10 Years as a Buyers Agent : Lessons + Insider Secrets

A decade is a long time in the property market. Trends shift, regulations change, and buyer expectations evolve—but some things always stay the same. In the last ten years, I’ve helped hundreds of clients buy properties across Australia, whether as their dream home or a smart investment. I’ve negotiated with real estate agents, outmanoeuvred competition, and steered buyers away from bad decisions that could have cost them thousands.

And along the way? I’ve learned a lot.

Some lessons were hard-earned, others were game-changing, and a few were just downright surprising. So if you’re looking to buy property and want to avoid the pitfalls, secure the best deals, and save your sanity during the process—this blog is for you.

1. The Biggest Mistakes Buyers Make (And How to Avoid Them)

After ten years in the trenches, I can confidently say that most buyers make the same mistakes. And the crazy thing? They’re all avoidable.

🚩 Mistake #1: Using emotion the wrong way

Everyone will tell you not to let ‘emotion’ get in the way of your property purchase.  The problem?  You’re human and if you’re smart enough to be in a position to buy a property, then you’re smart enough to have some deep intuition about a property that ‘feels right’ for you. 

Sure . . you need to avoid purchasing because of ‘negative’ emotions – eg – you want to prove how successful you are or you want to keep up with your best friend’s purchase.  But it’s totally wrong to avoid listening to your ‘impressions’ of a property.

There’s a balancing act, but property is best as a long term purchase so you need to add some practical criteria to your selection process and just wrap this around your ‘emotions’.  No one can hold on to a property they simply don’t like, so never a buy a property just because someone tells you ‘the numbers work’. 

🚩 Mistake #2: Not having a strategy

Too many buyers jump into the market without a plan. They look at properties without understanding their budget, negotiating power, or long-term goals.

Even worse, they follow the lead of some random ‘advisor’ who is actually just trying to sell them a property instead of a specialist who will actually search using criteria that is absolutely best for your personal situation.

The result? Overpaying, buying in the wrong location, or getting stuck with a property that doesn’t serve them. Avoid this saga by getting good, independent advice and purchase a property that meets your particular requirements – both short and long term. 

🚩 Mistake #3: Trusting everything a real estate agent says

Real estate agents work for the seller. Their job is to sell the property for the highest price possible—not to help you get a bargain or buy the best possible property for your needs. That’s why working with someone on your side (like, say, a buyers agent 😉) can be a game-changer.

2. The Art of Negotiation: What Really Works

If there’s one skill that separates good property buyers from great ones, it’s negotiation. And no, it’s not about being tough—it’s about understanding the process. There’s three key tips to keep in mind when you’re in the middle of negotiating your property purchase.

• Silence is powerful – The more you talk, the more information you give away. Sometimes, pausing and letting the other side fill the silence will deliver killer insight that helps make a property yours.
• Always be ready to walk away – The strongest position in a negotiation? Not needing the deal. If you’re too keen for the deal you’ll overpay.
• Understand the seller’s motivation – Are they in a hurry to sell? Do they have multiple offers? The more you know, the better your position.

One of my favourite wins? A client was ready to offer $50,000 more than necessary, but after a bit of back-and-forth, we secured the deal for much less—all because we paid attention to what the other side needed.

3. The Best and Worst Property Buying Trends Over the Years

The property market has its fair share of trends. Some are goldmines, others? Complete flops.

✅ What works:

• Buying in well-established areas with strong and growing demand (forget the ‘next big thing’ sales tactics).
• Purchasing based on solid fundamentals—good infrastructure, population growth, and employment opportunities.  Families drive capital growth and families need job diversity to flourish.
• Investing in quality rather than cheap ‘bargains’—cheap properties are usually cheap for a reason. Bargains are properties with great fundamentals that have been purchased for a great price.

❌ What hasn’t worked:

• Chasing mining town booms (some of these areas crashed hard).
• Falling for off-the-plan apartment hype – oversupply will pour concrete over price increases.
• Getting sucked into short-term ‘hotspot’ fads that didn’t stand the test of time.

4. The Importance of Buying Smart, Not Just Buying Fast 

Speed is important in property—especially in competitive markets. But buying the wrong property quickly is far worse than taking your time to buy the right one.

I once worked with a client who nearly bought a property just because they felt pressured. We slowed things down, assessed their options, and ended up finding a place that was not only a better fit but saved them $80,000 compared to what they would have paid in a rush.

The lesson? Buy with strategy, not panic.

5. Dealing with Real Estate Agents: What Buyers Need to Know

If I had a dollar for every time a buyer told me, “The agent said there’s another offer coming in,” I’d probably own half of Australia by now.

Agents are trained negotiators, and they have one job: to get the seller the highest price. That means they’ll use classic tactics like:

• “There’s a lot of interest in this one” (Maybe, maybe not.)
• “We’ve had a strong offer already” (But have they, really?)
• “You’ll need to decide today” (Pressure tactics from the first chapter of the rule book.)

Smart buyers see through these tricks and negotiate on their terms, not the agent’s.

6. How the Best Buyers Think Differently

After a decade of helping clients, I’ve noticed that successful property buyers all think a certain way:

• They treat property buying with respect and focus, and not like it’s similar to all other types of negotiations.
• They focus on the long game, not just what looks good today, and they don’t treat property like it will be traded in 18 months ‘after the market explodes’.
• They don’t get distracted by shiny marketing tactics—they know the numbers matter along with the future potential of a property.

Want to be a smart buyer? Use verifiable facts, and don’t chase hype masquerading as hard core sales tactics.  Always find out how ‘advisors’ are paid – if they say you don’t have to pay them directly, rest assured you’ll be paying too much for the property. 

7. The Most Rewarding Part of Being a Buyers Agent

At the end of the day, property is about people and finding the right property match.

One of my favourite moments was helping a first-time buyer secure their dream home after months of struggling. They were up against aggressive investors and had almost given up. With the right strategy, we not only won the property—but did it for a price that kept them in budget.

Helping people navigate the stress, avoid the traps, and get into the market with confidence? That’s why I do what I do. 

Conclusion: The Next 10 Years—What’s Ahead?

The property market never stops evolving. But after ten years, I know one thing for sure: Smart, strategic buying will always win.

If you’re looking to buy—whether it’s your home or your next investment—getting expert advice can make all the difference. Let’s chat, and I’ll help you buy property the smart way.