Selling a lifestyle block in Rodney is significantly more complex than selling a suburban home. In town, buyers look at the kitchen and the carpet. Out here, they are looking at the fences, the pumps, and the legal title.
A lack of preparation can lead to “conditional” offers that drag on for months or crash entirely due to failed due diligence.
At Ray White Warkworth, our rural agents know exactly what solicitors and banks ask for. Here is your checklist to get “Sale Ready.”
Rural transactions often get stuck on technicalities. Having these documents ready for the first open home builds massive trust.
The Septic Tank Service Record: If your system hasn’t been serviced in the last 3 years, do it now. Buyers (and their banks) are terrified of failed soakage fields. A fresh report saying “System Healthy” is worth its weight in gold.
Code of Compliance (CCC): Do you have the sign-off for the pole shed, the fireplace, or the minor dwelling? If not, we need to discuss this immediately (see section 3).
Water Rights & Easements: If you share a bore with a neighbour or have an easement for water lines across your land, have the legal paperwork handy. Ambiguity here scares buyers away.
GST Status: Is the property sold “Inclusive of GST” or “Plus GST”? This is critical if you have been claiming GST on a farming operation. Always check with your accountant before setting a price.
A lifestyle buyer isn’t just buying a home; they are buying a mini-farm.
Fencing: Walk your boundary. Are the fences stock-proof? You don’t need to replace them all, but fixing broken battens and tightening wires shows the property has been cared for.
The Driveway: This is the first impression. If your metal driveway is full of potholes, it suggests “deferred maintenance.” A few truckloads of aggregate and a grade can add thousands to the perceived value.
Water Troughs: Make sure they are clean and working. Algae-filled troughs imply a lack of care.
Rubbish: Rural properties often accumulate “useful stuff” (old timber, wire, rusted machinery) behind the shed. To a buyer, this is just junk they will have to pay to remove. Clear it out.
It is very common in Rodney to find unconsented modifications—a lean-to added to a barn, a sleepout in the garage, or a plumbing fixture installed without council sign-off.
The Risk: Banks are increasingly refusing to lend on properties with unconsented “habitable” spaces (kitchens/bathrooms).
The Solution: You generally have three options:
Get a Certificate of Acceptance (COA): A retrospective council check (time-consuming but safe).
Remove the work: Take out the unconsented kitchenette before sale.
Disclose fully: Sell it “as is, where is” with full disclosure to the buyer. We can advise which strategy is best for your specific situation.
You are selling a lifestyle. The property needs to look like the “Good Life,” not a never-ending chore list.
Mow the paddocks: If you have small paddocks near the house, topping the grass makes the land look larger and more manageable.
Stock management: During open homes, try to move stock away from the house. While buyers want rural, they don’t want to navigate fresh cow pats in their dress shoes.
The “Entrance Statement”: First impressions count. Paint the front gate, trim the hedging, and ensure the house number is visible.
What happens to my stock when I sell? Livestock are usually not included in the property sale. You will typically need to arrange for them to be sold or moved before settlement. However, we can sometimes negotiate a separate “chattels” deal if the buyer wants to keep your few sheep or cattle as “lawnmowers.”
Do I need to test my tank water? It is highly recommended. If you can provide a recent lab test showing your water is E. coli-free, it removes a major worry for townies moving to the country.
How long does a rural sale take? Rural properties typically take longer to sell than residential homes (often 45–90 days). The buyer pool is smaller, and due diligence takes longer. Patience and the right marketing strategy are key.