<![CDATA[Sunshine Properties Blog]]> <![CDATA[Current mortgage interest rates in California]]>

Current mortgage interest rates in California

As of Tuesday, June 02, 2026, current interest rates in California are 6.63% for a 30-year fixed mortgage and 6.00% for a 15-year fixed mortgage. 

Mortgage rates in California — and throughout the country — peaked near 8 percent in late 2023 and have decreased since, but not as quickly as many prospective homebuyers were hoping. While rates have fallen further in recent months due to economic uncertainty, experts expect them to remain between 6 and 7 percent for the rest of the year, settling closer to 6.5 percent as 2025 ends.

Refinance rates in California

Refinance rates are looking much more attractive these days, especially if you bought your home a few years ago, when rates were higher. According to property data provider ATTOM, the number of refinance loans in the Golden State increased by 1.3 percent year-over-year between August 2024 and August 2025. 

Refinancing now could help you lock in a lower rate, and if you have a large chunk of equity — either because you've owned for a long time or because your home value has increased — you may be able to benefit from a cash-out refinance. This lets you turn some of your home's equity into cash, which you can use for home improvements, education or other financial goals. Almost half of California homeowners are equity rich — that is, they own more than 50 percent of their homes — according to ATTOM. 

National mortgage rates by loan type

Product Interest Rate APR
6.54% 6.61%
5.90% 5.99%
6.41% 6.46%
6.57% 6.62%
6.66% 6.70%
5.77% 6.38%
5.94% 6.29%
Product Interest Rate APR

Rates as of Tuesday, June 02, 2026 at 6:30 AM

California housing market statistics and trends

While California is a notoriously expensive place to purchase a home, there are more affordable pockets of the state, and the median sale price only grew nominally in October (up 0.06 percent over last year at the same time). Homes are also remaining on the market a median of 10 days longer year-over-year in October, and the percentage of homes with price drops increased by 3 percent. So while California can still be a tough place to buy, there are positive signs. 

  • Median home sales price, Sept. 2025: $744,000
  • Median home value, Sept. 2025: $773,750
  • Median down payment, Sept. 2025: $156,000
  • Median days on market, Oct. 2025: 47
  • Percentage of homes sold above list price, Oct. 2025: 33.8%
  • Percentage of homes with price drops, Oct. 2025: 28.6%
  • Homeownership rate, Q2 2025: 55.3%

Sources: Redfin, ATTOM, U.S. Census Bureau

No matter where you're looking to buy, don't just look at the list prices: Compare homeowners insurance options, too, since the state has struggled to keep major carriers in the wake of recent natural disasters.

Mortgage options in California

  • California conventional mortgages: To qualify for a conventional mortgage, you'll generally need a credit score of at least 620 and a debt-to-income (DTI) ratio of no more than 43 percent. In many cases, you can find down payments as low as 3 percent — though if you put down less than 20 percent, you will need to pay for private mortgage insurance (PMI).  
  • CalHFA: The California Housing Finance Agency (CalHFA) offers state residents access to mortgages, as well as smaller loans designed to help with down payment or closing costs. To get started, borrowers can contact a CalHFA-approved lender or preferred loan officer.
  • California FHA loans: Home loans backed by the Federal Housing Administration (FHA) are offered throughout the U.S. While the FHA doesn't offer loans directly, you can find one through an FHA-approved lender in California. FHA loans are generally designed for low- to moderate-income borrowers with lower credit scores.
  • California VA loans: Guaranteed by the Department of Veterans Affairs, VA loans are offered to eligible veterans and active-duty service members. While the VA doesn't offer loans directly, you can find one through a VA-approved lender in California. VA loan interest rates are typically lower than conventional mortgages, and these loans usually require no down payment.
  • California jumbo loans: You'll find higher conforming loan limits in many of California's pricier zip codes, but you may still need to borrow even more money to make homeownership a reality in the state. If you do, you'll need to compare jumbo loan rates from multiple lenders and be prepared to meet higher down payment and credit score requirements.
Learn more: Types of home loans

First-time homebuyer programs in California

Buying a house in California can be pricey, but first-time homebuyers might qualify for grants or other forms of help. This includes:

  • CalHFA down payment assistance programs: Low- to moderate-income borrowers can apply for small down-payment and closing-cost assistance loans through CalHFA. One option is the MyHome Assistance program, which allows you to borrow a deferred loan worth up to 3.5 percent of the purchase price or appraised value for a government loan and up to 3 percent with a conventional loan.
  • CalHFA Loan Programs: With the CalHFA Conventional Loan Program, you can get a 30-year, fixed-rate conventional loan, potentially at a more affordable interest rate, but you'll also need to meet qualification requirements. The CalPLUS Conventional Loan Program is similar, but with a slightly higher interest rate. These loans can be combined with the CalHFA Zero Interest Program to help pay closing costs. CalHFA also offers lower rate FHA, VA and USDA loans, which come with their own benefits and qualifying criteria.

In addition to statewide assistance programs, be sure to compare local options. Some local organizations offer loans and grants to certain types of buyers, including first-time buyers and low- to moderate-income families.

Learn more: California first-time homebuyer programs

How to find the best mortgage rate in California

  1. Step 1: Strengthen your credit score

    Long before you start looking for a mortgage lender or applying for a loan, give your finances a check-up, and improve your credit score if needed.

  2. Step 2: Determine your budget

    To find the right mortgage, you'll need a good handle on how much house you can afford.

  3. Step 3: Know your mortgage options

    There are a few different types of mortgages.

  4. Step 4: Compare rates and terms from multiple lenders

    Rate-shop with at least three different banks or mortgage companies to get the best deal, and be sure to read reviews of different lenders.

  5. Step 5: Get preapproved for a mortgage

    Getting a mortgage preapproval is the only way to get accurate loan pricing for your specific situation.

Learn more: How to get a mortgage

Additional California mortgage resources

Jeff Ostrowski
Written by:
Jeff Ostrowski
Writer and Housing Market Analyst
]]> <![CDATA[California's Green Gold: Avocado Month Boosts a Billion-Dollar Industry]]> California's Green Gold: Avocado Month Boosts a Billion-Dollar Industry
? Key Data
  • 2026 Harvest Projection: 330 million pounds of avocados
  • Economic Impact: $1.4 billion in annual business activity
  • Consumer Preference: 61% of Californian shoppers prefer local avocados, with 66% willing to pay a premium
? Expert Consensus

Experts agree that California's avocado industry is a vital economic and agricultural force, supported by sustainable farming practices and strong consumer preference for locally grown produce.

California's Green Gold: Avocado Month Boosts a Billion-Dollar Industry

California's Green Gold: Avocado Month Boosts a Billion-Dollar Industry

FULLERTON, CA – June 01, 2026 – As summer begins, grocery store aisles are highlighting a seasonal favorite: the California avocado. The California Avocado Commission (CAC) has officially designated June as California Avocado Month, marking the peak availability of the locally grown fruit and kicking off a celebration that extends beyond simple guacamole to encompass economic impact, sustainable farming, and culinary creativity.

With the 2026 harvest projected to reach 330 million pounds, consumers can expect a plentiful supply of fresh, high-quality avocados through the end of summer. This annual tradition shines a spotlight on an industry that is a cornerstone of the Golden State's agricultural identity.

"There is something truly special about California Avocados: They're grown close to home, picked at their peak and brought from tree to table in just a few days," said Ken Melban, president of the California Avocado Commission. "June is the perfect time to try something new and to know that every avocado you enjoy supports the hardworking California families and employees who grow them."

The Economic Engine in the Orchard

Beyond its culinary appeal, the California avocado industry is a significant economic force. While the state's groves cover approximately 50,000 acres from Monterey to San Diego, their impact ripples across California. The industry supports over 14,500 full-time equivalent jobs, from farmworkers and packers to truck drivers and administrative staff. Annually, California avocado growers are estimated to generate nearly $1.4 billion in business activity, injecting millions of dollars daily into local economies.

This year's projected 330-million-pound harvest marks the third consecutive year the state has surpassed the 300-million-pound milestone, a testament to the resilience and dedication of its roughly 3,000 growers. For consumers, choosing an avocado with the "California" label is a direct investment in these local farms and the communities they sustain. This connection has become a central part of the CAC's messaging, which successfully frames the purchase as a vote for local agriculture. The commission's continuation was recently affirmed through 2031 by a grower referendum, with 73% of voters supporting its mission to bolster the California avocado brand.

A Premium Product in a Crowded Market

While California produces about 90% of the nation's domestic avocado crop, the reality in the produce aisle is more complex. Imported avocados, primarily from Mexico and Peru, now constitute around 90% of the total U.S. supply. This influx has created a highly competitive market, putting significant price pressure on local growers who face higher labor and operational costs.

Despite this, the California avocado has carved out a durable niche as a premium product. Market research reveals that while price and ripeness are primary drivers for most shoppers, a significant segment of consumers actively seeks out the California origin. Studies show consumers are willing to pay approximately $0.20 more for a California-grown avocado, associating it with superior quality, taste, and safety. This perception is a direct result of targeted marketing and the fruit's tangible freshness.

The CAC's strategic campaigns have proven effective at reinforcing this value. A 2025 campaign, for instance, increased the percentage of Californian shoppers who prefer local avocados from 53% to 61%. Furthermore, it boosted the number of consumers willing to pay a premium to 66%, up from 57% the previous year. With over 535 million consumer impressions, these efforts have helped California avocados command an average price premium of 10% over imports within their home region.

The Nuances of Sustainable Farming

The claim of being "sustainably farmed" is a key pillar of the California avocado's premium identity, but it comes with considerable challenges, most notably water management. As a water-intensive crop in an often-arid state, growers have become leaders in efficiency. Many employ advanced techniques like precision drip irrigation, soil moisture sensors to prevent overwatering, and mulching with fallen leaves to keep roots cool and reduce evaporation.

These practices are not just about conservation; they are essential for economic survival. With rising water costs and variable allocations, every drop counts. Growers also contend with high salinity in water sources, which can harm the salt-sensitive trees, requiring careful irrigation to flush salts from the root zone. Beyond water, sustainability efforts include integrated pest management, which uses predatory insects to reduce the need for chemical pesticides, and minimal tillage to preserve soil health.

Compared to some international sources, California growers operate under some of the world's strictest environmental and labor regulations. This legal framework provides a baseline for the "ethically sourced" and "responsibly grown" claims, offering consumers an assurance of compliance that differentiates the local product from a portion of its competition.

More Than Just Guacamole

To celebrate the peak season, the California Avocado Commission is encouraging consumers to think outside the box and explore the fruit's versatility. The creamy texture and mild, nutty flavor of a fresh California avocado make it a surprisingly adaptable ingredient in both sweet and savory dishes.

Among the suggestions are creative culinary swaps, such as replacing butter or oil with mashed avocado in brownie or cookie recipes for a fudgier texture and a nutrient boost of nearly 20 vitamins and minerals. The fruit can also be blended into a creamy base for pasta sauces, salad dressings, and even chocolate mousse, offering a healthier alternative to traditional ingredients.

For a social twist, the commission suggests hosting a "smash-off"—a friendly avocado toast competition where guests can get creative with toppings like hot honey, pickled onions, and fried eggs. Consumers are also encouraged to try recipes favored by the growers themselves or to recreate popular restaurant dishes like vibrant grain bowls and summer salads at home.

As the season unfolds, shoppers can find these premium, locally grown fruits by looking for the "California" sticker on the label. For those seeking inspiration, a wealth of recipes and tips are available to make the most of California Avocado Month.

Article by:

Sarah Hughes

]]> <![CDATA[Average US long-term mortgage rate climbs to 6.53%, highest level in nine months]]> Average US long-term mortgage rate climbs to 6.53%, highest level in nine months

Borrowing costs on 15-year fixed-rate mortgages, popular with homeowners refinancing their home loans, also rose this week.

By  | ap@dfmdev.com
PUBLISHED:  | UPDATED: 

By ALEX VEIGA, AP Business Writer

The average long-term U.S. mortgage rate rose again this week, reaching its highest level in nine months, another setback for prospective homebuyers.

The benchmark 30-year fixed rate mortgage rate rose to 6.53% from 6.51% last week, mortgage buyer Freddie Mac said Thursday. Despite the latest increase, the average rate remains below 6.89%, where it was a year ago.

When mortgage rates rise they can add hundreds of dollars a month in costs for borrowers, reducing their purchasing power.

Rates have been mostly trending higher since the war with Iran began, disrupting the passage of tankers ferrying crude oil from the Persian Gulf to customers worldwide. That's sent oil prices sharply higher — a key driver of inflation.

Mortgage rates are influenced by several factors, from the Federal Reserve's interest rate policy decisions to bond market investors' expectations for the economy and inflation. They generally follow the trajectory of the 10-year Treasury yield, which lenders use as a guide to pricing home loans.

Expectations of higher oil prices have pushed up long-term bond yields, causing mortgage rates to head higher.

Bond yields have been easing this week amid hopes that the United States and Iran may reach a deal to reopen the Strait of Hormuz and get oil flowing again. The yield on the U.S. 10-year Treasury note was at 4.46% in midday trading Thursday on the bond market, down from 4.57% a week ago. It was just 3.97% in late February, before the war broke out.

Meanwhile, borrowing costs on 15-year fixed-rate mortgages, popular with homeowners refinancing their home loans, also rose this week. That average rate rose to 5.87% from 5.85% last week. A year ago, it was at 6.03%, Freddie Mac said.

As recently as late February, the average rate on a 30-year mortgage had slipped just under 6% for the first time since late 2022. It's hasn't fallen below that threshold since. It's now at its highest level since August 28, when it was 6.56%.

While average long-term mortgage rates remain lower than they were at this time last year, their recent increase has put a damper on sales so far this spring homebuying season.

Sales of previously occupied U.S. homes were essentially flat last month after declining from a year earlier in the first three months of the year, extending a nationwide housing slump that dates back to 2022 when mortgage rates began to climb from pandemic-era lows.

By  | ap@dfmdev.com
PUBLISHED:  | UPDATED: 
By ALEX VEIGA, AP Business Writer
]]> <![CDATA[Should owners of vacant second homes be heavily taxed? San Diego voters get to decide]]>

Should owners of vacant second homes be heavily taxed? San Diego voters get to decide

Measure A, on the June ballot, seeks to tax second homes without a full-time resident up to $10,000 a year. Corporate-owned homes would face an even higher levy

By  | lori.weisberg@sduniontribune.com | The San Diego Union-Tribune
PUBLISHED:  | UPDATED: 

Coastal properties in La Jolla are among the more than 5,000 dwellings citywide that could be impacted a proposed second home tax on the June ballot. (Luke Johnson / The San Diego Union-Tribune)

For years, vacant homes in large U.S. cities have conjured up images of derelict, abandoned properties in need of loving attention and a full-time resident. In San Diego, a June ballot measure is taking aim at a very different kind of vacant dwelling by proposing to heavily tax second homes — from the coast to the suburbs — that all share the same feature: They're unoccupied for more than half the year.

Measure A, known formally as the non-primary homes tax, was placed on the ballot by San Diego's elected leaders as part of what they say is a broader effort to tame the stubborn rise in unaffordable housing by returning as many as 5,100 homes to the rental and for-sale markets. The largest concentration of such homes is in some of San Diego's priciest neighborhoods — downtown and La Jolla.

The highly contentious measure, placed on the ballot in March, quickly triggered a fierce war of words between supporters and foes in what has evolved into a costly campaign. The opposition has easily outspent supporters by a margin of nearly 5 to 1, raising more than $1.3 million, largely funded by both the California and national associations of Realtors. Supporters have contributions totaling over $282,000, with the bulk of their support coming from labor unions.

Flyers mailed by the opponents blast the tax as "Just Another Failed City Hall Scheme," while proponents, in their digital messaging, accuse corporations and wealthy investors of "hoarding 5,100 homes."

Measure A seeks to impose an initial annual tax of $8,000 on second homes that are deemed to be unoccupied for more than 182 days in a single year. In subsequent years, the tax would rise to $10,000. For corporate-owned housing, there would be an initial surcharge of $4,000 that would increase to $5,000 thereafter. If passed, the measure would go into effect next year, with the first tax bills mailed out in early 2028.

While the number of homes affected by the proposed tax represents only 1% of the city's housing inventory, San Diego City Council members argue that in a city where fewer and fewer residents can afford to buy a home — the median price countywide is $900,000 — and one-bedroom apartments rent on average for $2,200 a month, any effort to assist struggling residents is worthwhile.

Councilmember Sean Elo-Rivera, whose office authored the tax proposal, said the need for Measure A is irrefutable, and city leaders have an obligation to do whatever they can to address what is admittedly a longstanding and vexing problem.

"Housing being too expensive in San Diego is the most determinative factor in a person believing whether they have a future in this city," Elo-Rivera said. "And because of that, I think we have a responsibility to do everything we can to slow down increasing housing costs so that San Diegans see a future for themselves here, and it is a fact that relieving pressure on supply has a positive effect on cost.

"And there's a moral question baked into this as well, and that is, what is our willingness as a community to accept the idea of 5,000 homes sitting empty across the city, when so many people are struggling to keep a roof over their heads and to buy a home when directly below those homes that are sitting empty, people are sleeping on the sidewalks. I just think we're better than that."

Among those joining Elo-Rivera in supporting the measure are the San Diego County Democratic Party, the League of Women Voters, and more than 20 labor organizations.

Critics of the measure, chief among them real estate agents and scores of owners of second homes across the nation, counter that their constitutional property rights are being trampled upon by effectively forcing owners to sell or rent out their homes in the face of a costly tax they can ill afford to pay. Yet another failing, they say, is that the expected revenue generated by the tax — from $9.2 million to $21.4 million in the first year —  isn't even earmarked for affordable housing. Instead, it will go directly into the city's general fund.

"I've spoken to numerous people who have inherited their second homes. One of them is a lady from Japan, and she has a little condo here so she can come a couple of months a year to spend with her family, who live here because she's not leaving Japan. She's elderly," said Karen Van Ness, president of the San Diego Association of Realtors.

Realtors are the advocates for homeowners and homeownership and private property rights. And I can tell you that we're not going to sit by and watch the taking of private property or the grabbing of funds that our homeowners have generated by paying taxes, paying mortgages, paying interest, because the city can't manage their funds, and that's what this comes down to."

Will the tax bring more housing?

Should Measure A become law, it's likely that the number of homes subject to the tax would be far fewer than 5,100. That's the conclusion of the city's Office of the Independent Budget Analyst, which estimates that 1,541 to 2,826 empty second homes would end up being taxed. That calculation takes into consideration properties that would fall under several exemptions provided for in the measure, as well as those instances where owners opt to sell their properties or convert them to short- and long-term rentals.

San Diego is hardly alone in hatching a plan to tax unoccupied second homes as a way to address housing affordability while also raising revenue for local coffers. Municipalities and states across the country, from Oakland to Rhode Island, have devised various measures to effectively penalize owners of second homes for not having them occupied by full-time residents.

Elo-Rivera's office said Measure A was most closely modeled after Berkeley's tax, which was approved by voters in 2022 by a nearly 65% margin. Meanwhile, all jurisdictions, including San Diego, are closely watching San Francisco, which was set to begin collecting its voter-approved tax early last year. The city, however, paused the measure after a Superior Court judge struck it down, saying that it violated the U.S. and California constitutions and was preempted by California law.

Opponents of San Diego's Measure A have said they're likely to sue should it prevail. Councilmember Raul Campillo, who was the lone vote in opposing placing the tax on the ballot, says the measure is well-intentioned but believes that San Diego would not be on firm legal ground should it face a lawsuit, despite having had a robust legal team to help draft the measure.

"We are going to lose in court if the voters pass this, because at its very core is the Ellis Act, which is a state law that says municipalities essentially can't require that landlords rent out to people," he said. "A lot of these individuals right now who have an extra empty home are not landlords, and we're making them become landlords if they now have to rent their homes out to long-term tenants."

Beyond the legal question, though, is a much more crucial debate over whether a hefty tax will generate more housing that's affordable to struggling San Diegans.

Shane Phillips, housing initiative manager at UCLA's Lewis Center for Regional Policy Studies, says vacant second-home taxes like the one San Diego is proposing could lead to a change in behavior, which in turn could return more housing to the local market. But he adds that it's unlikely it will make much of a significant impact.

"I think my view on these kinds of taxes is it's not like a top-tier solution," Phillips said. "It's not going to, by itself, make a huge difference on the margins. One advantage, though, to this kind of tax, unlike other kinds of taxes, is that you're kind of happy whether or not people change their behavior.

"If people change their behavior by selling or renting out their units or homes, then that's good because you've got more long-term housing on the market. If they choose not to and they pay the tax, then you have money for whether it's the general fund or specific purposes that might be designated for affordable housing. So I think it's a good policy, but no one should imagine that it's going to be like a game changer."

Figuring out who owns an empty second home

For those cities and states that do have a valid empty home tax in place, the manner in which they determine who is subject to the tax varies widely.

San Diego's calculation was reached by looking at the number of residential properties whose owners sought a second home/vacation home exemption from paying what's known as the rental unit business tax because they do not use their properties as a primary residence or as a short- or long-term rental. Instead, they attest that they keep their non-primary homes uninhabited for more than 182 days out of the year.

When purchasing a residential property in the county, buyers can qualify for a homeowners' exemption by declaring that the property is their primary home, which entitles them to a $70 tax savings. County Assessor Jordan Marks explained that the San Diego City Treasurer's office, in turn, reviews the county's tax roll, and anyone who hasn't received that exemption is billed for the rental unit business tax.

It should be noted, though, that the text of the 27-page ballot measure is silent on the rental unit business tax, saying instead that "The City manager, or designee, shall enforce the provisions of this Division and may promulgate reasonable rules, regulations, interpretations, and guidelines to implement and enforce the provisions" of the measure.

However, both Elo-Rivera's office and the Independent Budget Analyst office told the Union-Tribune that the rental unit business tax exemption will be used for determining who should be taxed should the ballot measure be approved, although that could change in future years.

"I am not aware of any database or software/technology that would clearly allow the City Treasurer's Office to define the measure's threshold of vacancy besides the RUBT (rental unit business tax) exemption database," said Noah Fleischman, senior fiscal and policy analyst with the Budget Analyst's office. "However, that does not mean that one could become available at some point in the future."

"We're not wealthy"

The thousands of second homes that would be affected by Measure A, should it succeed, cover a wide swath of housing types, from bay view pieds-à-terre in downtown high-rises to oceanfront condos in Mission Beach and multimillion-dollar La Jolla homes with ocean views. But many others are far more modest dwellings, stretching from Rancho Peñasquitos and Mission Valley to Encanto and Otay Mesa.

San Diego, CA - February 25: The Pacific Gate is seen along Pacific Highway on February 25, 2026 in San Diego, CA. The San Diego City Council Rules Committee will hear a proposed ballot measure that would impose a hefty tax on thousands of empty second homes in buildings such as this in San Diego. (K.C. Alfred / The San Diego Union-Tribune)

Many of the dwellings identified by the city as vacant second homes are in condo high-rises like this one in downtown San Diego. (K.C. Alfred / The San Diego Union-Tribune)

Many of the non-primary homeowners who live in their San Diego dwellings part-time protest that they aren't well-to-do, contrary to the messaging by the Yes on A campaign. In many cases, the second homes have either been inherited or owned for decades by individuals who return to San Diego to be closer to children and grandchildren, want to access medical care, or simply enjoy the good weather and appealing attractions of a popular tourist destination.

That was the motivating factor for Randy and Nancy Garrett, who currently live in southeast Missouri but decided to buy a second home 17 years ago in Southern California. The couple, now in their 70s, was seduced by San Diego's weather, cultural offerings and the walkability of Little Italy, where they purchased a two-bedroom condo.

Randy, a retired insurance executive, and Nancy, who worked as a children's librarian, typically visit San Diego three to four times a year and stay for about a month, going to see plays, attending Padres games, dining out, and strolling through Little Italy's farmers' market on Saturdays.

On Friday, May 15, 2026, in San Diego, Randy and Nancy Garrett relax in their condo that serves as a second home. The Garretts live in the condo 4 times a year for about a month on each stay. Besides living in the condo for those 4 months, several family members and friends over the years have also used the condo in San Diego as a vacation home. The Garretts purchased their 2-bedroom condo in Little Italy 17 years ago; however, if the measure passes, they feel they will be forced to sell because of the expected 8k-10k tax increase per year.

Randy and Nancy Garrett relax in their Little Italy condo that serves as a second home. The Missouri couple, who come to San Diego four times a year for about a month during each stay, would be impacted by the Measure A tax. (Nelvin C. Cepeda / The San Diego Union-Tribune)

"We're not wealthy people, and we love having the second home but I think this tax is very unfair," Randy said. "I've talked to several of my friends about it throughout the country, and they can't even believe that San Diego is having something like that. We just want to have a second home in San Diego to enjoy, and now they're putting us in a position, if it passes, where we're just not going to be comfortable with that kind of expense, and we'll probably have to sell."

Ellen Shaw, whose primary home is in Henderson, Nev., continues to hold on to her second residence in Rancho Bernardo for a very different reason. She returns to San Diego about four times a year for medical care and, while there, stays in her small condo, which is in a 55+ community.

"I have savings because I've worked hard all my life. I've sacrificed, I've saved. And now, to have these people come and try to take my property away or fine me this insane amount of money, it's very disturbing," she said. "And yes, I am on a fixed income, and it's hard enough to keep up with inflation. Ten thousand dollars a year would be a tremendous burden.

"I'm so bummed about this terrible measure. I'm praying it doesn't pass."

Priced out of San Diego

Itzel Maganda Chavez, who has struggled for years to find affordable rental housing, let alone a home she and her husband could purchase, doesn't have a lot of sympathy for homeowners who rail against the Measure A tax. The San Diego couple currently rent a 500-square-foot accessory dwelling unit in Golden Hill while they fruitlessly search for a home to buy.

Itzel Maganda Chavez poses at Golden Hill Fountain Grotto near where she lives on Wednesday, May 20, 2026. Chavez, 32, is one of the people campaigning for Measure A.

Itzel Maganda Chavez poses at Golden Hill Fountain Grotto near where she and her husband rent a granny flat. (Kristian Carreon / The San Diego Union-Tribune)

Chavez, 32, is also civic engagement director at Alliance San Diego, a community empowerment and social justice organization whose mobilization fund is a major contributor to the Yes on A campaign.

"We got married in 2019, and it's not been an easy feat to find housing and stay in housing that is affordable for us," she said. "At this point, we are still delaying the growth of our family. My husband and I have tried to do everything that we were told to do that was supposed to get us into a home by our 30s, and it's just not looking like an option. And, as a woman, I also think about how many years I have left to have children, and the time is just ticking.

"We still need more options in the city of San Diego, and Measure A is a step in the right direction. One family that is able to feel safe at night, one family that is able to have their family grow in it — it's really worth it."

San Diego's firefighters face similar financial struggles, says Patrick Farrier, a captain with the San Diego Fire-Rescue Department. The San Diego firefighters' local labor union is among those backing  Measure A.

"They're feeling like the world is stacked against them because they're being priced out of a home, and they just don't know what to do, barring having an independently wealthy family member to leave you a large substantial contribution, or maybe being lucky enough to have some money squirreled away," Farrier said.

"They just feel priced out of the area that they work and they want to live in, and many of our members are commuting from Riverside, from other counties, and now we have members that live across the international border in Tijuana, so it's very tough to see them working so hard and still not being able to scrap enough money together to pay the high rents here or even piece together a down payment for a home."

Elo-Rivera said he understands that some owners will face hardships, and that's why the measure has a number of exemptions for specific situations. But the fact remains, he says, that too many San Diegans can barely afford to rent an apartment, let alone purchase two residential properties.

Among the measure's many exemptions are:

  • Disaster: There is a two-year grace period following the unit being made uninhabitable by a natural disaster.
  • Four units or less: All units on a property with four or fewer separate residential units where the owner uses any unit as their primary residence, so long as they are not the owner of any other residential units in the city.
  • Military service: The owner or immediate family member who occupied the unit is temporarily relocated pursuant to military orders.
  • Owner Death: Two-year period following the death of an owner or family member who occupied the unit.
  • Whole-home short-term rentals: The home is used for whole-home short-term rentals.
  • Medical care: The owner who occupied the unit is in a medical care facility.

Still murky, though, is how the tax will be enforced, given that the ballot measure text leaves that relatively open-ended. According to the Independent Budget Analyst, the city treasurer's office has said it may need four new staff members. Enforcement costs, it said, could reach $1 million or more.

Staff writers Phillip Molnar and Roxana Popescu contributed to this report.

]]> <![CDATA[Boost Your Home's Value Fast with Smart Presentation and Simple Fixes]]> Boost Your Home's Value Fast with Smart Presentation and Simple Fixes

Homeowners preparing to sell often feel pressured to spend big on renovations just to compete, even when the calendar and budget say otherwise. The real challenge is that buyers form opinions fast, and those early signals can outweigh the upgrade list when it comes to increasing perceived home value. That creates a frustrating tension: pouring money into a remodel can still miss what buyers notice first, while smart presentation can quietly elevate the whole home. A clear selling strategy for homeowners starts by choosing presentation over renovation when the goal is a stronger first impression.

Understanding Perceived Value in Home Sales

When buyers walk through a home, they are not just tallying upgrades. They are forming perceived value in real time, using small cues to judge quality, condition, and comfort. That's why clean, cared-for spaces often earn stronger offers than a pricey project that still feels unfinished. If your home signals steady upkeep, buyers worry less about surprise repairs and feel safer paying closer to their limit.

Picture two similar homes: one has shiny new counters, but sticky doors and dingy baseboards. The other has older finishes, yet crisp paint lines, smooth handles, and fresh lighting. Most buyers read the second home as easier to move into and easier to maintain. With that lens, you can mock up cosmetic changes first and spend only where it shows.

Preview Updates in Minutes: Test Paint, Layout, and Decor Ideas

Because first impressions shape what buyers feel your home is worth, it helps to preview small cosmetic changes before you commit time or money. An AI drawing generator can act like a quick "try-on" room for updates you're considering. With tools like Adobe Firefly's AI drawing generator, you can upload an image of your current space (or start from a simple idea) and generate visual concepts that show how the room could look with updated finishes, a cleaner layout, or more appealing styling. The goal isn't perfect realism, it's to see your options side by side so you can spot what reads as fresher and more market-ready.

Try generating a few variations of the same space and compare them: Which one looks more polished at a glance? Which makes the room feel brighter, less cluttered, or more put-together? That quick comparison can reveal whether a paint shift, a simplified arrangement, or a styling tweak is likely to make the biggest difference when buyers walk in. Once you've identified the updates that visually move the needle, you'll be ready to focus on the high-impact fixes that are actually worth doing before you list.

Do These High-Impact Fixes Before You List

If you want a faster, stronger offer, focus on low-cost home improvements that improve first impressions and daily "feel." Use the quick mockups you did earlier to confirm what actually looks better before you spend time or money.

  1. Declutter with a ruthless, repeatable rule: Walk room by room with two bins: donate and store. Anything that isn't used weekly should come off counters and open shelves so rooms read bigger and calmer. When you get stuck, the minimalist 20/20 rule helps you decide quickly, if you can replace it in under 20 minutes for under $20, you can let it go.
  2. Deep-clean what buyers subconsciously judge: Aim for "hotel clean," not "lived-in clean." Prioritize baseboards, light switches, doors/handles, window tracks, and grout, these spots signal care (or neglect) fast. In kitchens and baths, degrease cabinet fronts and polish faucets so the whole room feels newer without renovating.
  3. Fix the lighting (it's cheaper than you think): Replace mismatched bulbs so every fixture in a room matches temperature (soft white or bright white) and brightness. Add a lamp to any dark corner and swap heavy shades that block light. Bright, even lighting makes your paint color, floors, and layout choices from your previews look intentional.
  4. Patch-and-paint the "eye magnets": Fill nail holes, touch up scuffs, and repaint high-traffic areas like entry walls, stair rails, and around doorknobs. If your preview tests showed a new wall color is worth it, repaint only the most visible space (often the living room) and keep the rest neutral and clean. Outside, weather-resistant paint helps curb appeal enhancements last through sun and rain.
  5. Make the living room the easiest yes: Buyers tend to anchor emotionally in one "main" space, and 39% of buyers say the living room is the most important room. Create a clear path through the room, float furniture away from walls only if it improves flow, and limit surfaces to 1–2 simple objects each. The goal is to make the room feel bright, spacious, and easy to imagine living in.
  6. Handle the small repairs that scream 'maintenance': Tighten loose handles, replace cracked switch plates, stop door squeaks, and fix running toilets. Make a 60-minute "mini punch list" for each weekend and knock out five tiny repairs at a time. Individually they're cheap; together they change the story your home tells.
  7. Upgrade curb appeal in one afternoon: Mow, edge, pull weeds, and refresh mulch in the most visible bed near the entry. Wash the front door, clean exterior light fixtures, and add a new doormat that looks simple and crisp. If you want to go beyond basics, residential entry design tips can help you spot quick wins that make the approach feel welcoming.

When you're done, you should have a home that feels brighter, cleaner, and easier to move through, and a short list of "maybe" projects you can weigh by cost, time, and buyer impact before committing.

Pre-Sale Prep Questions Sellers Ask Most

Q: What repairs actually matter most before selling?
A: Fix anything a buyer can see, touch, or hear in the first walk through. Small problems read as neglect, and deferred maintenance can create an impression of larger hidden problems. Prioritize leaks, loose hardware, broken switches, sticking doors, and obvious paint damage.

Q: What should I not fix before selling?
A: Avoid highly personal renovations and anything that requires permits or long lead times. Major kitchen overhauls, niche built-ins, and trendy finishes can backfire if they do not match buyer taste. Instead, focus on neutral updates that make the home feel clean, bright, and well-cared-for.

Q: Can I skip small cosmetic issues if the house is priced fairly?
A: You can, but it often costs you in buyer confidence and negotiation leverage. A few inexpensive fixes can prevent low offers that cite "condition." If you are short on time, tackle the issues that show up in photos first: scuffs, mismatched bulbs, and worn entry details.

Q: How do I handle tiny repairs without spending a fortune?
A: Batch them into one supply run and one focused work session, then stop when the big visual wins are done. Simple swaps like new outlet covers, fresh caulk, and repaired window screens can be very affordable, and DIY screen repair kits run about $20. Keep receipts and notes so you can confidently answer buyer questions.

Maximize Home Sale Value with One Smart Room Refresh

Selling can feel like a constant tug-of-war between fixing everything and doing enough to attract serious buyers. The most reliable path is strategic home presentation paired with affordable home upgrades that highlight what already works and quietly reduce objections. Do that consistently, and increasing buyer interest becomes easier, showings feel smoother, and maximizing home sale value becomes far more realistic. Buyers pay more for homes that feel cared for and easy to move into. Pick one high-visibility room this week and complete the simplest changes today as your next steps for home sellers. That small start builds momentum, and a calmer, more confident selling process.

Article by Suzie Wilson

]]> <![CDATA[New program allows San Diego residents to adopt trees to help avocado farms]]> New program allows San Diego residents to adopt trees to help avocado farms
The nonprofit 'Heal the Earth' shares an "adopt an avocado tree" program to strengthen local agriculture and foster a personal connection to food.

BONSALL, Calif. — In the hills of Bonsall, a program by the non-profit organization Heal the Earth is offering something unusual: the chance to adopt your very own avocado tree and receive its fruit delivered straight to your door.

The initiative, led by founder and executive director Chuck Samuelson, blends agriculture, technology, and community support into what he calls a "first-of-its-kind" model in the United States. Each tree is geo-tagged, allowing adopters to view and even name their tree online—turning a simple purchase into a personal connection with the land.

The program is not symbolic.

"When you adopt a tree, it's yours," Samuelson said. 

The idea was born out of necessity. Over the past two decades, avocado farming in San Diego County has faced mounting challenges. Rising water costs, increased labor expenses, and competition from imported avocados have forced many growers out of business.

Today, roughly 90% of avocados consumed in the U.S. are imported, putting additional pressure on local farms that operate with higher production costs.

Samuelson believes direct-to-consumer programs like this can help level the playing field.

"Adopting a tree is a small action," he says, "but it supports local farmers, keeps money in the local economy, and helps preserve agricultural land."

Participants can choose from several adoption tiers. For an annual fee, supporters are assigned a specific tree and receive a share of its harvest throughout the season.

  • Entry-level supporters contribute to regenerative farming efforts and receive a dozen avocados.
  • Mid-tier adopters receive four shipments of fresh, organic avocados.
  • Higher-tier members receive up to eight shipments.

Each delivery includes hand-picked fruit that is never artificially ripened or refrigerated, allowing it to mature naturally for better flavor.

At roughly $4 to $6 per avocado, depending on the plan, the fruit comes at a premium—but organizers say the value lies in quality and impact.

"For a locally grown, organic avocado, we think it's worth every penny," Samuelson said.

The program goes beyond deliveries. Members receive updates from the farm, including seasonal recipes and orchard news, and are invited to visit in person during "Meet Your Tree" events.

At one recent gathering, families walked the grove, posed for photos with their adopted trees, and saw next year's crop already forming—tiny, marble-sized avocados known as "canicas."

The experience reinforces what Heal the Earth hopes to build: a relationship between consumers and the farms that feed them.

he concept draws inspiration from similar "adopt-a-tree" programs in Europe, where consumers sponsor olive or citrus trees and receive their harvests. Heal the Earth is adapting that model to California's avocado industry, with plans to expand to more farms in the region.

The pilot program is based at Wild Acres Farm in Bonsall, where approximately 500 trees are currently available for adoption.

The program also doubles as a unique gift idea. Whether for holidays or special occasions, adopting a tree offers something tangible, sustainable, and a little unexpected.

