A CQ farming family recently paid around $20 million for the premium irrigated Bon Eden Aggregation near Brookstead on the Darling Downs. Photo: Ray White

RECENT rain is lifting seasonal confidence across southern and central Queensland, but rural property agents say the approaching Christmas break could delay much of the resulting sales activity until 2027.

Buoyant post-rain cropping prospects 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 growth.

James Arthur, Ray White Rural Pittsworth & Stanthorpe

Rain and the approaching Christmas break are likely to keep rural property activity subdued until the end of February, according to Ray White Rural Pittsworth and Stanthorpe agent James Arthur, who said the market is transitioning, with campaigns launched now likely to run into the Christmas period.

Mr Arthur has been speaking with potential sellers 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 seasonal outlook.

“The rain has nevertheless created an immediate obstacle for some sellers, with access to affected properties currently impossible.”

Mr Arthur said farmers are also managing the transition between seasons, harvesting winter crops while getting their summer programs under way.

“While weather could influence selling and purchasing decisions, timing remains 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.”

Ray White agency director James Arthur.

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

The Bon Eden Aggregation attracted local interest, but those buyers could not compete with an outside valuation that exceeded local estimates.

Mr Arthur does not expect a large volume of cropping properties to come on to 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.”

For sellers still considering a campaign before Christmas, Mr Arthur said the window is 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 is discharging mortgages.

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

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

Mr Arthur said conversations with producers over the past week suggests 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.”

Phillip Kelly, Elders

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

Mr Kelly said significant flows in the Condamine River and other catchments are expected to strengthen confidence in grain and cotton production, both dryland and irrigated.

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

Elders agent Phillip Kelly.

Mr Kelly said in the short term, however, 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.”

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 are 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, is helping shift market sentiment from caution towards cautious optimism, and demand remains strong for land and water assets across both the irrigated and dryland sectors.

“Water values have continued to rise over the past four or five years and could climb further, with buyers seeking to expand organically or diversify into land and water assets to strengthen their businesses’ water security.”

The rain has come at a critical time for parts of the south, where Mr Kelly said 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.”

Andrew McCallum, Nutrien Harcourts Dalby

Dalby-based Nutrien Harcourts GDL agent Andrew McCallum said recent rainfall across much of Qld is expected 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.

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

Mr McCallum expects 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.”

Mr McCallum said prices should remain relatively firm, but sellers will 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 will 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.”

Mr McCallum said widespread dry conditions have 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.”

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