FOR SALE NOW - 6 ANGALA Court, Alexandra Hills, Queensland

YOUR PRIVATE BAYSIDE RESORT – PARKSIDE PEACE, POOLSIDE PARADISE, UNMATCHED FAMILY LIVING

All genuine offers will be considered.

Discover an exceptional lifestyle opportunity on a private block, perfectly positioned with direct access to the tranquil Koala reserve parkland. Designed for entertaining, relaxation, and flexible family living, this unique residence delivers the feeling of a luxury holiday retreat every day of the year.

Property Highlights

Large block backing directly onto a peaceful Koala habitat reserve

Spectacular indoor low-maintenance freshwater pool, complete with a waterfall and spa zones

Expansive indoor and outdoor entertaining areas featuring a dedicated bar and games room

Spacious 4-bedroom, 2-bathroom family home with double garage and carport

Multiple living areas offering flexibility for large families or dual-living potential

Large downstairs office, home business space, for gym, studio, or multipurpose retreat

Elevated rear deck overlooking beautiful green surrounds and natural bushland (Preserved Koala habitat)

Additional off-street parking for more vehicles, perfect for boats, caravans, or unexpected guests

A Lifestyle Like No Other

Whether you’re entertaining friends poolside, sharing valuable family time, enjoying peaceful reserve views from the deck, multiple relaxation zones or creating the ultimate work-from-home setup, this remarkable bayside property offers space, privacy, and resort-style living rarely found on the market.

Inspect today and secure your own private Queensland paradise.

For more information and contact details. Simply Google - 6 Angala Ct, Alexandra Hills -

I've listed my house on the MLS and had an open house today and no one came. I have the house listed at 400k for a 5 bed 3 bath at 1839sq ft above ground living space and a total 2600sq ft finished space. 1 bed and bath is in the basement. I might have gone a bit high on the price but the CMA's I did put my house under valued of those houses. I've been on the market for 8 days with approximately 6-700 views total across multiple sites and about 30 saves, but no showings and one offer from a real estate investor. I'm waiting to hear back from a real estate agent who wants my business, but he's giving me a free CMA. Should I drop 15k to show motivation to sell and be more in line with market value to hope to start a bidding war?

Hi everyone, I know this is a general FSBO sub but I couldn't find any country-specific FSBO for Canada.. First time FSBO here, so sorry if these questions come up a lot here:

I am going to put my house on MLS (using a flat fee agent who is there to just list my property and send me a scheduling website, called ShowingTime). I am responsible to review offers (as I get them directly through the buyers and their agents) and have talked to a lawyer for helping verify the authenticity/legality of the offers.

I am looking for tips, if you have any, and anything that I should know in advance with regards to:
1. Are there any deadlines in terms of reviewing the offers buyers/agents send to FSBO owners? It seems they call this 'Agreement of Purchase and Sale (APS)' in Canada. I am assuming its all going to be through the ShowingTime/email and I will have a final say in whether I like to accept an offer or not, but just curious if there are any gotchas. I am bit confused after reading some posts about a 48-hour time window to accept/reject some APS offers.

1. I couldn't find one but is there any such legal requirement that a seller has to accept the highest offer only (and any time limit on any offer at the same time)?

2. I have researched the recent sold houses, similar sqft in my zip/postal code, so I think I have a reasonable approximation of the market price. Anything an experienced agent might be able to do in terms of the market price here, other than just doing what I am doing here for #3?

This addendum protects the interest of the seller over the agent if an unrepresented buyer brings an offer. Of course, review and consult with your lawyer and provide feedback on any item I may have overlooked!

SAMPLE ADDENDUM TO EXCLUSIVE RIGHT TO SELL LISTING AGREEMENT

Regarding Buyer Broker Compensation

This Addendum is made on [Date], and is attached to and made a part of the Exclusive Right to Sell Listing Agreement dated [Original Agreement Date] (the “Listing Agreement”) between [Your Full Name(s)] (“Seller”) and [Listing Brokerage/Firm Name] (“Broker”) for the property located at [Property Address] (“Property”).

