RAND and the Terner Center for Housing Innovation at the University of California at Berkeley have released a joint report examining how local housing agencies can more effectively use federal housing vouchers.

The study, funded by the Cooper Housing Institute, found that while the Housing Choice Voucher (HCV) program — popularly known as Section 8 — allows more than 2 million low-income families each year to rent housing in the private market, thousands of vouchers go unused due to high costs, rigid rules and administrative barriers.

“The key takeaways from this research for our team were that the HCV program is, in general, doing a remarkable job of providing critical rental assistance but is hampered by many aspects of the incredibly difficult and unaffordable housing market in the U.S. today,” said Jason Ward, co-director of the RAND Center on Housing and Homelessness and lead author of the report.

“That said, across the country, PHAs (public housing authorities) have a wealth of collective knowledge about how to best overcome these challenges and the primary goal of our report is to try to make this knowledge and the policies and practices informed by it widely available to PHAs, stakeholders, and policymakers at all levels of government.”

The report recommends strategies for public housing authorities and the U.S. Department of Housing and Urban Development (HUD). These include strengthening partnerships with local governments and nonprofits; improving landlord engagement; using flexibility in payment standards to reflect local markets; extending search times for families; issuing vouchers strategically; and expanding project-based vouchers tied to specific properties.

“This project was designed through the lens of action to make every voucher count,” said Will Cooper Jr., president and co-founder of the Cooper Housing Institute. “We asked, what can be done right now, by PHAs, their local partners, and the Department of Housing and Urban Development, not what requires years-long processes.

“The findings show that practical flexibility, smarter processes, and modest supports can help more families rent housing quickly, bring more landlords to the table, and get more vouchers to families who need them.”

Report co-author Ryan Finnigan — deputy director of research at the Terner Center — said the report highlights how some housing agencies are already adapting.

“The report aims to highlight the creative and effective ways that local agencies are making the best use of their voucher resources, including how the HCV program is woven into broader efforts to make housing affordable, accessible and stable for as many families as possible,” Finnigan said.

Multiple reports this year have pointed to a White House desire to drastically cut Section 8 funding. Proposed cuts — first reported by NPR — target core HUD programs like Section 8 vouchers and replace them with block grants to states.

RBA Governor Michele Bullock will announce the RBA’s next rates decision on September 30. Picture: NewsWire/Philip Gostelow

Chances of a September interest rates cut by Australia’s Reserve Bank will hinge on the release of national employment figures tomorrow, experts say.

The RBA’s next call on interest rates is just weeks away on September 30 and follows three previous cuts in 2025 – its most recent 0.25 per cent reduction in August took the cash rate to 3.6 per cent for the first time since April 2023.

While cuts have been welcomed by Aussies with mortgages, those searching for a home are praying the RBA holds.

Further cuts are likely to fuel further price growth in an Australian property market that has already put previously affordable options well out of reach for everyday Aussies.

Despite initial widespread predictions of another cut in September that sentiment has been cooling as Australia’s economy continues to strengthen.

Lowering inflation, increasing wages and stable employment have all reduced pressure on the RBA to cut again before the end of the year.

But EQ Economics managing director Warren Hogan told Sky News Australia Thursday’s employment update could be the deciding factor ahead of the RBA’s September meeting.

“I think the unemployment rate is the key this week for the RBA,” he said.

“It is pretty clear what these other central banks (around the world) are doing – they are near the end of their easing cycle.

MORE: When is the next RBA rates meeting in 2025?

How Australia’s central bank stacks up against the rest of the world. Picture: Sky News Australia

MORE: What your home will be worth in 2030

“For the RBA it is all about the domestic numbers. The unemployment rate is starting to drift a little high here like it is in the US.

“The case for further easing is weakening every week as we see this economy improve.”

Australia’s unemployment rate is forecast to stay around 4.3 per cent by the end of 2025, the RBA is predicting.

However, the Australian Bureau of Statistics (ABS) has shown growth this year after July figures showed slight improvement at 4.2 per cent – a 0.1 per cent decrease.

