Spring has officially arrived. As the weather warms up, we often see a familiar change in the property market. More homes traditionally begin to come onto the market, buyers become more active and sellers start thinking about whether now might be the right time to make a move. But Spring 2026 is looking a little different. There have been noticeable changes in the Australian property market in 2026. Recent data show buyers have more choice. In some areas, buyers also have more room to negotiate.
So, could Spring 2026 be shaping up to be a buyer-friendly market?
Buyers may have more choice
Recent Cotality data shows that advertised property listings have increased considerably compared with this time last year. As at the end of August, total listings across Australia had risen to more than 139,100 properties, which was 18.1% higher than a year earlier and slightly above the five-year average. For buyers, more properties sitting on the market can mean more choice and more time to compare homes, locations and prices rather than feeling pressured to act immediately.
Of course, this doesn’t mean every suburb or every property is experiencing the same conditions. Local supply, property type, price point and buyer demand can all make a significant difference.
Homes are taking longer to sell
Another change worth watching is the amount of time properties are spending on the market. Cotality’s September 2026 Housing Chart Pack reports the national median time on market rose to 39 days. This is up from 28 days a year earlier.
For sellers, this is an important consideration. A property may not receive the same level of immediate competition as during stronger market periods. Realistic expectations around price and selling time become increasingly important.
Negotiation may be back on the table
Cotality also reported that median vendor discounting across the capital cities had widened to 4.2%, the highest level recorded since January 2023. In simple terms, this suggests that some sellers are having to adjust their expectations to meet the market.
For buyers, that may create more opportunity to negotiate. However, it doesn’t mean every seller will be willing to accept a lower offer, and it certainly doesn’t mean every property is overpriced. The right price will always depend on the individual property, its condition, location, presentation, competition and the level of demand from buyers at the time.
More choice doesn’t necessarily mean more affordability
It’s also important to separate negotiating conditions from affordability.
Even if buyers have more properties to choose from or more room to negotiate, borrowing capacity, interest rates, repayments, deposit requirements and individual financial circumstances still play a major role in determining what a buyer can comfortably purchase. So while the market may be providing buyers with more breathing room, purchasing a home still requires careful consideration.
So, what does this mean for sellers?
For anyone considering selling this Spring, the current market highlights the importance of getting the fundamentals right from the beginning.
If homes are taking longer to sell and buyers have more choice, pricing and presentation become even more important. Your property’s first impression matters. So does understanding what comparable properties are actually selling for, rather than simply looking at what other properties are currently advertised for.
A well presented property, priced appropriately for the current market and marketed to the right audience can help attract genuine buyers and avoid sitting on the market for longer than necessary.
It is also worth remembering that selling isn’t simply about achieving the highest advertised price. Your time frame, personal circumstances, financial position and reason for selling all form part of the bigger picture.
And what about buyers?
For buyers, a changing market can mean there is more opportunity to take your time, compare properties and ask questions. Rather than feeling like you have to jump at the first property that comes along, increased stock can provide the opportunity to do your research and understand what represents value for you.
That doesn’t mean waiting indefinitely or assuming prices will continue to fall. It simply means understanding the market you’re buying in and making decisions based on your own circumstances.
The Spring takeaway
Spring 2026 isn’t necessarily about one side “winning” over the other. The market appears to give buyers more choice. It asks sellers to be increasingly realistic about pricing, presentation, and expectations. And, as always, the local market matters.
What is happening nationally doesn’t necessarily tell us exactly what is happening in Edens Landing, Logan, Beenleigh, Holmview, Waterford or the surrounding suburbs.
Every property is different, and every property journey is different.
If you’re considering selling this Spring, we’d always recommend getting an up to date appraisal and having a conversation about what is actually happening in your local area before making any decisions.
Thinking about selling? We’d be happy to have a chat. No pressure, no obligation, just a conversation about your property and the current market.
Market Information & Disclaimer
The information contained in this article is provided for general information and educational purposes only and is not intended to constitute financial, legal, taxation or property investment advice. Market statistics and commentary are sourced primarily from Cotality Australia. This includes its Monthly Housing Chart Pack September 2026 and published Australian housing market insights. Figures and market conditions are subject to change and may vary between states, regions, suburbs, property types and individual properties. Care has been taken to provide information believed reliable at the time of publication. Home Scope makes no representations or guarantees about the accuracy, completeness, or currency of the information provided. Readers should undertake their own enquiries and obtain independent professional advice relevant to their individual circumstances before making any property, financial or investment decisions.
Source: Cotality Australia, September 2026 Housing Chart Pack and related Australian housing market insights. Data referenced in this article relates to the Australian residential property market and should not be interpreted as a direct representation of conditions in any particular suburb or property.
Information correct at the time of publication.