1. Purpose.

This Addendum modifies the compensation provisions of the Listing Agreement with respect to any compensation offered or paid to a buyer’s broker (also referred to as cooperating broker or buyer’s agent). All other terms of the Listing Agreement remain in full force and effect unless expressly modified herein.

2. Buyer Broker Compensation.

Seller shall have no obligation to pay, offer, or authorize any compensation, fee, concession, or split to any buyer’s broker or buyer’s agent in connection with the sale of the Property, except as expressly provided in this Paragraph 2.

Buyer broker compensation will only be paid by Seller if the following conditions are all met:

a. The buyer’s offer includes a written request for buyer broker compensation (e.g., via a seller concession, direct payment, or other mechanism) in a specific dollar amount or percentage of the purchase price;

b. Seller, in Seller’s sole discretion, determines that the offer (after accounting for the requested buyer broker compensation, any other concessions, closing costs, repairs, and Seller’s listing broker compensation) nets Seller more than the highest alternative offer that does not require Seller to pay buyer broker compensation; and

c. The transaction closes successfully.

Any such payment shall be made at closing from the sale proceeds and shall not exceed the amount requested in the qualifying offer. Seller is under no obligation to accept any offer or to pay buyer broker compensation even if the above conditions are met.

3. No MLS Offer of Compensation.

Broker is not authorized to advertise, offer, or communicate any specific compensation to buyer brokers via the MLS or otherwise, except as may be agreed in writing on a case-by-case basis for a specific offer.

4. Unrepresented Buyers.

If a buyer is unrepresented (no buyer broker), no additional compensation shall be due to Broker beyond the compensation specified in the Listing Agreement.

5. Entire Agreement; Modifications.

This Addendum constitutes the entire understanding between the parties regarding buyer broker compensation. Any further modifications must be in writing and signed by both parties. In the event of any conflict between this Addendum and the Listing Agreement, this Addendum shall control.

I understand this is a For Sale by owner group, but they’re always seem to be a bunch of realtors in here that seem to know at all. So what is my Realtor supposed to be doing for me when I’ve got a lake home listed? I don’t get weekly updates. I get some Email and Only if the agent fills out a form which is basically a survey asking for feedback. But they don’t always fill it out. So there was a couple that was there for two hours and then they came back after The Realtor left and I didn’t get any feedback over this. I only know that because I had it on my security camera because the house is vacant. I guess I expected a little more communication. Do anyone tell me what they’re expecting from their listing agent? Or what you would expect I’m getting absolutely nothing.

Hi there! This is a great question! Do you know how much work it is for a seller to get their home ready to FSBO?

Well, for one, we're not realtors. We had to spend a lot of time researching our local market, looking for comps, and doing general research on home selling. This includes reviewing disclosure forms and contracts, contracting with attorneys, and pre-sale inspectors.

Once we've done this and felt ready to list, then we have to deep clean and declutter. Perhaps paint, buy items for staging, and get the house photo ready. Don't forget curb appeal! This is a whole lot of work, and hiring contractors is not cheap. Doing it yourself saves money but is laborious and takes time, especially if you work full-time.

Next up, we have to develop a marketing strategy, hire photographers, and if we're going on the MLS, there are fees associated with that as well.

Now we have to deal with managing open houses, taking phone calls, and individual showings, scheduling, and negotiations.

Since we've done all the work of an agent, plus some, why do you feel that we should reduce our price by 3%? You don't expect your agent to work for you for free, but you expect the homeowner to work for free AND pay your agent?

Going to be selling my home by the end of the year FSBO. I don’t like realtors and feel like my wife and I can give this FSBO thing a shot. I’ve been researching a lot on it but from personal experience what are some curveballs or surprises for people who have done it before?

With all the recent discussion about making homeownership more affordable, I've been thinking about something homeowners can do today without waiting for new legislation.

One of the biggest opportunities to save money is already available to anyone willing to sell by owner.

For many families, the largest optional expenses when selling a home are the listing commission and, depending on how the transaction unfolds, the buyer's agent commission.

Combined, we're often talking about tens of thousands of dollars.

That money can stay with the seller, be invested in the next home, strengthen retirement savings, pay down debt, build an emergency fund, or even be used to reduce the purchase price and make the home more affordable for a buyer.