The figures correlates to new data on mortgage stress in Australian cities, including Toowoomba in Queensland where 74 per cent of homeowners are now grappling with finances to keep their homes.

Dennis Cowper, director of Real Credit Repairers, said the financial pressure on Australian households was no accident.

“Australians are still taking on record levels of housing debt – loan commitments remain more than 30 per cent above pre-pandemic levels,” he said.

“People haven’t stopped borrowing, but they are stretching themselves further than ever to get into the market.”

MORE: Home loan trap taking years to escape

EQ Economics managing director Warren Hogan believes employment will be the deciding factor. Picture: Sky News Australia

MORE: RBA’s cut is hiking prices in these Aus areas

There is growing speculation that another RBA cut will be announced before Christmas, however, experts are divided on whether that will occur at September’s meeting or November’s.

During the first half of this year, Australian employment trends were showing mixed signals after unemployment rose by 4.3 per cent in June. Additionally, the country experienced a strong shift from full-time employment to part-time.

The unemployment rate increases earlier this year were the highest level in Australia since late 2021, during the peak of the Covid pandemic.

Mr Hogan said volatility in Australia’s employment figures was only likely to grow over the next decade.

“We’re in an economy that shortages of labour and we’ll use technology to change our whole labour force,” Mr Hogan said.

“We saw with ANZ all these job loss announcements – this is the start of this process of reorganising our labour force.

“People just don’t walk out of their job at an insurance company or a bank and then walk straight into an aged care facility.

“So, the real issue is are we going to see these periods of labour market weakness and does the central bank respond with rate cuts?”

Job done? RBA chief economist Sarah Hunter says the central bank is close to achieving its goals. Picture: NewsWire/Martin Ollman

Discussion around how employment figures will impact interest rates to end 2025 come as the RBA’s chief economist Sarah Hunter said the central bank was close to achieving it’s goals.

Ms Hunter told the AFR the RBA was confident employment figures would remain strong and inflation would stay within the target range.

“We had inflation almost at 8 per cent at the end of 2022, and we’ve been really trying to bring inflation back down, starting with the cash rate hikes more than a couple of years ago now,” Hunter said.

“We think, we hope, that we’re pretty close to getting inflation back at target. It’s almost there.”

This article first appeared on Mortgage Choice and has been republished with permission.

The post September 2025 RBA rates decision hinges on one thing appeared first on realestate.com.au.

The real estate listing presentation is one of the most critical tools in your arsenal for demonstrating your knowledge, expertise, experience and authenticity to seller leads. A well-done listing presentation not only distinguishes you from your competitors — it also elevates the seller’s experience of working with you from day one.

It’s cliché, but you never get a second chance to make a first impression. I’ll share two decades of experience as a licensed agent and small brokerage owner in Boston to help you compete and win listings with a dynamite listing presentation. We break it down for you, sharing how to create a knockout listing presentation AND how to crush your next listing appointment.

Step 1: Research market data

Your work begins once you and your client have set an appointment to meet. It’s crucial for you to know the market and understand the numbers. Your local MLS and association will help you find these crucial data points. You may also want to research the client on social media to understand their needs and circumstances. What is their family size? How long have they lived in the home?

Here’s a checklist of information you should include in your listing presentation (or have on hand when you arrive at the listing appointment). Find out the answers to these questions before you arrive so you’re armed with all the necessary information.

• Market inventory: What is the current market and micro-market inventory?
• Days on market: How long does it take for properties to sell? Understand days on market (DOM) in the area
• Average sales price: What are the average selling prices for similar properties in the area
• Property costs: Understand the property’s current HOA fees (if applicable), property taxes and other costs
• School district: Look up the school district and local schools
• Walkability score: Research the area’s walkability score
• Market type: What type of market are you in? (Seller / Buyer/ Balanced). Numbers and market types can differ locally, regionally and nationally, and it is helpful to be able to communicate how your market compares and fits into a broader context.