And for those wondering what to do with all those avocados?

"Guacamole," Samuelson says with a laugh. "Not much else beats it."

With a mission rooted in sustainability and community, Heal the Earth hopes this simple idea—connecting people directly to their food—can help revive a shrinking local industry, one tree at a time.

Author: Jeff Zevely
Published: 3:49 PM PDT May 17, 2026
Updated: 3:49 PM PDT May 17, 2026
https://www.cbs8.com/article/news/local/zevely-zone/new-program-allows-san-diego-residents-adopt-trees-help-avocado-farms/509-d61a6879-fc55-4758-9a80-79fc1a930e92
]]> <![CDATA[Nearly 1 million homeowners impacted by California insurance shake-up]]>

Nearly 1 million homeowners impacted by California insurance shake-up

Story by Ghiles Slamani

Farmers Insurance Group will raise homeowners insurance rates for nearly 915,000 California policyholders beginning in September, following approval from state regulators. The increase averages 1.5% statewide and comes under California's new Sustainable Insurance Strategy aimed at stabilizing the troubled insurance market.

The approved adjustment is significantly lower than the6.99% increase Farmers originally requested last year. State officials say the agreement also requires the insurer to expand coverage in wildfire-prone regions where many homeowners have struggled to obtain insurance.

California's home insurance market has faced mounting pressure in recent years as insurers contend with rising wildfire losses, rebuilding expenses, and higher reinsurance costs. Several major insurers previously reduced or paused new business in high-risk parts of the state, pushing more residents toward the California FAIR Plan, the state-backed insurer of last resort.

According to the California Department of Insurance, Farmers insures roughly 11% of homes statewide, making it the second-largest home insurer in California behind State Farm General. The company had already limited new policies in 2023 before reopening all lines of business after the Sustainable Insurance Strategy reforms were implemented last year.

Farmers Rate Increase Approved Under New California Insurance Reforms

The rate increase will take effect for policy renewals after Sept. 15, 2026. While the statewide average increase is set at 1.5%, some homeowners may experience larger increases while others could see lower premiums depending on discounts and wildfire mitigation efforts.

According to reporting from the San Francisco Chronicle, Farmers initially submitted a request for a 6.99% increase in November before regulators approved the smaller adjustment. The filing marked the company's first under Insurance Commissioner Ricardo Lara's Sustainable Insurance Strategy, which allows insurers to incorporate future catastrophe risks and reinsurance costs more directly into pricing models.

Farmers said the revised rating plan includes expanded discounts for customers who bundle home and auto insurance policies. The company will increase its bundling discount from 15% to 22%.

In a statement, Behram Dinshaw, president of personal lines insurance at Farmers, said the company continues to see "encouraging signs" that California's insurance market is improving. He added that the insurer wants to remain positioned for growth and expanded coverage offerings in the state.

The company also announced broader discounts for homeowners who take steps to reduce wildfire risks on their properties. According to Farmers, customers who bundle home and auto coverage would generally experience lower rates despite the overall statewide increase.

Insurers Expand Policies as Wildfire Risks Reshape the Market

As part of the approved filing, Farmers committed to issuing at least 5,596 new policies over the next two years in areas designated by the state as "distressed" markets. These communities have elevated wildfire exposure and a high concentration of homeowners relying on the FAIR Plan.

According to the Chronicle, Farmers said it had already begun contacting homeowners in distressed regions earlier this year and reported nearly a10% increase in new business there compared with the previous year.

Other insurers have also sought or received rate increases under the Sustainable Insurance Strategy. Providers including Mercury Insurance, CSAA, and USAA obtained approval for 6.9% homeowners insurance increases in 2026.

Meanwhile, filings from Travelers Insurance, Horace Mann Insurance, and the Interinsurance Exchange of the Automobile Club remain under review. The AAA-affiliated Interinsurance Exchange requested an 11.2% increase for homeowners coverage, while Travelers proposed a 6.9% increase.

Insurance Commissioner Ricardo Lara said the recent approvals and policy commitments reflect growing participation from insurers in California's market. According to the Chronicle, nine insurers operating under the reforms have committed to writing at least 15,000 new policies over the next two years.

Nearly 1 million homeowners impacted by California insurance shake-up

Story by Ghiles Slamani
https://www.msn.com/en-us/money/economy/nearly-1-million-homeowners-impacted-by-california-insurance-shake-up/ar-AA23bU1r?ocid=socialshare
]]> <![CDATA[Hundreds of new homes test rural Bonsall]]>

Hundreds of new homes test rural Bonsall

Hundreds of new homes test rural Bonsall
by Jordan Ingram

BONSALL — Rolling green foothills, avocado and citrus groves, meandering horse trails, Mediterranean microclimate and small-town charm have long defined life in Bonsall.

Soon, hundreds of new homes will, too. Trumark Homes has broken ground on Ocean Breeze Ranch, a massive undertaking that will bring 381 single-family residences to an area that has historically seen limited, low-density growth.

While the project cleared years of review, some local planners and residents continue to sound the alarm that increased demand on roads, utilities and school capacity could strain infrastructure in the rural community.

The Newport Beach-based builder acquired the beloved local property, long known as the Vessels Ranch stallion farm, in a $53 million sale brokered by Colliers. The roughly 1,403-acre site at 5820 West Lilac Road will include five distinct neighborhoods, more than five miles of trails, nine acres of parks, 45 acres of common space with recreation areas, and more than 950 acres of preserved open space.

For a project of its size, Ocean Breeze Ranch had an unusually smooth approval process, according to Hunter McDonald, a land-use adviser to county Supervisor Jim Desmond and a former county planner.

In the works since 2017, McDonald said the project — designed as a "conservation subdivision" — benefited from early community outreach and close alignment with the Bonsall Community Plan, the county land-use document guiding development across the 32.8-square-mile unincorporated community.

"The idea is to consolidate the development footprint and preserve as much open space and habitat as possible," McDonald said. "It's consistent with the county's General Plan — no amendments — so it reflects the density people already agreed should occur on this property. Additionally, Trumark was very transparent and available to the community."

The San Diego County Planning Commission approved the project in December 2019, before the county adopted its more stringent vehicle miles traveled, or VMT, framework, which further helped expedite the project's approval, McDonald said.

Under Senate Bill 743, the county now evaluates traffic impacts based on vehicle miles traveled — the amount and distance of driving a project generates — rather than traditional measures such as congestion or delay.

Based on current VMT guidelines, any residential development in Bonsall is likely to be deemed "inefficient" from a traffic standpoint, according to McDonald.

"Ocean Breeze is kind of a unicorn. Any project in this area is almost guaranteed to have unmitigable vehicle miles traveled impacts, which can trigger years of review," McDonald said. "Since it was submitted before the county adopted VMT rules, and it's fully consistent with the General Plan, it allowed the project to pencil. Most properties wouldn't get that kind of slam dunk."

McDonald contrasted the development with the controversial Harmony Grove Village South, a proposed 453-unit residential project near Escondido and San Marcos, which saw a torrent of criticism from residents, neighbors and conservationists, including hundreds of emails to Desmond's office and two environmental lawsuits.

For Ocean Breeze Ranch, he recalled little community opposition.

"Honestly, I didn't hear a lot about this project from the community," McDonald said. "Almost every project gets opposition for some reason, but this one really didn't. There was no appeal, no lawsuit — almost 400 units in pristine Bonsall. Across the board, it just seemed like the right project, in the right location, with the right team."

McDonald acknowledged the county's aging infrastructure and the challenges facing the Bonsall Unified School District, which has struggled to secure funding for campus expansions and classroom upgrades.

While the tension between growth and infrastructure may create "growing pains," McDonald said he largely trusts the process to sort it out.

"I have a lot of faith in the process when it comes to infrastructure — water, power, sewage, roads and traffic — that's fleshed out really well through the permitting process, even if it can be frustrating for residents," McDonald said. "Plus, we need the housing, even market-rate homes. We are at such a deficit that nearly 400 units make a nice dent."

Future growth

Ocean Breeze Ranch will include multiple neighborhoods with single-family homes ranging from roughly 2,700 to 3,400 square feet, along with parks, trails and preserved open space. The site offers access to Interstate 15 and state Route 76, the main east-west corridor through the community.

The project comes amid rising home prices in Bonsall. According to Redfin, the median home sale price in the area reached about $1.2 million in December, markedly higher than a year earlier.

The development is located near the San Luis Rey River in the uplands of the Peninsular Ranges. The area is bordered by Fallbrook to the north, Oceanside to the west, Valley Center to the east and Vista to the south. The terrain of steep hills and valleys has long supported agriculture, equestrian uses and estate-style homes.

Near the project site, county crews are working on the new Bonsall Community Park, the community's first designated public park. The 63-acre site, part of the San Luis Rey River Park Master Plan, is expected to open in summer 2026 and will include sports fields, playgrounds, picnic areas and walking paths.

Bonsall has about 4,300 residents across roughly 1,600 households, according to Census data. The majority of residents — median age is 44, with 44% between ages 60 and 69 — have long favored a quiet, rural lifestyle, with homes spread across hillsides rather than tightly clustered in neighborhoods.

The county's land-use plan, the Bonsall Community Plan, groups a majority of higher-density housing and commercial services in two defined village areas along SR-76, near Mission Road, Camino del Rey and Old River Road to the west, and Olive Hill Road to the east.

County planners have preserved Bonsall's pastoral setting by discouraging urban-style development outside the village boundaries and maintaining open space, with homes scattered across spacious parcels ranging from 1 to 20 acres or more.

While Ocean Breeze Ranch represents a shift from the multi-acre lots and estate-style homes typical of Bonsall, Richard Douglass, Southern California division president for Trumark, believes the project strikes a balance between urban housing density and the area's rural character.

"Bonsall has always been a unique enclave— it's managed to stay rural while everything around it has changed. And so, to have any development in Bonsall at all is remarkable," Douglass said. "The preservation of open space (at Ocean Breeze Ranch) is unlike anything I've seen in California development. We're preserving well over 900 acres, thanks to an unprecedented agreement with state and federal resource agencies. As developers, we're used to environmental mitigation, but this is on an entirely different scale."

Douglass, at the helm of Trumark for the past 10 years, said the project also includes innovative revegetation efforts, such as harvesting seeds from native plants and replanting them on site.

The homes will be conventional single-family homes with varied lot sizes, floor plans, and prices. The average lot is about 5,000 square feet, which is considered large by modern California standards, Douglass said. The Ocean Breeze lots are relatively small, however, when compared with existing Bonsall properties, which range from 43,560 square feet (one acre) to 217,800 square feet (five acres) or more.

While the subdivision will be noticeably different from traditional neighborhoods, an operating horse ranch that trains thoroughbreds and keeps livestock will remain on-site, helping preserve an overall rural atmosphere that has long defined the unincorporated community, Douglass said.

"It almost looks like Tuscany — that's how untouched it's been," he said. "When you stand out there, you feel how unique that environment really is."

Growing pains

As new homes are built, locals have braced themselves for the inevitable "growing pains" — particularly regarding public infrastructure — that accompany large residential developments.

Larissa Anderson, president of the Bonsall Unified School District board of trustees and chair of the Bonsall Community Sponsor Group, an advisory board to the county Board of Supervisors on local land-use and planning issues, described Bonsall as a semi-rural community, where "residents are understandably wary when larger projects are proposed."

"Many people choose to live here specifically because it is a semi-rural, small community, and proposals that introduce higher density often trigger concerns about road safety, school capacity, evacuation and preservation of local identity," Anderson said, noting that large clustered subdivisions represent a clear departure from past development.

According to Anderson, the aspects of Bonsall most vulnerable to change right now include farmland, open space, wildlife habitat and "that small-town feel."

In her view, Bonsall is at risk of reaching a "tipping point," when development accelerates beyond infrastructure capacity and daily commutes become congested.

"Ocean Breeze Ranch alone may not define that tipping point, but it contributes to a broader cumulative shift that deserves careful, long-range consideration," Anderson said. "Our roads, utilities and educational facilities were never designed for this scale of development."

In addition to Ocean Breeze, there are other residential projects in various stages of completion in Bonsall, including Bonsall Oaks, formerly the Polo Club at Valley Vista, a 442-acre development along Gopher Canyon Road that will add up to 255 homes, including a gated luxury neighborhood branded as The Havens.

Jennifer Haider, vice chair of the Bonsall Community Sponsor Group and a former real estate broker in North Carolina for 25 years, has long echoed concerns about the influx of new homes and the poor condition of roads and schools in Bonsall.

"There's too much hitting North County right now, and we just aren't prepared for it," Haider said. "Where are we going to send those kids to school? Fix the roads, build the schools, and then let's talk about everything else."

Both Anderson and Haider credited Trumark with adhering to the county land-use plan, preserving green space, supporting an equestrian staging area and offering more than required in school fees, calling those steps meaningful.

However, Anderson noted that current zoning and approval processes review projects individually and often miss the cumulative effects on infrastructure, community character and public services.

"As a result, projects can comply with the code while still undermining the long-term vision for Bonsall," Anderson said.

In addition to large housing projects, local planners have pointed to a wave of county-level policy shifts — including expanded allowances for accessory dwelling units and the ability to sell them as condominiums, changes to cannabis regulations and zoning that encourages clustered housing — that may produce outcomes the community plan did not foresee, gradually pushing Bonsall and other unincorporated areas in a more urban direction.

"People look out here and say, 'Oh, there's land — let's build.' Or, 'Let's put the cannabis locations there.' Hold on. Let's take a minute and figure this out," Haider said.

Country roads

Questions remain about transportation and emergency access for hundreds of new homes in the Bonsall pipeline and for existing residences. People want specifics, not general promises, Anderson said.

During the review process, the Bonsall Community Sponsor Group raised concerns about traffic along Camino del Rey and Lilac Road, suggesting the construction of a new bridge over the San Luis Rey River.

According to Douglass, however, county traffic engineers determined that Ocean Breeze Ranch does "not create a direct traffic impact to the Camino del Rey bridge segment," which was originally constructed as a golf cart underpass.

"The bridge's age, right-of-way constraints and the cost of structural feasibility studies make widening a complex undertaking," Douglass said, adding that while the project showed no impact, Trumark worked with the county to dedicate part of its transportation fees toward a formal bridge study that will consider widening, reconstruction or replacement.

Douglass said the project also includes major road upgrades, including installing half-width right-of-way improvements along the project's West Lilac Road frontage and completing full intersection upgrades at Old Highway 395 and Lilac Road. Trumark is also providing upgrades and new facilities for the Rainbow Municipal Water District.

Along with traffic unease, emergency access — especially for wildfire evacuation — is one of the community's most urgent needs as Ocean Breeze Ranch moves forward, given Bonsall's narrow, poorly maintained roads, Anderson and Haider said.

"Many Bonsall neighborhoods rely on narrow, single-access roads that were never designed to support high traffic volumes," Anderson said.

Haider, who lives in Bonsall, said her neighborhood has one way in and one way out, which could make it difficult to leave quickly in an emergency.

"These are country roads and they get tricky," Haider said.

Local wildfire worries still linger from the 2017 Lilac Fire, a wind-driven blaze near Old Highway 395 and Dulin Road that ripped through Bonsall and neighboring Fallbrook, burned about 4,100 acres, destroyed 157 structures and forced roughly 10,000 residents from their homes, according to Cal Fire.

And the threat of wildfire has only grown since then. The North County Fire Protection District, serving Fallbrook, Bonsall, Rainbow and the surrounding communities, has reported more wildfire calls recently due to longer, harsher seasons.

Last year, Bonsall and the surrounding area experienced a number of brush fires, including the Mission Fire, a 21-acre blaze near SR-76 and South Mission Road, an 80-acre fire (also called the Lilac Fire) and the 17-acre Pala Fire. 

"People want to know how residents will get out during a wildfire or other emergency," Anderson said.

Schools

In terms of public infrastructure, schools remain a top concern for residents.

Bonsall Unified School District, spanning roughly 88 square miles from Camp Pendleton to Pala, serves about 2,231 students in San Diego County, about 70% of whom are minorities, and operates five schools with a student-teacher ratio of roughly 22-to-1.

Prior to the opening of Bonsall High School in 2014, the school district had struggled for decades to secure funding and land for a new secondary school campus. For years, most high school students in Bonsall attended Fallbrook High School, which was operating above capacity, according to county documents.

More housing means more students, and without expansion, the district will lag behind growth, Anderson said, which will intensify other infrastructure issues, such as traffic and public safety.

"At present, the district does not have sufficient school facilities to comfortably absorb a significant influx of new students without additional campuses or major expansion," Anderson said.

From the developer's perspective, Douglass said he recognized concerns about the potential lack of resources for schools, noting that educational infrastructure was "one of the more focused elements" of planning.

Trumark reached an agreement with the Bonsall Unified School District to pre-fund school-related impact payments, Douglass said, contributing more than required to support the district's needs sooner rather than later.

"We didn't want to wait until the last home was built to support the schools," Douglass said, noting that the five neighborhoods will open in phases rather than all at once. "We wanted to make sure the schools were solid and prepared to house the students we generated."

After discussions with the Bonsall Unified officials, Trumark also voluntarily agreed to improve student drop-off and pickup near local schools, a joint effort to improve circulation and safety for future students and families, Douglass said.

But for school officials, development impact fees aren't enough.

"The community wants clear answers about how Ocean Breeze Ranch and other large-scale developers can further support construction of new educational facilities — particularly at the secondary level — to accommodate anticipated enrollment growth, rather than relying solely on impact fees that historically fall short of covering true capacity needs," Anderson said.

Securing funding from traditional avenues has been an ongoing challenge for Bonsall Unified. The school district has had several bond measures fail in the last decade, including Measure DD (2016) and Measure EE (2018).

In 2024, voters rejected a third, Measure V, a $59 million general obligation bond that would have funded new classrooms, campus repairs, safety upgrades, and modernized career technical education facilities across the district.

Voters have cited concerns about higher tax rates, cost-of-living increases, a lack of trust and clarity about the actual taxpayer impact, and the failure of some districts to maintain existing facilities.

According to Anderson, the bond failures are not due to a lack of local support for public education, but rather the difficulty of aligning timing, cost and feasibility across such a large district amid land-use decisions beyond its control.

Since developer impact fees alone "do not cover the true cost of building schools," the district is currently exploring alternative funding strategies and planning for school facilities with community input.

"As Ocean Breeze Ranch is built as planned, the next critical step is establishing realistic funding pathways and delivery mechanisms for new school facilities," Anderson said.

Trumark expects construction to begin in late summer 2026, with the first home closings projected for early 2027 and buildout anticipated by 2029.

As the project moves forward, Anderson said residents recognize that change is coming under state and county housing mandates and "development pressure in Bonsall is not optional." The debate, she said, is about how that change is shaped.

"Ultimately, responsible growth is less about meeting numerical housing targets and more about maintaining a livable balance between housing, infrastructure, environmental stewardship, and quality of life over time," Anderson said.

by Jordan Ingram

]]> <![CDATA[Consumers increasingly wary of AI's role in homebuying]]>

Consumers increasingly wary of AI's role in homebuying 

Even though most buyers expect AI use, they want transparency, clarity and human verification of AI-powered real estate processes, a recent survey found.

Sydney Jackson, freelance writer
Sydney Jackson
May 9, 2026
4 mins

Three in four consumers expect artificial intelligence to play a role in some part of the homebuying process — but their trust in the technology has declined, according to a recent study from Cotality. 

Earlier this year, Cotality surveyed prospective and recent homebuyers in the U.S., Canada, the U.K. and Australia about their sentiment toward AI in real estate. While most respondents believe AI is embedded in real estate, especially within property websites, they still want a "human in the loop," with 44% willing to pay someone to verify AI decisions. 

"Buyers are not asking whether AI is involved — they assume it is," John Rogers, chief data and analytics officer at Cotality, said in the report. "The question they are now asking is whether the industry has earned the right to use it in decisions that change lives and finances." 

Younger consumers see more benefits of AI

Millennials and Gen Z respondents were more likely to consider AI an asset during the home search and purchase process. 

Homebuying confidence has declined significantly over the past year, the report noted, but half of the Gen Z respondents said the involvement of AI tools would help them feel more confident about buying, selling or insuring a home — in part, because they expect the technology to speed up the process. 

One area where AI could prove especially efficient is lending, the report noted. AI could reduce loan processing times by one to three months, according to Cotality data, and with more than a third (37%) of originated loans in the U.S. going to borrowers under 35, that efficiency could be a boon for younger potential buyers.

But — trust could be a dealbreaker 

While AI tools may boost confidence for some consumers as they embark on their home search, overall trust in AI to help find a home has fallen considerably, dropping from 30% in 2025 to 16% this year — even as the tech has become nearly ubiquitous. Tolerance for the "learning phase" of AI in real estate is low, with at least 70% of respondents across all age demographics saying they consider AI-produced errors to be unacceptable. 

Perhaps surprisingly, while younger generations are more likely to use AI tools, they are also more willing to pay a human to confirm the accuracy of AI outputs compared to older buyers.

As the technology becomes more embedded, buyers want clear AI-use labels for property listings and mortgage recommendations. More than two-thirds (68%) of all respondents said transparent disclosure of AI involvement is important or essential, and 37% said it should be mandatory — a percentage that jumped to 61% for baby boomers.

In addition, nearly half (46%) of buyers say lenders or insurers shouldn't conduct AI valuations without prior approval, and 64% are worried the technology may "recycle" unverified information. 

US buyers want human support

Globally, nearly half (48%) of buyers think AI is reliable for making lending decisions. In the U.S., however, preference for working with humans has risen.

Domestically, 55% of buyers would prefer working with a person to secure a mortgage, compared to 46% last year. Two-thirds prefer humans over bots for legal assistance, up from 54%. 

More than half (56%) of buyers trust a human's guidance over AI for assessing natural disaster risk, and 44% said they would pay extra for human verification of automated recommendations. 

Earn trust while protecting your business

In the report, Cotality flagged some key takeaways for industry professionals: 

  • Flag AI influence in materials

  • Explain how AI and real estate interact beyond speed

  • Draft clear disclosure and consent language around AI 

  • Create strong correction processes and record-keeping including data sources, model outputs, human review and client consent

Article by Sydney Jackson

www.realestatenews.com/by/sydney-jackson

]]> ]]> <![CDATA['Just won the lottery': A trending home financing option is gaining popularity in Calif.]]>

'Just won the lottery': A trending home financing option is gaining popularity in Calif.

When a deal like this works out, it can be the perfect ending for both parties

An aerial view of houses in Lancaster, Calif. 

An aerial view of houses in Lancaster, Calif. 

Stewart Sutton/Getty Images
By Tessa McLean,California Editor
When Eric Rewitzer and his wife Annie Galvin decided to move out of San Francisco after 30 years in the city, they found their dream home in Amador County. It was just what they were looking for — 13 acres of land with a timber frame home and a little art studio — but they couldn't afford it. 

Two months later, in January 2019, a woman wandered into their San Francisco gallery and revealed that she was the owner of that home they loved. She had had a good feeling about them, she said, and the home still hadn't sold. She asked if they were still interested and offered new terms. Most notably, she'd be the bank. 

What she proposed, which ultimately led to a successful sale, is called seller financing. It's a lesser-known home financing option where a seller and a buyer bypass a traditional bank loan in favor of a direct loan. In a competitive and expensive housing market like California's, coupled with the relatively high mortgage rates now, buyers are looking for creative ways to get into the real estate market. For sellers, looming tax implications might make an unconventional deal an attractive option, especially if the other option is not moving at all. Direct loans like these can even mean a lower interest rate, and for some prospective homeowners, such as those who have poor credit, they might be the only way to get a loan at all. 

Just people being good to each other'

Rewitzer, Galvin and the seller settled on a $100,000 down payment, a six-year loan with monthly payments at a 3% interest rate, and a "balloon" payment (a large lump sum) at the end. A lawyer, a mortgage broker and a real estate agent reviewed all aspects of the deal, protecting both parties should anything go wrong. In 2025, Rewitzer and Galvin made that final payment, and the trio went out to lunch, "and we just congratulated each other on a deal that really worked," Galvin said.

Annie Galvin, left, and Eric Rewitzer at their home in Amador County, Calif.

Annie Galvin, left, and Eric Rewitzer at their home in Amador County, Calif.

Courtesy of Eric Rewitzer

Rewitzer said he doesn't think many people realize this type of financing is even an option — they hadn't. "It really was a great experience and just people being good to each other," Rewitzer said. 

"She was like our fairy godmother," he said. "But we did her a huge favor too, of just being the people to step up and take over the responsibility for this."

Now that Californians are staying in their homes longer than ever, often because of financial concerns stemming from Proposition 13 — the state law that keeps property taxes artificially low — or capital gains tax implications, he wishes more sellers knew about this practice. "I know a lot of people in San Francisco wouldn't even consider it, but maybe it's something to consider," Rewitzer said.

A once unconventional deal is getting more common

Seller financing isn't very common in the California real estate market — most experts estimate it's around 6% of the market. But interest is growing, with one calculation showing seller financing deals increased by 8% between 2023 and 2024.

San Diego Redfin agent David Zarraonandia said that's partially because many people don't know it's an option at all. "A lot of agents are not going to pitch it just because they don't have the experience or familiarity with it," Zarraonandia said. "And because the agents are not pitching it, the sellers don't really know their options."

An aerial view of houses in Pacifica, Calif.

An aerial view of houses in Pacifica, Calif.

JasonDoiy/Getty Images

Zarraonandia completed a transaction recently that included seller financing. When it works out, it can be advantageous for both parties, he said, saying he told those recent buyers, "You guys just won the lottery on this deal." 

This type of deal may especially appeal to sellers who don't want to take an immediate tax hit, so Zarraonandia always makes sure to tell his clients about it. "It's similar to getting rent, but you're just able to sell it to somebody else and create your own terms," Zarraonandia said.

Seller financing last gained popularity during the 1970s and '80s, when interest rates reached record highs. It's not surprising it's seeing a small resurgence. "The higher the rates get, I think it could become more and more common because the seller has a fantastic option to make really good money from an investment standpoint," Zarraonandia said.

The ups and downs of creating homeowners

Still, seller financing won't likely ever become a mainstream alternative. "There's a lot more potential risks for both the buyers and sellers," Zarraonandia said.

The terms of these loans are often much shorter than a traditional mortgage, so a large balloon payment after a short time period can be cost prohibitive for buyers. Plus, the seller determines if a buyer qualifies and sets the interest rate, so the rate could be higher than a bank's rate. 

On the other hand, if the buyer defaults on the loan, the seller must initiate foreclosure proceedings, which are often expensive and lengthy. The seller would still be on the hook for any repairs needed as well. Then, they would need to go through the process of selling the property a second time. Even when a sale works out, a seller still has to pay taxes on the yearly income.

Because of these financial complications, for a deal to work, it should still involve a mortgage broker, an attorney and a real estate agent, said San Francisco Compass agent Amanda Jones. "You can't shortcut the process," Jones said. 

That said, Jones said she wishes more people knew about the option because, when both parties know what they're getting into, it can be mutually beneficial. "Once you know your finances and you have a really good tax reason, it makes so much sense to me," she said.

Seller financing isn't just for single-family homes, either. It can be used for vacant land or multiunit buildings, something Jones has experience with in San Francisco. One of her clients financed the sale of a 35-unit, tenancy-in-common building a few years ago. She said the seller was in his late 70s and that it was a great experience. "The guy created homeowners," she said.

A house in downtown Julian, Calif.

A house in downtown Julian, Calif.

MattGush/Getty Images

Another client of hers knew his estate taxes would be too high if he sold, so he decided to finance several units he owned in Cole Valley to doctors and nurses who worked at UC San Francisco's nearby Parnassus campus. She said he felt confident that type of buyer could be trusted, and his instinct was correct. He never had any defaults or late payments, according to Jones.

She said the uncommon financing occasionally comes up these days with prospective buyers in the tech industry, who don't want to liquidate all their stock, but she noted that she hasn't actually completed a seller financing deal in the past few years. Still, Jones told SFGATE, "I definitely think it's a great option."

For Rewitzer and Galvin, the Amador County homeowners, it was more than luck that their deal worked out. It was a dream come true. "All of this came on the table because she was a motivated seller and we were motivated buyers and we had an incredible rapport," Rewitzer said. "And she won, and we won." 

By Tessa McLean,California Editor
]]> <![CDATA[San Diego is one of the few U.S. markets where home prices are still rising]]>

San Diego is one of the few U.S. markets where home prices are still rising

The San Diego metropolitan area's home price increased 0.53% annually in February

In an aerial view, single family homes are seen in Santee in late January. (K.C. Alfred / The San Diego Union-Tribune)
In an aerial view, single family homes are seen in Santee in late January. (K.C. Alfred / The San Diego Union-Tribune)
By  | phillip.molnar@sduniontribune.com | The San Diego Union-Tribune
PUBLISHED:  | UPDATED: 

an Diego home prices haven't risen much in the past year, but that growth is still more than most of the U.S.

The San Diego metropolitan area's home price increased 0.53% annually in February, according to the S&P Cotality Case-Shiller Indices report released Tuesday.

That ranks San Diego No.7 in the index after being first or second for much of late 2023 and the first half of 2024 when its growth was 9% to 11% annually. Yet even with its small increase, the San Diego metro area, which includes all of San Diego County, was the only California market in February where prices still rose.

Average national price gains were 0.67% in February, outpacing San Diego. But 12 of the 19 metro areas in the closely watched index were negative.

Many of the hottest markets a few years ago were near the bottom of the index. Denver prices were down 2.18% annually, followed by Tampa and Seattle, both down 2%. Chicago beat the trend, with prices up 5%. New York was also up, 4.7%, and Cleveland, 4.2%.

Nicholas Godec of the S&P Dow Jones Indices noted that many markets — like San Diego — have seen gains wiped out by inflation, which was 2.4% nationally in February. Inflation has outpaced national price gains for nine months.

The housing slowdown has broadened well beyond its Sun Belt origins," Godec said.

States in the Sun Belt, which includes Florida, Texas and Arizona, were the first markets to start seeing prices decline last year. Metro areas in those states were still down in February but were were joined by many more regions.

The Case-Shiller index tracks repeat sales of identical single-family houses — and is seasonally adjusted — as they turn over through the years. It uses a three-month rolling average and is often seen as a bellwether of the economy as a whole.

San Diego County's median home price for single-family homes in February was $1 million, according to Attom Data Solutions. The median is the point at which half the homes sold for more and half for less.

Anthony Smith, senior economist at Realtor.com, said shoppers entering the spring buying season will have mortgage rates lower than last year and, in most cases, more homes to choose from.

"Whether those conditions translate into a meaningful demand pickup," he said, "will depend on how geopolitical uncertainty and consumer confidence evolve through the season."

The average 30-year, fixed-rate mortgage rate was 5.98% in the last week of February, according to Freddie Mac. Rates hit 6.46% in early April but were down to 6.23% last week. Despite the up-and-down rates, they are lower than last April when the average neared 7%.

There were about 5,180 homes listed for sale in February in San Diego County, according to Redfin. That's about the same as February 2025 but more than shoppers faced in past years — 3,600 in 2024 and 3,300 in 2023.

Another real estate report making the rounds this week didn't paint a rosy picture of the Golden State. A study from the California Policy Lab at UC Berkeley said Californians who leave the state can save up to $672 a month on housing. Using data that anonymously tracks the same households over time from 2016 to 2025, the institute crunched the numbers for costs in metro areas where Californians relocated.

Most Californians in the study moved to Nevada, Idaho, Oregon and Arizona. Proximity appeared to be one of the biggest factors, in addition to lower costs. States where Californians moved to the least were Massachusetts, Illinois and New Jersey.

"One thing is clear," the report said, "Californians are moving to more affordable locations."

By , The San Diego Union-Tribune
]]> <![CDATA[Home Sale Profits Drop Below 45%, Pressuring Move-Up Buyers And Concessions]]>

Home Sale Profits Drop Below 45%, Pressuring Move-Up Buyers And Concessions

Apr 27, 2026
Home Sale Profits Drop Below 45 Percent

Lower home sale returns are reshaping borrower equity, concessions, and transaction stability across U.S. markets

Home seller profits just slipped below a key threshold, and for mortgage professionals, the impact isn't theoretical. It's showing up directly in deal structure, concessions, and whether transactions hold together.

A new report from ATTOM found that the typical home sale in Q1 2026 generated a 44.1% return, down from 47.2% in the prior quarter and 50.2% a year ago. It's the first time margins have fallen below 45% since 2021, continuing a steady normalization from the 2022 peak above 60%.

Sellers are still making money; the median profit came in at about $110,100, but that cushion is shrinking. And that shift is starting to ripple through the transaction pipeline.

Less Equity, Tighter Deals

For LOs, the biggest change isn't pricing. It's flexibility.

Lower seller profits mean less equity to roll into the next purchase, which directly affects down payments, reserves, and borrower qualification. That's especially relevant in move-up scenarios, where many deals rely on accumulated equity to bridge the gap.

In practical terms, fewer sellers can:

  • Bring large down payments into their next transaction
  • Absorb appraisal gaps
  • Offer meaningful concessions to keep deals alive

That shifts more pressure onto financing structure, and increases the likelihood that deals stall late in the process.

Concessions And Credits Get Harder

The past two years gave LOs a reliable lever: seller credits.

That lever is weakening.

As margins compress, sellers are becoming less willing to fund rate buydowns or closing cost assistance, particularly in markets where appreciation has already cooled. For LOs, that means fewer easy solutions when affordability gaps emerge.

The data also signals potential pressure on investor activity.

With returns narrowing, fix-and-flip margins compress, and DSCR deals that already struggle with tighter rental yields face an additional constraint. In some markets, that could translate into fewer investor-driven transactions, removing a source of volume many originators have leaned on.

Another signal to watch: distressed activity and investor behavior are starting to shift alongside margins. Lender-owned sales ticked up to 1.6% of transactions, while institutional investor purchases edged down to 6.6%. At the same time, all-cash activity remains elevated in several markets, reinforcing the competitive pressure on financed buyers. Together, those dynamics point to a market that's not weakening outright, but becoming more selective — and less forgiving for deals that rely on thin margins or tight structuring.

A More Balanced — But Less Forgiving — Market

Profit margins declined in the majority of U.S. metros, particularly across the Sun Belt, while some Midwest markets held up better. But the broader takeaway isn't regional.

It's structural.

This is no longer a market where appreciation covers mistakes. It's one where deal execution matters more than market momentum.

ATTOM noted that seller returns above 50% were never the norm historically, with pre-pandemic averages closer to 30%. What's happening now is a reversion, not a collapse.

What To Watch Next

For mortgage professionals, this shift is already changing how deals come together:

  • More financing complexity in move-up transactions
  • Less reliance on seller-funded affordability tools
  • Greater sensitivity to appraisal and pricing gaps
  • More fallout risk when deals lose flexibility late

The takeaway: seller profits are no longer doing the heavy lifting. The difference between closing and losing the deal increasingly comes down to how well the financing is structured, not how fast home prices are rising.

Article By Czarinna Andres

]]> <![CDATA[Study: San Diego is the fifth-most expensive housing market in the nation]]> No matter how you slice it, San Diego is an expensive place to own a home.

A new index from the University of San Diego's real estate school uses unique ways to track homeownership costs — exclusively using renter income and breaking down the cost of household expenses across metro areas — but the conclusion is still what locals have come to expect.

The San Diego metropolitan area, which includes all of San Diego County, was the fifth-most expensive place to own a home in the nation's 50 largest metro areas, the index said. The Los Angeles metro area was the most costly, followed by the metro areas of San Jose, San Francisco and New York. Data was based on the first three months of the year.

The new Housing Affordability Index from USD's Burnham-Moores Center for Real Estate is different from a classic affordability study because it pegs everything to renter income. Developers of the index use renters' income because they say homeowners benefit from "embedded benefits," such as lower mortgage rates, property taxes and (usually) a lower purchase price.

By using rental income, it ties data to the cost for a new homeowner — who is probably renting right now — and figures out what monthly costs would be for everything from taxes to electric bills.

Norm Miller, co-developer of the index and professor emeritus at the university, said that current homeowners in many cases have property taxes half of what they would be for a new buyer. Part of that is because of Proposition 13, which limits annual property tax increases to 2%.

"The situation for an existing owner is so much of an advantage in California," he said.

Miller and index co-author, Rhode Island-based data scientist Ian Kennedy, conclude the cost of homeownership in San Diego is better in some aspects compared to other parts of the nation.

The index said San Diego County renters, with a median household income of $81,521, would spend 86.8% of annual income on a mortgage, taxes and expenses if they purchased a median priced property now. It could be worse: Los Angeles renters would be spending slightly more than 100% of income to own a home there, 98% in San Jose, and 91% in San Francisco.

Here's how the San Diego County data breaks down:

  • New owners can look to spend 2.1% of annual income on insurance. That's lower than some other parts of the U.S. For instance, it would be 5.5% in Miami, where flood insurance costs have seen a significant rise.
  • The tax bill would take up 11.6% of annual income, lower than 13.3% in San Jose and L.A., but much more than Birmingham, Ala., where it is 2.3%. Property taxes are based on the price of a home, so tax burdens in California (as opposed to long-term owners with Prop. 13) will have higher burdens to start.
  • Utility bills would take up 3.7% of annual income, which may come as a surprise because San Diego often tops studies for highest per kilowatt-hour rates. However, the index uses data for how much people are actually paying for electricity and household gas. The gist is that even though our rates are high here, our weather doesn't warrant spending all year on heating or air conditioning. The index said the area where people are paying the most in utilities was the place with the lowest property taxes: Birmingham.
  • Homeowner association fees for a new home would take up 4.6% of annual income. That's not the cheapest (less than 1% in St. Louis, San Antonio and Austin) but less expensive than many East Coast markets, which often have older housing supply and need more upkeep. HOA fees took up 13.5% of annual income in New York and 10.1% in Providence, R.I.