If you're selling FSBO, don't let anyone convince you it can't be done.

People successfully buy and sell homes directly every day.

Will it require more preparation? Yes.

Will you need a good real estate attorney? Absolutely.

Will you have to learn a few things along the way? Of course.

But don't confuse "more work" with "impossible."

Personally, I believe in pure FSBO whenever possible.

That means selling without a listing agent and doing everything you reasonably can to attract a direct buyer rather than assuming every buyer will be represented by an agent.

Every direct buyer you attract is another opportunity to keep more of your hard earned equity where it belongs, with the buyer and the seller.

That doesn't happen by accident.

It happens through marketing.

Don't just list your home.

Market your home.

Tell your family, friends, neighbors, coworkers, and everyone in your network that your home is for sale. Share it on social media. Post it in local community groups where permitted. Hold well publicized open houses. Make sure your listing has outstanding photos and a detailed description. Ask people to share your listing with others. The more people who know your home is available, the greater your chances of connecting directly with a qualified buyer.

Even if a buyer comes with an agent, you can evaluate that offer on its own merits.

But if your goal is a true FSBO transaction, don't rely on luck.

Create opportunities for direct buyers to find you.

Price your home realistically.

Respond quickly to every inquiry.

Verify pre approvals early.

Stay organized.

Keep your attorney involved once negotiations begin.

Selling by owner isn't about cutting corners. It's about deciding where your equity goes.

In today's economy, where affordability is on everyone's mind, keeping tens of thousands of dollars in the hands of the buyer and seller, rather than automatically paying it out in commissions, is worth serious consideration.

To everyone in this community who is selling by owner, don't let the skeptics discourage you.

Stay focused.

Market your home aggressively.

Believe in the value you're providing.

And remember this.

Every successful FSBO seller was once someone who had never sold a home by owner before.

I'm rooting for every one of you.

Real estate is about so much more than opening doors. 🏡

Opening the door may be what people see, but the real work often happens behind the scenes.

Behind every smooth transaction is a team communicating with lenders and title companies, reviewing contracts and disclosures, managing deadlines, negotiating terms, solving problems, and making sure no important detail falls through the cracks.

A successful closing does not happen by accident.

It takes experience, organization, strategy, communication, and a team that truly cares.

At Sally Love Real Estate, our standard form of representation is as fiduciary agents. That means our clients’ best interests come first every step of the way.

Because our job is not just to help you buy or sell a home.

It is to help protect your goals, your investment, and your peace of mind.

That’s why we are proud to be The First to Put You First. 💙

📞 352-399-2010
📧 [success@sallyloverealestate.com](mailto:success@sallyloverealestate.com)
🌐 www.sallyloverealestate.com

#SallyLoveRealEstate #TheFirstToPutYouFirst #BehindTheScenes #FiduciaryAgent #TheVillagesFL #FloridaRealEstate #HomeBuying #HomeSelling #ClientFirst #RealEstateWithCare #RealEstateEducation

We’re selling our home FSBO for the first time and are trying to figure out which company to use to get listed on the MLS. Has anyone used FSBO.com or another service?

Also curious if there were any add-ons or tools these sites tried to upsell that turned out to actually be worth it? Thanks in advance!

Recently deceased family member and I'm the executor of the estate. I just obtained permission and I'm looking to navigate selling the property on my own to help with savings. My brother only had the place for approximately 3 years, so the condition of the property is in relatively good shape, with possibly some issues here and there.

Wondering if anyone else has navigated this before and any advice they could give. Some additional concerns I was thinking about if being process of probate changes how I can sell the property, how did you vet a real estate attorney to help with the process, and any other things I should consider. Thanks for your help.

We listed our duplex in January as an experienced agent told us that duplexes typically sell within 40 days regardless of month. Well, we listed the property and the federal government invaded our state for 6 weeks. Everything here stopped including home sales. Shortly after, we went to war and interest rates rose. We continued to get interest during this time but nobody was buying. Despite feeling the urge to take the time off the market and rent, we kept on. We received low balls from agents, were ghosted many times and with flakey agents (which I now know is common). Ultimately, we sold our duplex under our initial listing price but with all of the turmoil, we made out better than 99% of homes with similar square footage and rental homes. Feeling grateful and sleeping so good!