Step 2: Prepare a pricing strategy

Pricing properties is not an exact science, but there are pricing strategies you can apply to help get you there. The first is on a macro-level and considers market conditions. Understanding the type of market you’re in and the current inventory are significant pieces of information that can help you determine the selling price of a property.

You may find it easier to discuss pricing with sellers if you can explain current market conditions. You can find the data to determine the market type in your local MLS. The three different types of markets, based on inventory, are:

• Seller’s Market – Less than six months of inventory in the area. Key indicators of this type of market are multiple offers and properties that sell very quickly.
• Balanced Market – Six months of housing inventory in the area. There is no advantage to either buyers or sellers in this type of market.
• Buyer’s Market – Greater than six months’ worth of inventory in the area. There are usually many properties available at different price points in a buyer’s market and properties generally take longer to sell. Listings often receive offers under the asking price from buyers.

Another important pricing strategy on the micro-level involves understanding the “comps” or comparable properties that are currently listed or that have recently sold in your client’s area.
This can be accomplished by preparing a full comparative market analysis (CMA), or it can be a less formal conversation about comps at your listing appointment.

If you need some assistance putting together your CMA report, turn to HouseCanary. Within a single interface, HouseCanary will help you pull comparable properties in the area and create a comprehensive CMA report to provide to your clients.

Visit HouseCanary

Related articles

Comparative market analysis (CMA) reports: The ultimate agent guide

How to price properties to sell faster: 12 expert tips

Step 3: Prepare your pitch

It’s important to have your “elevator pitch” ready. Developing and communicating this pitch is essential to your listing presentation. We refer to this as your value proposition. It’s a unique, very concise statement about what you offer your clients and why they should choose you — in one or two sentences.

While you may feel challenged to develop your value proposition, it may be easier than you think! One strategy is to look at your past client or employment reviews (if you’re new to the business) and circle the descriptive words that others use about you, like “communicates well,” “hard worker” or “knowledgeable.” You will likely see a pattern in how others describe you, and you can use those descriptors to help define and create your unique value proposition. 

Step 4: Update your listing presentation 

Designing a winning listing presentation may seem challenging, but you don’t need to reinvent the wheel! Many resources and templates are available (both free and paid) to help you design a knockout listing presentation.

Most large real estate brokerages have tools available for agents already branded with logos and colors and ready for you to input your information. Smaller brokerages may not provide the same, but you can find easy-to-use, customizable real estate listing presentation templates online: 

• Canva
• Etsy
• Breakthrough Broker

The real estate market fluctuates and constantly changes, and so should you. When those changes happen, you need to be mindful of how recent market changes need to be communicated in your listing presentation, and you must adapt accordingly. Updating your presentation before each listing appointment is a surefire way to ensure that your information and presentation remain as accurate and impactful as possible. 

Step 5: Prepare for your listing appointment 

Aside from your winning personality, don’t forget to bring these items with you to your appointment:

• A professionally presented real estate listing presentation: Bring enough copies for all sellers to review.
• Pre-filled listing paperwork: Prepare the listing paperwork both digitally and in hard copy. Most information can be pre-filled prior to the presentation.
• A fully charged tablet or computer if you are presenting digitally: Remember that technology doesn’t always work the way you expect it to. Additionally, digital presentations can sometimes be awkward depending on the setting or location, or if you are presenting to more than one person. Always be prepared with hard copies, even if you are expecting to present on your tablet or computer.
• A pen: Some sellers still use them, and you may need one to sign the paperwork.

Tips to crush your listing presentation

The goal of a listing presentation is to communicate with your clients that you’re the agent they should work with to sell their property. It’s that simple. As an agent, you are a facilitator of the home-selling process. The most important thing to remember about the listing appointment, your listing presentation and the entire selling process is that it’s about the seller — not you.

Here’s how you can crush every presentation and leave with a signed contract.