Developers of the index intend to update it on a quarterly basis.

Article By 

]]> <![CDATA[Boost Your Home's Value Fast with Smart Presentation and Simple Fixes]]> Boost Your Home's Value Fast with Smart
Presentation and Simple Fixes
Homeowners preparing to sell often feel pressured to spend big on renovations just to compete,
even when the calendar and budget say otherwise. The real challenge is that buyers form
opinions fast, and those early signals can outweigh the upgrade list when it comes to increasing
perceived home value. That creates a frustrating tension: pouring money into a remodel can still
miss what buyers notice first, while smart presentation can quietly elevate the whole home. A
clear selling strategy for homeowners starts by choosing presentation over renovation when the
goal is a stronger first impression.
Understanding Perceived Value in Home Sales
When buyers walk through a home, they are not just tallying upgrades. They are forming
perceived value in real time, using small cues to judge quality, condition, and comfort. That's
why clean, cared-for spaces often earn stronger offers than a pricey project that still feels
unfinished. If your home signals steady upkeep, buyers worry less about surprise repairs and
feel safer paying closer to their limit.
Picture two similar homes: one has shiny new counters, but sticky doors and dingy baseboards.
The other has older finishes, yet crisp paint lines, smooth handles, and fresh lighting. Most
buyers read the second home as easier to move into and easier to maintain. With that lens, you
can mock up cosmetic changes first and spend only where it shows.
Preview Updates in Minutes: Test Paint, Layout, and Decor Ideas
Because first impressions shape what buyers feel your home is worth, it helps to preview small
cosmetic changes before you commit time or money. An AI drawing generator can act like a
quick "try-on" room for updates you're considering. With tools like Adobe Firefly's AI drawing
generator, you can upload an image of your current space (or start from a simple idea) and
generate visual concepts that show how the room could look with updated finishes, a cleaner
layout, or more appealing styling. The goal isn't perfect realism, it's to see your options side by
side so you can spot what reads as fresher and more market-ready.
Try generating a few variations of the same space and compare them: Which one looks more
polished at a glance? Which makes the room feel brighter, less cluttered, or more put-together?
That quick comparison can reveal whether a paint shift, a simplified arrangement, or a styling
tweak is likely to make the biggest difference when buyers walk in. Once you've identified the
updates that visually move the needle, you'll be ready to focus on the high-impact fixes that are
actually worth doing before you list.
Do These High-Impact Fixes Before You List

If you want a faster, stronger offer, focus on low-cost home improvements that improve first
impressions and daily "feel." Use the quick mockups you did earlier to confirm what actually
looks better before you spend time or money.
1. Declutter with a ruthless, repeatable rule: Walk room by room with two bins: donate
and store. Anything that isn't used weekly should come off counters and open shelves
so rooms read bigger and calmer. When you get stuck, the minimalist 20/20 rule helps
you decide quickly, if you can replace it in under 20 minutes for under $20, you can let it
go.
2. Deep-clean what buyers subconsciously judge: Aim for "hotel clean," not "lived-in
clean." Prioritize baseboards, light switches, doors/handles, window tracks, and grout,
these spots signal care (or neglect) fast. In kitchens and baths, degrease cabinet fronts
and polish faucets so the whole room feels newer without renovating.
3. Fix the lighting (it's cheaper than you think): Replace mismatched bulbs so every
fixture in a room matches temperature (soft white or bright white) and brightness. Add a
lamp to any dark corner and swap heavy shades that block light. Bright, even lighting
makes your paint color, floors, and layout choices from your previews look intentional.
4. Patch-and-paint the "eye magnets": Fill nail holes, touch up scuffs, and repaint high-
traffic areas like entry walls, stair rails, and around doorknobs. If your preview tests
showed a new wall color is worth it, repaint only the most visible space (often the living
room) and keep the rest neutral and clean. Outside, weather-resistant paint helps curb
appeal enhancements last through sun and rain.
5. Make the living room the easiest yes: Buyers tend to anchor emotionally in one "main"
space, and 39% of buyers say the living room is the most important room. Create a clear
path through the room, float furniture away from walls only if it improves flow, and limit
surfaces to 1–2 simple objects each. The goal is to make the room feel bright, spacious,
and easy to imagine living in.
6. Handle the small repairs that scream 'maintenance': Tighten loose handles, replace
cracked switch plates, stop door squeaks, and fix running toilets. Make a 60-minute "mini
punch list" for each weekend and knock out five tiny repairs at a time. Individually they're
cheap; together they change the story your home tells.
7. Upgrade curb appeal in one afternoon: Mow, edge, pull weeds, and refresh mulch in
the most visible bed near the entry. Wash the front door, clean exterior light fixtures, and
add a new doormat that looks simple and crisp. If you want to go beyond basics,
residential entry design tips can help you spot quick wins that make the approach feel
welcoming.
When you're done, you should have a home that feels brighter, cleaner, and easier to move
through, and a short list of "maybe" projects you can weigh by cost, time, and buyer impact
before committing.
Pre-Sale Prep Questions Sellers Ask Most

Q: What repairs actually matter most before selling?
A: Fix anything a buyer can see, touch, or hear in the first walk through. Small problems read as
neglect, and deferred maintenance can create an impression of larger hidden problems.
Prioritize leaks, loose hardware, broken switches, sticking doors, and obvious paint damage.
Q: What should I not fix before selling?
A: Avoid highly personal renovations and anything that requires permits or long lead times.
Major kitchen overhauls, niche built-ins, and trendy finishes can backfire if they do not match
buyer taste. Instead, focus on neutral updates that make the home feel clean, bright, and well-
cared-for.
Q: Can I skip small cosmetic issues if the house is priced fairly?
A: You can, but it often costs you in buyer confidence and negotiation leverage. A few
inexpensive fixes can prevent low offers that cite "condition." If you are short on time, tackle the
issues that show up in photos first: scuffs, mismatched bulbs, and worn entry details.
Q: How do I handle tiny repairs without spending a fortune?
A: Batch them into one supply run and one focused work session, then stop when the big visual
wins are done. Simple swaps like new outlet covers, fresh caulk, and repaired window screens
can be very affordable, and DIY screen repair kits run about $20. Keep receipts and notes so
you can confidently answer buyer questions.
Maximize Home Sale Value with One Smart Room Refresh
Selling can feel like a constant tug-of-war between fixing everything and doing enough to attract
serious buyers. The most reliable path is strategic home presentation paired with affordable
home upgrades that highlight what already works and quietly reduce objections. Do that
consistently, and increasing buyer interest becomes easier, showings feel smoother, and
maximizing home sale value becomes far more realistic. Buyers pay more for homes that feel
cared for and easy to move into. Pick one high-visibility room this week and complete the
simplest changes today as your next steps for home sellers. That small start builds momentum,
and a calmer, more confident selling process.

Article From Suzie Wilson

]]> <![CDATA[Sunshine Properties Real Estate: Fallbrook's Trusted Name in Land, Groves, and Residential Sales]]> Sunshine Properties Real Estate: Fallbrook's Trusted Name in Land, Groves, and Residential Sales

For generations, Sunshine Properties Real Estate has been a respected and established name in the Fallbrook real estate community. Since the 1970s, the company has helped buyers and sellers navigate the unique North San Diego County market with local knowledge, professionalism, and a strong commitment to personal service.

What sets Sunshine Properties Real Estate apart is its deep connection to the community. The broker, along with many of the agents, are from Fallbrook and grew up in Fallbrook. That hometown background provides firsthand knowledge of the neighborhoods, schools, rural communities, roads, and lifestyle that only true locals can offer.

Sunshine Properties has also built a strong reputation for understanding the types of properties that make Fallbrook special. While many brokerages focus primarily on standard residential homes, Sunshine Properties has long been recognized for experience in vacant land, avocado groves, citrus groves, ranch properties, custom estates, and homes with acreage. These transactions often require specialized knowledge that goes far beyond a typical home sale.

Selling land and agricultural property requires an understanding of zoning, water meters, wells, septic systems, access roads, topography, boundaries, grove operations, irrigation systems, and future development potential. The agents at Sunshine Properties Real Estate understand these details and know how to guide clients through every step of the process.

For buyers, this knowledge can help identify opportunities and avoid costly surprises. For sellers, it means accurate pricing, strategic marketing, and strong representation from professionals who understand how to present the true value of a property.

In addition to land and groves, Sunshine Properties Real Estate also brings the same level of expertise to residential real estate. Whether helping first-time buyers, families looking to upgrade, retirees downsizing, or sellers preparing to maximize value, their team understands the local neighborhoods, schools, market trends, and lifestyle that make Fallbrook such a desirable place to live.

Real estate in Fallbrook is not one-size-fits-all. It takes local experience, market knowledge, and professionals who understand both the lifestyle and the land. That is why so many buyers and sellers continue to trust Sunshine Properties Real Estate.

If you are thinking about buying or selling land, a grove, or a home in Fallbrook, visit Sunshine Properties Real Estate at 330 N Main Avenue, Fallbrook, CA 92028 or call (760) 728-8855. Experience the difference of working with a trusted local brokerage that has proudly served the community for generations.

Article by ChatGPT

]]> <![CDATA[First-time homebuyer guide]]> What is a first-time homebuyer?

A first-time homebuyer is someone who has never owned a home before, or someone who hasn't owned a home for at least the previous three years. In certain tax circumstances, the IRS considers someone who hasn't owned a home in the prior two years a first-time buyer, as well.

Step-by-step first-time homebuyer guide

Step 1: Assess your finances

A home is the single biggest purchase most people make. If you can't pay all cash, you'll have to get a loan, so it's important to ensure you're in a good position financially to qualify for — and handle — a mortgage. Start by checking your credit report and score, examining your budget and assessing your ability to make a down payment and pay closing costs.

Credit

With a higher credit score — ideally, 760 or more — you'll qualify for more favorable loan terms that could save you money over the life of your mortgage. That said, you can still get a loan with a score as low as 620 for a conventional loan or 500 for an FHA loan. You might not get the most attractive interest rate with that score, however, and might need a larger down payment.

Learn more: How to improve your credit score for a mortgage

Debt-to-income ratio

Calculate your debt-to-income (DTI) ratio. Depending on the type of mortgage you're getting, the ideal amount to spend on housing costs — including the mortgage payment, property taxes and homeowners insurance — is 28 percent of your gross monthly income. For all of your monthly debt payments, including housing costs, the ideal amount is 36 percent.

For a conventional loan — the most popular kind of loan — many mortgage lenders look for a maximum 43 percent DTI ratio. But some lenders go higher, up to 50 percent, if you have other compensating factors, like a lot of money in savings. The higher your DTI ratio, the more likely you are to pay a higher mortgage rate.

Down payment

If you're interested in a conventional loan and can put 20 percent down, you'll avoid paying private mortgage insurance (PMI). This is an extra monthly fee that covers the lender should you default on, or stop paying, the loan.

You don't have to put down 20 percent, though — you can pay as little as 3 percent with PMI. If you're getting a VA loan or USDA loan, you likely won't have to make any down payment. FHA loans, meanwhile, require a minimum of 3.5 percent down.

Savings

Closing costs can range from 2 percent to 5 percent of the home's purchase price. There's also the earnest money deposit, which is a smaller amount submitted with your initial offer to buy a home, usually 1 percent of the home's purchase price.

Don't forget: You'll also want some savings lined up for moving expenses and furniture or possible repairs or updates you'd like to make to the home.

How much house can I afford?

Along with ensuring you can qualify for a mortgage, a look at your finances will help you set a homebuying budget. There are many different ways of thinking about how much of your income should go toward a mortgage, but generally speaking, you'll want to be sure you can comfortably pay for your housing costs and other recurring debts while still paying daily costs and — ideally — saving some money. Bankrate can help you decide how much house you can afford.

Step 2: Decide which type of mortgage to get

There are many types of mortgages. Besides choosing a loan type, you'll also decide whether you want a fixed-rate or adjustable-rate mortgage and how long you want your loan term to be.

Types of mortgages

Examples of different kinds of mortgages include:

  • Conventional loans: Conventional mortgages are the most common type of mortgage. A conventional mortgage isn't backed by the U.S. government, and it comes with stricter qualifying criteria.
  • FHA loans: An FHA mortgage is a government-backed loan insured by the Federal Housing Administration (FHA). These loans come with lower credit score requirements, as low as 500 with a 10 percent down payment.
  • USDA loans: Like FHA loans, a USDA mortgage is a government-backed mortgage. These types of mortgages are designed for borrowers in eligible rural areas and do not require a down payment.
  • VA loans: A VA loan is guaranteed by the U.S. Department of Veterans Affairs. These mortgages are available to eligible veterans, active-duty service members and surviving spouses and generally don't require any money down.

Fixed or adjustable rate

Fixed-rate loans tend to have slightly higher rates, but the rate never changes. An adjustable-rate mortgage (ARM) typically starts with a lower rate for a set time — such as five or seven years — and then adjusts up or down based on prevailing rates at a predetermined interval, such as once every six months. If mortgage rates are up, your personal rate will increase, and so will your monthly payment.

Fixed-rate mortgages are more common and are generally easier to get. They offer a more predictable payment long-term and have simpler eligibility criteria than an ARM. However, if you're savvy and meet the financial requirements — and you also plan to move or refinance before the rate adjusts — an ARM could save you some money in the short-term. The caveat is that it comes with risk. For many people, you will need to be able to sell or refinance for an ARM to make financial sense.

Loan terms

Also consider your loan term, such as 15 or 30 years. Shorter-term loans have lower rates but larger monthly payments. This means less flexibility in your monthly budget in exchange for lower overall borrowing costs. Most first-time homebuyers get a 30-year, fixed-rate mortgage.

Step 3: Get quotes from at least three mortgage lenders

Comparing mortgage loan offers is one of the essential steps to buying a house. Aim to get rate quotes from at least three lenders, as mortgage interest rates vary considerably and change often.

Some lenders offer rate quotes online after you enter your contact info and financial details. Other lenders will require you to hop on the phone for a quick conversation. When comparing these rate quotes, take into account the fees that come with the loan. For instance, one loan may have a lower interest rate, but it requires you to buy points upfront to lower the rate. Always use the annual percentage rate (APR) to compare loans, because the APR factors in the cost of fees.

While some lenders refer to this step as prequalification, don't get it confused with preapproval. Prequalification allows you to get an estimated rate and understand how much you can afford. The rate and fees you'll pay are a best guess based on the limited financial info you give to a mortgage lender. When you go to get preapproved, you'll need to submit more documentation and submit to a credit check.

For 2026 so far, rates for 30-year fixed-rate mortgages have been between 6% and 6.5%. It's expected that rates will stay in this range throughout the year. However, rates offered on Bankrate are much lower than average. As of April 1, the top offer on Bankrate is 5.86%.

Step 4: Get preapproved for a mortgage

When you're ready to search for a home and make offers, get preapproved for a mortgage. A preapproval is a written, preliminary commitment from a lender to loan you a certain amount of money at a certain rate. It is not a finalized offer. However, a preapproval letter is crucial when you're shopping for a home because it shows sellers you're likely able to finance the purchase.

To get preapproval for a mortgage, you'll need to provide a variety of documents and personal financial information including:

  • Bank statements and pay stubs from at least the past two months
  • Federal tax returns from the past two years
  • Employer contact information
  • Business records if self-employed
  • Statements from retirement and investment accounts

Keep in mind: While quotes can be a valuable means of comparison, your rate won't be finalized until you lock it in with the lender.

Step 5: Find a real estate agent

Once you're preapproved and ready to start looking for homes, connect with a real estate agent who has experience with homebuyers in your area. Ask family or friends for a recommendation, or research agents online. Bear in mind, some might specialize in working with sellers instead of buyers.

Keep in mind, too, that you don't have to sign a contract with the first agent you meet. Interview a few, and ask about their experience, track record and whether they specialize in any particular type of residence, such as condos. Make sure you understand their communication style — will you hear from them every day with new listings? — and ask for references. Ideally, the agent should know the local housing market well and be able to provide valuable insights about things like neighborhoods and school districts.

Step 6: Shop for a home

As you view listings on real estate websites, talk to your agent about your budget and top requirements so they can send you listings, too. Your home search will largely be defined by your unique needs, but you should always keep in mind:

  • Location: Location is the one thing you cannot change about a home. Before making an offer, think about the neighborhood, the school district, potential noise pollution and if the home is located in a flood zone, for example.
  • Condition: Review each home with a critical eye, assessing it for any signs of damage or potential expensive repairs.

View several homes before making a decision to get a clearer picture of the options available and to nail down what you like and don't like — and need or don't need.

Step 7: Make an offer

When you're ready to make an offer on a home, discuss the terms of the purchase agreement with your agent. They'll analyze comparable listings ("comps") recently sold in the area to help you make a competitive offer. The purchase agreement typically includes an offer price, a deadline for the seller to respond — usually within 24 to 48 hours — and any contingencies.

At a minimum, the offer should include appraisal and home inspection contingencies. That means if the home appraises under the offer price or an inspection reveals significant issues, you can walk away without losing your deposit. If a bidding war seems likely, the offer should also include an escalation clause with your top offer limit.

The seller can accept, reject or counter at a different price. Tap your agent's experience to negotiate with the seller for the best possible outcome. It's not uncommon for homes to sell quickly or above the list price, so don't panic if you don't get the first home you place an offer on.

Step 8: Apply for a mortgage

If the seller accepts your offer, it's time to apply for your mortgage. This isn't the same process as getting preapproved, but they are similar. Here are our in-depth guides to the loan application:

Step 9: Hire a home inspector

After your offer is accepted, hire a home inspector to evaluate the property. Your agent can recommend one, or you can locate one through the American Society of Home Inspectors, the International Association of Certified Home Inspectors or the National Academy of Building Inspection Engineers. As you did when researching real estate agents, consult online resources to check for complaints and read testimonials.

Keep in mind: Your real estate agent may refer an inspector. While this isn't always problematic, it can be. The inspector may feel pressured to give a less-than-accurate report so the sale stays on track. It may be best for everyone to work with someone your agent doesn't know.

An inspector will check the home's foundation, roof, HVAC, plumbing and electrical systems but typically will not check for the presence of lead paint or mold. The inspection can take about two or three hours and range from $300 to $500, depending on the home's size and the extent of the inspection. You and your agent should be present so you can ask for clarification on any issues.

If the inspection report uncovers major problems, you could ask the seller to fix them, but he or she might not be willing if there are other offers that won't require them to pay for repairs. If you have an inspection contingency in your purchase agreement, and the seller is unwilling to address the issues, you might choose to walk away instead.

Step 10: Get homeowners insurance, finalize your move and close

Once the inspection is handled, your mortgage lender might conditionally approve your loan. This typically means the lender is waiting to resolve a few details or for other contingencies to be met before clearing the loan to close. At this point, the next steps usually include:

Insuring the house

Mortgage lenders require homeowners insurance, which helps protect your — and their — investment. Insurance premiums vary, so get quotes from several companies or work with an insurance broker who can shop rates for you. Assess your needs and ensure you buy enough coverage to completely rebuild your home if it's destroyed or seriously damaged. If your home is located in a federally designated flood zone, you'll need to buy flood insurance, too.

Planning your move

Depending on how quickly you plan to move, you'll likely want to start planning before the closing. As you prepare for move-in day, contact your utility, cable and internet providers to arrange new service for your move-in date.

Closing

Finally, it's time to put pen to paper and close on your new house. The closing process is when you finalize the purchase contract and officially become a homeowner. If you're paying closing costs on closing day — and most buyers do — follow your escrow company or settlement agent or attorney's payment instructions very carefully. If you receive an email with wiring instructions, call your settlement agent first to verify it's legitimate.

A day or two before the closing, you'll do a final walkthrough of the property to make sure repairs, if any, were made and that the home is vacant. At the closing table, you'll sign paperwork to finalize the loan and transfer ownership of the home from the seller to you.

Help for first-time homebuyers

  • First-time homebuyer programs: If you're a first-time homebuyer, you might qualify for assistance affording the home. Some lenders offer a mix of slightly discounted mortgage rates, minimal fees and low- or no-down payment options for qualifying buyers. Many states and local governments also have programs that offer down payment or closing cost assistance — either low-interest-rate loans, deferred loans or even grants.
  • Mortgage credit certificates: If eligible, you might also benefit from a mortgage credit certificate (MCC). An MCC offers a dollar-for-dollar federal tax credit, up to $2,000 per year.

Challenges of being a first-time homebuyer

Buying your first home isn't without challenges. Be ready to:

  • Have lots of liquidity: As a first-time homebuyer, you're not moving from one property you own to another, so you won't have the proceeds from a home sale to use in a pinch.
  • Explain your credit and financial circumstances: As a first-time buyer, you might have a short credit history, plan to use gift funds for a down payment or earn income through a gig work or another form of self-employment. These aren't dealbreakers to getting a mortgage, but you'll need to be able to prove you still qualify you for a loan. Be prepared for the mortgage lender to ask — and potentially ask again — for lots of documentation.
  • Pay for ongoing costs: Budgeting for home maintenance costs is one of the biggest transitions from renting to owning, so make sure you plan accordingly. The average annual cost of owning and maintaining a single-family home is more than $18,000 a year, according to Bankrate's 2024 Hidden Costs of Homeownership Study.
  • Prepaid mortgage expenses: Also known as prepaids, these typically include your annual homeowners insurance premium, property taxes for the coming year and mortgage interest that accrued during the closing process. Generally, you'll pay these at the same time you pay the rest of your closing costs.

Article by Bankrate.com

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Flyer belongs to Fallbrook Chamber of Commerce

]]> <![CDATA[ California home sales, prices rise in February as mortgage rates ease, C.A.R. reports]]> March 17, 2026

     California home sales, prices rise in February as mortgage rates ease, C.A.R. reports

  • Existing, single-family home sales totaled 274,820 in February on a seasonally adjusted annualized rate, up 7.0 percent from 256,910 in January and down 0.3 percent from 275,600 in February 2025.

  • February's statewide median home price was $830,370, up 0.9 percent from $822,630 in January and up from $829,060 in February 2025.

  • Year-to-date statewide home sales were down 0.7 percent in February.

SACRAMENTO (March 17) – California home sales perked higher in February as slightly more favorable mortgage rates improved affordability and encouraged more buyers to reenter the market, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) said today.

Infographic: https://www.car.org/Global/Infographics/2026-02-Sales-and-Price

 

Closed escrow sales of existing, single-family detached homes in California reached a seasonally adjusted annualized rate of 274,820 in February, according to data collected by C.A.R. from more than 90 local REALTOR® associations and MLSs statewide. This annualized figure reflects the number of homes that would be sold in 2026 if February's sales pace continued throughout the year, with adjustments made for typical seasonal patterns. February sales were up from 256,910 in January and down 0.3 percent from 275,600 in February 2025.

Despite the uptick, the streak of sub-300,000 seasonally adjusted annualized sales continued for the 41st consecutive month, underscoring the market's persistent weakness over the past few years. While the stronger-than-usual, month-to-month increase in pending sales provides some hope that closed transactions could improve in March, the recent spike in mortgage rates may dampen buyer momentum and keep sales activity subdued in the near term.

"Following a soft start to the year, the housing market regained momentum in February, with both sales and prices showing solid gains," said 2026 C.A.R. President Tamara Suminski, a Southern California broker and REALTOR®. "The conflict in the Middle East is creating some uncertainty for the broader economy and financial markets, which could lead to some short-term hesitation in the housing market. We remain hopeful though that the situation will stabilize in the weeks ahead, allowing market fundamentals and buyer and seller confidence to reassert themselves."

California's median home price increased in February from both the prior month and year ago, bouncing back to $830,370 from a 23-month low reached a month ago. The statewide median price rose 0.9 percent from January, outpacing the long-run average of -0.3 percent observed between January and February. On a year-over-year basis, the median price rose following two consecutive months of annual declines and posted its best growth rate in five months. While prices are expected to climb as the market approaches the spring homebuying season, lingering concerns about the broader economy and the market condition could constrain the pace of price gains in the months ahead.

"While mortgage rates remain below year-ago levels, they recently jumped to their highest level in seven months and could temper buyer momentum as we head into the spring homebuying season," said C.A.R. Senior Vice President and Chief Economist Jordan Levine. "However, many homeowners remain locked in to historically low rates, and inventory remains tight, so any stabilization in rates could help bolster home prices in the spring market despite ongoing affordability and economic challenges."

Other key points from C.A.R.'s February 2026 resale housing report include:

  • At the regional level, three of California's five major regions recorded year-over-year increases in non-seasonally adjusted home sales. The Central Coast led with a solid 6.2 percent gain from a year earlier, followed by the San Francisco Bay Area (4.0 percent) and the Central Valley (0.6 percent). Meanwhile, the Far North posted a modest sales decline, falling 2.9 percent from its year-ago level, followed by Southern California (-0.6 percent).

  • At the county level, 27 of the 53 counties tracked by C.A.R. posted year-over-year sales gains in February, with 14 recording double-digit increases. Mariposa led with a 57.1 percent increase from a year earlier, followed by Tehama (53.8 percent) and Santa Cruz (53.6 percent). Meanwhile, sales in two counties, Contra Costa and Sonoma, remained flat, and 24 counties experienced annual sales declines, including 15 that fell by more than 10 percent. Mono led the pack with a -57.1 percent drop, Plumas (-28.6 percent) having the second biggest drop, and Siskiyou (-20.8 percent) recording the third largest dip.

  • Only two of California's five major regions recorded year-over-year median home price growth. The San Francisco Bay Area led with a 2.8 percent gain from February 2025, followed by the Central Coast with a 0.8 percent increase. In contrast, the Far North recorded the largest annual decline at 2.1 percent, followed by the Central Valley (-2.0 percent) and Southern California (-0.5 percent).

  • At the county level, 24 of the 53 counties tracked by C.A.R. recorded year-over-year median home price increases. Trinity led with a 225.4 percent increase, followed by Mono (74.1 percent); the gains in both counties largely reflected a shift in the mix of homes sold, which skewed the upturn in their median prices. Plumas ranked third with a solid annual growth rate of 34.9 percent. Conversely, 28 counties registered price declines from a year earlier, while Siskiyou remained unchanged. Lassen recorded the steepest price drop (-30.1 percent), followed by Santa Barbara (-19.8 percent) and Napa (-17.8 percent), underscoring continued price softness in many markets across the state.
  • Housing inventory pulled back in February, receding from the prior month and staying unchanged from a year earlier as slower market activity and growing economic uncertainty weighed on seller confidence. The Unsold Inventory Index was 4.0 months in February, down from 4.4 months in January and unchanged from February 2025. While total active listings increased from the previous month, they fell from a year ago for the first time in 25 months. With the streak of inventory expansion broken in February, the first dip in supply in slightly more than two years suggests that some homeowners may be delaying their listing decisions as mortgage rates continue to climb amid a tense geopolitical environment that has clouded the near-term economic outlook. As a result, while the number of properties for sale remains relatively high compared to levels observed a couple of years ago, the housing supply growth rate may begin to moderate in the months ahead.
  • The median number of days it took to sell a California single-family home was 29 days in February, up from 26 days in February 2025.
  • C.A.R.'s statewide sales-price-to-list-price ratio* was 99.3 percent in February 2026 and 98.0 percent in February 2025.

  • The statewide median price per square foot** for an existing single-family home was $424, up from $421 in February a year ago.

  • The 30-year, fixed-mortgage interest rate averaged 6.05 percent in February, down from 6.84 percent in February 2025, according to C.A.R.'s calculations based on Freddie Mac's weekly mortgage survey data.

Note:  The County MLS median price and sales data in the tables are generated from a survey of more than 90 associations of REALTORS® throughout the state and represent statistics of existing single-family detached homes only. County sales data is not adjusted to account for seasonal factors that can influence home sales. Movements in sales prices should not be interpreted as changes in the cost of a standard home. The median price is where half sold for more and half sold for less; medians are more typical than average prices, which are skewed by a relatively small share of transactions at either the lower end or the upper end. Median prices can be influenced by changes in cost, as well as changes in the characteristics and the size of homes sold. The change in median prices should not be construed as actual price changes in specific homes.

*Sales-to-list-price ratio is an indicator that reflects the negotiation power of home buyers and home sellers under current market conditions. The ratio is calculated by dividing the final sales price of a property by its original list price and is expressed as a percentage. A sales-to-list ratio with 100 percent or above suggests that the property sold for more than the list price, and a ratio below 100 percent indicates that the price sold below the asking price.

**Price per square foot is a measure commonly used by real estate agents and brokers to determine how much a square foot of space a buyer will pay for a property. It is calculated as the sale price of the home divided by the number of finished square feet. C.A.R. currently tracks price-per-square foot statistics for 53 counties.

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with nearly 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

# # #

February 2026 County Sales and Price Activity
(and condo sales data not seasonally adjusted)

February 2026

Median Sold Price of Existing Single-Family Homes

Sales

State/Region/County

February

2026

January

2026

 

February

2025

 

Price MTM% Chg

Price YTY% Chg

Sales MTM% Chg

Sales YTY% Chg

Calif. Single-family home

$830,370

$822,630

r

$829,060

 

0.9%

0.2%

7.0%

-0.3%

Calif. Condo/Townhome

$645,000

$625,000

 

$675,000

 

3.2%

-4.4%

28.0%

1.2%

Los Angeles Metro Area

$812,950

$808,000

 

$824,880

 

0.6%

-1.4%

11.5%

-1.8%

Central Coast

$1,047,500

$1,091,180

 

$1,039,500

 

-4.0%

0.8%

21.2%

6.2%

Central Valley

$485,000

$480,000

 

$495,000

 

1.0%

-2.0%

15.4%

0.6%

Far North

$378,000

$379,950

 

$386,000

 

-0.5%

-2.1%

-12.6%

-2.9%

Inland Empire

$601,350

$595,000

 

$611,290

 

1.1%

-1.6%

9.0%

-3.7%

San Francisco Bay Area

$1,285,000

$1,127,000

 

$1,250,000

 

14.0%

2.8%

44.1%

4.0%

Southern California

$861,880

$845,530

 

$866,360

 

1.9%

-0.5%

13.7%

-0.6%

 

 

 

 

 

 

 

 

 

 

San Francisco Bay Area

 

 

 

 

 

 

 

 

 

Alameda

$1,303,500

$1,120,010

 

$1,300,000

 

16.4%

0.3%

33.8%

-4.5%

Contra Costa

$819,000

$802,000

 

$841,000

 

2.1%

-2.6%

31.2%

0.0%

Marin

$1,575,000

$1,527,000

 

$1,675,000

 

3.1%

-6.0%

58.3%

17.3%

Napa

$837,000

$1,002,500

 

$1,018,500

 

-16.5%

-17.8%

30.0%

18.2%

San Francisco

$1,976,000

$1,653,320

 

$1,600,000

 

19.5%

23.5%

93.3%

4.3%

San Mateo

$2,250,000

$2,000,000

 

$2,200,000

 

12.5%

2.3%

39.9%

12.9%

Santa Clara

$2,016,000

$1,807,500

 

$2,000,000

 

11.5%

0.8%

70.1%

13.7%

Solano

$565,400

$552,500

 

$600,000

 

2.3%

-5.8%

41.4%

0.4%

Sonoma

$809,500

$799,000

 

$852,560

 

1.3%

-5.1%

28.3%

0.0%

Southern California

 

 

 

 

 

 

 

 

 

Imperial

$447,500

$455,000

 

$394,000

 

-1.6%

13.6%

22.9%

-10.4%

Los Angeles

$842,660

$879,720

 

$852,190

 

-4.2%

-1.1%

14.2%

-0.3%

Orange

$1,432,500

$1,410,000

 

$1,465,500

 

1.6%

-2.3%

9.3%

-3.6%

Riverside

$631,000

$639,440

 

$646,840

 

-1.3%

-2.4%

20.4%

-4.0%

San Bernardino

$510,000

$500,990

 

$490,000

 

1.8%

4.1%

-14.7%

0.5%

San Diego

$1,050,000

$1,050,000

 

$1,040,000

 

0.0%

1.0%

22.2%

4.6%

Ventura

$930,000

$917,500

 

$969,500

 

1.4%

-4.1%

16.8%

7.3%

Central Coast

 

 

 

 

 

 

 

 

 

Monterey

$880,000

$998,750

 

$900,000

 

-11.9%

-2.2%

17.3%

7.5%

San Luis Obispo

$990,000

$950,000

 

$967,500

 

4.2%

2.3%

15.1%

-5.8%

Santa Barbara

$1,215,000

$1,475,000

 

$1,515,000

 

-17.6%

-19.8%

15.5%

-0.7%

Santa Cruz

$1,275,000

$1,237,500

 

$1,260,000

 

3.0%

1.2%

53.6%

53.6%

Central Valley

 

 

 

 

 

 

 

 

 

Fresno

$426,250

$429,990

r

$442,850

 

-0.9%

-3.7%

27.7%

8.3%

Glenn

$370,000

$340,000

 

$335,000

 

8.8%

10.4%

100.0%

40.0%

Kern

$410,000

$398,220

 

$409,900

 

3.0%

0.0%

5.9%

-12.4%

Kings

$356,990

$383,000

 

$375,000

 

-6.8%

-4.8%

0.0%

23.3%

Madera

$435,000

$412,000

 

$425,000

 

5.6%

2.4%

64.4%

-9.3%

Merced

$402,990

$409,750

 

$414,500

 

-1.6%

-2.8%

23.9%

38.3%

Placer

$639,980

$625,000

 

$649,000

 

2.4%

-1.4%

16.7%

-4.2%

Sacramento

$545,000

$540,000

 

$550,000

 

0.9%

-0.9%

20.7%

8.0%

San Benito

$821,000

$859,900

 

$780,000

 

-4.5%

5.3%

12.0%

3.7%

San Joaquin

$525,000

$530,000

 

$540,000

 

-0.9%

-2.8%

11.8%

-15.1%

Stanislaus

$462,500

$477,000

 

$460,000

 

-3.0%

0.5%

1.4%

8.0%

Tulare

$381,000

$375,000

 

$380,000

 

1.6%

0.3%

-8.8%

-8.3%

Far North

 

 

 

 

 

 

 

 

 

Butte

$435,750

$445,000

 

$449,000

 

-2.1%

-3.0%

-7.7%

-17.8%

Lassen

$199,000

$255,000

 

$284,500

 

-22.0%

-30.1%

-10.0%

12.5%

Plumas

$485,000

$350,000

 

$359,500

 

38.6%

34.9%

-28.6%

-28.6%

Shasta

$386,500

$386,000

 

$386,000

 

0.1%

0.1%

-6.6%

5.2%

Siskiyou

$285,000

$359,000

 

$285,000

 

-20.6%

0.0%

-9.5%

-20.8%

Tehama

$323,630

$347,000

 

$360,000

 

-6.7%

-10.1%

-37.5%

53.8%

Trinity

$374,250

$290,000

 

$115,000

 

29.1%

225.4%

-50.0%

-20.0%

Other Calif. Counties

 

 

 

 

 

 

 

 

 

Amador

$445,000

$430,000

 

$460,000

 

3.5%

-3.3%

22.2%

-15.4%

Calaveras

$452,920

$475,000

r

$415,000

 

-4.6%

9.1%

2.3%

7.1%

Del Norte

$335,000

$460,000

 

$352,000

 

-27.2%

-4.8%

66.7%

25.0%

El Dorado

$700,000

$705,380

 

$677,000

 

-0.8%

3.4%

17.7%

-11.0%

Humboldt

$430,000

$384,000

 

$431,000

 

12.0%

-0.2%

-21.5%

-15.1%

Lake

$338,950

$312,000

 

$352,500

 

8.6%

-3.8%

25.0%

-13.0%

Mariposa

$520,000

$369,750

 

$410,000

 

40.6%

26.8%

-8.3%

57.1%

Mendocino

$481,500

$480,000

 

$535,500

 

0.3%

-10.1%

0.0%

18.5%

Mono

$2,350,000

$1,564,500

 

$1,350,000

 

50.2%

74.1%

-50.0%

-57.1%

Nevada

$532,000

$578,500

 

$512,950

 

-8.0%

3.7%

1.5%

11.3%

Sutter

$464,040

$460,000

 

$417,500

 

0.9%

11.1%

25.9%

-19.0%

Tuolumne

$362,500

$420,000

 

$381,000

 

-13.7%

-4.9%

-10.2%

7.3%

Yolo

$600,000

$559,200

 

$633,500

 

7.3%

-5.3%

0.0%

-10.8%

Yuba

$430,000

$449,950

 

$459,000

 

-4.4%

-6.3%

32.5%

-18.5%

r = revised
NA = not available

 

February 2026 County Unsold Inventory and Days on Market
(Regional and condo sales data not seasonally adjusted)

February 2026

Unsold Inventory Index

Median Time on Market

State/Region/County

Feb.

2026

Jan.

2026

 

Feb.

2025

 

Feb.

2026

Jan.

2026

 

Feb.