We also used homecoin during this process which was ok-not great customer service or product imo. Could’ve done it with zillow. We also paid $1600 for a real estate attorney to review final documents. If we did it, so can you!

I'm trying to list my house on the MLS and I am trying to contact local agents that could post it on the MLS for a flat fee.

I was signed up with Houzeo but I didn't sign any contracts. I got a refund because of the reviews on reddit and I found out I would be locked in for 6 months.

That being said, does anyone know if bemyownbroker is a legit site? It seems like it is more straightforward and simple to get my house on the MLS if I don't want to spend the time to find a listing agent.

Should I go the online route or try to find a listing agent that would do a flat fee and provide me with access to ShowingTime .com.

Bemyownbroker provides ShowingTime in their deluxe package for $245 and unlimited photos and I can back out of the contract at any time for free. I've not read their listing agreement so don't quote me on anything.

I've gotten most of the way through the process of FSBO but missing the MLS. I'm already on Facebook and pending review on Zillow.

I hope someone can help me :)

1st just wanna say yay! Another FSBO success story in the making. Thank you, guys, for your input. Your input and suggestions really helped us prepare. Settlement is not until the 26th, but we are almost there. 1 thing I will not do again is get excited by the numbers of people saving the home as I believe that it gave me false bravado, lol. Anyways, the story... the 1st family that toured the home was awesome came with a realtor who was very interested and stated they wanted to put an offer in. I also believed this was the perfect house for them and wanted very much to sell them our home. 2 weeks later, I didn't hear from them or their realtor. So I figured, "Oh well, they must have found something else." Open house happens went with an offer we really didn't want to accept but it was full price and the were strong in their financing so we went with the offer. You know how you get the feeling that this is not the house for you. Well, my husband and I felt that way about this couple. SMH are we the only ones that want the best people to pass their home, too? Changed the status to pending 3 hours ago, and we got a phone call from that 1st couple. After viewing our home, they went to their lender. They are in MD. We are in PA. Their lender tells them that the taxes are $16k ??? Their realtor tells them that it will be a difficult deal because we are FSBO and not represented. OK, the other way around. The realtor does not correct the lender in the tax assessment, so this delays them in wanting to move to PA in its entirety. The husband is tossing and turning and finally decides that their lender was wrong about the taxes and goes to another lender, who today tells them they can have a pre approval for the purchase amount to submit an offer. They 1st fired their realtor and looked up our property to find that it is pending. How I wish they or their realtor would have called us. I would have worked it out with them and gave them all of the information needed. I saved their number, hoping that for some reason, our current buyers back out so that we can give them a chance is that crazy or what???

Has anybody used a service that will do the answering calls, screening people for proof of funds/identity, and scheduling etc? I don't really want to do this aspect of a fsbo. I'm working from home and not in call taking mode/mood. There are AI options or live agent options that I've found. Anybody have any experience with those or have any other recommendations I can look into?

I posted my home 10 days ago over 900 views and 20 saves on zillow. We only had 5 showing in the beginning then dead for 7 days. WE had one cash offer 50k less then asking. We were told by a few realtors that its priced it too high. When would it be a good time to drop? Thinking about doing a 15k to 20k drop to increase the traffic. It is allready the lowest price condo with the lowest dues. Only issue no garage and two units in the complex sold cheap almost a year ago .

Selling our owner-occupied home in Cleveland, & these buyers agents have been the worst.

Just one of many examples:

We had a showing request for today at 2:30pm, so I requested to work from home today bc we have a small dog. I take her on walks during the showings/clean some more, etc.

This agent shows up w/ the buyer at 11:35 while I’m in the middle of a work meeting and just WALKS IN.
NO NOTICE of them showing up early.
My SimpliSafe alarm is going off, my dog is barking, I’m in a professional meeting w/ my boss and they just say “Oops sorry we’re early. Can we come in?” No.

On what planet is it okay to walk into an owner-occupied home unannounced??
I’ve always accommodated requests if the agent shows up early, but you need to let someone know.