Tip 1: Set the stage for success

Real estate agents are famous for selling the importance of location, location, location. The location sets the stage for your successful listing presentation, and the best opportunity for you to see the home is when you’re making your pitch. That’s why your listing presentation should always take place at the seller’s home. While it seems that everything can be done online these days — this can’t. You must see the home to accurately assess it and offer valuable advice to the homeowners.

Tip 2: Actively listen

While highlighting your skills and experience is important to establish your credibility and success, a key portion of your time should be spent listening carefully to the seller. Following the rule of listening twice as much as you speak will always pay off in your listing presentations.

Always keep in mind that selling a home is often a highly emotional experience for the seller. It can be happy, sad, exciting or a tangle of conflicting emotions. Sellers want to feel heard and will almost always tell you exactly what they want, need or expect from their experience. If you listen — really listen — and genuinely strive to understand their motivations, needs, concerns and fears, you’ll be able to direct the conversation or adapt your presentation to better address their specific needs.

For example, a seller may tell you they want to sell their home quickly to relocate out of the country for a new job opportunity. In hearing and understanding those needs, you should focus your presentation on marketing, pricing, staging and other pre-market strategies that favor a faster timeline so you can list and sell their property quickly and efficiently.

Here’s a script you can use to kick off your real estate listing presentation:

“I’m looking forward to sharing your wonderful home with the market and generating a pool of buyers who want to compete with each other for it. Let me show you how we can do that with a mix of advertising, marketing and leveraging our market share here in (local market).”

Tip 3: Be honest and authentic 

An authentic agent who listens to sellers and always advises them honestly is a successful agent. Telling a seller something they don’t want to hear is uncomfortable, but you will earn their respect by being honest and forthcoming. Avoid oversharing information about yourself or becoming a storyteller in a listing presentation. Sure, you want to assure them of your skills and experience, but saying less about yourself (and again — listening more!) can be much more impactful.

Tip 4: Conduct a needs analysis 

This can be formal or informal, depending on your personal style. But if you’re actively listening, you can weave some of these questions into the conversation to help get to know the seller and their situation:

• What is your desired timeframe for listing and selling your home? 
• Are you looking to upgrade or downsize? 
• Are you relocating out of the state or the country?
• Is your timeframe dictated by the school year or a job?
• Do you have an idea of the pricing of your home? 
• What renovations or updates have you made that you believe could add value to your home?

Please remember that if the seller is not your client (yet!), you must advise them against sharing information you could inadvertently leverage against them if they choose another listing agent. Should you later bring forth a potential buyer, some of their answers to the questions here could compromise negotiations — so be sure to give them fair warning before delving too deep!

Tip 5: Demonstrate your value

You can stand out with sellers by providing value and sharing information other agents may not have provided in their presentations (and you should always assume you’re not the only agent vying for their business!). Some examples of topics that you can discuss that provide unique value to your sellers:

• Safety: Many sellers don’t consider the potential dangers of opening their homes to strangers. I recommend that sellers secure or remove all medications, personal photos, small electronics, bills, financial papers and any artwork that can identify them, including names from bedroom walls. This step is especially important if they have children. You’ll help your clients prevent theft, identity theft or other more serious crimes.
• Decluttering/staging: When touring the home as part of your presentation, provide decluttering and staging advice. While not every seller can afford professional staging, your recommendations will be invaluable in helping them prepare their property for sale.
• Repairs, renovations and updates: Discuss any repairs, renovations or updates (both big and small) that could significantly increase the selling price of your client’s home. Point out small repairs that can make a big difference, like fixing water stains on ceilings. Conversely, some repairs, renovations or updates may not be worthwhile. Advising the client and boosting their selling price will solidify you as a valuable and knowledgeable agent.

PRO TIP

Listings can be won by providing information that no other agent has provided!

Tip 6: Share your market analysis

Understanding the market and your ability to communicate clearly about it are two of the most vital skills of a successful real estate agent. Always be mindful of the changes in the market locally, regionally and nationally. Be sure to also understand what is happening in the financial world, including mortgage rates and other factors that may impact the market — and ultimately, your home seller’s transaction.