2025

 

Calif. Single-family home

4.0

4.4

 

4.0

 

29.0

40.0

r

26.0

 

Calif. Condo/Townhome

4.7

5.6

 

4.2

 

35.0

49.0

 

28.0

 

Los Angeles Metro Area

4.3

4.6

 

4.3

 

36.0

41.0

 

34.0

 

Central Coast

3.9

4.5

 

4.1

 

31.5

37.5

 

26.5

 

Central Valley

4.0

4.4

 

3.9

 

30.0

39.0

 

26.0

 

Far North

6.2

5.3

 

5.8

 

45.5

55.0

 

42.5

 

Inland Empire

4.9

5.3

 

5.1

 

48.0

49.0

 

43.0

 

San Francisco Bay Area

2.8

3.5

 

3.2

 

14.5

32.0

 

13.0

 

Southern California

4.1

4.4

 

4.1

 

32.0

39.0

 

30.0

 

 

 

 

 

 

 

 

 

 

 

 

San Francisco Bay Area

 

 

 

 

 

 

 

 

 

 

Alameda

2.5

2.8

 

3.0

 

12.0

17.0

 

11.0

 

Contra Costa

3.0

3.6

 

3.4

 

13.0

29.0

 

11.5

 

Marin

2.8

3.8

 

3.5

 

63.0

95.0

 

52.0

 

Napa

7.3

8.6

 

8.4

 

105.0

112.5

 

99.5

 

San Francisco

1.6

2.4

 

2.2

 

29.0

23.0

 

37.0

 

San Mateo

2.4

2.5

 

2.5

 

9.0

13.0

 

9.0

 

Santa Clara

2.4

2.9

 

2.5

 

8.0

11.0

 

8.0

 

Solano

3.3

4.2

 

3.2

 

55.0

59.0

 

46.0

 

Sonoma

4.0

4.5

 

4.3

 

79.5

95.0

 

73.5

 

Southern California

 

 

 

 

 

 

 

 

 

 

Imperial

3.9

5.1

 

3.2

 

18.0

23.0

 

33.5

 

Los Angeles

4.2

4.5

 

4.1

 

32.0

38.0

 

30.0

 

Orange

3.5

3.4

 

3.4

 

24.0

35.0

 

23.0

 

Riverside

4.7

5.6

 

4.9

 

50.0

50.0

 

45.0

 

San Bernardino

5.6

4.9

 

5.7

 

47.0

49.0

 

39.0

 

San Diego

3.2

3.6

 

3.4

 

18.0

29.0

 

16.0

 

Ventura

3.9

4.2

 

4.0

 

35.5

52.0

 

36.0

 

Central Coast

 

 

 

 

 

 

 

 

 

 

Monterey

4.4

4.9

 

4.5

 

33.0

39.0

 

19.0

 

San Luis Obispo

3.9

4.1

 

3.6

 

51.0

55.0

 

48.0

 

Santa Barbara

3.6

4.1

 

3.6

 

18.5

22.0

 

18.0

 

Santa Cruz

3.6

5.1

 

5.8

 

21.5

43.0

 

18.0

 

Central Valley

 

 

 

 

 

 

 

 

 

 

Fresno

4.6

5.6

 

4.4

 

27.0

34.0

 

26.5

 

Glenn

2.8

5.4

 

4.9

 

89.0

41.0

 

56.5

 

Kern

4.2

4.5

 

3.7

 

32.0

38.0

 

22.0

 

Kings

3.7

3.5

 

4.4

 

40.0

33.0

 

30.0

 

Madera

5.4

9.1

 

5.7

 

51.0

35.0

 

32.0

 

Merced

3.4

4.3

 

4.3

 

39.0

29.0

 

32.0

 

Placer

3.6

3.8

 

3.5

 

32.0

51.0

 

27.0

 

Sacramento

3.0

3.3

 

3.1

 

25.0

40.0

 

21.0

 

San Benito

4.2

4.2

 

4.6

 

41.0

58.0

 

22.0

 

San Joaquin

5.2

5.3

 

4.1

 

44.0

42.0

 

31.0

 

Stanislaus

4.0

3.9

 

4.2

 

26.5

32.0

 

26.0

 

Tulare

4.1

4.5

 

4.0

 

26.0

33.0

 

39.0

 

Far North

 

 

 

 

 

 

 

 

 

 

Butte

5.3

4.3

 

4.0

 

28.5

37.0

 

30.0

 

Lassen

4.2

5.3

 

11.3

 

268.0

141.5

 

85.5

 

Plumas

9.0

5.9

 

7.7

 

190.0

99.5

 

130.5

 

Shasta

5.2

5.0

 

5.2

 

36.5

49.0

 

27.0

 

Siskiyou

10.8

8.9

 

7.1

 

103.0

35.0

 

138.5

 

Tehama

7.4

4.7

 

9.1

 

61.0

99.0

 

35.0

 

Trinity

22.5

12.3

 

19.2

 

195.5

85.0

 

250.0

 

Other Calif. Counties

 

 

 

 

 

 

 

 

 

 

Amador

7.3

9.1

 

5.6

 

69.0

73.0

 

65.0

 

Calaveras

8.4

7.5

r

7.0

 

40.0

54.0

r

75.0

 

Del Norte

5.2

8.4

 

6.8

 

63.0

73.0

 

34.5

 

El Dorado

4.8

5.4

 

4.8

 

59.5

59.5

 

45.5

 

Humboldt

7.2

5.7

 

7.0

 

52.0

31.0

 

69.0

 

Lake

10.3

12.6

 

8.3

 

71.5

50.5

 

37.0

 

Mariposa

9.0

7.9

 

13.3

 

127.0

5.0

 

64.0

 

Mendocino

10.3

10.1

 

12.4

 

131.5

168.0

 

116.0

 

Mono

4.7

3.2

 

3.0

 

77.0

29.0

 

106.0

 

Nevada

4.1

4.0

 

5.6

 

62.0

82.5

 

52.0

 

Sutter

4.9

5.6

 

3.1

 

41.5

43.0

 

61.5

 

Tuolumne

6.3

6.0

 

9.0

 

85.0

75.0

 

92.0

 

Yolo

3.5

3.5

 

3.2

 

26.5

47.0

 

39.0

 

Yuba

4.5

5.8

 

4.3

 

28.0

53.0

 

49.0

Article belongs to CAR.org

]]> <![CDATA[Leading California Gubernatorial Candidates Share Homeownership at the CALIFORNIA ASSOCIATION OF REALTORS® 2026 Homeownership Matters Gubernatorial Forum]]> March 6, 2026


Leading California Gubernatorial Candidates Share Homeownership at the CALIFORNIA ASSOCIATION OF REALTORS® 2026 Homeownership Matters Gubernatorial Forum

SACRAMENTO, Calif. (March 6) -- Homeownership emerged as a defining issue in California's 2026 gubernatorial race as six leading candidates gathered in Sacramento for the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) 2026 Homeownership Matters Gubernatorial Forum, focused on expanding pathways to ownership across the state.

Moderated by C.A.R. 2026 President Tamara Suminski and C.A.R. CEO Phil Hawkins, the forum brought candidates together to discuss solutions to California's housing affordability crisis and the role of homeownership in strengthening communities.

Throughout the discussion, candidates from across the political spectrum acknowledged the severity of the state's housing challenges and committed to making homeownership a priority if elected governor.

The 2026 Homeownership Matters Gubernatorial Forum featured:

  • Xavier Becerra, former U.S. Secretary of Health and Human Services and former California Attorney General
  • Steve Hilton, entrepreneur and political advisor
  • Matt Mahan, Mayor of San Jose
  • Katie Porter, former U.S. Congresswoman
  • Eric Swalwell, U.S. Congressman
  • Antonio Villaraigosa, former Mayor of Los Angeles

"Housing affordability is one of the defining challenges facing California," said Phil Hawkins, C.A.R. CEO "What we heard today is clear: candidates across the political spectrum recognize that expanding pathways to homeownership must be a top priority if we want to preserve the California Dream."

Candidates discussed regulatory barriers that drive up housing costs and outlined their visions for strengthening pathways to homeownership, particularly for first-time buyers. The conversation also highlighted declining affordability, the rising age of first-time homebuyers, and the widening gap between wages and home prices — trends that are putting ownership further out of reach for many Californians.

"What we learned today is that homeownership is about more than housing supply; it is about economic mobility, generational stability, and the long-term strength of our communities," said Tamara Suminski, C.A.R. 2026 president. "If working families cannot put down roots in their communities, the consequences extend far beyond the housing market. California has the fourth largest economy in the world, and we cannot sell ourselves short in accepting a reality where homeownership is out of reach for so many of those who live here."

The forum provided an opportunity in the gubernatorial cycle for candidates to share their perspectives on housing and homeownership with industry leaders and voters alike.

The discussion reflected the growing prominence of housing policy in statewide conversations and highlighted the importance of long-term, practical solutions that expand opportunity for California families.

As the 2026 California gubernatorial race continues to take shape, homeownership is expected to remain a key topic of engagement among candidates, policymakers, and communities across the state.

For more information about the Homeownership Matters campaign, visit homeownershipmattersca.com. Watch the recorded forum on https://www.car.org/meetings/livestream or on Youtube.

About the CALIFORNIA ASSOCIATION OF REALTORS®

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with nearly 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

 

# # #

 Article belongs to CAR.org

]]> <![CDATA[CAC Trade Campaign Highlights The California Advantage for Retailers]]>

CAC Trade Campaign Highlights The California Advantage for Retailers

The California Avocado Commission's retail trade advertising program builds awareness of the California Avocados brand while highlighting the tools and support available to retailers. This season, the trade campaign centers on The California Advantage, reinforcing the benefits the California avocado season brings to retailers, including higher unit and dollar performance when and where California avocados are carried. The ads align with CAC's consumer messaging by emphasizing that California avocados are locally grown and sustainably farmed, while directing readers to CAC's retail webpage for insights and resources.

The campaign runs from March through October and features print and digital placements in top produce industry publications such as The Packer, The Produce News, Produce Business, The Shelby Report, AndNowUKnow and The Produce Reporter. Media presence will be heavier early in the season, ahead of key in-season holidays and leading up to CAC's participation at the International Fresh Produce Association's Global Produce & Floral Show in October. Additionally, email and web advertising extend the campaign's digital reach. 

CAC's retail newsletter further engages existing industry contacts, including current retail partners, while also extending CAC's reach to small-to-midsize independent retailers looking for resources and information about California avocados. The newsletter shares performance data, consumer research, merchandising tools and California-origin messaging that supports stronger in-store performance. 

]]> <![CDATA[California Court Tentatively Rejects "True Lender" Claim in Bank-Fintech Partnership Dispute]]>

California Court Tentatively Rejects "True Lender" Claim in Bank-Fintech Partnership Dispute

By Andrew Caplan, Brian H. Montgomery, Joel M. Simon, Gabby Torres

Takeaways

A California superior court has tentatively rejected the California Department of Financial Protection and Innovation's effort to characterize OppFi's lending program with a Utah bank as an unlawful "rent-a-bank" arrangement.
If finalized, the decision would end a longstanding dispute in the superior court over whether OppFi is the "true lender" of loans originated by its bank partner.
The ruling comes as states, like Colorado and Oregon, are taking steps to limit the ability of out-of-state banks to export interest rates under a federal framework that has long governed interstate lending.

03.23.26

On February 24, 2026, the Los Angeles County Superior Court issued a tentative decision granting summary judgment to the fintech Opportunity Financial LLC (OppFi) in its litigation with the California Department of Financial Protection and Innovation (DFPI). The court rejected DFPI's arguments that OppFi's lending program with FinWise Bank should be treated as an unlawful "rent-a-bank" arrangement meant to evade California's interest rate caps.

If finalized, the decision would represent a significant development for bank-fintech partnerships.

Background
OppFi is a financial technology company that operates a consumer lending program in partnership with FinWise Bank, a Utah state-chartered bank that originates loans under the program. Although OppFi offers loan products to consumers nationwide at varying interest rates, apparently ranging from approximately 99% to 195%, the California Financing Law caps interest at 36% on certain consumer loans.

In its dispute, the DFPI alleged that OppFi, rather than FinWise Bank, was the "true lender" of the program loans and that FinWise merely "rented" its charter to OppFi in an attempt to evade California's interest rate caps.

The court granted summary judgment to OppFi on the grounds that the DFPI failed to raise a triable issue of material fact as to whether FinWise Bank was "merely a dummy" lender.

In reaching that conclusion, the court focused heavily on the substance of the bank-fintech partnership. Among other factors, the court emphasized that FinWise retained control of core lending functions, including:

  • FinWise controlled underwriting criteria, had sole authority to approve or reject loan applications, and rejected applications that failed to meet its thresholds.
  • FinWise used its own funds to originate loans and held title to program loans at origination. FinWise also retained title to and a 5% interest in the receivables for such loans.
  • FinWise retained ongoing economic exposure to the loans and remained entitled to origination and servicing-related fees.
  • FinWise maintained approval rights over consumer-facing marketing materials, compliance policies and OppFi's vendor relationships.
  • OppFi was required to provide ongoing reporting to the bank.

The court also raised a key question under California usury doctrine as to whether the program loans were usurious at inception. Specifically, Section 521 of the Depository Institutions Deregulation and Monetary Control Act of 1980 (DIDMCA) permits state-chartered, FDIC-insured banks to charge the interest rate allowed by the laws of their home state when lending to borrowers nationwide. Utah law does not impose the same interest rate caps as California, meaning that loans originated by a Utah bank, such as FinWise, may carry higher rates when extended to borrowers in other states.

Because FinWise was the lender when the loans were made and was entitled to export Utah's interest rates under federal law, the court maintained that the program loans were not usurious at origination. The court also rejected the notion that subsequent activities like a sale, assignment or other transfer of a loan to OppFi could render a loan usurious.

Other State Challenges to Bank-Fintech Partnerships
The OppFi decision comes amid increasing state efforts to challenge bank-fintech partnerships, both through true lender claims and by targeting interest rate exportation under DIDMCA.

Section 525 of DIDMCA permitted states to opt out of the federal framework that otherwise allows out-of-state, state-chartered banks to apply their home-state interest rates to loans made to borrowers nationwide. Although most states have not exercised that authority, some are now enacting legislation attempting to do so as part of broader efforts to address high-interest consumer lending.

Colorado previously enacted legislation opting out of DIDMCA's exportation authority for certain consumer loans made to Colorado residents. The measure prompted litigation over whether Colorado could enforce its interest rate caps against loans originated by out-of-state banks. In November 2025, the U.S. Court of Appeals for the Tenth Circuit ruled in favor of Colorado, holding that it could enforce the opt-out and apply its interest rate caps to certain loans made to Colorado borrowers by out-of-state state banks. A petition for rehearing is pending, and an injunction preventing enforcement of the opt-out currently remains in effect.

Oregon is the latest state to pursue similar legislation. On March 6, 2026, Oregon enacted H.B. 4116, which would opt the state out of Section 525 of DIDMCA for certain consumer loans. If implemented, the law would prevent out-of-state state banks from relying on their home-state interest rates when making consumer loans of $50,000 or less to Oregon borrowers. Instead, those loans would be subject to Oregon's 36% interest rate cap. If signed by the Governor, the law will take effect in early June 2026.

Implications Moving Forward
The Los Angeles County Superior Court's ruling in the OppFi decision is tentative. OppFi has 30 days from the tentative decision to submit a proposed final statement of decision. If the judgment is entered, DFPI will have the right to appeal the decision.

An appeal would likely present significant questions concerning interest rate exportation and frameworks for evaluating "true lender" claims in bank-fintech partnerships. Fintechs and bank lenders should continue to monitor these developments closely, as a higher-court ruling on these issues could have substantial implications for interstate lending programs.

Tags
Global Sourcing & Technology Transactions, Bank & Leveraged Finance, Finance, Financial Industry Group
]]> <![CDATA[Commission Produces Avocado Lace Bug Video]]>

Commission Produces Avocado Lace Bug Video

To address the growing threat of Avocado Lace Bug, the California Avocado Commission sought out industry experts to educate growers on the issue and produced an informational video to assist growers in early detection of the invasive pest. The video, featuring industry experts Tom Roberts, Pest Control Advisor for Ventura, Santa Barbara and San Luis Obispo Counties, and Dr. Mark Hoddle, Extension Specialist, Department of Entomology at UC Riverside, is showcased below.

 

The video reviews the history of the Avocado Lace Bug in California, which was first identified in 2017 in San Diego and Riverside Counties and was initially of little threat to avocados. By 2022-23, Avocado Lace Bug had been identified in Orange and Santa Barbara counties where it began to cause considerable damage in commercial orchards.

Researchers determined that the two populations were in fact two different variants of ALB — one from Mexico, which was not causing damage, and one from Florida, which was causing considerable damage.

The video showcases the symptoms of ALB, noting that early detection is both critical and difficult due to the size of the pest. It also demonstrates what growers should look for in their groves and how temperature impacts the pest, which tends to thrive in the 80-90˚F range.

The Commission will continue to assist growers by conducting additional research into the pest and sharing relevant information that will help producers scout their groves and practice optimal canopy and pest management to minimize ALB damage.

Article belongs to California Avocado 

]]> <![CDATA[ California home sales, prices rise in February as mortgage rates ease, C.A.R. reports]]> March 17, 2026

     California home sales, prices rise in February as mortgage rates ease, C.A.R. reports

  • Existing, single-family home sales totaled 274,820 in February on a seasonally adjusted annualized rate, up 7.0 percent from 256,910 in January and down 0.3 percent from 275,600 in February 2025.

  • February's statewide median home price was $830,370, up 0.9 percent from $822,630 in January and up from $829,060 in February 2025.

  • Year-to-date statewide home sales were down 0.7 percent in February.

SACRAMENTO (March 17) – California home sales perked higher in February as slightly more favorable mortgage rates improved affordability and encouraged more buyers to reenter the market, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) said today.

Infographic: https://www.car.org/Global/Infographics/2026-02-Sales-and-Price

 

Closed escrow sales of existing, single-family detached homes in California reached a seasonally adjusted annualized rate of 274,820 in February, according to data collected by C.A.R. from more than 90 local REALTOR® associations and MLSs statewide. This annualized figure reflects the number of homes that would be sold in 2026 if February's sales pace continued throughout the year, with adjustments made for typical seasonal patterns. February sales were up from 256,910 in January and down 0.3 percent from 275,600 in February 2025.

Despite the uptick, the streak of sub-300,000 seasonally adjusted annualized sales continued for the 41st consecutive month, underscoring the market's persistent weakness over the past few years. While the stronger-than-usual, month-to-month increase in pending sales provides some hope that closed transactions could improve in March, the recent spike in mortgage rates may dampen buyer momentum and keep sales activity subdued in the near term.

"Following a soft start to the year, the housing market regained momentum in February, with both sales and prices showing solid gains," said 2026 C.A.R. President Tamara Suminski, a Southern California broker and REALTOR®. "The conflict in the Middle East is creating some uncertainty for the broader economy and financial markets, which could lead to some short-term hesitation in the housing market. We remain hopeful though that the situation will stabilize in the weeks ahead, allowing market fundamentals and buyer and seller confidence to reassert themselves."

California's median home price increased in February from both the prior month and year ago, bouncing back to $830,370 from a 23-month low reached a month ago. The statewide median price rose 0.9 percent from January, outpacing the long-run average of -0.3 percent observed between January and February. On a year-over-year basis, the median price rose following two consecutive months of annual declines and posted its best growth rate in five months. While prices are expected to climb as the market approaches the spring homebuying season, lingering concerns about the broader economy and the market condition could constrain the pace of price gains in the months ahead.

"While mortgage rates remain below year-ago levels, they recently jumped to their highest level in seven months and could temper buyer momentum as we head into the spring homebuying season," said C.A.R. Senior Vice President and Chief Economist Jordan Levine. "However, many homeowners remain locked in to historically low rates, and inventory remains tight, so any stabilization in rates could help bolster home prices in the spring market despite ongoing affordability and economic challenges."

Other key points from C.A.R.'s February 2026 resale housing report include:

  • At the regional level, three of California's five major regions recorded year-over-year increases in non-seasonally adjusted home sales. The Central Coast led with a solid 6.2 percent gain from a year earlier, followed by the San Francisco Bay Area (4.0 percent) and the Central Valley (0.6 percent). Meanwhile, the Far North posted a modest sales decline, falling 2.9 percent from its year-ago level, followed by Southern California (-0.6 percent).

  • At the county level, 27 of the 53 counties tracked by C.A.R. posted year-over-year sales gains in February, with 14 recording double-digit increases. Mariposa led with a 57.1 percent increase from a year earlier, followed by Tehama (53.8 percent) and Santa Cruz (53.6 percent). Meanwhile, sales in two counties, Contra Costa and Sonoma, remained flat, and 24 counties experienced annual sales declines, including 15 that fell by more than 10 percent. Mono led the pack with a -57.1 percent drop, Plumas (-28.6 percent) having the second biggest drop, and Siskiyou (-20.8 percent) recording the third largest dip.

  • Only two of California's five major regions recorded year-over-year median home price growth. The San Francisco Bay Area led with a 2.8 percent gain from February 2025, followed by the Central Coast with a 0.8 percent increase. In contrast, the Far North recorded the largest annual decline at 2.1 percent, followed by the Central Valley (-2.0 percent) and Southern California (-0.5 percent).

  • At the county level, 24 of the 53 counties tracked by C.A.R. recorded year-over-year median home price increases. Trinity led with a 225.4 percent increase, followed by Mono (74.1 percent); the gains in both counties largely reflected a shift in the mix of homes sold, which skewed the upturn in their median prices. Plumas ranked third with a solid annual growth rate of 34.9 percent. Conversely, 28 counties registered price declines from a year earlier, while Siskiyou remained unchanged. Lassen recorded the steepest price drop (-30.1 percent), followed by Santa Barbara (-19.8 percent) and Napa (-17.8 percent), underscoring continued price softness in many markets across the state.
  • Housing inventory pulled back in February, receding from the prior month and staying unchanged from a year earlier as slower market activity and growing economic uncertainty weighed on seller confidence. The Unsold Inventory Index was 4.0 months in February, down from 4.4 months in January and unchanged from February 2025. While total active listings increased from the previous month, they fell from a year ago for the first time in 25 months. With the streak of inventory expansion broken in February, the first dip in supply in slightly more than two years suggests that some homeowners may be delaying their listing decisions as mortgage rates continue to climb amid a tense geopolitical environment that has clouded the near-term economic outlook. As a result, while the number of properties for sale remains relatively high compared to levels observed a couple of years ago, the housing supply growth rate may begin to moderate in the months ahead.
  • The median number of days it took to sell a California single-family home was 29 days in February, up from 26 days in February 2025.
  • C.A.R.'s statewide sales-price-to-list-price ratio* was 99.3 percent in February 2026 and 98.0 percent in February 2025.

  • The statewide median price per square foot** for an existing single-family home was $424, up from $421 in February a year ago.

  • The 30-year, fixed-mortgage interest rate averaged 6.05 percent in February, down from 6.84 percent in February 2025, according to C.A.R.'s calculations based on Freddie Mac's weekly mortgage survey data.

Note:  The County MLS median price and sales data in the tables are generated from a survey of more than 90 associations of REALTORS® throughout the state and represent statistics of existing single-family detached homes only. County sales data is not adjusted to account for seasonal factors that can influence home sales. Movements in sales prices should not be interpreted as changes in the cost of a standard home. The median price is where half sold for more and half sold for less; medians are more typical than average prices, which are skewed by a relatively small share of transactions at either the lower end or the upper end. Median prices can be influenced by changes in cost, as well as changes in the characteristics and the size of homes sold. The change in median prices should not be construed as actual price changes in specific homes.

*Sales-to-list-price ratio is an indicator that reflects the negotiation power of home buyers and home sellers under current market conditions. The ratio is calculated by dividing the final sales price of a property by its original list price and is expressed as a percentage. A sales-to-list ratio with 100 percent or above suggests that the property sold for more than the list price, and a ratio below 100 percent indicates that the price sold below the asking price.

**Price per square foot is a measure commonly used by real estate agents and brokers to determine how much a square foot of space a buyer will pay for a property. It is calculated as the sale price of the home divided by the number of finished square feet. C.A.R. currently tracks price-per-square foot statistics for 53 counties.

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with nearly 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

# # #

February 2026 County Sales and Price Activity
(and condo sales data not seasonally adjusted)

February 2026

Median Sold Price of Existing Single-Family Homes

Sales

State/Region/County

February

2026

January

2026

 

February

2025

 

Price MTM% Chg

Price YTY% Chg

Sales MTM% Chg

Sales YTY% Chg

Calif. Single-family home

$830,370

$822,630

r

$829,060

 

0.9%

0.2%

7.0%

-0.3%

Calif. Condo/Townhome

$645,000

$625,000

 

$675,000

 

3.2%

-4.4%

28.0%

1.2%

Los Angeles Metro Area

$812,950

$808,000

 

$824,880

 

0.6%

-1.4%

11.5%

-1.8%

Central Coast

$1,047,500

$1,091,180

 

$1,039,500

 

-4.0%

0.8%

21.2%

6.2%

Central Valley

$485,000

$480,000

 

$495,000

 

1.0%

-2.0%

15.4%

0.6%

Far North

$378,000

$379,950

 

$386,000

 

-0.5%

-2.1%

-12.6%

-2.9%

Inland Empire

$601,350

$595,000

 

$611,290

 

1.1%

-1.6%

9.0%

-3.7%

San Francisco Bay Area

$1,285,000

$1,127,000

 

$1,250,000

 

14.0%

2.8%

44.1%

4.0%

Southern California

$861,880

$845,530

 

$866,360

 

1.9%

-0.5%

13.7%

-0.6%

 

 

 

 

 

 

 

 

 

 

San Francisco Bay Area

 

 

 

 

 

 

 

 

 

Alameda

$1,303,500

$1,120,010

 

$1,300,000

 

16.4%

0.3%

33.8%

-4.5%

Contra Costa

$819,000

$802,000

 

$841,000

 

2.1%

-2.6%

31.2%

0.0%

Marin

$1,575,000

$1,527,000

 

$1,675,000

 

3.1%

-6.0%

58.3%

17.3%

Napa

$837,000

$1,002,500

 

$1,018,500

 

-16.5%

-17.8%

30.0%

18.2%

San Francisco

$1,976,000

$1,653,320

 

$1,600,000

 

19.5%

23.5%

93.3%

4.3%

San Mateo

$2,250,000

$2,000,000

 

$2,200,000

 

12.5%

2.3%

39.9%

12.9%

Santa Clara

$2,016,000

$1,807,500

 

$2,000,000

 

11.5%

0.8%

70.1%

13.7%

Solano

$565,400

$552,500

 

$600,000

 

2.3%

-5.8%

41.4%

0.4%

Sonoma

$809,500

$799,000

 

$852,560

 

1.3%

-5.1%

28.3%

0.0%

Southern California

 

 

 

 

 

 

 

 

 

Imperial

$447,500

$455,000

 

$394,000

 

-1.6%

13.6%

22.9%

-10.4%

Los Angeles

$842,660

$879,720

 

$852,190

 

-4.2%

-1.1%

14.2%

-0.3%

Orange

$1,432,500

$1,410,000

 

$1,465,500

 

1.6%

-2.3%

9.3%

-3.6%

Riverside

$631,000

$639,440

 

$646,840

 

-1.3%

-2.4%

20.4%

-4.0%

San Bernardino

$510,000

$500,990

 

$490,000

 

1.8%

4.1%

-14.7%

0.5%

San Diego

$1,050,000

$1,050,000

 

$1,040,000

 

0.0%

1.0%

22.2%

4.6%

Ventura

$930,000

$917,500

 

$969,500

 

1.4%

-4.1%

16.8%

7.3%

Central Coast

 

 

 

 

 

 

 

 

 

Monterey

$880,000

$998,750

 

$900,000

 

-11.9%

-2.2%

17.3%

7.5%

San Luis Obispo

$990,000

$950,000

 

$967,500

 

4.2%

2.3%

15.1%

-5.8%

Santa Barbara

$1,215,000

$1,475,000

 

$1,515,000

 

-17.6%

-19.8%

15.5%

-0.7%

Santa Cruz

$1,275,000

$1,237,500

 

$1,260,000

 

3.0%

1.2%

53.6%

53.6%

Central Valley

 

 

 

 

 

 

 

 

 

Fresno

$426,250

$429,990

r

$442,850

 

-0.9%

-3.7%

27.7%

8.3%

Glenn

$370,000

$340,000

 

$335,000

 

8.8%

10.4%

100.0%

40.0%

Kern

$410,000

$398,220

 

$409,900

 

3.0%

0.0%

5.9%

-12.4%

Kings

$356,990

$383,000

 

$375,000

 

-6.8%

-4.8%

0.0%

23.3%

Madera

$435,000

$412,000

 

$425,000

 

5.6%

2.4%

64.4%

-9.3%

Merced

$402,990

$409,750

 

$414,500

 

-1.6%

-2.8%

23.9%

38.3%

Placer

$639,980

$625,000

 

$649,000

 

2.4%

-1.4%

16.7%

-4.2%

Sacramento

$545,000

$540,000

 

$550,000

 

0.9%

-0.9%

20.7%

8.0%

San Benito

$821,000

$859,900

 

$780,000

 

-4.5%

5.3%

12.0%

3.7%

San Joaquin

$525,000

$530,000

 

$540,000

 

-0.9%

-2.8%

11.8%

-15.1%

Stanislaus

$462,500

$477,000

 

$460,000

 

-3.0%

0.5%

1.4%

8.0%

Tulare

$381,000

$375,000

 

$380,000

 

1.6%

0.3%

-8.8%

-8.3%

Far North

 

 

 

 

 

 

 

 

 

Butte

$435,750

$445,000

 

$449,000

 

-2.1%

-3.0%

-7.7%

-17.8%

Lassen

$199,000

$255,000

 

$284,500

 

-22.0%

-30.1%

-10.0%

12.5%

Plumas

$485,000

$350,000

 

$359,500

 

38.6%

34.9%

-28.6%

-28.6%

Shasta

$386,500

$386,000

 

$386,000

 

0.1%

0.1%

-6.6%

5.2%

Siskiyou

$285,000

$359,000

 

$285,000

 

-20.6%

0.0%

-9.5%

-20.8%

Tehama

$323,630

$347,000

 

$360,000

 

-6.7%

-10.1%

-37.5%

53.8%

Trinity

$374,250

$290,000

 

$115,000

 

29.1%

225.4%

-50.0%

-20.0%

Other Calif. Counties

 

 

 

 

 

 

 

 

 

Amador

$445,000

$430,000

 

$460,000

 

3.5%

-3.3%

22.2%

-15.4%

Calaveras

$452,920

$475,000

r

$415,000

 

-4.6%

9.1%

2.3%

7.1%

Del Norte

$335,000

$460,000

 

$352,000

 

-27.2%

-4.8%

66.7%

25.0%

El Dorado

$700,000

$705,380

 

$677,000

 

-0.8%

3.4%

17.7%

-11.0%

Humboldt

$430,000

$384,000

 

$431,000

 

12.0%

-0.2%

-21.5%

-15.1%

Lake

$338,950

$312,000

 

$352,500

 

8.6%

-3.8%

25.0%

-13.0%

Mariposa

$520,000

$369,750

 

$410,000

 

40.6%

26.8%

-8.3%

57.1%

Mendocino

$481,500

$480,000

 

$535,500

 

0.3%

-10.1%

0.0%

18.5%

Mono

$2,350,000

$1,564,500

 

$1,350,000

 

50.2%

74.1%

-50.0%

-57.1%

Nevada

$532,000

$578,500

 

$512,950

 

-8.0%

3.7%

1.5%

11.3%

Sutter

$464,040

$460,000

 

$417,500

 

0.9%

11.1%

25.9%

-19.0%

Tuolumne

$362,500

$420,000

 

$381,000

 

-13.7%

-4.9%

-10.2%

7.3%

Yolo

$600,000

$559,200

 

$633,500

 

7.3%

-5.3%

0.0%

-10.8%

Yuba

$430,000

$449,950

 

$459,000

 

-4.4%

-6.3%

32.5%

-18.5%

r = revised
NA = not available

 

February 2026 County Unsold Inventory and Days on Market
(Regional and condo sales data not seasonally adjusted)

February 2026

Unsold Inventory Index

Median Time on Market

State/Region/County

Feb.

2026

Jan.

2026

 

Feb.

2025

 

Feb.

2026

Jan.

2026

 

Feb.

2025

 

Calif. Single-family home

4.0

4.4

 

4.0

 

29.0

40.0

r

26.0

 

Calif. Condo/Townhome

4.7

5.6

 

4.2

 

35.0

49.0

 

28.0

 

Los Angeles Metro Area

4.3

4.6

 

4.3

 

36.0

41.0

 

34.0

 

Central Coast

3.9

4.5

 

4.1

 

31.5

37.5

 

26.5

 

Central Valley

4.0

4.4

 

3.9

 

30.0

39.0

 

26.0

 

Far North

6.2

5.3

 

5.8

 

45.5

55.0

 

42.5

 

Inland Empire

4.9

5.3

 

5.1

 

48.0

49.0

 

43.0

 

San Francisco Bay Area

2.8

3.5

 

3.2

 

14.5

32.0

 

13.0

 

Southern California

4.1

4.4

 

4.1

 

32.0

39.0

 

30.0

 

 

 

 

 

 

 

 

 

 

 

 

San Francisco Bay Area

 

 

 

 

 

 

 

 

 

 

Alameda

2.5

2.8

 

3.0

 

12.0

17.0

 

11.0

 

Contra Costa

3.0

3.6

 

3.4

 

13.0

29.0

 

11.5

 

Marin

2.8

3.8

 

3.5

 

63.0

95.0

 

52.0

 

Napa

7.3

8.6

 

8.4

 

105.0

112.5

 

99.5

 

San Francisco

1.6

2.4

 

2.2

 

29.0

23.0

 

37.0

 

San Mateo

2.4

2.5

 

2.5

 

9.0

13.0

 

9.0

 

Santa Clara

2.4

2.9

 

2.5

 

8.0

11.0

 

8.0

 

Solano

3.3

4.2

 

3.2

 

55.0

59.0

 

46.0

 

Sonoma

4.0

4.5

 

4.3

 

79.5

95.0

 

73.5

 

Southern California

 

 

 

 

 

 

 

 

 

 

Imperial

3.9

5.1

 

3.2

 

18.0

23.0

 

33.5

 

Los Angeles

4.2

4.5

 

4.1

 

32.0

38.0

 

30.0

 

Orange

3.5

3.4

 

3.4

 

24.0

35.0

 

23.0

 

Riverside

4.7

5.6

 

4.9

 

50.0

50.0

 

45.0

 

San Bernardino

5.6

4.9

 

5.7

 

47.0

49.0

 

39.0

 

San Diego

3.2

3.6

 

3.4

 

18.0

29.0

 

16.0

 

Ventura

3.9

4.2

 

4.0

 

35.5

52.0

 

36.0

 

Central Coast

 

 

 

 

 

 

 

 

 

 

Monterey

4.4

4.9

 

4.5

 

33.0

39.0

 

19.0

 

San Luis Obispo

3.9

4.1

 

3.6

 

51.0

55.0

 

48.0

 

Santa Barbara

3.6

4.1

 

3.6

 

18.5

22.0

 

18.0

 

Santa Cruz

3.6

5.1

 

5.8

 

21.5

43.0

 

18.0

 

Central Valley

 

 

 

 

 

 

 

 

 

 

Fresno

4.6

5.6

 

4.4

 

27.0

34.0

 

26.5

 

Glenn

2.8

5.4

 

4.9

 

89.0

41.0

 

56.5

 

Kern

4.2

4.5

 

3.7

 

32.0

38.0

 

22.0

 

Kings

3.7

3.5

 

4.4

 

40.0

33.0

 

30.0

 

Madera

5.4

9.1

 

5.7

 

51.0

35.0

 

32.0

 

Merced

3.4

4.3

 

4.3

 

39.0

29.0

 

32.0

 

Placer

3.6

3.8

 

3.5

 

32.0

51.0

 

27.0

 

Sacramento

3.0

3.3

 

3.1

 

25.0

40.0

 

21.0

 

San Benito

4.2

4.2

 

4.6

 

41.0

58.0

 

22.0

 

San Joaquin

5.2

5.3

 

4.1

 

44.0

42.0

 

31.0

 

Stanislaus

4.0

3.9

 

4.2

 

26.5

32.0

 

26.0

 

Tulare

4.1

4.5

 

4.0

 

26.0

33.0

 

39.0

 

Far North

 

 

 

 

 

 

 

 

 

 

Butte

5.3

4.3

 

4.0

 

28.5

37.0

 

30.0

 

Lassen

4.2

5.3

 

11.3

 

268.0

141.5

 

85.5

 

Plumas

9.0

5.9

 

7.7

 

190.0

99.5

 

130.5

 

Shasta

5.2

5.0

 

5.2

 

36.5

49.0

 

27.0

 

Siskiyou

10.8

8.9

 

7.1

 

103.0

35.0

 

138.5

 

Tehama

7.4

4.7

 

9.1

 

61.0

99.0

 

35.0

 

Trinity

22.5

12.3

 

19.2

 

195.5

85.0

 

250.0

 

Other Calif. Counties

 

 

 

 

 

 

 

 

 

 

Amador

7.3

9.1

 

5.6

 

69.0

73.0

 

65.0

 

Calaveras

8.4

7.5

r

7.0

 

40.0

54.0

r

75.0

 

Del Norte

5.2

8.4

 

6.8

 

63.0

73.0

 

34.5

 

El Dorado

4.8

5.4

 

4.8

 

59.5

59.5

 

45.5

 

Humboldt

7.2

5.7

 

7.0

 

52.0

31.0

 

69.0

 

Lake

10.3

12.6

 

8.3

 

71.5

50.5

 

37.0

 

Mariposa

9.0

7.9

 

13.3

 

127.0

5.0

 

64.0

 

Mendocino

10.3

10.1

 

12.4

 

131.5

168.0

 

116.0

 

Mono

4.7

3.2

 

3.0

 

77.0

29.0

 

106.0

 

Nevada

4.1

4.0

 

5.6

 

62.0

82.5

 

52.0

 

Sutter

4.9

5.6

 

3.1

 

41.5

43.0

 

61.5

 

Tuolumne

6.3

6.0

 

9.0

 

85.0

75.0

 

92.0

 

Yolo

3.5

3.5

 

3.2

 

26.5

47.0

 

39.0

 

Yuba

4.5

5.8

 

4.3

 

28.0

53.0

 

49.0

 

r = revised
NA = not available

Article belongs to CAR.org 

]]> <![CDATA[Vice President of Marketing Terry Splane Retires]]>

Vice President of Marketing Terry Splane Retires

After almost three years with the California Avocado Commission, Vice President of Marketing Terry Splane announced his retirement effective February 28. Splane's career in foodservice and retail sales and marketing spans almost four decades; it started with Dart Container Corporation after his graduation from Washington State University in 1984, then continued with large food companies including McCormick & Company, Ventura Foods and Impossible Foods before he found his way to CAC. 