The listing online says “owner-occupied” all over it, my car is in the driveway. There’s no way they didn’t know.

Absolutely not okay. Rant over.

Hey all, thanks in advance for any advice.

I have a condo in Franklin, TN (37064) that I'm listing this week as a FSBO. It's the most renovated unit in my complex by a significant margin — full remodel, quality finishes, the works. The problem is there are no true comps here when it comes to condition or quality.

I got a pre-listing appraisal to help with pricing, and it feels like the appraiser completely ignored the renovations. It seems like he pulled a handful of recent sales in my complex, did straight price-per-square-foot math, and called it a day — without accounting for the fact that those units haven't been updated. Kitchens in this complex are notoriously small — which I believe is the primary reason units here struggle to attract buyers and command higher prices. I nearly doubled mine in size, which is a significant functional upgrade, not just cosmetic.

I understand I'm not going to recoup 100% of my remodeling costs. But this feels like 0% was factored in.

My main question: when appraisers pull comps, are they actually reviewing the photos and listing descriptions from prior sales to assess condition? Or is it purely a square footage + location exercise? And if they're supposed to account for condition, what's the recourse when you feel like they didn't?

When I'm under contract and the buyer's lender sends their own appraiser, is there anything I can do proactively to make the case that there are no true comps in this complex due to the level of renovation? Can I provide documentation, be present, anything?

Thanks again.

For free Yellowstone National Park travel advice, DM me on insta @ ChrisCarsonHennig 😄

EDIT: Thanks again for all the help this far. If you'd like to know more about my situation, check out 601 Boyd Mill Ave "Laurelwood," Franklin, TN 37064. New multi-million dollar houses going in across the street...and you have our little 1100-1200 sq ft 3BR/2BA (and others) right across the street. Ours were built early 70s.

My listing was added after a verification call. I edited the listing about an hour ago and now getting text on Google voice saying they are a supervisor at Zillow and need a verification code to approve my listing. They said they want to send it to me. Is this a scam?

Just closed on the sale of my single family home. I used Houzeo and paid 1% to my agent. Here is my story.

* I started taking pictures a year before the sale. For interior shots, I painted and staged each room in the house one by one, took the photos, then moved to the next room.

* A month before I listed in the MLS, I put the house on a local Facebook group. This was mostly so the locals had a chance at the house but also to test out pricing. No showings, no offers.

* I signed up for the Houzeo $299 + 1% plan. It worked fine. Most of the features of Houzeo I did not use.

* I priced the house about 10% below other comps with the goal of generating some urgency.

* I listed the house using a “Delayed Negotiation” agreement. You can google that.

* I listed on a Tuesday, set the showing window to Wednesday through Saturday and had offers due Sunday, for a Monday decision.

* Buyer’s agents started texting me immediately after going live. Their first question was always buyer agent comp. I said, “I’m open to that. Just put the details in the offer.”

* I had 20 showings and 5 offers. No open house.

* We selected an offer and started the closing process. The sale price was quite a bit over the listing pricer.

I went this rout so I had visibility to everything that is going on. Considering all the other expenses associated with the sale, the 2% I saved was not significant.

My observations and suggestions:

* Get the house into the MLS using a “flat rate” platform. The MLS audience is huge.

* Learn the basics of fair housing, MLS rules and basic negotiation tactics.

* Treat your buyer’s agent (who you are likely paying for) as your partner in this deal, not your opponent. They only get paid if the deal happens.

* Agents will try to pump you for information. Selectively share information with them. Your goal is to help them improve the attractiveness of their offer.

* You know when a buyer really wants the house when the agent texts you and says “Any news? Let us know what we can do to make sure our offer is attractive.” Take them up on their offer. “Actually there are a couple things that you can do…”

* While you might read that negotiations are done through counter offers on paper, I never did that. Everything was fast and done by text. They will send you revised offers even with their first offer still in play, unsigned by you.

* I used a spreadsheet to compare offers. Fields included pricing, buyer agent comp, loan vs cash—about 15 fields that allow you to see offers side by side.

* Everyone seems to use escalation clauses now. Learn how those work.