While understanding the current market is important, it is also crucial to understand the direction that the market could be headed in the coming months or year ahead. For instance, if mortgage rates are projected to increase within the coming months, sharing that information with your seller can help them make a more informed decision about listing their property.

For example, commission structures have changed recently, and that’s something you should be discussing with your clients. If you aren’t clearly explaining your fees to sellers in your listing presentation, you’re not doing your job.

Here is a script to help you communicate with your clients:

“(______), there are new changes in the real estate industry with respect to the payment of commissions for sellers agents and buyers agents. I would like to take a few moments to explain to you how this impacts you as you prepare to sell your home …”

Tip 7: Present your marketing strategy 

Even in a highly active market, you should still have a comprehensive plan for marketing your seller’s property. Some ideas that can help you kickstart your listing marketing plan include: 

• Video marketing. Get creative with videos of your listings and post them to Facebook, Instagram Reels or YouTube. Try using drone footage for a unique perspective, but make sure to follow all local and federal aviation laws.
• QR codes + hot sheets. Create real estate flyers or virtual hot sheets for your listing and include a QR code so potential buyers can easily view a short video of the property’s highlights.
• Canvas the neighborhood. Knock on doors, call or leave flyers for neighbors and give them a sneak peek of your listing. 
• Facebook community groups. Spotlight your listing in groups that allow it (or start your own group) and share livestream videos (“lives”). Offer sneak previews to build interest in your listings. 
• Social media marketing: You don’t have to crush it on all platforms, but pick one or two, build an audience, and market your listings. Check out our 11 social media marketing strategies that work!

We love Coffee & Contracts because they deliver done-for-you, polished graphics and daily posts made to fit every social media channel — all for just $54 per month. They have tons of templates, campaigns, lead magnets and more to guarantee your marketing channels will attract attention from real estate leads.

Visit Coffee & Contracts
Use Code HW15 for $15 off your first month

You can also check out agent and coach Ashley Harwood’s foolproof marketing plan and template to help you determine which marketing activities yield the best results for you, and her advice on how to get more listings:

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Tip 8: Discuss pricing strategy

Sellers are more savvy than ever, and with countless online tools and resources available to them, most sellers already know the value of their home or how much they expect to sell it for before they sit down with you. While you may need to discuss pricing with them if you disagree with their number, agents spend much less time on this aspect of the listing presentation these days.

However, it’s essential to set clear expectations at the outset. It may be challenging to discuss how a change in the market positions their property at a lower price point than they expect. However, that discussion is far better to have early rather than pricing their property inappropriately high and having it stagnate on the market. If you later need to lower their selling price, you’ve laid the groundwork for that discussion by pointing out the gap between their expectations and current market conditions.

Related articles

Price reductions: 6 things to consider before lowering the price

Tip 9: Reiterate your value proposition

Now that you’ve cleared the pricing hurdle, shared your expertise and market data, shown your client comps, toured the home and proven your value — it’s time to remind them of your elevator pitch. Circle back to the reasons this seller should hire you and only you to successfully list, market and sell their home. It’s important to be mindful of how they’re feeling, since selling a home and moving can signal big changes in their lives.

A little empathy can go a long way here, and that’s a surefire way to cement your value proposition with any client. People want to work with people they like. While you may have cited your successes earlier in the meeting, now is the time to really focus on the client.

What do they need to move forward? How can you help make this big life change seamless and hassle-free for them? Be attentive, listen and show that you’re going to take care of them through this daunting process. After all, this may be the launchpad for a lifelong agent-client relationship.

