RECENT rain has lifted seasonal confidence across large areas of eastern Australia, but rural property agents say the approaching Christmas break could delay much of the resulting listing activity until early 2027.

In this week’s property review, improved feed and cropping prospects, combined with rising cattle markets, are encouraging buyers and prompting some vendors to revisit selling plans, although patchy falls and continued caution mean the seasonal turnaround is not expected to translate into uniform price and transaction growth.

Southern Queensland

James Arthur, Ray White Rural Pittsworth & Stanthorpe

Rain and the approaching Christmas break are likely to keep southern Queensland rural property activity subdued until the end of February, according to Ray White Rural Pittsworth and Stanthorpe agent James Arthur.

Mr Arthur said the market is transitioning, with campaigns launched now likely to run into the Christmas period.

James Arthur, RWR

He has been speaking with potential vendors about bringing properties to market in the first quarter of 2027, suggesting it could be some time before holdings of scale become available.

“Those discussions began before the current rain situation, and were driven primarily by timing rather than the change in seasonal outlook,” he said.

“The rain has nevertheless created an immediate obstacle for some sellers, with access to rain-impacted properties currently impossible,” Mr Arthur said.

He said while weather could influence selling and purchasing decisions, timing remained the main consideration.

“Uncertainty over production costs is also weighing on the appeal of cropping properties, which are less attractive than grazing assets in the current market.”

“Properties on the Downs remain tightly held and transactions are infrequent. When a holding does become available, local families seeking to expand are likely to show interest,” Mr Arthur said.

He does not expect a large volume of cropping properties to come onto the market in the new year.

“Grazing assets, however, could provide a brighter spot, with some holdings to become available early in 2027, drawing buyers seeking to expand or ease pressure on their existing country.”

Grazing shining light

He described cattle as the rural property market’s shining light.

“Grazing properties of scale on the Downs and Western Downs attract immediate interest when they become available. The recent rain break could also support some modest upside in grazing asset values in the new year,” Mr Arthur said.

For sellers still considering a campaign before Christmas, he said the window was narrowing.

“Marketing programs should ideally be completed by the beginning of December. Anyone seeking to market immediately would need their campaign ready and photography scheduled for next week.”

With campaigns typically running for five weeks, that would already take the process into December.

Mr Arthur observed one complication as being discharging mortgages.

Banks were reluctant to process discharges in December, when solicitors, bankers and other parties typically take leave and may not return until mid-to-late January, he said.

“There is also a sense among some producers that they want to put the year behind them and turn their attention to 2027.”

Mr Arthurs said conversations over the past week with producers considering selling suggested many would use the rain to their advantage rather than rush to market.

“For those planning to sell, the best opportunity is to carry out repairs and prepare properties for a launch in the last week of January or the first week of February.”

“A campaign aimed at securing a transaction before Christmas would need to start as soon as next week to give buyers time to make arrangements. Even then, settlement would likely be delayed until late January,” Mr Arthur said.

Around Roma and Surat, producers were reporting good, soft rain that is encouraging early grass growth.

“Many producers in the Maranoa and Western Downs are seeking more country rather than looking to sell, pointing to continued demand for quality grazing assets.”

“Although some country could become available early in the new year, buyer appetite for grazing properties is already evident,” he said.

Phillip Kelly, Elders Darling Downs

According to Elders’ Phillip Kelly, recent rain across Queensland’s pastoral and cropping districts may lift confidence in the state’s rural property market, with improved conditions and cattle prices expected to draw buyers and prompt some producers to revisit plans to sell.

He said the rain has given confidence a significant boost across the state and into border regions, sparking a ‘green grass fever’ window in the livestock sector and an immediate response in the cattle market.

Phillip Kelly, Elders

“With more feed on the ground and the prospect of further weight gains, producers are expected to hold cattle back from sale until next year,” he said.

“Those decisions will help shape the cattle market – a sector whose confidence influences much of Queensland’s rural property market,” explained Mr Kelly.

The improved seasonal outlook could also encourage producers who deferred asset sales during tough conditions to proceed.

In the short term, however, Mr Kelly said the perceived market shutdown from late December to late January could hold back new listings.

“Producers are likely to wait and gauge the rain’s effect on pasture growth and crop plantings before deciding, later this year or early next year, whether to list properties in the first quarter of 2027.”

“For buyers, the turnaround in seasonal conditions could provide the confidence to commit to purchases and expand their holdings,” he said.

Mr Kelly does not expect any serious fall in values for the right properties should the supply of property increase.

“Interest rates remain a caveat, with one or two further rate rises could weigh on the market in the first half of 2027.”

Even so, he said a considerable number of those making inquiries and taking part in Elders’ sales campaigns were well-qualified buyers, with the capital to secure suitable assets when the right opportunity arose.

Mr Kelly said that buying power, combined with the seasonal turnaround, was helping shift market sentiment from caution towards cautious optimism.

“The rain has come at a critical time for parts of the south, where conditions had been nearing the severity of the 2019–2020 drought.”

“Those areas appear to have received significant rain but follow up falls will be needed to sustain confidence as spring gives way to summer. While it remains early in the season, the fundamentals look positive,” he said.

Andrew McCallum, Nutrien Harcourts GDL Dalby

Nutrien Harcourts GDL agent Andrew McCallum expects recent rainfall across much of Queensland to support rural and regional property markets, with more listings likely as the state moves into 2027.

“Falls have been patchy around Quilpie, Cunnamulla and parts of Central Queensland, but much of the state has received rain.”

Andrew McCallum Nutrien Harcourts GDL

“The rain has improved conditions in commodity markets, creating a more promising outlook for property,” he said.

Mr McCallum anticipates some properties to come onto the market before Christmas, although sellers have only a week to act. For others, that window will be too short.

“Most listings are likely to arrive in the new year, when the positive effects of the rainfall should become more apparent across rural and regional markets.”

“Activity is expected to slow over the Christmas – New Year period and most people will wait until the new year before moving ahead,” he said.

Mr McCallum said prices should remain relatively firm, but sellers would need realistic expectations.

“Individual sales may achieve above market results, yet those outcomes should not automatically prompt broader price increases. Like any market, real estate moves in cycles, and pricing decisions need to reflect that.”

Mr McCallum said strong commodity markets would continue to influence buyer confidence and purchasing decisions.

“Financiers are expected to view the market more positively, which could make acquisitions easier for buyers, but it is important to consider interest rates and global economic conditions.”

He said widespread dry conditions had contributed to a cautious property market, with limited listings at the start of 2026.

“While broader uncertainty is likely to keep buyers and sellers cautious, the prospect of a season ahead should encourage them to reassess their plans.”

• See tonight’s separate story on the recent rain’s impact on the property market in northern NSW