"Leading the Commission's award-winning marketing program for the past several years has been one of the highlights of my 40-year career," said Splane. "I'm especially grateful to the dedicated CAC marketing staff, agency partners and inspirational group of avocado growers and industry leaders who made the work so impactful. My wife retired last year and now it is time for us to pursue our post-career journey together."

Splane departs with the 2026 California avocado consumer marketing program — including its advertising and social media campaign — already developed and ready to launch when the harvest reaches promotable volume levels. Customized retail and foodservice support programs, which are a key focus for Commission marketing, are in development for the season.

While Splane is proud of the work put into developing the consumer advertising campaign with CAC, he said he'll miss the team the most: "[They are] a team that wasn't afraid of change and always looking to enhance the brand and the business. It's the people I'll miss most—it always is."

]]> <![CDATA[Key Lending News & Updates:]]> California lending news highlights increased regulatory action against crypto lenders, a new $2.3 million settlement with Caliber Home Loans for overcharging borrowers, and the reopening of the CalHFA Dream For All Program for first-time homebuyers. Private lending remains robust, while new laws are tightening restrictions on high-interest consumer loans, and recent crackdowns on fraudulent practices are occurring.
The Department of Financial Protection and Innovation (.gov)The Department of Financial Protection and Innovation (.gov) +4
Key Lending News & Updates:
  • Crypto Lending Penalties: In January 2026, the Department of Financial Protection and Innovation (DFPI) fined Nexo Capital Inc. $500,000 for offering unlicensed crypto-backed loans.
  • Mortgage & Housing: CalHFA reopened its "Dream for All" program in early 2026, providing up to 20% down payments for eligible homebuyers. Meanwhile, Caliber Home Loans is paying $2.3 million to settle allegations of overcharging.
  • Consumer Protection: State officials are scrutinizing "Buy Now, Pay Later" (BNPL) services, urging caution due to concerns about high-interest rates and limited consumer protection.
  • Private/Hard Money Lending: Despite complex regulations, California remains the top market for private lending, with the DFPI enforcing strict compliance under the California Financing Law (CFL).
  • Fraud Action: As of March 2026, authorities are prosecuting a real estate and loan scheme targeting elderly residents in Los Angeles, per CBS News.
  • Large-Scale Financing: The Los Angeles Times reports that February 2026 saw a $65.1 million construction loan for a Logistics Hub and a $300 million funding round for an aviation company
]]> <![CDATA[California home sales, prices rise in February as mortgage rates ease, C.A.R. reports]]> March 17, 2026

     California home sales, prices rise in February as mortgage rates ease, C.A.R. reports

  • Existing, single-family home sales totaled 274,820 in February on a seasonally adjusted annualized rate, up 7.0 percent from 256,910 in January and down 0.3 percent from 275,600 in February 2025.

  • February's statewide median home price was $830,370, up 0.9 percent from $822,630 in January and up from $829,060 in February 2025.

  • Year-to-date statewide home sales were down 0.7 percent in February.

SACRAMENTO (March 17) – California home sales perked higher in February as slightly more favorable mortgage rates improved affordability and encouraged more buyers to reenter the market, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) said today.

Infographic: https://www.car.org/Global/Infographics/2026-02-Sales-and-Price

 

Closed escrow sales of existing, single-family detached homes in California reached a seasonally adjusted annualized rate of 274,820 in February, according to data collected by C.A.R. from more than 90 local REALTOR® associations and MLSs statewide. This annualized figure reflects the number of homes that would be sold in 2026 if February's sales pace continued throughout the year, with adjustments made for typical seasonal patterns. February sales were up from 256,910 in January and down 0.3 percent from 275,600 in February 2025.

Despite the uptick, the streak of sub-300,000 seasonally adjusted annualized sales continued for the 41st consecutive month, underscoring the market's persistent weakness over the past few years. While the stronger-than-usual, month-to-month increase in pending sales provides some hope that closed transactions could improve in March, the recent spike in mortgage rates may dampen buyer momentum and keep sales activity subdued in the near term.

"Following a soft start to the year, the housing market regained momentum in February, with both sales and prices showing solid gains," said 2026 C.A.R. President Tamara Suminski, a Southern California broker and REALTOR®. "The conflict in the Middle East is creating some uncertainty for the broader economy and financial markets, which could lead to some short-term hesitation in the housing market. We remain hopeful though that the situation will stabilize in the weeks ahead, allowing market fundamentals and buyer and seller confidence to reassert themselves."

California's median home price increased in February from both the prior month and year ago, bouncing back to $830,370 from a 23-month low reached a month ago. The statewide median price rose 0.9 percent from January, outpacing the long-run average of -0.3 percent observed between January and February. On a year-over-year basis, the median price rose following two consecutive months of annual declines and posted its best growth rate in five months. While prices are expected to climb as the market approaches the spring homebuying season, lingering concerns about the broader economy and the market condition could constrain the pace of price gains in the months ahead.

"While mortgage rates remain below year-ago levels, they recently jumped to their highest level in seven months and could temper buyer momentum as we head into the spring homebuying season," said C.A.R. Senior Vice President and Chief Economist Jordan Levine. "However, many homeowners remain locked in to historically low rates, and inventory remains tight, so any stabilization in rates could help bolster home prices in the spring market despite ongoing affordability and economic challenges."

Other key points from C.A.R.'s February 2026 resale housing report include:

  • At the regional level, three of California's five major regions recorded year-over-year increases in non-seasonally adjusted home sales. The Central Coast led with a solid 6.2 percent gain from a year earlier, followed by the San Francisco Bay Area (4.0 percent) and the Central Valley (0.6 percent). Meanwhile, the Far North posted a modest sales decline, falling 2.9 percent from its year-ago level, followed by Southern California (-0.6 percent).

  • At the county level, 27 of the 53 counties tracked by C.A.R. posted year-over-year sales gains in February, with 14 recording double-digit increases. Mariposa led with a 57.1 percent increase from a year earlier, followed by Tehama (53.8 percent) and Santa Cruz (53.6 percent). Meanwhile, sales in two counties, Contra Costa and Sonoma, remained flat, and 24 counties experienced annual sales declines, including 15 that fell by more than 10 percent. Mono led the pack with a -57.1 percent drop, Plumas (-28.6 percent) having the second biggest drop, and Siskiyou (-20.8 percent) recording the third largest dip.

  • Only two of California's five major regions recorded year-over-year median home price growth. The San Francisco Bay Area led with a 2.8 percent gain from February 2025, followed by the Central Coast with a 0.8 percent increase. In contrast, the Far North recorded the largest annual decline at 2.1 percent, followed by the Central Valley (-2.0 percent) and Southern California (-0.5 percent).

  • At the county level, 24 of the 53 counties tracked by C.A.R. recorded year-over-year median home price increases. Trinity led with a 225.4 percent increase, followed by Mono (74.1 percent); the gains in both counties largely reflected a shift in the mix of homes sold, which skewed the upturn in their median prices. Plumas ranked third with a solid annual growth rate of 34.9 percent. Conversely, 28 counties registered price declines from a year earlier, while Siskiyou remained unchanged. Lassen recorded the steepest price drop (-30.1 percent), followed by Santa Barbara (-19.8 percent) and Napa (-17.8 percent), underscoring continued price softness in many markets across the state.
  • Housing inventory pulled back in February, receding from the prior month and staying unchanged from a year earlier as slower market activity and growing economic uncertainty weighed on seller confidence. The Unsold Inventory Index was 4.0 months in February, down from 4.4 months in January and unchanged from February 2025. While total active listings increased from the previous month, they fell from a year ago for the first time in 25 months. With the streak of inventory expansion broken in February, the first dip in supply in slightly more than two years suggests that some homeowners may be delaying their listing decisions as mortgage rates continue to climb amid a tense geopolitical environment that has clouded the near-term economic outlook. As a result, while the number of properties for sale remains relatively high compared to levels observed a couple of years ago, the housing supply growth rate may begin to moderate in the months ahead.
  • The median number of days it took to sell a California single-family home was 29 days in February, up from 26 days in February 2025.
  • C.A.R.'s statewide sales-price-to-list-price ratio* was 99.3 percent in February 2026 and 98.0 percent in February 2025.

  • The statewide median price per square foot** for an existing single-family home was $424, up from $421 in February a year ago.

  • The 30-year, fixed-mortgage interest rate averaged 6.05 percent in February, down from 6.84 percent in February 2025, according to C.A.R.'s calculations based on Freddie Mac's weekly mortgage survey data.

Note:  The County MLS median price and sales data in the tables are generated from a survey of more than 90 associations of REALTORS® throughout the state and represent statistics of existing single-family detached homes only. County sales data is not adjusted to account for seasonal factors that can influence home sales. Movements in sales prices should not be interpreted as changes in the cost of a standard home. The median price is where half sold for more and half sold for less; medians are more typical than average prices, which are skewed by a relatively small share of transactions at either the lower end or the upper end. Median prices can be influenced by changes in cost, as well as changes in the characteristics and the size of homes sold. The change in median prices should not be construed as actual price changes in specific homes.

*Sales-to-list-price ratio is an indicator that reflects the negotiation power of home buyers and home sellers under current market conditions. The ratio is calculated by dividing the final sales price of a property by its original list price and is expressed as a percentage. A sales-to-list ratio with 100 percent or above suggests that the property sold for more than the list price, and a ratio below 100 percent indicates that the price sold below the asking price.

**Price per square foot is a measure commonly used by real estate agents and brokers to determine how much a square foot of space a buyer will pay for a property. It is calculated as the sale price of the home divided by the number of finished square feet. C.A.R. currently tracks price-per-square foot statistics for 53 counties.

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with nearly 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

# # #

February 2026 County Sales and Price Activity
(and condo sales data not seasonally adjusted)

February 2026

Median Sold Price of Existing Single-Family Homes

Sales

State/Region/County

February

2026

January

2026

 

February

2025

 

Price MTM% Chg

Price YTY% Chg

Sales MTM% Chg

Sales YTY% Chg

Calif. Single-family home

$830,370

$822,630

r

$829,060

 

0.9%

0.2%

7.0%

-0.3%

Calif. Condo/Townhome

$645,000

$625,000

 

$675,000

 

3.2%

-4.4%

28.0%

1.2%

Los Angeles Metro Area

$812,950

$808,000

 

$824,880

 

0.6%

-1.4%

11.5%

-1.8%

Central Coast

$1,047,500

$1,091,180

 

$1,039,500

 

-4.0%

0.8%

21.2%

6.2%

Central Valley

$485,000

$480,000

 

$495,000

 

1.0%

-2.0%

15.4%

0.6%

Far North

$378,000

$379,950

 

$386,000

 

-0.5%

-2.1%

-12.6%

-2.9%

Inland Empire

$601,350

$595,000

 

$611,290

 

1.1%

-1.6%

9.0%

-3.7%

San Francisco Bay Area

$1,285,000

$1,127,000

 

$1,250,000

 

14.0%

2.8%

44.1%

4.0%

Southern California

$861,880

$845,530

 

$866,360

 

1.9%

-0.5%

13.7%

-0.6%

 

 

 

 

 

 

 

 

 

 

San Francisco Bay Area

 

 

 

 

 

 

 

 

 

Alameda

$1,303,500

$1,120,010

 

$1,300,000

 

16.4%

0.3%

33.8%

-4.5%

Contra Costa

$819,000

$802,000

 

$841,000

 

2.1%

-2.6%

31.2%

0.0%

Marin

$1,575,000

$1,527,000

 

$1,675,000

 

3.1%

-6.0%

58.3%

17.3%

Napa

$837,000

$1,002,500

 

$1,018,500

 

-16.5%

-17.8%

30.0%

18.2%

San Francisco

$1,976,000

$1,653,320

 

$1,600,000

 

19.5%

23.5%

93.3%

4.3%

San Mateo

$2,250,000

$2,000,000

 

$2,200,000

 

12.5%

2.3%

39.9%

12.9%

Santa Clara

$2,016,000

$1,807,500

 

$2,000,000

 

11.5%

0.8%

70.1%

13.7%

Solano

$565,400

$552,500

 

$600,000

 

2.3%

-5.8%

41.4%

0.4%

Sonoma

$809,500

$799,000

 

$852,560

 

1.3%

-5.1%

28.3%

0.0%

Southern California

 

 

 

 

 

 

 

 

 

Imperial

$447,500

$455,000

 

$394,000

 

-1.6%

13.6%

22.9%

-10.4%

Los Angeles

$842,660

$879,720

 

$852,190

 

-4.2%

-1.1%

14.2%

-0.3%

Orange

$1,432,500

$1,410,000

 

$1,465,500

 

1.6%

-2.3%

9.3%

-3.6%

Riverside

$631,000

$639,440

 

$646,840

 

-1.3%

-2.4%

20.4%

-4.0%

San Bernardino

$510,000

$500,990

 

$490,000

 

1.8%

4.1%

-14.7%

0.5%

San Diego

$1,050,000

$1,050,000

 

$1,040,000

 

0.0%

1.0%

22.2%

4.6%

Ventura

$930,000

$917,500

 

$969,500

 

1.4%

-4.1%

16.8%

7.3%

Central Coast

 

 

 

 

 

 

 

 

 

Monterey

$880,000

$998,750

 

$900,000

 

-11.9%

-2.2%

17.3%

7.5%

San Luis Obispo

$990,000

$950,000

 

$967,500

 

4.2%

2.3%

15.1%

-5.8%

Santa Barbara

$1,215,000

$1,475,000

 

$1,515,000

 

-17.6%

-19.8%

15.5%

-0.7%

Santa Cruz

$1,275,000

$1,237,500

 

$1,260,000

 

3.0%

1.2%

53.6%

53.6%

Central Valley

 

 

 

 

 

 

 

 

 

Fresno

$426,250

$429,990

r

$442,850

 

-0.9%

-3.7%

27.7%

8.3%

Glenn

$370,000

$340,000

 

$335,000

 

8.8%

10.4%

100.0%

40.0%

Kern

$410,000

$398,220

 

$409,900

 

3.0%

0.0%

5.9%

-12.4%

Kings

$356,990

$383,000

 

$375,000

 

-6.8%

-4.8%

0.0%

23.3%

Madera

$435,000

$412,000

 

$425,000

 

5.6%

2.4%

64.4%

-9.3%

Merced

$402,990

$409,750

 

$414,500

 

-1.6%

-2.8%

23.9%

38.3%

Placer

$639,980

$625,000

 

$649,000

 

2.4%

-1.4%

16.7%

-4.2%

Sacramento

$545,000

$540,000

 

$550,000

 

0.9%

-0.9%

20.7%

8.0%

San Benito

$821,000

$859,900

 

$780,000

 

-4.5%

5.3%

12.0%

3.7%

San Joaquin

$525,000

$530,000

 

$540,000

 

-0.9%

-2.8%

11.8%

-15.1%

Stanislaus

$462,500

$477,000

 

$460,000

 

-3.0%

0.5%

1.4%

8.0%

Tulare

$381,000

$375,000

 

$380,000

 

1.6%

0.3%

-8.8%

-8.3%

Far North

 

 

 

 

 

 

 

 

 

Butte

$435,750

$445,000

 

$449,000

 

-2.1%

-3.0%

-7.7%

-17.8%

Lassen

$199,000

$255,000

 

$284,500

 

-22.0%

-30.1%

-10.0%

12.5%

Plumas

$485,000

$350,000

 

$359,500

 

38.6%

34.9%

-28.6%

-28.6%

Shasta

$386,500

$386,000

 

$386,000

 

0.1%

0.1%

-6.6%

5.2%

Siskiyou

$285,000

$359,000

 

$285,000

 

-20.6%

0.0%

-9.5%

-20.8%

Tehama

$323,630

$347,000

 

$360,000

 

-6.7%

-10.1%

-37.5%

53.8%

Trinity

$374,250

$290,000

 

$115,000

 

29.1%

225.4%

-50.0%

-20.0%

Other Calif. Counties

 

 

 

 

 

 

 

 

 

Amador

$445,000

$430,000

 

$460,000

 

3.5%

-3.3%

22.2%

-15.4%

Calaveras

$452,920

$475,000

r

$415,000

 

-4.6%

9.1%

2.3%

7.1%

Del Norte

$335,000

$460,000

 

$352,000

 

-27.2%

-4.8%

66.7%

25.0%

El Dorado

$700,000

$705,380

 

$677,000

 

-0.8%

3.4%

17.7%

-11.0%

Humboldt

$430,000

$384,000

 

$431,000

 

12.0%

-0.2%

-21.5%

-15.1%

Lake

$338,950

$312,000

 

$352,500

 

8.6%

-3.8%

25.0%

-13.0%

Mariposa

$520,000

$369,750

 

$410,000

 

40.6%

26.8%

-8.3%

57.1%

Mendocino

$481,500

$480,000

 

$535,500

 

0.3%

-10.1%

0.0%

18.5%

Mono

$2,350,000

$1,564,500

 

$1,350,000

 

50.2%

74.1%

-50.0%

-57.1%

Nevada

$532,000

$578,500

 

$512,950

 

-8.0%

3.7%

1.5%

11.3%

Sutter

$464,040

$460,000

 

$417,500

 

0.9%

11.1%

25.9%

-19.0%

Tuolumne

$362,500

$420,000

 

$381,000

 

-13.7%

-4.9%

-10.2%

7.3%

Yolo

$600,000

$559,200

 

$633,500

 

7.3%

-5.3%

0.0%

-10.8%

Yuba

$430,000

$449,950

 

$459,000

 

-4.4%

-6.3%

32.5%

-18.5%

r = revised
NA = not available

 

February 2026 County Unsold Inventory and Days on Market
(Regional and condo sales data not seasonally adjusted)

February 2026

Unsold Inventory Index

Median Time on Market

State/Region/County

Feb.

2026

Jan.

2026

 

Feb.

2025

 

Feb.

2026

Jan.

2026

 

Feb.

2025

 

Calif. Single-family home

4.0

4.4

 

4.0

 

29.0

40.0

r

26.0

 

Calif. Condo/Townhome

4.7

5.6

 

4.2

 

35.0

49.0

 

28.0

 

Los Angeles Metro Area

4.3

4.6

 

4.3

 

36.0

41.0

 

34.0

 

Central Coast

3.9

4.5

 

4.1

 

31.5

37.5

 

26.5

 

Central Valley

4.0

4.4

 

3.9

 

30.0

39.0

 

26.0

 

Far North

6.2

5.3

 

5.8

 

45.5

55.0

 

42.5

 

Inland Empire

4.9

5.3

 

5.1

 

48.0

49.0

 

43.0

 

San Francisco Bay Area

2.8

3.5

 

3.2

 

14.5

32.0

 

13.0

 

Southern California

4.1

4.4

 

4.1

 

32.0

39.0

 

30.0

 

 

 

 

 

 

 

 

 

 

 

 

San Francisco Bay Area

 

 

 

 

 

 

 

 

 

 

Alameda

2.5

2.8

 

3.0

 

12.0

17.0

 

11.0

 

Contra Costa

3.0

3.6

 

3.4

 

13.0

29.0

 

11.5

 

Marin

2.8

3.8

 

3.5

 

63.0

95.0

 

52.0

 

Napa

7.3

8.6

 

8.4

 

105.0

112.5

 

99.5

 

San Francisco

1.6

2.4

 

2.2

 

29.0

23.0

 

37.0

 

San Mateo

2.4

2.5

 

2.5

 

9.0

13.0

 

9.0

 

Santa Clara

2.4

2.9

 

2.5

 

8.0

11.0

 

8.0

 

Solano

3.3

4.2

 

3.2

 

55.0

59.0

 

46.0

 

Sonoma

4.0

4.5

 

4.3

 

79.5

95.0

 

73.5

 

Southern California

 

 

 

 

 

 

 

 

 

 

Imperial

3.9

5.1

 

3.2

 

18.0

23.0

 

33.5

 

Los Angeles

4.2

4.5

 

4.1

 

32.0

38.0

 

30.0

 

Orange

3.5

3.4

 

3.4

 

24.0

35.0

 

23.0

 

Riverside

4.7

5.6

 

4.9

 

50.0

50.0

 

45.0

 

San Bernardino

5.6

4.9

 

5.7

 

47.0

49.0

 

39.0

 

San Diego

3.2

3.6

 

3.4

 

18.0

29.0

 

16.0

 

Ventura

3.9

4.2

 

4.0

 

35.5

52.0

 

36.0

 

Central Coast

 

 

 

 

 

 

 

 

 

 

Monterey

4.4

4.9

 

4.5

 

33.0

39.0

 

19.0

 

San Luis Obispo

3.9

4.1

 

3.6

 

51.0

55.0

 

48.0

 

Santa Barbara

3.6

4.1

 

3.6

 

18.5

22.0

 

18.0

 

Santa Cruz

3.6

5.1

 

5.8

 

21.5

43.0

 

18.0

 

Central Valley

 

 

 

 

 

 

 

 

 

 

Fresno

4.6

5.6

 

4.4

 

27.0

34.0

 

26.5

 

Glenn

2.8

5.4

 

4.9

 

89.0

41.0

 

56.5

 

Kern

4.2

4.5

 

3.7

 

32.0

38.0

 

22.0

 

Kings

3.7

3.5

 

4.4

 

40.0

33.0

 

30.0

 

Madera

5.4

9.1

 

5.7

 

51.0

35.0

 

32.0

 

Merced

3.4

4.3

 

4.3

 

39.0

29.0

 

32.0

 

Placer

3.6

3.8

 

3.5

 

32.0

51.0

 

27.0

 

Sacramento

3.0

3.3

 

3.1

 

25.0

40.0

 

21.0

 

San Benito

4.2

4.2

 

4.6

 

41.0

58.0

 

22.0

 

San Joaquin

5.2

5.3

 

4.1

 

44.0

42.0

 

31.0

 

Stanislaus

4.0

3.9

 

4.2

 

26.5

32.0

 

26.0

 

Tulare

4.1

4.5

 

4.0

 

26.0

33.0

 

39.0

 

Far North

 

 

 

 

 

 

 

 

 

 

Butte

5.3

4.3

 

4.0

 

28.5

37.0

 

30.0

 

Lassen

4.2

5.3

 

11.3

 

268.0

141.5

 

85.5

 

Plumas

9.0

5.9

 

7.7

 

190.0

99.5

 

130.5

 

Shasta

5.2

5.0

 

5.2

 

36.5

49.0

 

27.0

 

Siskiyou

10.8

8.9

 

7.1

 

103.0

35.0

 

138.5

 

Tehama

7.4

4.7

 

9.1

 

61.0

99.0

 

35.0

 

Trinity

22.5

12.3

 

19.2

 

195.5

85.0

 

250.0

 

Other Calif. Counties

 

 

 

 

 

 

 

 

 

 

Amador

7.3

9.1

 

5.6

 

69.0

73.0

 

65.0

 

Calaveras

8.4

7.5

r

7.0

 

40.0

54.0

r

75.0

 

Del Norte

5.2

8.4

 

6.8

 

63.0

73.0

 

34.5

 

El Dorado

4.8

5.4

 

4.8

 

59.5

59.5

 

45.5

 

Humboldt

7.2

5.7

 

7.0

 

52.0

31.0

 

69.0

 

Lake

10.3

12.6

 

8.3

 

71.5

50.5

 

37.0

 

Mariposa

9.0

7.9

 

13.3

 

127.0

5.0

 

64.0

 

Mendocino

10.3

10.1

 

12.4

 

131.5

168.0

 

116.0

 

Mono

4.7

3.2

 

3.0

 

77.0

29.0

 

106.0

 

Nevada

4.1

4.0

 

5.6

 

62.0

82.5

 

52.0

 

Sutter

4.9

5.6

 

3.1

 

41.5

43.0

 

61.5

 

Tuolumne

6.3

6.0

 

9.0

 

85.0

75.0

 

92.0

 

Yolo

3.5

3.5

 

3.2

 

26.5

47.0

 

39.0

 

Yuba

4.5

5.8

 

4.3

 

28.0

53.0

 

49.0

 

r = revised
NA = not available

 

Article belongs to CAR.org

 

]]> <![CDATA[Governor Newsom announces the commitment of over 160 lenders to extend mortgage relief for LA fire survivors]]>

Governor Newsom announces the commitment of over 160 lenders to extend mortgage relief for LA fire survivors

What you need to know:  More than 160 lending institutions have now committed to supporting LA fire survivors who lost their homes in the devastating wildfires.

LOS ANGELES – Continuing the state's work to help accelerate recovery, Governor Newsom today announced the commitment from more than 160 lending institutions to provide mortgage relief for fire survivors impacted by the 2025 L.A. firestorms. These lenders have agreed to streamline the process for requesting at least one additional forbearance period of up to 90 days for qualified borrowers, beyond the 12-month commitment required by AB 238 (Harabedian), which the Governor signed into law last year.  Impacted borrowers may request this additional forbearance by contacting their servicer and providing verbal rationale –  no paperwork or forms required.

Ensuring housing stability is essential. This commitment from financial institutions will help provide homeowners the time and flexibility to focus on their families, safety, and rebuilding — with California continuing to work alongside survivors through every step of the recovery process.

Governor Gavin Newsom

The commitment provides additional forbearance of up to 90 days to impacted customers, subject to approval by investors such as Fannie Mae and Freddie Mac, and consistent with the terms of the Governor's January 2025 agreement with banks. This includes offering payment options that do not include lump-sum (balloon) payments, waiving any mortgage-related late fees that accrue during the forbearance period, and not reporting late payments on forbearance amounts to credit reporting agencies. 

Vital mortgage relief for survivors

Over the past year, Governor Newsom has continued to engage with lenders on additional support for survivors nearing the end of their forbearance period. Lenders have stepped up to collaborate on solutions to provide those experiencing hardship additional flexibility as they continue down their road to recovery.

Building on the Governor's announcement in January 2025 of commitments from 5 major lenders and over 420 other financial institutions to offer forbearance for impacted customers, the Governor signed into law AB 238 (Harabedian), which extended forbearance for up to a maximum of 12 months from the date of request for borrowers experiencing financial hardship. Today's commitments expand on this relief. Any consumer who believes their mortgage servicer is not complying with the law or their commitments can submit a complaint to the California Department of Financial Protection and Innovation here.  

Rebuilding financing

Today's commitments add to the state's consistent engagement with mortgage and banking industry leaders to ensure everyone does their part in this recovery. In January, the Governor announced that lenders and financial institutions, including Bank of America and member institutions of the California Mortgage Bankers Association, are developing new lending products specifically for LA firestorm recovery. These products will help homeowners finance the rebuilding of homes destroyed in the fires.

Additionally, to help more homeowners qualify for construction loans, the Governor is exploring creative financing mechanisms to address the residential rebuild funding gap that could integrate with private lender offerings. Over the coming months, the state will work with private lenders, philanthropic partners, state agencies, and the legislature to develop the proposed fund. 

Accelerating recovery and protecting communities

Many survivors lost community spaces, historic neighborhood pillars, and schools that made communities feel like home. From the start, Governor Newsom and his administration have worked hand in hand with survivors to help communities recover and rebuild stronger. The Governor has helped accelerate the rebuilding of communities by:

  • Fast-tracking permitting and rebuilding. Governor Newsom issued an executive order to streamline the rebuilding of homes and businesses — suspending permitting and review requirements under the California Environmental Quality Act (CEQA) and the California Coastal Act. The Governor also issued an executive order further cutting red tape by reiterating that permitting requirements under the California Coastal Act are suspended for rebuilding efforts and directing the Coastal Commission not to issue guidance or take any action that interferes with or conflicts with the Governor's executive orders. Additionally, the Governor issued an executive order removing bureaucratic barriers, extending deadlines, and providing critical regulatory relief to help fire survivors rebuild, access essential services, and recover more quickly.
  • Providing tax and mortgage relief to those impacted by the fires. California postponed the individual tax filing deadline to October 15 for Los Angeles County taxpayers. Governor Newsom suspended penalties and interest on late property tax payments for a year, effectively extending the state property tax deadline. The Governor also worked with state– and federally-chartered banks that have committed to providing mortgage relief for survivors in certain zip codes, and later extended and expanded on that relief through legislation. He also announced a $125 million mortgage relief package for homeowners impacted by the Los Angeles fires and other recent disasters, which was adjusted to reach even more fire survivors. The Governor recently announced the program will be further expanded in the coming weeks.
  • Suspending building codes. In addition to issuing multiple executive orders, Governor Newsom has also helped speed permitting and rebuilding by suspending implementation of new building codes for residents rebuilding from the fires to create certainty and avoid the need to modify applications and lengthen the permitting process. This includes allowing homeowners who built their homes to the standards in the 2019 Building Code to use their previously approved plans, and a suspension of building codes that would have gone into effect on January 1, 2026.
  • Safeguarding survivors from speculators and price gouging. Governor Newsom expanded restrictions to protect survivors from illegal price hikes on rent, hotel and motel costs, and building materials or construction. The Governor also issued an executive order to protect firestorm victims from predatory land speculators making aggressive and unsolicited cash offers to purchase their property.
  • Getting kids back in the classroom. Governor Newsom signed an executive order to quickly assist displaced students in the Los Angeles area and bolster schools affected by the firestorms.

California steps up as federal government falls short

California will continue aiding those affected by natural disasters now and in the future. This administration will not leave any Californian behind. However, this work cannot be continued without the support of the federal government.  

In addition to taking action to speed rebuilding, the Governor is also standing up for the Altadena, Palisades, and Malibu communities by calling out the White House for failing to approve long-term disaster funding for survivors of last year's catastrophic Los Angeles wildfires.

The Governor, who recently went to Washington, D.C in early December to advocate for survivors, renewed his call for immediate approval of the disaster supplemental, urging Congress and the President to deliver the same compassion and urgency that have been extended to other communities across the nation. This is the fourth request for funding since February, when President Trump promised he would "take care" of survivors. 

The federal government plays a critical role as a partner to the state in this long-term recovery effort. Funding in this supplemental appropriation would: 

  • Fund the rebuilding of schools, childcare centers, homes, and vital community facilities. This helps thousands of working families, veterans who lost homes, and nearly thousands of students displaced from their schools. 
  • Keep small businesses open, support the economy, and maintain jobs. LA's small businesses and family-owned enterprises are the backbone of our local and national economy. Disaster loans and grants will keep them open, preserve thousands of jobs, and spur wider economic recovery — benefiting Americans who may never set foot in Los Angeles but rely on its goods, services, and culture.
  • Restore damaged water systems, rebuild responder infrastructure, and improve air quality monitoring. This protects not only LA's population but the tens of millions who travel, conduct business, and interact with the region each year. 

For more information visit ca.gov/lafires.

article belongs to 

]]> <![CDATA[Commission Produces Avocado Lace Bug Video]]>

Commission Produces Avocado Lace Bug Video

To address the growing threat of Avocado Lace Bug, the California Avocado Commission sought out industry experts to educate growers on the issue and produced an informational video to assist growers in early detection of the invasive pest. The video, featuring industry experts Tom Roberts, Pest Control Advisor for Ventura, Santa Barbara and San Luis Obispo Counties, and Dr. Mark Hoddle, Extension Specialist, Department of Entomology at UC Riverside, is showcased below.

The video reviews the history of the Avocado Lace Bug in California, which was first identified in 2017 in San Diego and Riverside Counties and was initially of little threat to avocados. By 2022-23, Avocado Lace Bug had been identified in Orange and Santa Barbara counties where it began to cause considerable damage in commercial orchards. 

Researchers determined that the two populations were in fact two different variants of ALB — one from Mexico, which was not causing damage, and one from Florida, which was causing considerable damage. 

The video showcases the symptoms of ALB, noting that early detection is both critical and difficult due to the size of the pest. It also demonstrates what growers should look for in their groves and how temperature impacts the pest, which tends to thrive in the 80-90˚F range. 

The Commission will continue to assist growers by conducting additional research into the pest and sharing relevant information that will help producers scout their groves and practice optimal canopy and pest management to minimize ALB damage.  

California Avocado Commission

Mailing Address:
2271 W Malvern Ave., PMB234
Fullerton, CA 92833-9926

Phone: 949.341.1955

Fax: 949.341.1970

Contact Us

California Avocados

California Avocado Commission Links

article belongs to CAR.org

]]> <![CDATA[Recording of the Homeownership Matters Gubernatorial Forum 2026 Now Available]]> With no clear frontrunner, the California Governor's race is very competitive this year. On Thursday, March 5,  C.A.R. held the Homeownership Matters Gubernatorial Forum 2026, and brought the leading candidates together for a timely conversation focused on the future of housing and pathways to homeownership in California.

This unique opportunity allowed REALTORS to hear directly from the candidates about policies that will shape our state's housing market for years to come. The forum featured a moderated discussion led by C.A.R. President Tamara Suminski and C.A.R. CEO Phil Hawkins. Candidates outlined their housing priorities, policy solutions, and visions for expanding homeownership opportunities for all Californians.

This event was a component of our Homeownership Matters campaign to ensure policymakers and the public understand why homeownership must remain achievable in California. Additional information about the Homeownership Matters campaign is available at homeownershipmattersca.com.

Watch the recording here.

March 5, 2026

article belongs to CAR.org

]]> <![CDATA[Recipes Connect with Consumers and Build the California Avocados Brand]]>

Recipes Connect with Consumers and Build the California Avocados Brand

Recipes featuring California avocados are a powerful tool to showcase the value and quality of the fruit, as well as create a connection between the California avocado grower, the product and the customers who enjoy them. For these reasons, California avocado recipes are used across the California Avocado Commission's marketing programs — with retailers, in advertising, on social media channels and the CaliforniaAvocado.com consumer website. CAC's foodservice team encourages usage of California avocados by restaurant chains by presenting them with menu ideations.

Throughout the year, CAC shares recipes that showcase what makes California avocados special, while incorporating messaging about the fruit's locally grown nature. The Commission shares with consumers that California avocados go from grove to grocer in just a matter of days — providing a freshness that enhances the recipes they are featured in. This messaging, along with communicating that California avocados are ethically sourced and sustainably farmed, differentiates California avocados from fruit grown in other origins and demonstrates they are worth paying more for.

When crafting and sharing recipes, the Commission focuses on concepts that align the California avocado season with relevant events such as Cinco de Mayo, California Avocado Month, the Fourth of July and Labor Day. In doing so, CAC fosters a sense of connection with consumers who enjoy these tried-and-true recipes at celebrations with friends or during cherished moments like breakfast with the family. A classic California avocado toast or guacamole recipe that enhances the occasion creates associations with warmth, health and joy for consumers — connecting the California Avocados brand with memorable moments.

Well-created recipes also demonstrate the Commission's expertise and authority on all things avocado. By providing tips, educational information and recipes, CAC positions itself as a trusted resource. In addition, the consistent quality of the recipes showcases the quality and reliability of California avocados. This trust translates into brand loyalty that encourages demand for the California-grown fruit.

By sharing recipes across multiple marketing channels, the Commission builds brand awareness that drives demand. Recipes shared in store or on retailer digital channels drive shopper awareness and interest in the fruit's availability. Advertising that features recipes can highlight the unique qualities of California avocados while social media posts create an emotional connection with consumers. Finally, by featuring California avocado recipes on the consumer website and using a variety of marketing tools that drive consumers to the recipe portion of the website, the Commission can capture the attention of consumers and direct them to additional information about how California avocados are grown and where they can purchase them.

Two examples of California avocado recipes are shown below. These recipes can be found on CaliforniaAvocado.com by clicking these links: Veggie Bean Stew with California Avocados, Cuban Salad.

California Avocado Commission

Mailing Address:
2271 W Malvern Ave., PMB234
Fullerton, CA 92833-9926

Phone: 949.341.1955

Fax: 949.341.1970

Contact Us

Article belongs to California Avocado Commission

]]> <![CDATA[California Housing Affordability Improves In Q4]]>

California Housing Affordability Improves In Q4

Feb 18, 2026
California Housing Affordability Improves
Eric Peck
Managing Editor

Affordability in the Golden State edged higher in late 2025, as modest home price declines and easing mortgage rates improved buying power, though most households still remain priced out

Housing affordability in California improved modestly in the fourth quarter of 2025, compared to both the previous quarter and a year earlier, offering some relief to prospective buyers following a prolonged stretch of worsening conditions, according to new data from California Association of Realtors (CAR).

The organization's Traditional Housing Affordability Index showed that 15% of California households could afford to purchase the state's median-priced single-family home in the fourth quarter, up from 14% in the third quarter and 14% in the fourth quarter of 2024. While the increase was slight, it marked a step in the right direction after affordability reached near-historic lows amid elevated mortgage rates and home prices.

 

Housing affordability in California improved modestly in the fourth quarter of 2025, compared to both the previous quarter and a year earlier

 

The median price of an existing single-family home in California declined on both a quarterly and annual basis, helping improve affordability. At the same time, mortgage rates eased modestly from recent peaks, reducing borrowing costs for homebuyers and contributing to improved purchasing power.

Despite the improvement, affordability remains significantly constrained by historical standards. CAR noted that the minimum annual income required to qualify for the purchase of a median-priced home remained well above six figures, underscoring the continued financial barriers facing many households in the state.