Tip 10: Close the deal

Ok, this is the tough part where you have to ask for your client’s business, bring out your prepared contract and ask them to sign on the dotted line. As we said at the beginning, a successful real estate listing presentation ends with a signed contract. If you’re unsure how to broach the topic, you can use Boston-based listing agent and coach Ashley Harwood’s helpful and proven closing script to ask for your client’s business:

Related articles

12 proven real estate scripts that boost confidence & earn more business

Real estate prospecting: 18 proven strategies to supercharge your business

10 simple tips to master circle prospecting (+ scripts)

The full picture: How to win more listings with a knockout listing presentation

With the many tools and templates available to help agents create winning listing presentations — and armed with your value proposition, market and comps data — we’re confident that you can crush your upcoming listing appointments if you follow the advice we’ve shared here.

Remember: When you deliver your listing presentation to a seller, always listen to them as a trusted advisor, present yourself honestly and authentically and accurately explain the market conditions to them. If you follow these steps, we’re confident you can leave your next listing appointment with a signed listing agreement. We’re rooting for you!

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Mirvac has announced its next release at Harbourside Residences

A new release of prestige apartments at Mirvac’s Harbourside Residences has been announced, unlocking the upper levels of the coming 48-storey tower.

The project sits within the revitalised $15bn Darling Harbour precinct, comprising 260 apartments, including three penthouses and six sub penthouses.

The first stage release of apartments in November last year achieved over $700 million in pre-sales in a single sell-out weekend and more than $800 million total presales to date.

MORE: ‘A strong result’: Baz Luhrmann mansion sells after 12 days

Harbourside apartments designed by architects Snohetta and Hassell with interiors by BatesSmart

The three- and four-bedroom apartments have sweeping views west to the Anzac Bridge and Blue Mountains, north to the harbour and northeast views of the Sydney CBD.

Mirvac CEO of development Stuart Penklis said since launching Harbourside they learned a water view is no longer enough to satisfy luxury buyers. These buyers also needed to feel immersed in city life, he said.

“It’s only from this vantage point on the western harbour looking east that you get those exceptional city views that are spectacular by day but magical by night,” he said.

“More than 95 per cent of buyers in the first release were locals, Sydneysiders who love their city and also have a nostalgic attachment to Darling Harbour. There’s history here and they want to own a piece of it.”

The apartments boast water views …

… as well as the CBD skyline

The next release comes as new data shows annual growth in the prestige segment is outpacing the broader market. Prices for top tier apartments in Australia have grown 40 per cent over the past decade. And luxe listing volumes are almost 20 per cent below pre-pandemic levels.

“Harbourside is the pinnacle of Darling Harbour’s $15bn renewal,” Mr Penklis said.

“Residents will move in to a completely transformed Darling Harbour precinct that sets a new standard for how we experience life on Sydney Harbour.

“What was once a place for locals and tourists to visit on a day out will be a place where people also work and live.”

Harbourside Residences bedroom

Services include 24-hour concierge and resident access to a lagoon pool with cabanas and wellness facilities of a gymnasium, yoga/pilates studio, indoor lap pool, spa, steam room, ice bath and sauna.

There will also be club-like social spaces such as residents’ lounge, catering kitchen, cinema and golf simulator rooms.

Recent buyer Emma Goodwin’s first experience of Darling Harbour was as a tourist 20 years ago, visiting from London with husband Jason.

“I have always loved Darling Harbour and I love what everyone is doing with it,” she said.

“We bought an apartment in Harbourside Residences because of the location – I like this side of the water.

MORE: Is this Sydney’s best backyard?

Harbour Residences buyer Emma Goodwin

Mirvac is delivering the Harbourside project under a joint venture with Mitsubishi Estate Co. Ltd (MEC).

Due for completion from 2027, Mirvac’s wider $2bn Harbourside precinct revitalisation will deliver more than 10,000 square metres of public open space, a new waterfront promenade and new 3,500 square metre waterfront garden, pedestrian connections to Pyrmont and the waterfront and $7 million in public art and activation.

The precinct is targeting diverse retail offerings, including an international food market, restaurants, national and international retailers, integrating with the public spaces

MORE: Sydney’s top boom suburbs for investors revealed

The post New luxury apartments unveiled in Darling Harbour’s $15bn revitalised precinct appeared first on realestate.com.au.