Great divide: How state borders are splitting Australia’s property market

Australia’s border towns and neighbourhoods may look alike, but home buyers should be aware of greater forces shaping property prices.

Border towns sit on either side of a state line, often operating as one community but governed by different tax rules, housing policies and planning systems.

While residents may shop in the same supermarkets, they often barrack for rival footy teams and face different property costs depending on their postcode.

Albury-Wodonga is one of Australia’s best-known border communities, straddling the Murray River between New South Wales and Victoria.

According to the latest PropTrack data from June, the median house price in Albury was $902,500 compared with $575,000 in Wodonga, a difference of more than $325,000 for a very short distance.

For units, Albury’s median price was $453,500, while Wodonga’s was $380,000, revealing a cross-border gap in apartment values as well.

Looking at the number of home sales, Wodonga recorded 385 house sales and 86 unit sales over the past 12 months, while Albury posted 80 house transactions and 38 unit sales.

Albury-Wodonga is one of Australia’s best-known border communities, sitting on the NSW and Victoria border. Picture: Getty

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Rents in the border community were similar, with median asking rents for houses at $550 in Albury and $500 in Wodonga, with unit rents at $380 and $375 per week, respectively.

Local agents say many buyers stay on the side of the border where they went to school, grew up or have strong family ties.

Wodonga appeals more to families and owner-occupiers, while Albury attracts buyers looking for more nightlife and commercial amenities.

Another consideration was Victoria’s higher stamp duty and land tax, which may have driven some buyers north across the river into NSW.

Albury-Wodonga home price snapshot

Heading north, the border buddies of Tweed Heads and Coolangatta show a similar divide in home prices and lifestyle appeal.

Coolangatta sits on the Gold Coast with ocean views and surf beaches, while Tweed Heads is just across the border in northern NSW.

The latest median house price in Coolangatta was $1,817,500, compared to $1,352,500 in Tweed Heads, a difference of about $465,000.

Median unit prices were $1,030,000 in Coolangatta and $870,000 in Tweed Heads, making both locations high-value but still distinctly split.

Coolangatta’s median house price was $1,817,500 in June 2025. Picture: Getty

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Coolangatta commands a premium because of its beachfront location, luxury developments and proximity to iconic surf spots, according to local agents.

That said, Tweed Heads offers better value for money and has been popular with retirees and first-home buyers.

Development activity and lifestyle preferences were also pushing some buyers to one side of the border over the other.

State-specific factors such as stamp duty rules, land tax rates and first-home buyer incentives likely play a role in driving these price differences as well.

Coolangatta-Tweed Heads home price snapshot

Buyers must also consider which state offers better concessions, faster approvals or lower upfront costs when choosing where to live.

For example, in Victoria, first-home buyers pay no stamp duty for existing homes under $600,000 and receive concessions up to $750,000.

In NSW, full exemptions apply to existing homes worth up to $800,000, with concessions available up to $1 million.

Queensland offers separate incentives again, with first-home buyer stamp duty exemptions on existing homes valued up to $800,000 and other benefits.

The Albury-Wodonga and Coolangatta-Tweed Heads communities aren’t the only border bros.

There are other border communities near the ACT–NSW line and between Victoria and South Australia, where price differences can also emerge.

However, there were limited examples with sufficient price data on the borders of states and territories such as Western Australia and the Northern Territory.

In the end, local amenities, tax rules and government policies all help shape the property market for buyers and sellers on either side of the border.

While the homes may look the same, home prices and team colours can be a whole different ball game.