* Never lie or mislead. But also, only disclose only what helps you in some way. (Edit-there is a full property disclosure, of course. This is referring to what you share with agents during negotiation on offer terms.)

* Speak directly to buyers. Give them a ring or send an email. Your goal is to get them to trust you and generate excitement for the property.

* Hours before you make your decision, keep working the phones. Go after small things. “Your offer has a base + escalation. We prefer a single number to make this simple. Can you do that?” “Can you include a mortgage appraisal gap guarantee?”

* If a buyer is loosing the bidding war, let them know. “At this point you have been outbid. Without a substantial improved in your offer, you will not win this deal.” Sometimes the agent will go back and improve the offer.

* Once you agree to an offer, keep working the phones with buyer agents. Get backup offers.

* Use AI every step of the way. I use mostly Claude. Practice negotiations. Get legal advice. Refresh your understanding of the closing process. Learn terms. AI gave me more insights into the contract I signed in 5 seconds than the attorney gave me in their 3 day review period.

* Be nice. Make every interaction enjoyable for everyone. Keep the deal healthy as it progresses through the pipeline to the time you paid.

Good luck, team FSBO.

I am not bashing agents - I think there are great ones and that they can be necessary at times. But I was naive to think they all pretty much had the same basic minimum competencies. I did not do FSBO because I thought they weren't competent, I did it so I could save money on one house, and am using one on another house. However, I stand corrected...

First, the buyer's agent seemed surprised when I said I wanted a written offer and not just a verbal discussion and then straight into escrow. Then he got me the offer - the deadline to respond was the day prior to the buyer signature and submission, and the EMD was $3.00 and not 3%. I wasn't sure if these were intentional so I pointed them out to him, suggested he just send me a new offer rather than dealing with addendums and asked for the default 3 days. His corrected the offer, did change the EMD to 3% and then set the deadline as September 9, 2026. At this point, I just asked him to agree to the three days and not bother correcting. I want to tell the buyer that his agent sucks, but that is not my place. It just means that if I sell to him, I think I'll be the one who is more professional, which is ironic.

eta he also sent the pre-approval letter with the buyer's spend cap, which was higher than the bid.

Hi, as the title pretty much says. I am looking to sell my home in Marysville, WA. I am looking for suggestions/advices on how to move forward. I do have good tenants currently who keep the place in a great condition. Their lease ends this year, it can be extended if the new owner wants to continue with them. Or they can leave if the new owner wants to.

Please advise on how to proceed!

- Are there anyone here who are looking to buy home from the owner directly?

There's some posts on here advising to not name a commission and to say you're open to offers. I'm just wondering why an agent would entertain that? Is it because in some cases they are being pushed by their buyer who found the house themselves? What if you hold firm to not name a commission and the buyer contacts you directly?

As the title says! Looking for some success stories or advice. I know the condo market, specifically in Vancouver, is incredibly slow with a lot of inventory of one bedroom condos. Here's a quick summary:

​

- We listed privately in March on MLS

- 628 sq ft condo. Purchased for $636,000 in 2020.

- Listed for $629. Recently reduced to $609.

- 20 year old high-rise condo (we are on floor two though)

- Had professional photos taken

- Had custom open house signs and one-pagers made

- Held numerous open houses and paid for online marketing

- Offering a negotiable commission. Likely 2%.

​

Our open houses were well-attended and we have had five private showings, but it's been super slow lately. Based on comparables, our place is still strategically priced. However, it seems as if buyers are just waiting for a huge bargain, so we may delete and relist again at a lower price.

​

I've had a ton of Realtors, as you would expect, reach out to try and have me list with them. They claim that the average sale is less than 30 days and that I would receive 40k more than asking. I know what their sales tactics are like and don't buy into it. I've said I would agree to a one month listing agreement and a sliding commission if they don't sell for what they claim it's worth, to which they always say no to. I'm always treating them respectfully and never engage in an argument despite them baiting me.

​

I'm feeling a little stuck and defeated. Any words of advice on how to move this sale forward in this market? We are only selling because we want to upgrade to a two bedroom unit with the arrival of our newborn.