Regional variations were also evident, as more affordable inland areas offered relatively better access to homeownership compared to high-cost coastal markets, where elevated home prices continue to limit affordability for most buyers. Still, affordability gains were seen across multiple regions as price moderation and slightly improved financing conditions took effect.

CAR officials emphasized that while the latest data signals progress, broader affordability challenges persist. Limited housing supply, elevated home prices relative to incomes, and still-high mortgage rates continue to restrict access for many first-time buyers.

Affordability
mortgage rates
New Home Sales
About the author
Eric Peck
Managing Editor
NMP Managing Editor Eric C. Peck has 25-plus years' experience covering the mortgage industry. He graduated from the New York Institute of Technology, where he received his B.A. in Communication Arts/Media. After graduating, 
ARTICLE BELONGS TO NATIONAL MORTGAGE PROFESSIONAL.COM
]]> <![CDATA[California housing affordability improves from third-quarter 2025 and a year ago,  C.A.R. reports]]> February 10, 2026

California housing affordability improves from third-quarter 2025 and a year ago,
 C.A.R. reports

  • Eighteen percent of California households could afford to purchase the $869,300 median-priced home in the fourth quarter of 2025, up from 17 percent in third-quarter 2025 and up from 16 percent in fourth-quarter 2024.

  • A minimum annual income of $213,200 was needed to make monthly payments of $5,330, including principal, interest, taxes and insurance on a 30-year fixed-rate mortgage at a 6.35 percent interest rate.

  • Twenty-eight percent of home buyers were able to purchase the $650,000 median-priced condo or townhome. A minimum annual income of $159,200 was required to make a monthly payment of $3,980.

SACRAMENTO (Feb. 10) – Moderating home prices and cooling market competition lowered borrowing costs and allowed more Californians to qualify for mortgages and improve their chances of buying a home in the fourth quarter of 2025, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) said today.

Infographic: https://www.car.org/Global/Infographics/HAI-2025-Q4

Eighteen percent of the state's homebuyers could afford to purchase a median-priced, existing single-family home in California in fourth-quarter 2025, up from 17 percent in the third quarter of 2025 and up from 16 percent in the fourth quarter of 2024, according to C.A.R.'s Traditional Housing Affordability Index (HAI). Despite recent gains, low affordability continues to challenge both buyers and sellers statewide.

The fourth-quarter 2025 figure is less than a third of the affordability index peak of 56 percent in the fourth quarter of 2012. C.A.R.'s HAI measures the percentage of all households that can afford to purchase a median-priced single-family home in California. C.A.R. also reports affordability indices for regions and select counties within the state. The index is considered the most fundamental measure of housing well-being for home buyers in the state.

The effective interest rate declined for the third consecutive quarter, dropping to its lowest level since third-quarter 2022. The average effective interest rate receded to 6.35% in fourth-quarter 2025 from 6.67% the previous quarter and was 41 basis points below the level 6.76% recorded a year earlier. Mortgage rates, which oscillated throughout the first six months of 2025 due partly to tariff-induced uncertainty, trended modestly lower in the second half of the year as the Federal Reserve's rate cuts ― or rather the expectations of the rate cuts ― kick-started the decline. The cumulative easing pushed the average 30-year fixed mortgage rate to a three-year low at the start of 2026 before rising in recent weeks. Entering 2026, the Fed opted to hold rates steady at its January meeting, but additional rate relief is expected later this year as softer economic growth is projected for the next 12 months. Lingering inflation risks and bond market volatility will continue to have an impact on borrowing costs, but costs should gradually come down by the end of the year, and housing affordability could see some slight improvement in the next 12 months.

The median price of an existing single-family home declined for the second straight quarter in the fourth quarter of 2025, falling 2.2 percent as market competition cooled — typical for year-end. On a year-over-year basis, California recorded its first annual price decline since the second quarter of 2023, falling 0.6 percent below the year-ago level. As the market transitions through its seasonal off-cycle, home prices may remain soft for the next couple of months but should rebound as the homebuying season begins in late March/early April. Should mortgage rates ease further and economic uncertainty diminish, housing affordability could see incremental improvement for the first quarter of 2026.

A minimum annual income of $213,200 was needed in California to afford the $5,330 monthly payment, including principal, interest, and taxes (PITI) on a 30-year fixed-rate mortgage at 6.35%. While the fourth-quarter 2025 annual required income was $23,600 below the record high set in second-quarter 2024, it still marked the 12th of the past 13 quarters with income requirements above $200,000. Monthly PITI declined modestly from both the prior quarter (-4.7 percent) and a year earlier (-4.0 percent) but remained more than double the national average — a gap that has persisted since at least 2018.

More California households (28 percent) could afford a typical condo/townhome in fourth-quarter 2025, rising from 27 percent third-quarter 2025 and 25 percent in fourth-quarter 2024. An annual income of $159,200 was required to make the monthly payment of $3,980 on the $650,000 median-priced condo/townhome in the fourth quarter of 2025.

Compared with California, more than one-third (39 percent) of the nation's households could afford to purchase a $414,900 median-priced home, which required a minimum annual income of $101,600 to make monthly payments of $2,540. Nationwide, affordability edged up from 36 percent in both the third quarter of 2025 and a year ago.

Key points from the Fourth-Quarter 2025 Housing Affordability report include:

  • When compared to the previous quarter of 2025, housing affordability improved in the fourth quarter of 2025 in the vast majority of counties, declining in only three and unchanged in another three. Despite prices remaining near historical highs, 47 counties posted quarter-to-quarter affordability gains, driven by lower mortgage rates, higher incomes, and softer home prices. When compared to a year ago, affordability improved in 46 of 53 counties, while prices in seven counties either declined (three) or showed no improvement (four).

     

  • Lassen (57 percent) remained the most affordable county in California, followed by Trinity (44 percent) and Tuolumne (43 percent), where roughly two out of five households could afford a median-priced home. Of all counties in California, Lassen continued to require the lowest minimum qualifying income at $56,000.

  • Mono County (10 percent) was the least affordable county in the state, followed by Monterey and Santa Barbara (12 percent), each requiring a minimum income of at least $226,400. San Mateo remained the most expensive, with a minimum qualifying income of $507,600—the only county above $500,000 — followed by Santa Clara ($470,800) and San Francisco ($441,200).
  • As borrowing costs eased late in the year, affordability improved across much of the state, though it remains historically tight. The largest year-over-year gains were in Trinity (+15 points), Humboldt (+8), and Glenn (+8), while affordability declined most in Lake (-5), Imperial (-4), and Napa (-1). Housing affordability in California stayed near its all-time low and continued to be a challenge for both buyers and sellers.

    See C.A.R.'s historical housing affordability data.
    See first-time buyer housing affordability data.

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with nearly 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

# # #

CALIFORNIA ASSOCIATION OF REALTORS®

Traditional Housing Affordability Index
Fourth Quarter 2025

4th Qtr. 2025

C.A.R. Traditional Housing Affordability Index

STATE/REGION/COUNTY

4th Qtr. 2025

3rd Qtr. 2025

 

4th Qtr.

2024

Median Home Price

Monthly Payment Including Taxes & Insurance

Minimum Qualifying Income

Calif. Single-family home

18

17

 

16

r

$869,300

$5,330

$213,200

Calif. Condo/Townhome

28

27

 

25

r

$650,000

$3,980

$159,200

Los Angeles Metro Area

17

16

 

15

r

$830,000

$5,090

$203,600

Inland Empire

24

23

 

21

r

$595,000

$3,650

$146,000

San Francisco Bay Area

23

22

 

21

r

$1,263,900

$7,750

$310,000

United States

39

36

 

36

 

$414,900

$2,540

$101,600

 

 

 

 

 

 

 

 

 

San Francisco Bay Area

 

 

 

 

 

 

 

 

Alameda

22

21

 

19

r

$1,225,000

$7,510

$300,400

Contra Costa

27

26

 

25

r

$860,000

$5,270

$210,800

Marin

25

22

 

19

r

$1,527,500

$9,360

$374,400

Napa

17

16

 

18

 

$924,000

$5,660

$226,400

San Francisco

21

22

 

21

 

$1,800,000

$11,030

$441,200

San Mateo

19

18

 

17

 

$2,070,000

$12,690

$507,600

Santa Clara

21

20

 

19

r

$1,920,000

$11,770

$470,800

Solano

30

26

 

26

 

$580,000

$3,550

$142,000

Sonoma

19

19

 

19

r

$821,000

$5,030

$201,200

Southern California

 

 

 

 

 

 

 

 

Imperial

25

26

 

29

r

$435,000

$2,670

$106,800

Los Angeles

13

12

 

12

r

$939,690

$5,760

$230,400

Orange

14

13

 

12

 

$1,396,500

$8,560

$342,400

Riverside

24

23

 

21

r

$633,580

$3,880

$155,200

San Bernardino

30

29

 

28

r

$497,000

$3,050

$122,000

San Diego

15

13

 

12

 

$994,000

$6,090

$243,600

Ventura

17

16

 

14

 

$932,500

$5,720

$228,800

Central Coast

 

 

 

 

 

 

 

 

Monterey

12

9

 

11

r

$925,000

$5,670

$226,800

San Luis Obispo

14

13

 

12

r

$905,000

$5,550

$222,000

Santa Barbara

12

12

 

11

r

$1,250,000

$7,660

$306,400

Santa Cruz

15

14

 

15

r

$1,287,500

$7,890

$315,600

Central Valley

 

 

 

 

 

 

 

 

Fresno

33

30

 

31

r

$430,000

$2,640

$105,600

Glenn

42

37

 

34

r

$342,750

$2,100

$84,000

Kern

33

31

 

30

r

$397,490

$2,440

$97,600

Kings

36

35

r

34

r

$370,000

$2,270

$90,800

Madera

35

32

 

30

 

$440,000

$2,700

$108,000

Merced

30

27

 

25

r

$420,000

$2,570

$102,800

Placer

34

31

 

31

 

$655,000

$4,010

$160,400

Sacramento

30

28

 

27

r

$539,000

$3,300

$132,000

San Benito

27

26

 

21

r

$750,000

$4,600

$184,000

San Joaquin

31

29

 

28

r

$540,000

$3,310

$132,400

Stanislaus

31

28

 

31

r

$465,000

$2,850

$114,000

Tulare

35

33

 

29

r

$381,500

$2,340

$93,600

Far North

 

 

 

 

 

 

 

 

Butte

30

27

 

28

 

$440,000

$2,700

$108,000

Lassen

57

52

 

52

r

$229,000

$1,400

$56,000

Plumas

39

30

 

35

r

$399,500

$2,450

$98,000

Shasta

37

35

 

35

r

$370,000

$2,270

$90,800

Siskiyou

39

35

 

36

r

$302,500

$1,850

$74,000

Tehama

39

35

 

37

r

$322,000

$1,970

$78,800

Trinity

44

34

 

29

 

$250,000

$1,530

$61,200

Other Calif. Counties

 

 

 

 

 

 

 

 

Amador

38

36

 

36

r

$420,000

$2,570

$102,800

Calaveras

39

34

 

35

r

$439,000

$2,690

$107,600

Del Norte

36

34

 

33

 

$379,000

$2,320

$92,800

El Dorado

32

29

 

27

r

$675,000

$4,140

$165,600

Humboldt

30

25

 

22

r

$413,000

$2,530

$101,200

Lake

31

29

 

36

r

$332,000

$2,030

$81,200

Mariposa

29

29

 

24

r

$441,000

$2,700

$108,000

Mendocino

25

26

 

22

r

$492,500

$3,020

$120,800

Mono

10

7

 

7

r

$923,000

$5,660

$226,400

Nevada

31

30

 

30

r

$550,000

$3,370

$134,800

Sutter

31

28

 

25

r

$450,000

$2,760

$110,400

Tuolumne

43

36

 

38

r

$380,000

$2,330

$93,200

Yolo

26

25

 

24

r

$622,500

$3,820

$152,800

Yuba

29

28

 

27

 

$442,750

$2,710

$108,400

r = revised

 

Traditional Housing Affordability Indices (HAI) were calculated based on the following effective composite interest rates: 6.35% (4Qtr. 2025), 6.67% (3Qtr. 2025) and 6.76% (4Qtr. 2024).

Article belongs to CAR.org 

]]> <![CDATA[First-generation home buyers can apply for housing down payment assistance]]>

First-generation home buyers can apply for housing down payment assistance

Apply by March 16 for a down payment loan of up to $150,000. Loans do not need to be repaid until you sell or pay off the home.

Residential street on a sunny day
Published:
Last Updated:

Prospective first-generation home buyers can apply for a loan of up to $150,000 that would only be repaid when the house is eventually sold, transferred, or the mortgage paid off. 

The loan can cover up to 20% of the home price and can be used for down payment or closing costs.

You may qualify if:

  • At least one borrower is a first-generation homeowner
  • All borrowers are first-time homeowners
  • Household income is under $253,000 in Alameda County
  • You're a California resident

Owners will repay the full loan amount along with a share of the increase in home value when the house is sold, transferred, or the first mortgage is paid off.

These state-funded loans are ideal if you can afford monthly mortgage payments but don't have the savings to cover a down payment.

To get started, check your eligibility, meet with an approved lender, and apply for the voucher lottery by March 16, 2026.

Apply to California Dream for All by March 16

The state program – known as California Dream for All – requires that applicants talk to an approved lender to get a pre-approval letter and register for a voucher during the registration period from February 24, 2026 to March 16, 2026.

Step one: Check eligibility

First, fill out a short form to check if your household is eligible. Eligibility criteria include:

  • First-generation homebuyer: at least one borrower must not have been on a property title in the US in last seven years and borrower's parents must not presently be on a title in the US
  • First-time homebuyers: all borrowers have had no previous property ownership within the last three years
  • Income limit: must meet CalHFA Income Limits for the county you are purchasing in (up to $253,000 in Alameda County)

Step two: Work with a loan officer

Then reach out to an approved lender to request a pre-approval letter. Approved lenders in Berkeley include: 

  • BMO Bank 
    • 1480 Shattuck Avenue | (510) 649-9191
    • 2495 Bancroft Way | (510) 935-7012
  • CrossCountry Mortgage
    • 1577 Solano Avenue | (925) 395-3693 
    • 1647 Hopkins Street, Suite B | (510) 367-5562 
    • 2987 College Ave | (510) 254-4697 
  • Guaranteed Rate Affinity 
                    1495 Shattuck Avenue | (925) 254-1419 
  • Preferred Rate
    • 2820 College Avenue, Unit #3 | (510) 927-0557

You can also choose lenders outside of Berkeley from the state-approved lender list for this program. 

Step three: Gather documents and complete training

Next, gather the documents you need to apply:

  • California Dream for All Pre-Approval Letter completed by an approved lender
  • Government-issued ID
  • If applicable, proof of Foster Care
  • Parents' names, dates of birth, address, date of death (if applicable)
  • Proof of parent relationship: Birth certificate or adoption papers

You will also need to complete the California Dream for All education course. This free, one-hour online training will cover how shared appreciation works and what you will have to pay back when you sell or refinance your home.

Step four: Apply between Feb 24-Mar 16

Submit materials on the Dream for All application portal between February 24-March 16, 2026.

If eligible, you will be entered in a random lottery for a loan of up to 20% for down payment or closing costs, not to exceed $150,000.

If your lottery number is selected, you will have 90 days to shop for a home.

No payments will be due during the term of the loan, making your mortgage payment more affordable. At the end of the loan term (or earlier, if you choose to sell or refinance), you will repay the full loan, plus an additional amount based on the increase in property value.

For questions about California Dream for All, call (877) 922-5432.

California Dream for All can help you purchase your first home. Start working with an approved lender today to be ready for the February 24 – March 16, 2026 application window.

Links:

]]> <![CDATA[CAS Seminar]]>

CAS Seminar: Exploring Avocado Growing in the Central Valley

The California Avocado Society is hosting a "Exploring Avocado Growing in the Central Valley" seminar on March 12 from 9:00 a.m. – 3:00 p.m. The in-person learning session will take place at the Lindcove Research and Extension Center located at 22963 Carson Avenue in Exeter, CA. 

Featured speakers include:

  • Dr. Tapan Pathak — Climate trends in South Joaquin Valley
  • Dr. Inaki Hormaza — Flowering and pollination avocado
  • Dr. Ben Faber — Irrigation and use of berms in avocado
  • Dr. Arnon Dag — Overhead cooling in avocado
  • Dr. Mary Lu Arpaia — Dry matter and harvest dates

The fee to attend is $25 and includes a lunch. Online registration is now available and should be completed by March 9. 

Article belongs to Avocado Commission.

]]> <![CDATA[California home sales decline in January to lowest level since May 2025  amid 23-month price low, C.A.R. reports]]> California home sales decline in January to lowest level since May 2025
 amid 23-month price low, C.A.R. reports

  • Existing, single-family home sales totaled 256,550 in January on a seasonally adjusted annualized rate, down 10.8 percent from 287,570 in December and down 1.3 percent from 260,040 in January 2025.

  • January's statewide median home price was $823,180, down 3.2 percent from $850,680 in December and down from $839,130 in January 2025.

  • Year-to-date statewide home sales were down 1.3 percent in January.

SACRAMENTO (Feb. 18) – California home sales retreated in January to their lowest level since May 2025 as home prices fell to a 23-month low, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) said today.

Infographic: https://www.car.org/Global/Infographics/2026-01-Sales-and-Price

Closed escrow sales of existing, single-family detached homes in California reached a seasonally adjusted annualized rate of 256,550 in January, according to data collected by C.A.R. from more than 90 local REALTOR® associations and MLSs statewide. This annualized figure reflects the number of homes that would be sold in 2026 if January's sales pace continued throughout the year, with adjustments made for typical seasonal patterns. January sales were down 10.8 percent from a downwardly revised 287,570 in December and down 1.3 percent in January 2025.

The decline extends the streak of sub-300,000 seasonally adjusted annualized sales to 40 consecutive months, underscoring the ongoing market weakness in the last few years. However, a stronger than typical monthly increase in pending sales suggests that closed sales could rebound in February, especially since mortgage rates have recently declined nearly back to their recent lows.

Statewide pending home sales increased from both the prior month and January 2025. On a month-to-month basis, pending sales jumped 34.6 percent, as mortgage rates dropped sharply in the second week of January before bouncing back towards the end of the month.

"After closing out 2025 on a strong note, California's housing market has started the new year on a softer footing, with both sales and prices coming in below last year's levels," said 2026 C.A.R. President Tamara Suminski, a Southern California broker and REALTOR®. "However, as mortgage rates ease toward recent lows and housing supply is expected to improve in the coming weeks, we anticipate momentum to build as the market heads into the spring homebuying season."

California's median home price declined in January from both the prior month and year ago, falling to a 23-month low of $823,180 as market competition remained cool at the start of the year. The statewide median price dropped 3.2 percent from December, nearly double the long-run average of 1.7 percent observed between December and January. On a year-over-year basis, the median price fell for the third time in the past four months and registered its largest annual price decline since June 2023. Moderating demand and still-elevated inventory levels continued to exert downward pressure on prices in early 2026, indicating that the market is gradually transitioning towards a more balanced supply and demand condition.

"California's housing market pulled back in January as heightened policy uncertainty and geopolitical tensions contributed to increased volatility in mortgage rates early in the year," said C.A.R. Senior Vice President and Chief Economist Jordan Levine. "More recent economic indicators, however, suggest that the broader economy is beginning to stabilize, which should help restore confidence among both buyers and sellers. With pending home sales posting a solid gain last month, we anticipate a rebound in housing market activity in February."

Other key points from C.A.R.'s January 2025 resale housing report include:

  • Only one major region in California recorded a non-seasonally adjusted, year-over-year increase in home sales. The Far North (19.8 percent) stood out as the sole region posting double-digit gains from a year earlier. Meanwhile, the Central Valley (-7.6 percent), San Francisco Bay Area (-7.0 percent), Central Coast (-5.0 percent), and Southern California (-4.4 percent) all registered moderate annual sales declines, reflecting a broad-based slowdown in closed sales activity at the start of the year. Although mortgage rates remain below their year-ago levels, recent volatility in rates has tempered buyer momentum, suggesting that while sales activity could improve as the spring homebuying season approaches, a rebound will depend on sustained rate relief and clearer economic signals in the months ahead.

  • At the county level, 24 of the 53 counties tracked by C.A.R. posted year-over-year sales gains in January, with 14 recording double-digit increases. Mariposa led with sales that tripled from a year earlier, followed by Trinity (166.7 percent) and Tehama (128.6 percent). Meanwhile, 29 counties experienced annual sales declines, including 16 that fell by more than 10 percent, led by Lassen (-44.4 percent), Calaveras (-42.3 percent), and Glenn (-41.7 percent).

  • Only two of California's five major regions recorded increases in year-over-year median home price gains. The Central Coast led with a moderate 2.9 percent growth in from January 2025, followed by the San Francisco Bay Area with a marginal 0.2 percent uptick. In contrast, the Far North posted the largest annual decline of 5.0 percent, while Southern California slipped 0.6 percent, and the Central Valley region remained flat compared to a year earlier.

  • At the county level, 31 of the 53 counties tracked by C.A.R. recorded year-over-year median home price gains in January. Mono County led with a 222.6 percent increase, largely reflecting shifts in the mix of homes sold that skewed the median upward. Del Norte (19.3 percent) and Siskiyou (18.5 percent) followed with solid annual gains. Conversely, 21 counties registered price declines from a year earlier, while Sacramento remained unchanged. Mariposa experienced the steepest drop (-43.1 percent), followed by Trinity (-34.5 percent) and Plumas (-22.2 percent), underscoring continued price softness in select smaller markets.
  • Housing inventory expanded in January, rising sharply from the prior month and moderately from a year earlier, as market activity slowed amid a slowdown in the labor market that weighed on consumer confidence. The Unsold Inventory Index was 4.4 months in January, up from 2.7 months in December and up from 4.1 months in January 2025. While total active listings rose from January 2025 for the 24th consecutive month, the annual gain recorded in January was the smallest in two years. January also marked the ninth consecutive month of decelerating inventory growth, suggesting that while housing supply has been showing some improvement, the pace of expansion is losing steam as the market continues to be hindered by mortgage volatility and economic uncertainty.
  • The median number of days it took to sell a California single-family home was 39 days in January, up from 35 days in January 2025.
  • C.A.R.'s statewide sales-price-to-list-price ratio* was 98 percent in January 2025 and 98.6 percent in January 2025.
  • The statewide median price per square foot** for an existing single-family home was $399, down from $409 in January a year ago.
  • The 30-year, fixed-mortgage interest rate averaged 6.11 percent in January, down from 6.96 percent in January 2025, according to C.A.R.'s calculations based on Freddie Mac's weekly mortgage survey data.

Note:  The County MLS median price and sales data in the tables are generated from a survey of more than 90 associations of REALTORS® throughout the state and represent statistics of existing single-family detached homes only. County sales data is not adjusted to account for seasonal factors that can influence home sales. Movements in sales prices should not be interpreted as changes in the cost of a standard home. The median price is where half sold for more and half sold for less; medians are more typical than average prices, which are skewed by a relatively small share of transactions at either the lower end or the upper end. Median prices can be influenced by changes in cost, as well as changes in the characteristics and the size of homes sold. The change in median prices should not be construed as actual price changes in specific homes.

*Sales-to-list-price ratio is an indicator that reflects the negotiation power of home buyers and home sellers under current market conditions. The ratio is calculated by dividing the final sales price of a property by its original list price and is expressed as a percentage. A sales-to-list ratio with 100 percent or above suggests that the property sold for more than the list price, and a ratio below 100 percent indicates that the price sold below the asking price.

**Price per square foot is a measure commonly used by real estate agents and brokers to determine how much a square foot of space a buyer will pay for a property. It is calculated as the sale price of the home divided by the number of finished square feet. C.A.R. currently tracks price-per-square foot statistics for 53 counties.

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with nearly 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

# # #

January 2026 County Sales and Price Activity
(and condo sales data not seasonally adjusted)

January 2026

Median Sold Price of Existing Single-Family Homes

Sales

State/Region/County

Jan.

2026

Dec.

2025

 

Jan.

2025

 

Price MTM% Chg

Price YTY% Chg

Sales MTM% Chg

Sales YTY% Chg

Calif. Single-family home

$823,180

$850,680

 

$839,130

r

-3.2%

-1.9%

-10.8%

-1.3%

Calif. Condo/Townhome

$625,000

$638,000

 

$649,000

 

-2.0%

-3.7%

-29.0%

-4.0%

Los Angeles Metro Area

$808,000

$807,540

 

$820,000

 

0.1%

-1.5%

-28.8%

-4.0%

Central Coast

$1,091,180

$997,000

 

$1,060,000

 

9.4%

2.9%

-32.9%

-5.0%

Central Valley

$480,000

$485,000

 

$480,000

 

-1.0%

0.0%

-30.1%

-7.6%

Far North

$379,950

$380,000

 

$400,000

 

0.0%

-5.0%

-24.3%

19.8%

Inland Empire

$595,000

$600,050

 

$600,000

 

-0.8%

-0.8%

-23.6%

0.7%

San Francisco Bay Area

$1,127,000

$1,200,000

 

$1,125,000

 

-6.1%

0.2%

-39.6%

-7.0%

Southern California

$845,530

$855,000

 

$850,500

 

-1.1%

-0.6%

-27.8%

-4.4%

 

 

 

 

 

 

 

 

 

 

San Francisco Bay Area

 

 

 

 

 

 

 

 

 

Alameda

$1,120,010

$1,181,000

 

$1,150,000

 

-5.2%

-2.6%

-39.0%

1.9%

Contra Costa

$802,000

$839,500

 

$785,000

 

-4.5%

2.2%

-35.2%

2.4%

Marin

$1,527,000

$1,465,000

 

$1,332,500

 

4.2%

14.6%

-43.4%

15.4%

Napa

$1,002,500

$930,000

 

$917,500

 

7.8%

9.3%

-43.7%

-9.1%

San Francisco

$1,653,320

$1,697,500

 

$1,432,500

 

-2.6%

15.4%

-52.5%

-38.5%

San Mateo

$2,000,000

$2,058,000

 

$1,960,000

 

-2.8%

2.0%

-43.7%

0.7%

Santa Clara

$1,807,500

$1,830,000

 

$1,840,000

 

-1.2%

-1.8%

-40.0%

-19.0%

Solano

$552,500

$570,000

 

$565,000

 

-3.1%

-2.2%

-32.0%

-5.9%

Sonoma

$799,000

$840,000

 

$811,470

 

-4.9%

-1.5%

-42.2%

-8.6%

Southern California

 

 

 

 

 

 

 

 

 

Imperial

$455,000

$462,950

 

$386,750

 

-1.7%

17.6%

-23.9%

45.8%

Los Angeles

$879,720

$890,910

 

$886,400

 

-1.3%

-0.8%

-34.7%

-8.5%

Orange

$1,410,000

$1,390,000

 

$1,430,000

 

1.4%

-1.4%

-24.8%

-3.4%

Riverside

$639,440

$635,000

 

$645,000

 

0.7%

-0.9%

-26.7%

-9.0%

San Bernardino

$500,990

$500,970

 

$505,000

 

0.0%

-0.8%

-13.5%

25.1%

San Diego

$1,050,000

$1,000,000

 

$1,030,000

 

5.0%

1.9%

-23.8%

-7.3%

Ventura

$917,500

$913,000

 

$875,000

 

0.5%

4.9%

-27.9%

-2.4%

Central Coast

 

 

 

 

 

 

 

 

 

Monterey

$998,750

$900,000

 

$965,000

 

11.0%

3.5%

-35.5%

-22.8%

San Luis Obispo

$950,000

$905,000

 

$920,000

 

5.0%

3.3%

-30.4%

9.6%

Santa Barbara

$1,475,000

$1,128,500

 

$1,550,010

 

30.7%

-4.8%

-24.7%

8.4%

Santa Cruz

$1,237,500

$1,287,500

 

$1,199,500

 

-3.9%

3.2%

-45.6%

-17.6%

Central Valley

 

 

 

 

 

 

 

 

 

Fresno

$429,900

$415,000

 

$426,690

 

3.6%

0.8%

-33.0%

-13.3%

Glenn

$340,000

$342,000

 

$327,500

 

-0.6%

3.8%

-50.0%

-41.7%

Kern

$398,220

$405,000

 

$390,000

 

-1.7%

2.1%

-20.9%

-6.3%

Kings

$383,000

$374,700

 

$365,990

 

2.2%

4.6%

-5.4%

82.8%

Madera

$412,000

$440,000

 

$441,940

 

-6.4%

-6.8%

-41.0%

-38.5%

Merced

$409,750

$395,000

 

$415,000

 

3.7%

-1.3%

-5.6%

17.5%

Placer

$625,000

$645,740

 

$650,000

 

-3.2%

-3.8%

-31.6%

2.8%

Sacramento

$540,000

$530,000

 

$540,000

 

1.9%

0.0%

-27.8%

-8.8%

San Benito

$859,900

$777,500

 

$777,500

 

10.6%

10.6%

-34.2%

-10.7%

San Joaquin

$530,000

$525,900

 

$510,000

 

0.8%

3.9%

-42.9%

-24.0%

Stanislaus

$477,000

$456,250

 

$460,000

 

4.5%

3.7%

-28.0%

7.6%

Tulare

$375,000

$397,600

 

$371,900

 

-5.7%

0.8%

-29.2%

0.6%

Far North

 

 

 

 

 

 

 

 

 

Butte

$445,000

$430,000

 

$443,000

 

3.5%

0.5%

-38.7%

1.6%

Lassen

$255,000

$280,000

 

$231,000

 

-8.9%

10.4%

-23.1%

-44.4%

Plumas

$350,000

$395,000

 

$450,000

 

-11.4%

-22.2%

-33.3%

-26.3%

Shasta

$386,000

$380,000

 

$405,000

 

1.6%

-4.7%

-22.8%

32.2%

Siskiyou

$359,000

$308,500

 

$303,000

 

16.4%

18.5%

-34.4%

10.5%

Tehama

$347,000

$304,500

 

$337,450

 

14.0%

2.8%

45.5%

128.6%

Trinity

$290,000

$260,000

 

$442,500

 

11.5%

-34.5%

0.0%

166.7%

Other Calif. Counties

 

 

 

 

 

 

 

 

 

Amador

$430,000

$420,000

 

$437,000

 

2.4%

-1.6%

-44.9%

35.0%

Calaveras

$455,000

$434,500

 

$449,500

 

4.7%

1.2%

-44.4%

-42.3%

Del Norte

$460,000

$361,000

 

$385,500

 

27.4%

19.3%

0.0%

-10.0%

El Dorado

$705,380

$650,000

 

$615,000

 

8.5%

14.7%

-35.8%

-7.5%

Humboldt

$384,000

$425,000

 

$407,500

 

-9.6%

-5.8%

-19.4%

49.1%

Lake

$312,000

$319,400

 

$340,000

 

-2.3%

-8.2%

-54.9%

-13.5%

Mariposa

$369,750

$500,000

 

$650,000

 

-26.1%

-43.1%

9.1%

200.0%

Mendocino

$480,000

$445,200

 

$498,000

 

7.8%

-3.6%

-22.0%

14.3%

Mono

$1,564,500

$762,500

 

$485,000

 

105.2%

222.6%

-40.0%

-14.3%

Nevada

$578,500

$542,500

 

$525,000

 

6.6%

10.2%

-15.0%

-1.4%

Sutter

$460,000

$450,000

 

$405,000

 

2.2%

13.6%

-42.6%

-27.0%

Tuolumne

$420,000

$381,000

 

$364,000

 

10.2%

15.4%

-22.2%

2.1%

Yolo

$559,200

$605,000

 

$600,000

 

-7.6%

-6.8%

0.0%

10.9%

Yuba

$449,950

$429,000

 

$441,000

 

4.9%

2.0%

-42.0%

-13.0%

r = revised
NA = not available

 

January 2026 County Unsold Inventory and Days on Market
(Regional and condo sales data not seasonally adjusted)

January 2026

Unsold Inventory Index

Median Time on Market

State/Region/County

Jan.

2026

Dec.

2025

 

Jan.

2025

 

Jan.

2026

Dec.

2025

 

Jan.

2025

 

Calif. Single-family home

4.4

2.7

 

4.1

 

39.0

36.0

 

35.0

 

Calif. Condo/Townhome

5.6

3.3

 

4.5

 

49.0

42.0

 

39.0

 

Los Angeles Metro Area

4.6

2.9

 

4.3

 

41.0

36.0

 

37.0

 

Central Coast

4.5

2.6

 

4.1

 

37.5

31.0

 

32.0

 

Central Valley

4.4

2.8

 

3.8

 

39.0

38.0

 

34.0

 

Far North

5.3

3.9

 

6.0

 

55.0

46.0

 

50.0

 

Inland Empire

5.3

3.7

 

5.3

r

49.0

43.0

 

45.0

 

San Francisco Bay Area

3.5

1.6

 

3.2

 

32.0

29.0

 

29.0

 

Southern California

4.4

2.9

 

4.1

 

39.0

35.0

 

36.0

 

 

 

 

 

 

 

 

 

 

 

 

San Francisco Bay Area

 

 

 

 

 

 

 

 

 

 

Alameda

2.8

1.3

 

3.2

 

17.0

19.0

 

17.0

 

Contra Costa

3.6

1.9

 

3.6

 

29.0

21.0

 

26.0

 

Marin

3.8

1.5

 

3.9

 

95.0

86.5

 

103.0

 

Napa

8.6

4.4

 

6.8

 

112.5

87.0

 

92.0

 

San Francisco

2.4

0.8

 

2.2

 

23.0

32.5

 

57.0

 

San Mateo

2.5

1.0

 

2.4

 

13.0

15.0

 

12.0

 

Santa Clara

2.9

1.0

 

2.1

 

11.0

14.0

 

10.0

 

Solano

4.2

2.5

 

4.0

 

59.0

64.5

 

64.0

 

Sonoma

4.5

2.4

 

4.1

 

95.0

77.0

 

61.5

 

Southern California

 

 

 

 

 

 

 

 

 

 

Imperial

5.1

3.5

 

6.2

 

23.0

20.5

 

11.0

 

Los Angeles

4.5

2.8

 

4.0

 

38.0

33.0

 

33.0

 

Orange

3.4

2.1

 

3.2

 

35.0

30.0

 

34.0

 

Riverside

5.6

3.6

 

5.2

 

50.0

43.0

 

46.0

 

San Bernardino

4.9

3.9

 

5.7

r

49.0

43.0

 

45.0

 

San Diego

3.6

2.5

 

3.4

 

29.0

27.0

 

29.0

 

Ventura

4.2

2.7

 

3.8

 

52.0

44.0

 

40.0

 

Central Coast

 

 

 

 

 

 

 

 

 

 

Monterey

4.9

2.8

 

3.4

 

39.0

29.0

 

24.0

 

San Luis Obispo

4.1

2.6

 

4.7

 

55.0

41.0

 

45.0

 

Santa Barbara

4.1

2.7

 

4.4

 

22.0

21.0

 

36.0

 

Santa Cruz

5.1

2.4

 

3.8

 

43.0

40.0

 

28.5

 

Central Valley

 

 

 

 

 

 

 

 

 

 

Fresno

5.6

3.5

 

4.4

 

34.0

32.0

 

33.0

 

Glenn

5.4

2.8

 

3.6

 

41.0

28.0

 

84.5

 

Kern

4.5

3.1

 

3.9

 

38.0

33.0

 

29.0

 

Kings

3.5

2.7

 

6.4

 

33.0

30.5

 

31.0

 

Madera

9.1

5.1

 

6.0

 

35.0

60.5

 

57.5

 

Merced

4.3

3.7

 

4.5

 

29.0

35.0

 

38.0

 

Placer

3.8

2.3

 

3.7

 

51.0

49.0

 

42.5

 

Sacramento

3.3

2.2

 

2.7

 

40.0

37.0

 

34.0

 

San Benito

4.2

2.6

 

3.9

 

58.0

38.5

 

24.5

 

San Joaquin

5.3

2.7

 

3.8

 

42.0

38.0

 

35.0

 

Stanislaus

3.9

2.5

 

3.9

 

32.0

33.5

 

35.0

 

Tulare

4.5

2.9

 

4.0

 

33.0

35.5

 

27.0

 

Far North

 

 

 

 

 

 

 

 

 

 

Butte

4.3

2.6

 

4.3

 

37.0

37.0

 

34.5

 

Lassen

5.3

6.5

 

4.6

 

141.5

153.0

 

20.0

 

Plumas

5.9

3.4

 

5.1

 

99.5

89.0

 

146.0

 

Shasta

5.0

3.4

 

5.8

 

49.0

40.0

 

47.0

 

Siskiyou

8.9

6.0

 

9.2

 

35.0

56.0

 

96.0

 

Tehama

4.7

7.2

 

8.5

 

99.0

71.0

 

66.0

 

Trinity

12.3

12.4

 

29.0

 

85.0

158.0

 

237.0

 

Other Calif. Counties

 

 

 

 

 

 

 

 

 

 

Amador

9.1

4.8

 

10.4

 

73.0

98.0

 

46.0

 

Calaveras

7.2

4.3

 

5.4

 

42.0

51.5

 

68.0

 

Del Norte

8.4

10.3

 

8.2

 

73.0

76.0

 

64.0

 

El Dorado

5.4

3.2

 

5.2

 

59.5

52.0

 

53.5

 

Humboldt

5.7

4.6

 

9.2

 

31.0

40.0

 

48.0

 

Lake

12.6

5.4

 

9.8

 

50.5

87.0

 

85.0

 

Mariposa

7.9

8.4

 

22.5

 

5.0

149.0

 

165.0

 

Mendocino

10.1

7.9

 

10.9

 

168.0

99.0

 

83.0

 

Mono

3.2

2.3

 

3.6

 

29.0

39.0

 

56.0

 

Nevada

4.0

3.4

 

4.5

 

82.5

49.0

 

78.0

 

Sutter

5.6

2.8

 

3.5

 

43.0

50.0

 

26.0

 

Tuolumne

6.0

4.5

 

6.9

 

75.0

81.0

 

66.0

 

Yolo

3.5

2.0

 

3.9

 

47.0

46.5

 

36.0

 

Yuba

5.8

3.0

 

5.6

 

53.0

56.0

 

45.0

 

r = revised
NA = not available

 Article belongs to CAR.org

]]> <![CDATA[Key 2026 California Lending Developments:]]> In early 2026, California lending news is focused on increased consumer protection, new housing assistance, and fraud enforcement. Key highlights include the expansion of wildfire victim mortgage relief to $100,000, continued, California Dream for All Program offering 20% down payment assistance, and strict, DFPI, crackdowns on illegal crypto-backed loans.
Key 2026 California Lending Developments:
  • Housing & Mortgage Relief: The state has significantly expanded the CalAssist Mortgage Fund, offering up to $100,000 for disaster survivors and one year of mortgage payments. The California Dream for All program, continues to assist first-time homebuyers with up to 20% down payment aid (capped at $150,000).
  • Consumer Protection & Regulations: New DFPI regulations (SB 825) effective Jan 1, 2026, empower regulators to act against any entity, licensed or not, engaged in abusive, unfair, or deceptive, lending practices,.
  • Enforcement Actions: The Department of Financial Protection and Innovation (DFPI) fined Nexo Capital Inc. $500,000 for offering illegal crypto-backed loans. Additionally, Apoyo Financiero, Inc. was penalized $1 million for excessive interest and fees.
  • Pandemic-Era Fraud: The SBA has suspended over 111,000 California borrowers, targeting $8.6 billion in suspected fraudulent, pandemic-era, SBA loans,.
  • Housing Market Data: As of late 2025/early 2026, California's median home price was $850,680, with sales volume rising despite high, affordability, constraints,.
]]> <![CDATA[Dream For All application period to open February 24 to March 16]]> The California Housing Finance Agency's Dream For All Shared Appreciation Loan program will begin accepting applications for down payment assistance on February 24. The application window will close on March 16. After that, applications will be selected and audited. Recipients of conditional approval will have 90 days to shop for a home. C.A.R. was instrumental in getting funding for CalHFA's down payment assistance program.

