A Housing Shortage… But Not Everywhere? What We’re Seeing Right Now on the Capricorn Coast

here’s a lot of conversation right now around Australia’s housing shortage — and with the federal budget and interest rate discussions front of mind, it’s something many people are watching closely.

From where we stand here on the Capricorn Coast, there’s no doubt… we are experiencing a shortage of housing.

But what’s really interesting — and what we’re seeing every day on the ground — is that the story isn’t quite as simple as “not enough homes.”

It’s a little more nuanced than that.

The Reality: Demand Is Strong

Over the past two weeks alone, we’ve seen multiple properties go into competitive, multi-offer situations — all in the more affordable end of the market.

In fact, four properties listed at offers over $800,000 or below attracted strong competition.

One recent home, listed in the mid-$500,000 range, received 9 offers and is now under contract for well above the asking price.

That tells us something important:

👉 Buyers are still very active
👉 Demand is still very real
👉 And when the price point aligns with affordability, competition increases quickly

But It’s Not One-Size-Fits-All

While demand is strong, it’s also very price-sensitive.

We’re seeing a clear pattern:

• Homes positioned within more accessible price brackets are attracting strong interest and multiple offers
• Higher-priced properties are still selling — but often with a smaller, more selective buyer pool

Presentation also plays a key role.

Well-presented homes that feel “move-in ready” are consistently outperforming those that require additional work — particularly in a market where buyers are already stretching their budgets.

The Same Pattern Is Playing Out in Rentals

Our Property Management team is seeing a very similar trend.

While we manage properties across all price points — and continue to achieve great results for our landlords — there is a noticeable difference in demand depending on weekly rent.

For example:

• Properties around the $700 per week mark are attracting strong enquiry and multiple applications
• Properties positioned at $800+ per week are still renting — but often take a little longer and attract a smaller pool of tenants

This doesn’t mean higher-end rentals don’t work — it simply highlights how important affordability has become.

Why Pricing Strategy Matters More Than Ever

One of the biggest differences we’re seeing right now is the importance of being in tune with the current market — not just relying on data alone.

Automated estimates and data platforms are helpful… but they don’t always reflect what’s happening right now on the ground.

We’re seeing some properties enter the market at higher price points based on those estimates, only to:

• Sit vacant for longer
• Require price adjustments
• And ultimately cost the owner more in lost rent

Our approach is a little different.

We focus on:

• Real-time market feedback
• Current enquiry levels
• And tenant behaviour

Because often, securing a great tenant quickly — even at $10–$20 per week less — can result in a stronger overall outcome for the landlord.

When you factor in vacancy time, the numbers speak for themselves.

A Market of Contrasts

Right now, we’re seeing two things happen at the same time:

• A genuine housing shortage
• A growing affordability gap

And this is creating a “patchy” market, where:

• Some properties attract immediate, competitive interest
• Others take a little longer to find the right buyer or tenant

This isn’t a negative — it’s simply a reflection of a changing market.

Looking Ahead

With ongoing discussions around interest rates and national housing policy, there’s a lot of anticipation about what the coming months may bring.

While we don’t know exactly what changes are ahead, what we do know is this:

✔ Demand remains strong
✔ The Capricorn Coast continues to attract buyers and renters
✔ And supply is still limited

Which continues to support property values over the long term.

Our Advice Right Now

For buyers:

• Focus on getting into the market in a way that works for you
• The right opportunity today may be more valuable than waiting for the “perfect” one tomorrow

For landlords:

• Pricing your property in line with current affordability is key
• Minimising vacancy and securing quality tenants is where long-term value is created

For sellers:

• The market is active — but strategy matters
• Pricing, presentation, and positioning are making a real difference to outcomes

Final Thoughts

This is a really interesting moment in the market.

Yes, we have a housing shortage — but we’re also seeing affordability shape how that demand plays out.

Understanding that balance is key.

And with the right guidance, there is still so much opportunity to achieve a great result.

If you’d like tailored advice around your property — whether you’re thinking of selling, renting, or simply wanting to understand your position in the current market — we would love to help.