yeah. But if you can if you can buy something older on a bigger block Yeah. You know, it's it's always a good bet
Christine Mount:Yeah.
Corey Payne:Or a safe bet.
Christine Mount:And if I could ask, this has been a great conversation, Corey. Really appreciate your time.
Corey Payne:My pleasure.
Christine Mount:But what is one of your last tip that you'd like to give your sellers or buyers when they're buying in the bedroom region?
Corey Payne:I I feel I feel confident in in the Sunshine Coast and where it's going. You know? I wish I grew up here as a kid. Yeah. Lived in many places all over Australia.
Corey Payne:Yeah. And I think, you know, if you are considering it and and you're lucky enough to have that opportunity to be able to buy on the Sunshine Coast at a price point, you know, that you're comfortable spending in Yeah. Make the decision and and purchase. Like, it's you know, there's so much happening on the Sunshine Coast that, you know, I wish I had a crystal ball to see where we're we are in 5 to 10 years' time, but I have no doubt it's gonna be better than where we are.
Christine Mount:Yeah. Look. And I think it's you're you're spot on from a lifestyle perspective. I just think it's one of the best places in the world you can live. You know?
Christine Mount:Like,
Corey Payne:Hear it all the time. From even from some of the lifestyle retirees that are always traveling in that. Yeah. They got beautiful homes in and around the region. You know?
Corey Payne:They but they always come back. We're like, we've been all over the world. But we'd love coming back here.
Christine Mount:Yeah. Well,
Corey Payne:I mean It has something special.
Christine Mount:I've traveled a bit in my past working and things like that, and I've been to beautiful places, but I still can't beat the Sunshine Coast. And I never want my home to be anywhere else because, you know,
Corey Payne:it's Lovely. Bless.
Christine Mount:Yeah. So we are lucky, aren't we, that we found it? So that's awesome. Well, thanks a lot, Corey. I really appreciate your time.