The life-changing down payment assistance program, which offers first-generation homebuyers up to 20% of their home purchase price or appraised value in down payment assistance, will be using a random selection process to facilitate the equitable distribution of state funds.

CalHFA expects to make $150 million to $200 million available for 2026, and potential applicants should start getting ready now. The random selection process will include Governor Newsom's direction that at least 10% of the funding goes to applicants in a Qualified Census Tract.

All borrowers must meet CalHFA's Dream For All income limits – about $148,000 in Del Norte  County, $168,000 in Los Angeles County and $309,000 in Santa Clara County – and need to work with one of CalHFA's Approved Lenders to get a Pre-Approval letter, prior to submitting their application. Other documents will be needed for submission, including a government-issued ID and parent information—the complete list is located on the Dream For All webpage along with other valuable program information.

The California Dream For All program addresses the challenge of buying a home in California in several ways. First-generation homebuyers can receive a large enough down payment to eliminate the need for mortgage insurance and benefit from smaller monthly payments. The California Dream For All program's shared appreciation loan will save the average homebuyer about $1,200 per month, according to California Forward, a nonprofit policy advocacy organization that prepared a report on shared appreciation for the California State Treasurer's Office in 2022.

More info.

Article belongs to CAR.org

]]> <![CDATA[The Food That Fits Your Lifestyle]]>

The Food That Fits Your Lifestyle

By: Elizabeth Shaw, MS RDN CLT CPT
Plate of tofu scramble with avocados and vegetables

As with all fruits and vegetables, wash avocados before cutting. Check out our tips for how to choose and use California Avocados

Picture this scenario:

You're about to host a party for 50. As the RSVPs start to trickle in, you see a few guests have written special dietary notes. "Okay, no big deal, I can do a dairy-free menu," you say to yourself. The day before the big bash, a few late RSVPs roll in and before you know it you have a vegan, two vegetarians, three low sodium, one low-carb, six gluten-free and three dairy-free guests that will be joining you! Panic ensues, am I right? 

First off, don't stress! I promise you will get through this and have a wonderful evening with delicious food that will be raved about for weeks to come. Here's how: 

Embrace the Californian style of cooking. Yes, it sounds simple and truthfully it is! The Californian style of cooking is filled with fresh produce which makes it easy to accommodate the various eating styles out there. While each has its own list of approved foods, it's good to know fresh produce, like nutritious, delicious California Avocados, will always be on the list, fitting into a variety of healthy eating patterns.

California Avocados are in season from spring through summer and in style any time, sort of like your favorite summer outfit! You know you can rock it 100 percent of the time and it will always make you feel like a million bucks. Just like that outfit, California Avocados truly are the superfood that fits! 

Okay, now back to that party. Let's talk for a minute about the benefits of wholesome California Avocados and how Mother Nature's perfect goodness will please every palate! Did you know that California Avocados are virtually the only fruit that contains monounsaturated fat (aka, the good fat)? Replacing saturated or trans fats with unsaturated fats is associated with reduced risk of cardiovascular disease, according to the Dietary Guidelines for Americans.

Guests looking to follow that low-sodium diet can rest easy knowing that California Avocados are not only sodium-free, but also cholesterol- and trans-fat free. They are also naturally low-carb, making them a heart-healthy, tasty treat for your guests watching their carb intake. 

Plus, California Avocados are naturally free of the eight major food allergens which include the following as identified by FDA: milk, eggs, fish, crustacean shellfish, tree nuts, peanuts, wheat and soybeans. They also make an excellent replacement for butter in baked foods which those guests with a milk allergy or intolerance would typically have to avoid. The addition of California Avocado to the recipe also may increase satiety because of the fiber content. Fiber adds bulk to the diet and can leave individuals feeling full faster and satisfied longer! 

Now that you know how California Avocados are the food that fits all of your guests' dietary lifestyles and restrictions, let's take a quick look at how to plan your menu! 

My simple rule of thumb when feeding guests (or myself for that matter!) is to think about offering foods that include a source of protein, a complex carbohydrate and a heart-healthy unsaturated fat. Cooking with love and this trio of foods will ensure your guests are satiated and satisfied. 

To satisfy the vegetarian, low-sodium, nut-free guests, I highly recommend checking out this Mediterranean Falafel Bowl! It's filled with California Avocados, chickpeas and leafy greens, making it the perfect satisfying bowl to prep ahead and serve in mini bowls, too! 

Mediterranean avocado falafel bowl

To appease the vegan, gluten-free and dairy-free guests at brunch, I totally encourage you to whip up this Tofu-Vegetable & Avocado Scramble. Serve it alongside baked corn tortilla chips for a fun grab-and-go option in little cups! 

Plate of Tofu-Vegetable and Avocado Scramble

For a crowd pleaser for the low-carb group, try these California Avocado Cucumber Cups.  
They make a perfectly portable appetizer too! 

Plate of low carb avocado cucumber cups

Not "feeling" any of these options. Don't worry! California Avocados have your back. Take a look here and browse through the almost 1,000 recipes to create your menu, including many Dietitian Approved recipes! 

Pick up Fresh California Avocados at your local retailer this season (remember they're available spring through summer) and relish in the joy of being the hostess with the mostest as you offer your guests the food that fits all their lifestyles! 

Posted

Elizabeth Shaw, MS RDN CLT CPT

Elizabeth (Liz) Shaw is a nationally known nutrition expert and owns a nutrition communications business and private practice in California. Liz has been a dietitian for over 10 years, an adjunct professor for over 7 years and is a certified personal trainer. She is a four-time author, with titles including the Instant Pot Cookbook For Dummies, Air Fryer Cookbook For Dummies, Fertility Foods Cookbook, and the Stress-Free IVF Nutrition Guide! A guest on local and national television, she serves as a spokesperson for many different agencies, discussing the importance of food and nutrition as key players in leading a healthy life through sound, evidenced based nutrition. You'll also see Liz frequently quoted as a national nutrition expert in the news for publications such as Prevention, Oxygen Magazine, Shape, and others.

What she loves most about her current position is that she gets to connect with consumers and help dispel nutrition myths daily! You'll find Liz sharing regularly over on her popular Instagram feed @shawsimpleswaps, and on Pinterest, Facebook , and LinkedIn. She believes all foods can fit in a balanced lifestyle and shares these tips via her blog, Shaw's Simple Swaps, and in her work as a national spokesperson for health and food organizations.

Liz is a registered dietitian nutritionist for the California Avocado Commission. Their content on the California Avocado Commission website and/or blog are part of their partnership with our organization.

Read All Posts
Article belongs to California avocado comission. 
]]> <![CDATA[California housing affordability improves from third-quarter 2025 and a year ago,  C.A.R. reports]]> February 10, 2026

California housing affordability improves from third-quarter 2025 and a year ago,
 C.A.R. reports

  • Eighteen percent of California households could afford to purchase the $869,300 median-priced home in the fourth quarter of 2025, up from 17 percent in third-quarter 2025 and up from 16 percent in fourth-quarter 2024.

  • A minimum annual income of $213,200 was needed to make monthly payments of $5,330, including principal, interest, taxes and insurance on a 30-year fixed-rate mortgage at a 6.35 percent interest rate.

  • Twenty-eight percent of home buyers were able to purchase the $650,000 median-priced condo or townhome. A minimum annual income of $159,200 was required to make a monthly payment of $3,980.

SACRAMENTO (Feb. 10) – Moderating home prices and cooling market competition lowered borrowing costs and allowed more Californians to qualify for mortgages and improve their chances of buying a home in the fourth quarter of 2025, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) said today.

Infographic: https://www.car.org/Global/Infographics/HAI-2025-Q4

Eighteen percent of the state's homebuyers could afford to purchase a median-priced, existing single-family home in California in fourth-quarter 2025, up from 17 percent in the third quarter of 2025 and up from 16 percent in the fourth quarter of 2024, according to C.A.R.'s Traditional Housing Affordability Index (HAI). Despite recent gains, low affordability continues to challenge both buyers and sellers statewide.

The fourth-quarter 2025 figure is less than a third of the affordability index peak of 56 percent in the fourth quarter of 2012. C.A.R.'s HAI measures the percentage of all households that can afford to purchase a median-priced single-family home in California. C.A.R. also reports affordability indices for regions and select counties within the state. The index is considered the most fundamental measure of housing well-being for home buyers in the state.

The effective interest rate declined for the third consecutive quarter, dropping to its lowest level since third-quarter 2022. The average effective interest rate receded to 6.35% in fourth-quarter 2025 from 6.67% the previous quarter and was 41 basis points below the level 6.76% recorded a year earlier. Mortgage rates, which oscillated throughout the first six months of 2025 due partly to tariff-induced uncertainty, trended modestly lower in the second half of the year as the Federal Reserve's rate cuts ― or rather the expectations of the rate cuts ― kick-started the decline. The cumulative easing pushed the average 30-year fixed mortgage rate to a three-year low at the start of 2026 before rising in recent weeks. Entering 2026, the Fed opted to hold rates steady at its January meeting, but additional rate relief is expected later this year as softer economic growth is projected for the next 12 months. Lingering inflation risks and bond market volatility will continue to have an impact on borrowing costs, but costs should gradually come down by the end of the year, and housing affordability could see some slight improvement in the next 12 months.

The median price of an existing single-family home declined for the second straight quarter in the fourth quarter of 2025, falling 2.2 percent as market competition cooled — typical for year-end. On a year-over-year basis, California recorded its first annual price decline since the second quarter of 2023, falling 0.6 percent below the year-ago level. As the market transitions through its seasonal off-cycle, home prices may remain soft for the next couple of months but should rebound as the homebuying season begins in late March/early April. Should mortgage rates ease further and economic uncertainty diminish, housing affordability could see incremental improvement for the first quarter of 2026.

A minimum annual income of $213,200 was needed in California to afford the $5,330 monthly payment, including principal, interest, and taxes (PITI) on a 30-year fixed-rate mortgage at 6.35%. While the fourth-quarter 2025 annual required income was $23,600 below the record high set in second-quarter 2024, it still marked the 12th of the past 13 quarters with income requirements above $200,000. Monthly PITI declined modestly from both the prior quarter (-4.7 percent) and a year earlier (-4.0 percent) but remained more than double the national average — a gap that has persisted since at least 2018.

More California households (28 percent) could afford a typical condo/townhome in fourth-quarter 2025, rising from 27 percent third-quarter 2025 and 25 percent in fourth-quarter 2024. An annual income of $159,200 was required to make the monthly payment of $3,980 on the $650,000 median-priced condo/townhome in the fourth quarter of 2025.

Compared with California, more than one-third (39 percent) of the nation's households could afford to purchase a $414,900 median-priced home, which required a minimum annual income of $101,600 to make monthly payments of $2,540. Nationwide, affordability edged up from 36 percent in both the third quarter of 2025 and a year ago.

Key points from the Fourth-Quarter 2025 Housing Affordability report include:

  • When compared to the previous quarter of 2025, housing affordability improved in the fourth quarter of 2025 in the vast majority of counties, declining in only three and unchanged in another three. Despite prices remaining near historical highs, 47 counties posted quarter-to-quarter affordability gains, driven by lower mortgage rates, higher incomes, and softer home prices. When compared to a year ago, affordability improved in 46 of 53 counties, while prices in seven counties either declined (three) or showed no improvement (four).

     

  • Lassen (57 percent) remained the most affordable county in California, followed by Trinity (44 percent) and Tuolumne (43 percent), where roughly two out of five households could afford a median-priced home. Of all counties in California, Lassen continued to require the lowest minimum qualifying income at $56,000.

  • Mono County (10 percent) was the least affordable county in the state, followed by Monterey and Santa Barbara (12 percent), each requiring a minimum income of at least $226,400. San Mateo remained the most expensive, with a minimum qualifying income of $507,600—the only county above $500,000 — followed by Santa Clara ($470,800) and San Francisco ($441,200).
  • As borrowing costs eased late in the year, affordability improved across much of the state, though it remains historically tight. The largest year-over-year gains were in Trinity (+15 points), Humboldt (+8), and Glenn (+8), while affordability declined most in Lake (-5), Imperial (-4), and Napa (-1). Housing affordability in California stayed near its all-time low and continued to be a challenge for both buyers and sellers.

    See C.A.R.'s historical housing affordability data.
    See first-time buyer housing affordability data.

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with nearly 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

# # #

CALIFORNIA ASSOCIATION OF REALTORS®

Traditional Housing Affordability Index
Fourth Quarter 2025

4th Qtr. 2025

C.A.R. Traditional Housing Affordability Index

STATE/REGION/COUNTY

4th Qtr. 2025

3rd Qtr. 2025

 

4th Qtr.

2024

Median Home Price

Monthly Payment Including Taxes & Insurance

Minimum Qualifying Income

Calif. Single-family home

18

17

 

16

r

$869,300

$5,330

$213,200

Calif. Condo/Townhome

28

27

 

25

r

$650,000

$3,980

$159,200

Los Angeles Metro Area

17

16

 

15

r

$830,000

$5,090

$203,600

Inland Empire

24

23

 

21

r

$595,000

$3,650

$146,000

San Francisco Bay Area

23

22

 

21

r

$1,263,900

$7,750

$310,000

United States

39

36

 

36

 

$414,900

$2,540

$101,600

 

 

 

 

 

 

 

 

 

San Francisco Bay Area

 

 

 

 

 

 

 

 

Alameda

22

21

 

19

r

$1,225,000

$7,510

$300,400

Contra Costa

27

26

 

25

r

$860,000

$5,270

$210,800

Marin

25

22

 

19

r

$1,527,500

$9,360

$374,400

Napa

17

16

 

18

 

$924,000

$5,660

$226,400

San Francisco

21

22

 

21

 

$1,800,000

$11,030

$441,200

San Mateo

19

18

 

17

 

$2,070,000

$12,690

$507,600

Santa Clara

21

20

 

19

r

$1,920,000

$11,770

$470,800

Solano

30

26

 

26

 

$580,000

$3,550

$142,000

Sonoma

19

19

 

19

r

$821,000

$5,030

$201,200

Southern California

 

 

 

 

 

 

 

 

Imperial

25

26

 

29

r

$435,000

$2,670

$106,800

Los Angeles

13

12

 

12

r

$939,690

$5,760

$230,400

Orange

14

13

 

12

 

$1,396,500

$8,560

$342,400

Riverside

24

23

 

21

r

$633,580

$3,880

$155,200

San Bernardino

30

29

 

28

r

$497,000

$3,050

$122,000

San Diego

15

13

 

12

 

$994,000

$6,090

$243,600

Ventura

17

16

 

14

 

$932,500

$5,720

$228,800

Central Coast

 

 

 

 

 

 

 

 

Monterey

12

9

 

11

r

$925,000

$5,670

$226,800

San Luis Obispo

14

13

 

12

r

$905,000

$5,550

$222,000

Santa Barbara

12

12

 

11

r

$1,250,000

$7,660

$306,400

Santa Cruz

15

14

 

15

r

$1,287,500

$7,890

$315,600

Central Valley

 

 

 

 

 

 

 

 

Fresno

33

30

 

31

r

$430,000

$2,640

$105,600

Glenn

42

37

 

34

r

$342,750

$2,100

$84,000

Kern

33

31

 

30

r

$397,490

$2,440

$97,600

Kings

36

35

r

34

r

$370,000

$2,270

$90,800

Madera

35

32

 

30

 

$440,000

$2,700

$108,000

Merced

30

27

 

25

r

$420,000

$2,570

$102,800

Placer

34

31

 

31

 

$655,000

$4,010

$160,400

Sacramento

30

28

 

27

r

$539,000

$3,300

$132,000

San Benito

27

26

 

21

r

$750,000

$4,600

$184,000

San Joaquin

31

29

 

28

r

$540,000

$3,310

$132,400

Stanislaus

31

28

 

31

r

$465,000

$2,850

$114,000

Tulare

35

33

 

29

r

$381,500

$2,340

$93,600

Far North

 

 

 

 

 

 

 

 

Butte

30

27

 

28

 

$440,000

$2,700

$108,000

Lassen

57

52

 

52

r

$229,000

$1,400

$56,000

Plumas

39

30

 

35

r

$399,500

$2,450

$98,000

Shasta

37

35

 

35

r

$370,000

$2,270

$90,800

Siskiyou

39

35

 

36

r

$302,500

$1,850

$74,000

Tehama

39

35

 

37

r

$322,000

$1,970

$78,800

Trinity

44

34

 

29

 

$250,000

$1,530

$61,200

Other Calif. Counties

 

 

 

 

 

 

 

 

Amador

38

36

 

36

r

$420,000

$2,570

$102,800

Calaveras

39

34

 

35

r

$439,000

$2,690

$107,600

Del Norte

36

34

 

33

 

$379,000

$2,320

$92,800

El Dorado

32

29

 

27

r

$675,000

$4,140

$165,600

Humboldt

30

25

 

22

r

$413,000

$2,530

$101,200

Lake

31

29

 

36

r

$332,000

$2,030

$81,200

Mariposa

29

29

 

24

r

$441,000

$2,700

$108,000

Mendocino

25

26

 

22

r

$492,500

$3,020

$120,800

Mono

10

7

 

7

r

$923,000

$5,660

$226,400

Nevada

31

30

 

30

r

$550,000

$3,370

$134,800

Sutter

31

28

 

25

r

$450,000

$2,760

$110,400

Tuolumne

43

36

 

38

r

$380,000

$2,330

$93,200

Yolo

26

25

 

24

r

$622,500

$3,820

$152,800

Yuba

29

28

 

27

 

$442,750

$2,710

$108,400

r = revised

 

Traditional Housing Affordability Indices (HAI) were calculated based on the following effective composite interest rates: 6.35% (4Qtr. 2025), 6.67% (3Qtr. 2025) and 6.76% (4Qtr. 2024).

 Article belongs to Car.org

]]> <![CDATA[California Lending News.]]> In early 2026, California lending news is focused on new rounds of the "Dream for All" down payment assistance program, mortgage relief for wildfire victims, and significant fraud investigations. Key highlights include the restart of the Dream for All program in February 2026, massive SBA loan suspensions for fraud, and over 160 lenders offering relief for LA fire survivors.
Key California Lending Updates (Feb 2026)
  • Dream for All Program: The California Housing Finance Agency (CalHFA) announced that the popular first-generation homebuyer program is resuming, with applications opening in February 2026, following over $313 million in prior loans awarded.
  • LA Fire Mortgage Relief: Over 160 lenders have committed to providing mortgage relief for 2025 Los Angeles firestorm victims, including options for loan forbearances up to 12 months.
  • SBA Loan Fraud Suspensions: As of February 6, 2026, the Small Business Administration (SBA) has suspended over 111,000 California borrowers suspected of committing $8.6 billion in pandemic-era loan fraud.
  • Mortgage Industry Litigation: Rocket Mortgage filed a lawsuit against a California broker alleging fraud on loan applications, highlighting continued tension in the sector.
  • Regulatory Actions: The Department of Financial Protection and Innovation (DFPI) reported that 2025 commercial financing annual reports are due March 15, 2026, as part of continued oversight under the California Consumer Financial Protection Law.
  • Interest Rates & Trends: While mortgage rates remain volatile, California home prices have shown relative stability between late 2022 and late 2025.

]]> <![CDATA[Ad in the Official Super Bowl Program marks a new approach to reaching Californians directly about the importance of homeownership]]> For release:
February 6, 2026

Ad in the Official Super Bowl Program marks a new approach to reaching Californians directly about the importance of homeownership

SACRAMENTO, Calif. (Feb. 6) — The CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) today announced the debut of its first-ever advertisement in the Official Super Bowl Program as part of its ongoing Homeownership Matters campaign — a statewide public education and advocacy campaign to make homeownership a critical priority of California's 2026 legislative housing agenda.

Unlike traditional paid broadcast advertising, this opportunity offers one of the most visible and culturally shared moments of the year, creating a unique chance to reach millions of Californians at once with a message that cuts across political, geographic, and generational lines.

The ad, featured in the Official Super Bowl Program, reflects a new chapter in how C.A.R. engages the public: moving beyond traditional policy and industry channels to speak directly to millions of Californians about why homeownership remains central to economic security and community stability, while empowering consumers to help shape the conversation by sharing their personal experiences.

"For decades, REALTORS® have shown up at the Capitol and in local communities across the state to advocate for homeownership," said Tamara Suminski, 2026 C.A.R. President. "This ad is about showing up in a new way and meeting Californians in a moment we all share and reminding them that homeownership still matters, especially at a time when it feels out of reach for so many hard-working families."

While Homeownership Matters has already been engaging policymakers and stakeholders across California, the ad represents a conscious decision to expand the campaign's reach to a broader audience — including renters, first-time buyers, and families who should be the center of the state's housing policy conversations.

"Too often, discussions about housing policy stay confined to the Capitol or industry circles," Suminski added. "We wanted to take this opportunity where millions will be watching in our own backyard in the Bay Area and send a message directly to Californians — to spark awareness, connection, and urgency around the role homeownership plays in building stable lives and strong communities."

The advertisement underscores the growing disconnect between Californians' aspirations and the realities of today's housing market, where rising costs and limited supply have pushed homeownership beyond reach for many middle-class and essential workers. By leveraging one of the most-watched media moments of the year, C.A.R. aims to elevate homeownership as a shared priority, not just a policy issue.

The ad in the Official Super Bowl Program is one component of the broader Homeownership Matters effort, which will continue throughout 2026 with policy engagement, digital outreach, and public education focused on explaining attainable pathways to ownership.

"Homeownership is not just buying a home," said Suminski. "It's a home where memories are made, lives are shared and it gives people ownership over their future. This message is a reminder that safeguarding those opportunities, both for today and generations to come, starts with elevating the voices and stories of Californians."

The ad evokes memories of football, family and homeownership, and it asks readers to provide their own reasons why homeownership is important to them, with a QR code that leads to a short questionnaire on the Homeownership Matters website. The ad appears on page 161 of the digital program.

For more information about the Homeownership Matters campaign and how to share your story about why homeownership matters to you, please visit www.homeownershipmattersca.com.

About the CALIFORNIA ASSOCIATION OF REALTORS®

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with 185,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

 

Article belongs to CAR.org# # #

]]> <![CDATA[The California Avocado Society is a California Non-Profit Corporation. Membership in the California Avocado Society does not involve the marketing of your avocados.]]>

The California Avocado Society is a California Non-Profit Corporation. Membership in the California Avocado Society does not involve the marketing of your avocados.

Mother Hass Tree - California Avocado Society

The original tree was really a mistake - a lucky chance seedling. In the late 1920's, Mr. Rudolph Hass, who was a postman, purchased seedling trees from A. R. Rideout of Whittier, for the purpose of developing two acres of budded trees of the Lyon variety. It was Rideout's custom to plant very small seedlings at orchard spacing (12' x 12') at the grove site. The seedlings were grown in 2"x2" x 8" tarpaper open-ended tubes of square cross sections. The seedlings were to grow in place for a year, or until well established, and be later budded in the field.

Hass' children first brought the tree to his attention. They preferred the fruit. Since the quality was high and the tree bore well, Hass patented it in 1935. The same year he ordered 300 trees propagated to this variety by H. H. Brokaw of Whittier. Hass never planted the ordered trees; however, he entered into an agreement that Brokaw grow and promote the variety in consideration of splitting gross tree income 25% for Hass and 75% for Brokaw.

That wasn't an easy decision in those days because the Hass fruit differed so dramatically from the Fuerte, which was the standard of the industry. Nonetheless, Brokaw began to propagate the rough, black Hass exclusively and promote it in favor of the then standard varieties. He and Hass felt justified inasmuch as the Hass was a far better bearer than the Fuerte and matured at a different time of year. Because of the seasonal advantage Brokaw was successful to the point of yearly sellouts of his nursery crops of 3 to 10,000 trees. Selling price was $5.00 per tree and against (Fuerte tree) prices varying from $3.50 in good years down to $1.25 in poor ones.

The Hass was at first thought to be an upright-growing variety since it was found crowded among other upright growing seedlings. Its season was advertised as being from May to November, even in the La Habra and Whittier areas. Brokaw maintains that this was so, just as the Fuerte commonly held until June in those days. He blames smog for earlier seasons in all varieties.

Despite speculation to the contrary, nobody knows what variety of seed produced the Hass. Rideout was an innovator and pioneer in avocados and used whatever seeds he could find - many times planting them along streets or in neighbor's yards in search for new varieties. Ironically, the Hass was one he hadn't intended to leave as a seedling.

The original Hass tree died and was removed in the fall of 2002.

Article belongs to California Avocado Society

]]> <![CDATA[January 2026 Market update]]>

January 2026 Marketing Digest

California Avocado Growers Take the Spotlight for 2026 Ad Campaign

The upcoming 2026 Voice of the Grower marketing campaign is an evolution of the successful programming of the past two years, leaning into the authentic stories told by real California avocado growers to showcase what makes the fruit special. Two local groves will be featured in the campaign content. The two families will give an inside look at the care and pride taken in sustainably farmed and locally grown California avocados, illustrating why "the best avocados have California in them."

Rancho Monte Vista

The Lyall farm in Pauma Valley has been in operation since the 1930s, and they have been growing avocados for the past 10 years. Warren Lyall and his two sons, Andy and Tim, have put a great amount of care and effort in giving back to the land. "Avocado growing is a combination of art and science, and while we're constantly using all the tools and technology available to us, the best fertilizer is a farmer's footsteps," according to Andy.

Pinkerton Family Farm

The Pinkertons have been growing avocados for more than half a century and have been farmers in California for generations. The Pinkerton family was affected by the 2018 Thomas Fire that devastated acres of avocado groves in Santa Barbara and Ventura. Although their home and 70% of the ranch were destroyed, Catherine Pinkerton and the rest of the Pinkerton family were devoted to rebuilding what was lost and are committed to continuing to farm responsibly. "Many of us are not only carrying on a long-standing operation, but we're honoring an important legacy," says Catherine. 

The California avocado marketing team is thrilled to spotlight the generational impact present in California's avocado industry. This will be featured in content ranging from broadcast TV spots, social media, website promotions and digital and audio ads beginning in April. 

Foodservice Update: Late-Season Fruit a Hit at Oregon State University

In the fall, the California Avocado Commission's foodservice team took advantage of late season crop availability to participate in a food fair on the campus of Oregon State University in Corvallis. With more than 38,000 students, it's the largest university in the state, and the on-campus foodservice program focuses on local produce. The team introduced students and culinary staff to the Gwen variety and the benefits of California avocados, while serving a tasty California Avocado Chocolate Overnight Oats recipe. This lays the groundwork to return in summer 2026 for a full culinary training session with the on-campus chefs. 

]]> <![CDATA[Current Rates]]> As of January 29, 2026, "current rates" vary significantly by product. The most frequently tracked rates are for mortgages and federal benchmarks. 
1. Mortgage Rates (National Averages)
Mortgage rates have remained relatively stable recently, hovering in the low-6% range for a 30-year fixed loan. 
  • 30-Year Fixed: 6.10% – 6.19%
  • 15-Year Fixed: 5.43% – 5.58%
  • 30-Year FHA: 5.81% – 6.18%
  • 30-Year Jumbo: 6.34% – 6.37% 

Article belongs to Google.com

]]> <![CDATA[How to Buy and Manage Your First Investment Property Successfully]]> How to Buy and Manage Your First Investment Property Successfully

For first-time property investors and other beginner real estate buyers ready to turn a purchase into a rental, the excitement usually hits before the questions do. The core tension is simple: investment property basics sound straightforward, but the day-to-day math, responsibility, and uncertainty can feel heavier than expected. Rental income opportunities are real, yet so are the real estate investment challenges that surprise new owners, vacancies, repairs, and decisions that can't be undone with a quick fix. With the right expectations, that first investment property can become a steady, manageable part of long-term financial life.

Build a Plan for Your First Investment Purchase

Here's how to move from hope to a workable plan.

This process helps you go from "I want a rental" to "I can afford this one," with clear checkpoints for money, financing, and property choices. It matters because a first investment is easiest to manage when the numbers and the condition of the home are understood upfront.

  1. Step 1: Gather your money picture and set guardrails
    Start by listing your income, debts, savings, and current monthly expenses so you can see what you can truly handle. A simple checklist like get your finances in order keeps you from skipping the basics that lenders and your own budget will care about.
  2. Step 2: Build an investment budget with "real life" cushions
    Estimate the monthly costs you will pay even when the place is empty: mortgage, taxes, insurance, utilities (if you cover them), and a repairs fund. Add buffers for vacancies and maintenance so one surprise does not force you into credit cards or rushed decisions.
  3. Step 3: Compare mortgage options and get pre-approved
    Talk with a few lenders and compare the down payment, interest rate, and whether the payment could change over time. Ask each lender what documents they need and what price range you are approved for so your search stays realistic and fast when you find a good fit.
  4. Step 4: Choose a property type that matches your time and stress level
    Pick the kind of rental you can manage, not just the one that looks profitable on paper. Remember that property is any interest in land and its buildings, so "what you're buying" includes the structure, the lot, and the ongoing responsibility that comes with both.
  5. Step 5: Do a pre-purchase evaluation before you offer
    Walk the property like an owner: check obvious wear, look for signs of water issues, and estimate what you would repair in the first year. Confirm local rent expectations, and make sure the projected rent can cover your budget, not just the mortgage payment.

A calm, numbers-first approach makes your first offer feel much less intimidating.\

Legal Structure: Forming an LLC for Your Investment Property

Before you start managing tenants or collecting rent, take a moment to decide how you want to structure ownership of your investment property. For many first-time investors, forming a Limited Liability Company (LLC) is a practical way to separate personal and business finances. An LLC can provide liability protection—shielding your personal assets from potential claims related to the property—and may simplify bookkeeping by allowing you to open a dedicated business bank account for all rental income and expenses.

Creating an LLC doesn't have to be complicated. Services like ZenBusiness help new property owners set up an LLC quickly, guiding you through state requirements and filing paperwork. Once established, your LLC can hold title to the property, manage leases, and file its own tax returns, creating clearer lines between your personal and investment activities.

This upfront decision not only provides legal and financial protection but also helps your operation look more professional when dealing with lenders, insurance providers, and potential tenants. It's an early move that supports long-term stability as your real estate portfolio grows.

First-Rental Options Compared at a Glance

Here's a quick side-by-side look.

This table compares the biggest early "lever pulls" that affect cash flow, workload, and risk: what you buy, how you finance it, and how you insure it. Use it to choose an option that fits your time, temperament, and budget, not just the projected rent.

 

Option

Benefit

Best For

Consideration

Single-family rental

Often simpler maintenance and tenant turnover

First-time landlords who want fewer moving parts

Vacancy means 100% income stop

Small multi-unit 2 to 4

Multiple rents can smooth cash flow

Buyers who can handle more coordination

More wear and more tenant communication

Fixed-rate mortgage

Predictable payment supports steady budgeting

Long-term holds and stability-focused plans

Rate may be higher than adjustable initially

Adjustable-rate mortgage

Lower start payment can boost early cash flow

Shorter holds or refinance-ready buyers

Payment can rise after introductory period

Landlord insurance

Designed for rental risks and liability

Any non-owner-occupied rental property

Costs can rise over time as premiums change, like premium rose by 11.2 percent in 2022

 

If you prefer a calmer first year, prioritize predictability: simpler properties, stable payments, and the right coverage. If you want higher upside, you can trade some simplicity for more doors or flexible financing, as long as you plan for the added variability. Knowing which option fits best makes your next move clear.

Next, you'll set up a repeatable system to run the rental day to day.

Plan → Screen → Operate → Review

Your first rental runs smoother when you follow a simple rhythm instead of reacting to surprises. This workflow keeps legal compliance, tenant screening, maintenance, and money tracking in the same routine so nothing important gets missed.

 

Stage

Action

Goal

Set your rules

Confirm lease terms, house rules, and legal compliance for landlords

Clear standards you can enforce consistently

Prepare the home

Build a property maintenance schedule and fix safety items

Rent-ready condition with fewer urgent repairs

Screen and onboard

Run a tenant screening process, sign lease, collect deposits

Qualified tenant and clean documentation

Run weekly ops

Collect rent, log requests, coordinate vendors, communicate calmly

Small issues handled before they become costly

Close the month

Reconcile income, track ongoing property expenses, file receipts

Accurate numbers for taxes and decisions

Adjust quarterly

Review vacancy, repairs, rent, and policies; update checklists

Better performance with less stress

 

Each phase feeds the next: good standards make screening easier, and good screening reduces maintenance and collection headaches. When weekly operations and monthly bookkeeping are routine, your quarterly review becomes a simple tune-up, not a crisis.

Start with the checklist you will actually follow.

Quick Answers for First-Time Property Investors

When things feel fuzzy, lean on a few simple decision filters.

Q: What are the key steps I should follow when buying my first investment property to avoid common mistakes?
A: Start by verifying landlord rules and required disclosures where the property sits, then get pre-approved so your budget is real. Run due diligence with an inspection, insurance quote, and a conservative repair reserve, and never skip reviewing HOA or local rental restrictions. Finish with a written operations plan so you are not inventing systems after move-in.

Q: How can I evaluate whether a property will generate a good return on investment?
A: Estimate rent using comparable leased listings, then subtract realistic expenses like taxes, insurance, vacancy, maintenance, and utilities you will cover. Keep a buffer because expenses have increased for many operators, and your first year often includes setup costs. If the deal only works with perfect assumptions, pass.

Q: What types of investment properties are best suited for first-time buyers?
A: Look for a simple, rentable home in a stable area where demand is easy to understand, like a basic single-family or small condo with clear rules. Avoid heavy renovations, unusual layouts, or complex short-term rental strategies until you have reps. A "boring" property can be a confidence builder.

Q: Should I manage my investment property myself or hire a property manager, and what factors should influence this decision?
A: Self-managing can work if you have time, local availability, and comfort with firm communication and documentation. Hire help if distance, a demanding job, or stress makes consistency hard, since late responses tend to get expensive. Decide after pricing management fees and honestly estimating how many hours you can give each month.

Take One Confident Step Toward Profitable Property Ownership

Buying a first investment property can feel like juggling financing, legal obligations, and the fear of costly mistakes. The steady path is a simple mindset: make clear decisions, set up clean systems, and treat successful property management like a routine, not a rescue. Do that consistently and the long-term investment benefits show up through building rental property equity, steadier cash flow, and real estate wealth building that doesn't rely on luck. Simple systems and steady decisions build wealth faster than constant second-guessing. Choose one move this week, confirm your local landlord rules, decide on an LLC, or set up your management workflow, and put it on the calendar. That follow-through creates stability and options that keep growing long after the first lease is signed.

]]> <![CDATA[How to Buy and Manage Your First Investment Property Successfully]]> How to Buy and Manage Your First Investment Property Successfully

For first-time property investors and other beginner real estate buyers ready to turn a purchase into a rental, the excitement usually hits before the questions do. The core tension is simple: investment property basics sound straightforward, but the day-to-day math, responsibility, and uncertainty can feel heavier than expected. Rental income opportunities are real, yet so are the real estate investment challenges that surprise new owners, vacancies, repairs, and decisions that can't be undone with a quick fix. With the right expectations, that first investment property can become a steady, manageable part of long-term financial life.

Build a Plan for Your First Investment Purchase

Here's how to move from hope to a workable plan.

This process helps you go from "I want a rental" to "I can afford this one," with clear checkpoints for money, financing, and property choices. It matters because a first investment is easiest to manage when the numbers and the condition of the home are understood upfront.

  1. Step 1: Gather your money picture and set guardrails
    Start by listing your income, debts, savings, and current monthly expenses so you can see what you can truly handle. A simple checklist like get your finances in order keeps you from skipping the basics that lenders and your own budget will care about.
  2. Step 2: Build an investment budget with "real life" cushions
    Estimate the monthly costs you will pay even when the place is empty: mortgage, taxes, insurance, utilities (if you cover them), and a repairs fund. Add buffers for vacancies and maintenance so one surprise does not force you into credit cards or rushed decisions.
  3. Step 3: Compare mortgage options and get pre-approved
    Talk with a few lenders and compare the down payment, interest rate, and whether the payment could change over time. Ask each lender what documents they need and what price range you are approved for so your search stays realistic and fast when you find a good fit.
  4. Step 4: Choose a property type that matches your time and stress level
    Pick the kind of rental you can manage, not just the one that looks profitable on paper. Remember that property is any interest in land and its buildings, so "what you're buying" includes the structure, the lot, and the ongoing responsibility that comes with both.
  5. Step 5: Do a pre-purchase evaluation before you offer
    Walk the property like an owner: check obvious wear, look for signs of water issues, and estimate what you would repair in the first year. Confirm local rent expectations, and make sure the projected rent can cover your budget, not just the mortgage payment.

A calm, numbers-first approach makes your first offer feel much less intimidating.\

Legal Structure: Forming an LLC for Your Investment Property

Before you start managing tenants or collecting rent, take a moment to decide how you want to structure ownership of your investment property. For many first-time investors, forming a Limited Liability Company (LLC) is a practical way to separate personal and business finances. An LLC can provide liability protection—shielding your personal assets from potential claims related to the property—and may simplify bookkeeping by allowing you to open a dedicated business bank account for all rental income and expenses.

Creating an LLC doesn't have to be complicated. Services like ZenBusiness help new property owners set up an LLC quickly, guiding you through state requirements and filing paperwork. Once established, your LLC can hold title to the property, manage leases, and file its own tax returns, creating clearer lines between your personal and investment activities.

This upfront decision not only provides legal and financial protection but also helps your operation look more professional when dealing with lenders, insurance providers, and potential tenants. It's an early move that supports long-term stability as your real estate portfolio grows.

First-Rental Options Compared at a Glance

Here's a quick side-by-side look.

This table compares the biggest early "lever pulls" that affect cash flow, workload, and risk: what you buy, how you finance it, and how you insure it. Use it to choose an option that fits your time, temperament, and budget, not just the projected rent.

 

Option

Benefit

Best For

Consideration

Single-family rental

Often simpler maintenance and tenant turnover

First-time landlords who want fewer moving parts

Vacancy means 100% income stop

Small multi-unit 2 to 4

Multiple rents can smooth cash flow

Buyers who can handle more coordination

More wear and more tenant communication

Fixed-rate mortgage

Predictable payment supports steady budgeting

Long-term holds and stability-focused plans

Rate may be higher than adjustable initially

Adjustable-rate mortgage

Lower start payment can boost early cash flow

Shorter holds or refinance-ready buyers

Payment can rise after introductory period

Landlord insurance

Designed for rental risks and liability

Any non-owner-occupied rental property

Costs can rise over time as premiums change, like premium rose by 11.2 percent in 2022

 

If you prefer a calmer first year, prioritize predictability: simpler properties, stable payments, and the right coverage. If you want higher upside, you can trade some simplicity for more doors or flexible financing, as long as you plan for the added variability. Knowing which option fits best makes your next move clear.

Next, you'll set up a repeatable system to run the rental day to day.

Plan → Screen → Operate → Review

Your first rental runs smoother when you follow a simple rhythm instead of reacting to surprises. This workflow keeps legal compliance, tenant screening, maintenance, and money tracking in the same routine so nothing important gets missed.

 

Stage

Action

Goal

Set your rules

Confirm lease terms, house rules, and legal compliance for landlords

Clear standards you can enforce consistently

Prepare the home

Build a property maintenance schedule and fix safety items

Rent-ready condition with fewer urgent repairs

Screen and onboard

Run a tenant screening process, sign lease, collect deposits

Qualified tenant and clean documentation

Run weekly ops

Collect rent, log requests, coordinate vendors, communicate calmly

Small issues handled before they become costly

Close the month

Reconcile income, track ongoing property expenses, file receipts

Accurate numbers for taxes and decisions

Adjust quarterly

Review vacancy, repairs, rent, and policies; update checklists

Better performance with less stress

 

Each phase feeds the next: good standards make screening easier, and good screening reduces maintenance and collection headaches. When weekly operations and monthly bookkeeping are routine, your quarterly review becomes a simple tune-up, not a crisis.

Start with the checklist you will actually follow.

Quick Answers for First-Time Property Investors

When things feel fuzzy, lean on a few simple decision filters.

Q: What are the key steps I should follow when buying my first investment property to avoid common mistakes?
A: Start by verifying landlord rules and required disclosures where the property sits, then get pre-approved so your budget is real. Run due diligence with an inspection, insurance quote, and a conservative repair reserve, and never skip reviewing HOA or local rental restrictions. Finish with a written operations plan so you are not inventing systems after move-in.

Q: How can I evaluate whether a property will generate a good return on investment?
A: Estimate rent using comparable leased listings, then subtract realistic expenses like taxes, insurance, vacancy, maintenance, and utilities you will cover. Keep a buffer because expenses have increased for many operators, and your first year often includes setup costs. If the deal only works with perfect assumptions, pass.

Q: What types of investment properties are best suited for first-time buyers?
A: Look for a simple, rentable home in a stable area where demand is easy to understand, like a basic single-family or small condo with clear rules. Avoid heavy renovations, unusual layouts, or complex short-term rental strategies until you have reps. A "boring" property can be a confidence builder.

Q: Should I manage my investment property myself or hire a property manager, and what factors should influence this decision?
A: Self-managing can work if you have time, local availability, and comfort with firm communication and documentation. Hire help if distance, a demanding job, or stress makes consistency hard, since late responses tend to get expensive. Decide after pricing management fees and honestly estimating how many hours you can give each month.

Take One Confident Step Toward Profitable Property Ownership

Buying a first investment property can feel like juggling financing, legal obligations, and the fear of costly mistakes. The steady path is a simple mindset: make clear decisions, set up clean systems, and treat successful property management like a routine, not a rescue. Do that consistently and the long-term investment benefits show up through building rental property equity, steadier cash flow, and real estate wealth building that doesn't rely on luck. Simple systems and steady decisions build wealth faster than constant second-guessing. Choose one move this week, confirm your local landlord rules, decide on an LLC, or set up your management workflow, and put it on the calendar. That follow-through creates stability and options that keep growing long after the first lease is signed.

]]> <![CDATA[Mission Produce® Announces Agreement to Acquire Calavo Growers, Expanding North American Avocado Business and Diversifying Portfolio Across Fresh Produce ]]>

Mission Produce® Announces Agreement to Acquire Calavo Growers, Expanding North American Avocado Business and Diversifying Portfolio Across Fresh Produce 

Transaction seeks to enhance Mission's position in the North American avocado category with expanded supply across Mexico and California 

Vertically integrated platform with sourcing security and produce diversification to better serve customers and grower partners worldwide

Represents entry for Mission into the high-growth and attractive prepared food segment, complementing existing value-add avocado business

Significant value creation opportunity for both Mission and Calavo shareholders with expected cost synergies of approximately $25 million within 18 months post-close with meaningful upside potential

Oxnard, California and Santa Paula, California – January 14, 2026 – Mission Produce, Inc. (NASDAQ: AVO) ("Mission"), a global leader in sourcing, producing, and distributing fresh avocados, and Calavo Growers, Inc. (NASDAQ: CVGW) ("Calavo"), a leading provider of fresh avocados, tomatoes, papayas, and value-added prepared foods such as guacamole, today announced that they have entered into a definitive agreement under which Mission will acquire Calavo in a cash-and-stock transaction (the "Agreement").

"This acquisition marks an important milestone for Mission and for our industry," said Steve Barnard, Co‑Founder and Chief Executive Officer of Mission. "By bolstering Mission's vertically integrated platform and trusted global distribution network with Calavo's complementary sourcing, prepared foods capabilities, and deep customer relationships, we intend to build a stronger, more diversified company positioned for sustainable growth. When the transaction closes, we believe we will have enhanced scale and a more diversified business model and product portfolio, so that we can deliver even greater value to our customers, growers, employees, and shareholders."

"We have great respect for Calavo's heritage as a trusted name in fresh and prepared foods, and are proud to welcome their organization into the Mission network," said John Pawlowski, President and Chief Operating Officer and Chief Executive Officer-designate of Mission. "With this acquisition, we strive to expand our premium avocado position in North America and create a leading global fresh produce platform, which we believe will be well-positioned to capture the increasing demand for fresh, healthy, and convenient foods. In line with our long-term growth strategy, we believe this transaction enhances the value we deliver to our customers, growers, and partners, while reinforcing our commitment to operational excellence."

Founded as the original avocado company in North America over 100 years ago, Calavo has evolved into a global purveyor of quality produce. Today, Calavo's offerings include fresh avocados sourced from California, Mexico, Peru, and Colombia; tomatoes; Hawaiian papayas; and a variety of ready-to-eat products such as guacamole and salsas. Its products are sold under the Calavo brand name, proprietary sub-brands, as well as private labels and store brands.

Mission is a leading global supplier of avocados with fully integrated operations, including value-added services such as ripening, packaging, regional distribution, and logistics supported by state-of-the-art infrastructure. The addition of Calavo is expected to create a scaled North American avocado and fresh produce platform well positioned to expand internationally and accelerate Mission's business model diversification by expanding its presence in the high-growth prepared foods segment following closing. Mission has previously expanded into produce categories including mangos and blueberries, and Calavo's tomato and papaya offerings further diversify Mission's produce portfolio. In addition, the combination of both companies' grower networks positions Mission to enhance supply reliability and sourcing security.

"Over the past century, the Calavo team has built this company into a global leader in the sourcing and distribution of avocados, tomatoes, papayas, and the processing of guacamole and other prepared foods," said B. John Lindeman, President and Chief Executive Officer of Calavo. "We believe combining with Mission represents a compelling next chapter that will enable our combined business to unlock new growth and expand the impact of our trusted Calavo brand, while also providing our shareholders with compelling value and the opportunity to participate as a shareholder of a global leader in a growing sector. Mission shares our values and our commitment to quality and consistency for customers and growers alike. By joining a larger global platform, we will be better positioned to invest, innovate, and serve the market at scale."

Strategic Rationale and Transaction Highlights

  • The acquisition is expected to bolster Mission's premier avocado and fresh produce platform in North America and accelerate global expansion. Bringing Calavo into the Mission network is expected to build on Mission's leading position across the avocado value chain by expanding Mission's foothold in Mexico and California. Following closing, Calavo's two packinghouses in Michoacán and Jalisco will expand Mission's network to four packinghouses in Mexico, increasing access to high-quality fruit from the country that serves as the #1 source of avocados to the U.S.[1]. This expanded footprint and robust global distribution network positions Mission to provide a more consistent, year-round supply while supporting continued growth across its global customer base.

  • Vertically integrated platform following closing with sourcing security and expanded year-round portfolio across complementary fresh produce categories. Mission has a vertically integrated platform spanning growing, sourcing, packing, marketing, and distribution of avocados and other fresh produce. Upon close, the transaction is expected to broaden Mission's existing avocado, mango, and blueberry portfolio into additional fresh produce categories offered by Calavo, including tomatoes and papayas. The produce diversification is expected to enable more efficient utilization of the combined distribution network, improve year-round productivity, and help mitigate seasonal troughs in avocado supply.

  • Expected to drive business model diversification with expanded offerings aligned with evolving customer demand. The transaction, once completed, represents Mission's entry into the high-growth and attractive prepared food segment, complementing its existing avocado business with Calavo's value-added, avocado-based prepared foods, such as guacamole. Following closing, Mission will be positioned to continue benefiting from growing consumer demand for convenience, freshness, and better-for-you options.

  • Significant value creation opportunity for shareholders with operational synergies expected to drive significant EBITDA growth and cash flow generation. The transaction is expected to deliver $25 million of annualized cost synergies within 18 months post-close, with meaningful upside potential.

 Transaction Details

Under the terms of the Agreement, Calavo stockholders will receive $27.00 per share (based on the 30-trading day volume weighted average price of Mission common stock for the period ending January 13, 2026), comprised of $14.85 in cash and 0.9790 shares of Mission for each share of Calavo. Upon close, based on the shares currently outstanding, Mission shareholders are expected to own approximately 80.3% of the combined company and Calavo shareholders are expected to own approximately 19.7%.

The transaction values Calavo at a total enterprise value of approximately $430 million. The transaction price represents a premium of approximately 26% to Calavo's 30-trading day volume weighted average price of $21.41.

The Boards of Directors of both companies have approved the transaction, which is expected to close by the end of August 2026, subject to the receipt of required regulatory approvals, the approvals of Mission and Calavo shareholders, and the satisfaction of other customary closing conditions.

Governance and Management

Upon close of the transaction, John Pawlowski – who on December 18, 2025 was named Mission's CEO effective as of the close of Mission's April 2026 Annual Meeting of Shareholders – is expected to serve as Chief Executive Officer of the combined company. Steve Barnard, who will become Executive Chairman of Mission effective as of the close of the 2026 Annual Meeting, is expected to hold the same title for the combined company. Pursuant to the terms of the Agreement, the Board of Directors of the combined company is expected to be comprised of 10 individuals. Additionally, one director designated by mutual agreement of Mission and Calavo will be appointed to Mission's Board, subject to the terms and conditions of the Agreement.

The company will be headquartered at Mission's corporate offices in Oxnard, California.

Financial Results Update

Calavo separately announced today its fourth quarter and full-year 2025 financial results.

Conference Call Information

Mission and Calavo will host a joint conference call today at 4:30 p.m. EST to discuss the proposed transaction. To listen to the call and access the presentation materials, please visit Mission's website at https://investors.missionproduce.com/news-events/events or Calavo's website at https://ir.calavo.com. A recording of the call will also be available on both companies' websites.

Advisors

Evercore is serving as exclusive financial advisor to Mission, and Latham & Watkins LLP is serving as its legal advisor. Alvarez & Marsal is serving as Mission's business, tax and financial diligence advisor, and FGS Global is serving as Mission's strategic communications advisor.

Jefferies LLC is serving as exclusive financial advisor to Calavo, and Cozen O'Connor P.C. is serving as its legal advisor. PwC is serving as Calavo's financial, tax and synergies diligence advisor, and Financial Profiles is serving as Calavo's strategic communications advisor.

About Mission Produce, Inc.

Mission Produce, Inc. (NASDAQ: AVO) is a global leader in the worldwide fresh produce business, delivering fresh Hass avocados and mangos to retail, wholesale and foodservice customers in over 25 countries. Since 1983, Mission has been sourcing, producing and distributing fresh Hass avocados, and today also markets mangos and grows blueberries as part of its diversified portfolio. The Company is vertically integrated and owns five state-of-the-art packing facilities across the U.S., Mexico, Peru, and Guatemala. With sourcing capabilities across 20+ premium growing regions, the company provides a year-round supply of premium fresh fruit. Mission's global distribution network includes strategically positioned forward distribution centers across key markets throughout North America, China, Europe, and the UK, offering value-added services such as ripening, bagging, custom packing and logistical management. For more information, please visit www.missionproduce.com.

About Calavo Growers, Inc.

Calavo Growers, Inc. (Nasdaq: CVGW) is a global leader in the processing and distribution of avocados, tomatoes, papayas and guacamole. Calavo products are sold under the trusted Calavo brand name, proprietary sub-brands, private label and store brands. Founded in 1924, Calavo has a rich culture of innovation, sustainable practices and market growth. The Company serves retail grocery, foodservice, club stores, mass merchandisers, food distributors and wholesalers worldwide. Calavo is headquartered in Santa Paula, California, with facilities throughout the U.S. and Mexico. Learn more about The Family of Fresh™ at calavo.com.

FORWARD-LOOKING STATEMENTS

This communication contains certain "forward-looking statements" within the meaning of federal securities laws. Forward-looking statements may be identified by words such as "anticipates," "believes," "could," "continue," "estimate," "expects," "intends," "will," "should," "may," "plan," "predict," "project," "would" and similar expressions. Forward-looking statements are not statements of historical fact and reflect Calavo's and Mission's current views about future events. Such forward-looking statements include, without limitation, statements about the benefits of the proposed transaction involving Calavo and Mission, including future financial and operating results, Calavo's and Mission's plans, objectives, expectations and intentions, the expected timing and likelihood of completion of the proposed transaction, and other statements that are not historical facts, including the combined company's ability to create an advanced marketing and sales platform, the combined company's ability to accelerate innovation and enhance efficiency through the transaction, and the combined company's plan on future stockholder returns. No assurances can be given that the forward-looking statements contained in this communication will occur as projected, and actual results may differ materially from those projected. Forward-looking statements are based on current expectations, estimates and assumptions that involve a number of risks and uncertainties that could cause actual results to differ materially from those projected. These risks and uncertainties include, without limitation, the ability to obtain the requisite Calavo and Mission stockholder approvals; the risk that Calavo or Mission may be unable to obtain governmental and regulatory approvals required for the proposed transaction (and the risk that such approvals may result in the imposition of conditions that could adversely affect the combined company or the expected benefits of the proposed transaction); the risk that an event, change or other circumstance could give rise to the termination of the proposed transaction; the risk that a condition to closing of the proposed transaction may not be satisfied; the risk of delays in completing the proposed transaction; the risk that the businesses will not be integrated successfully or that the integration will be more costly or difficult than expected; the risk that the cost savings and any other synergies from the proposed transaction may not be fully realized or may take longer to realize than expected; the risk that any announcement relating to the proposed transaction could have adverse effects on the market price of Calavo's or Mission's common stock; the risk of litigation related to the proposed transaction; the risk that the credit ratings of the combined company or its subsidiaries may be different from what the companies expect; the diversion of management time from ongoing business operations and opportunities as a result of the proposed transaction; the risk of adverse reactions or changes to business or employee relationships, including those resulting from the announcement or completion of the proposed transaction; adverse economic conditions; reductions in spending from Calavo or Mission clients, a slowdown in payments by such clients; risks related to each company's ability to attract new clients and retain existing clients; changes in client advertising, marketing, and corporate communications requirements; failure to manage potential conflicts of interest between or among clients of each company; unanticipated changes related to competitive factors in the fresh foods or packaged foods industries; unanticipated changes to, or any inability to hire and retain key personnel at either company; currency exchange rate fluctuations; reliance on information technology systems and risks related to cybersecurity incidents; changes in legislation or governmental regulations; risks associated with assumptions made in connection with critical accounting estimates and legal proceedings; risks related to international operations; risks related to environmental, social, and governance goals and initiatives; and other risks inherent in Calavo's and Mission's businesses.

All such factors are difficult to predict, are beyond Calavo's and Mission's control, and are subject to additional risks and uncertainties, including those detailed in Calavo's most recent annual report on Form 10-K, quarterly reports on Form 10-Q, and current reports on Form 8-K that are available on its website at https://ir.calavo.com/financial-information/sec-filings and on the U.S. Securities and Exchange Commission ("SEC")'s website at http://www.sec.gov, and those detailed in Mission's most recent annual report, quarterly reports on Form 10-Q and current reports on Form 8-K that are available on Mission's website at https://investors.missionproduce.com/financial-information/sec-filings and on the SEC's website at http://www.sec.gov. Forward-looking statements are based on the estimates and opinions of management at the time the statements are made. Neither Calavo nor Mission undertakes any obligation to publicly update any forward-looking statement, whether as a result of new information, future events or otherwise, except as required by law. Readers are cautioned not to place undue reliance on these forward-looking statements that speak only as of the date hereof.

NO OFFER OR SOLICITATION

This communication is not intended to be, and shall not constitute, an offer to buy or sell or the solicitation of an offer to buy or sell any securities, or a solicitation of any vote or approval, nor shall there be any sale of securities in any jurisdiction in which such offer, solicitation or sale would be unlawful prior to registration or qualification under the securities laws of any such jurisdiction. No offering of securities shall be made, except by means of a prospectus meeting the requirements of Section 10 of the Securities Act of 1933, as amended.

IMPORTANT ADDITIONAL INFORMATION WILL BE FILED WITH THE SEC

In connection with the proposed transaction, Calavo and Mission intend to file a joint proxy statement with the SEC and Calavo intends to file with the SEC a registration statement on Form S-4 that will include the joint proxy statement of Calavo and Mission and that will also constitute a prospectus of Calavo (the "Joint Proxy Statement/Prospectus"). Each of Calavo and Mission may also file other relevant documents with the SEC regarding the proposed transaction. This document is not a substitute for the Joint Proxy Statement/Prospectus or registration statement or any other document that Calavo or Mission may file with the SEC. The definitive Joint Proxy Statement/Prospectus (if and when available) will be mailed to stockholders of Calavo and Mission. INVESTORS AND SECURITY HOLDERS ARE URGED TO READ THE REGISTRATION STATEMENT, JOINT PROXY STATEMENT/PROSPECTUS AND ANY OTHER RELEVANT DOCUMENTS THAT MAY BE FILED WITH THE SEC, AS WELL AS ANY AMENDMENTS OR SUPPLEMENTS TO THOSE DOCUMENTS CAREFULLY AND IN THEIR ENTIRETY IF AND WHEN THEY BECOME AVAILABLE BECAUSE THEY CONTAIN OR WILL CONTAIN IMPORTANT INFORMATION ABOUT CALAVO, MISSION AND THE PROPOSED TRANSACTION.

Investors and security holders will be able to obtain free copies of the registration statement and Joint Proxy Statement/Prospectus (if and when available) and other documents containing important information about Calavo, Mission and the proposed transaction, once such documents are filed with the SEC through the website maintained by the SEC at http://www.sec.gov. Copies of the Form S-4 and Joint Proxy Statement/Prospectus (if and when available) and other documents filed with the SEC by Calavo may be obtained free of charge on Calavo's website at Calavo's SEC Filings Website or, alternatively, by directing a request by mail to Calavo's Corporate Secretary at Attention: Corporate Secretary, Calavo Growers, Inc., 1141A Cummings Road, Santa Paula, CA 93060. Copies of the registration statement and Joint Proxy Statement/Prospectus (if and when available) and other documents filed with the SEC by Mission may be obtained free of charge on Mission's website at Mission's SEC Filings Website or, alternatively, by directing a request by mail to Mission's Corporate Secretary at Attention: Corporate Secretary, Mission Produce, Inc., 2710 Camino Del Sol, Oxnard, CA 93030.

PARTICIPANTS IN THE SOLICITATION

Calavo, Mission and certain of their respective directors and executive officers may be deemed to be participants in the solicitation of proxies in respect of the proposed transaction. Information about the directors and executive officers of Calavo, including a description of their direct or indirect interests, by security holdings or otherwise, is set forth in Calavo's annual report on Form 10-K for the year ended October 31, 2024, including under the heading " Directors, Executive Officers, and Corporate Governance;" proxy statement for Calavo's 2025 Annual Meeting of Stockholders, which was filed with the SEC on February 28, 2025, including under the headings and subheadings "Executive Compensation," "Proposal No. 1 Election Board of Directors," and "Common Stock Ownership Information of Certain Beneficial Owners and Managers;" and Item 5.02 of Calavo's current reports on Form 8-K filed on November 13, 2025, November 25, 2025, and December 12, 2025. To the extent holdings of Calavo Common Stock by the directors and executive officers of Calavo have changed from the amounts reflected therein, such changes have been or will be reflected on Initial Statements of Beneficial Ownership of Securities on Form 3 ("Form 3"), Statements of Changes in Beneficial Ownership on Form 4 ("Form 4") or Annual Statements of Changes in Beneficial Ownership of Securities on Form 5 ("Form 5"), subsequently filed by Calavo's directors and executive officers with the SEC. Information about the directors and executive officers of Mission, including a description of their direct or indirect interests, by security holdings or otherwise, is set forth in Mission's annual report on Form 10-K for the year ended October 31, 2025, and proxy statement for Mission's 2025 Annual Meeting of Stockholders, which was filed with the SEC on February 25, 2025, including under the headings and subheadings "2024 Director Composition," "Executive Compensation" and "Security Ownership of Certain Beneficial Owners and Management." To the extent holdings of Mission Shares by the directors and executive officers of Mission have changed from the amounts reflected therein, such changes have been or will be reflected on Forms 3, Forms 4 or Forms 5, subsequently filed by Mission's directors and executive officers with the SEC. Other information regarding the participants in the proxy solicitations and a description of their direct and indirect interests, by security holdings or otherwise, will be contained in the registration statement and Joint Proxy Statement/Prospectus and other relevant materials to be filed with the SEC regarding the proposed transaction when such materials become available. Investors and security holders should read the registration statement and Joint Proxy Statement/Prospectus carefully when it becomes available before making any voting or investment decisions. You may obtain free copies of any of the documents referenced herein from Calavo or Mission using the sources indicated above.

[1] Source: Hass Avocado Board. 2025 Imports.

Article belongs to Global news, Mission Produce.

]]> <![CDATA[Today's Mortgage Rates  ]]>
Mortgage Rates  
]]> <![CDATA[California home sales end on high note in December, C.A.R. reports]]>
  • Existing, single-family home sales totaled 288,200 in December on a seasonally adjusted annualized rate, up 0.3 percent from 287,450 in November and up 2.0 percent from 282,490 in December 2024.

  • December's statewide median home price was $850,680, down 0.4 percent from $853,780 in November and down from $861,020 in December 2024.

  • For 2025 as a whole, sales of existing statewide homes were up 0.9 percent from 2024, and the annual median price was up 1.2 percent from 2024.

    • SACRAMENTO (Jan. 15) – California's housing market ended the year on a high note as sales rose in December from both the previous month and year for the fourth consecutive month, and closed the year nearly 1 percent higher than in 2024, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) said today.

    Infographic: https://www.car.org/Global/Infographics/2025-12-Sales-and-Price

    Closed escrow sales of existing, single-family detached homes in California reached a seasonally adjusted annualized rate of 288,200 in December, according to data collected by C.A.R. from more than 90 local REALTOR® associations and MLSs statewide. This annualized figure reflects the number of homes that would be sold in 2025 if December's sales pace continued throughout the year, with adjustments made for typical seasonal patterns.

    December sales inched up 0.3 percent from 287,450 in November. Compared with a year earlier, December sales were up 2.0 percent from a revised 282,490. For the year as a whole, the state recorded an annual sales level of 271,590, an increase of 0.9 percent from the revised sales level of 269,170 reported in 2024.

    Statewide pending home sales were virtually flat with a slight 0.2 percent year-over-year decline in December. On a month-to-month basis, however, pending sales fell sharply by 21.5 percent, reflecting typical seasonal slowing compounded by heightened mortgage rate volatility and growing economic uncertainty.

    "California's housing market closed out 2025 on solid footing, with both home sales and available inventory improving over the prior year," said 2026 C.A.R. President Tamara Suminski, a Southern California broker and REALTOR®. "As price growth eased toward the end of the year and mortgage rates fell to near-three‑year lows, the stage is set for a more optimistic 2026. We expect increased opportunities for buyers and a healthier, more balanced market in the months ahead."

     

    California's median home price fell in December from both the prior month and a year earlier, dropping to a 10-month low of $850,680 as market competition cooled more than is typical for the season. The statewide median price declined 0.4 percent from November, defying the historical average 0.9 percent increase between November and December. This marked the second year-over-year drop in the past three months, as well as the largest annual decline since June 2023. Softer demand and elevated inventory continued to weigh on prices at the end of 2025, paving the way for a more balanced market for buyers and sellers entering 2026.

     

    "Housing affordability showed some improvement in the fourth quarter, and the combination of lower mortgage rates and a growing supply of homes should encourage more prospective buyers to enter the market this year," said C.A.R. Senior Vice President and Chief Economist Jordan Levine. "While some policy uncertainty remains as we look ahead to the next 12 months, our outlook calls for modest economic growth and continued progress for the housing market in 2026."

    Other key points from C.A.R.'s December 2025 resale housing report include:

    • At the regional level, all major California regions recorded year-over-year increases on a non-seasonally adjusted basis. The Far North (23.5 percent) and Central Coast (12.8 percent) stood out as the only regions with double-digit gains from a year earlier. Meanwhile, the Central Valley (5.5 percent), San Francisco Bay Area (2 percent) and Southern California (1.7 percent) all posted more modest annual sales gains. With mortgage rates sliding a full percentage point since a year ago, housing markets across the state are finally seeing a light at the end of the tunnel, and home sales in California should continue to improve, albeit moderately, in the next 12 months.
    • At the county level, 39 of the 53 counties tracked by C.A.R. posted year-over-year sales gains in December, with more than half of those counties (22) recording double-digit increases. Plumas led the pack with a 133.3 percent surge, followed by Mono (100 percent) and Lassen (44.4 percent). Meanwhile, 13 counties experienced annual sales declines, including three that fell by more than 10 percent, led by Del Norte (-50 percent), Mariposa (-35.3 percent), and Madera (-12.3 percent).

    • Three of California's five major regions recorded year-over-year increases in their median home prices. The Far North posted a moderate gain of 2.8 percent from December 2024, followed by Southern California with a 0.6 percent increase and the Central Coast region with a slight 0.2 percent uptick. In contrast, the Central Valley recorded a drop of 1.4 percent from a year ago, while the San Francisco Bay Area's median prices were unchanged.
    • At the county level, 22 of the 53 counties tracked by C.A.R. recorded year-over-year median home price gains. Mono led with a 27.1 percent increase, followed by Imperial (21.5 percent) and Lassen (18.1 percent). Conversely, 30 counties posted annual price declines while Solano's price was unchanged. Trinity experienced the steepest drop (-23 percent), followed by Glenn (-18.6 percent) and Siskiyou (-15.5 percent).

    • Housing inventory in December declined from the prior month and prior year, as market conditions slowed housing demand and lengthened the time listings stayed on the market. The Unsold Inventory Index was 2.7 months in December, down from 3.6 months in November and flat from 2.7 months in December 2024. While total active listings increased from a year ago for the 23rd consecutive month, the annual gain recorded in December was the smallest since February 2024. December also marked the eighth consecutive month of decelerating inventory growth, indicating that while housing supply remains elevated, momentum on the supply side is gradually easing as the market moves through its typical off-season.

    • The median number of days it took to sell a California single-family home was 36 days in December, up from 31 days in December 2024.
    • C.A.R.'s statewide sales-price-to-list-price ratio* was 97.9 percent in December 2025 and 98.7 percent in December 2024.
    • The statewide median price per square foot** for an existing single-family home was $408, down from $413 in December a year ago.
    • The 30-year, fixed-mortgage interest rate averaged 6.19 percent in December, down from 6.72 percent in December 2024, according to C.A.R.'s calculations based on Freddie Mac's weekly mortgage survey data.

    Note:  The County MLS median price and sales data in the tables are generated from a survey of more than 90 associations of REALTORS® throughout the state and represent statistics of existing single-family detached homes only. County sales data is not adjusted to account for seasonal factors that can influence home sales. Movements in sales prices should not be interpreted as changes in the cost of a standard home. The median price is where half sold for more and half sold for less; medians are more typical than average prices, which are skewed by a relatively small share of transactions at either the lower end or the upper end. Median prices can be influenced by changes in cost, as well as changes in the characteristics and the size of homes sold. The change in median prices should not be construed as actual price changes in specific homes.

    *Sales-to-list-price ratio is an indicator that reflects the negotiation power of home buyers and home sellers under current market conditions. The ratio is calculated by dividing the final sales price of a property by its original list price and is expressed as a percentage. A sales-to-list ratio with 100 percent or above suggests that the property sold for more than the list price, and a ratio below 100 percent indicates that the price sold below the asking price.

    **Price per square foot is a measure commonly used by real estate agents and brokers to determine how much a square foot of space a buyer will pay for a property. It is calculated as the sale price of the home divided by the number of finished square feet. C.A.R. currently tracks price-per-square foot statistics for 53 counties.

    Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

    # # #

    December 2025 County Sales and Price Activity
    (and condo sales data not seasonally adjusted)

    December 2025

    Median Sold Price of Existing Single-Family Homes

    Sales

    State/Region/County

    Dec.

    2025

    Nov.

    2025

     

    Dec.

    2024

     

    Price MTM% Chg

    Price YTY% Chg

    Sales MTM% Chg

    Sales YTY% Chg

    Calif. Single-family home

    $850,680

    $853,780

    r

    $861,020

     

    -0.4%

    -1.2%

    0.3%

    2.0%

    Calif. Condo/Townhome

    $638,000

    $660,000

     

    $664,560

     

    -3.3%

    -4.0%

    9.9%

    4.8%

    Los Angeles Metro Area

    $807,540

    $823,000

     

    $815,500

     

    -1.9%

    -1.0%

    15.0%

    2.2%

    Central Coast

    $997,000

    $1,032,500

     

    $995,000

     

    -3.4%

    0.2%

    11.3%

    12.8%

    Central Valley

    $485,000

    $492,850

    r

    $492,000

     

    -1.6%

    -1.4%

    12.2%

    5.5%

    Far North

    $380,000

    $385,000

     

    $369,500

     

    -1.3%

    2.8%

    13.7%

    23.5%

    Inland Empire

    $600,050

    $585,000

     

    $594,950

     

    2.6%

    0.9%

    14.4%

    4.0%

    San Francisco Bay Area

    $1,200,000

    $1,275,000

     

    $1,200,000

     

    -5.9%

    0.0%

    -9.3%

    2.0%

    Southern California

    $855,000

    $860,000

     

    $850,000

     

    -0.6%

    0.6%

    13.5%

    1.7%

     

     

     

     

     

     

     

     

     

     

    San Francisco Bay Area

     

     

     

     

     

     

     

     

     

    Alameda

    $1,181,000

    $1,192,500

     

    $1,180,000

     

    -1.0%

    0.1%

    -8.9%

    -5.7%

    Contra Costa

    $839,500

    $889,000

     

    $875,000

     

    -5.6%

    -4.1%

    -6.8%

    3.8%

    Marin

    $1,465,000

    $1,470,000

     

    $1,558,000

     

    -0.3%

    -6.0%

    -28.9%

    -4.5%

    Napa

    $930,000

    $931,500

     

    $880,000

     

    -0.2%

    5.7%

    1.4%

    -2.7%

    San Francisco

    $1,697,500

    $1,800,000

     

    $1,530,000

     

    -5.7%

    10.9%

    -15.5%

    17.9%

    San Mateo

    $2,058,000

    $2,000,000

     

    $1,844,500

     

    2.9%

    11.6%

    -12.5%

    25.0%

    Santa Clara

    $1,830,000

    $1,935,250

     

    $1,810,000

     

    -5.4%

    1.1%

    -15.8%

    -8.9%

    Solano

    $570,000

    $580,000

     

    $570,000

     

    -1.7%

    0.0%

    7.1%

    -0.8%

    Sonoma

    $840,000

    $801,000

     

    $859,500

     

    4.9%

    -2.3%

    -0.7%

    19.6%

    Southern California

     

     

     

     

     

     

     

     

     

    Imperial

    $462,950

    $432,500

     

    $381,000

     

    7.0%

    21.5%

    4.5%

    9.5%

    Los Angeles

    $890,910

    $942,610

     

    $912,370

     

    -5.5%

    -2.4%

    20.2%

    0.9%

    Orange

    $1,390,000

    $1,400,000

     

    $1,362,000

     

    -0.7%

    2.1%

    7.5%

    2.4%

    Riverside

    $635,000

    $629,950

     

    $624,790

     

    0.8%

    1.6%

    16.2%

    0.2%

    San Bernardino

    $500,970

    $497,160

     

    $490,950

     

    0.8%

    2.0%

    5.5%

    6.1%

    San Diego

    $1,000,000

    $990,000

     

    $975,000

     

    1.0%

    2.6%

    7.4%

    -0.6%

    Ventura

    $913,000

    $955,000

     

    $895,000

     

    -4.4%

    2.0%

    6.5%

    1.4%

    Central Coast

     

     

     

     

     

     

     

     

     

    Monterey

    $900,000

    $901,500

     

    $932,000

     

    -0.2%

    -3.4%

    22.6%

    10.9%

    San Luis Obispo

    $905,000

    $905,000

     

    $930,000

     

    0.0%

    -2.7%

    16.8%

    17.5%

    Santa Barbara

    $1,128,500

    $1,499,000

     

    $1,275,000

     

    -24.7%

    -11.5%

    0.7%

    4.1%

    Santa Cruz

    $1,287,500

    $1,307,500

     

    $1,255,000

     

    -1.5%

    2.6%

    5.1%

    22.6%

    Central Valley

     

     

     

     

     

     

     

     

     

    Fresno

    $415,000

    $436,090

     

    $420,570

     

    -4.8%

    -1.3%

    8.5%

    8.0%

    Glenn

    $342,000

    $370,000

     

    $420,000

     

    -7.6%

    -18.6%

    7.7%

    -6.7%

    Kern

    $405,000

    $395,000

     

    $405,500

     

    2.5%

    -0.1%

    15.5%

    5.6%

    Kings

    $374,700

    $362,500

    r

    $372,200

     

    3.4%

    0.7%

    0.0%

    16.7%

    Madera

    $440,000

    $427,500

     

    $430,000

     

    2.9%

    2.3%

    28.2%

    -12.3%

    Merced

    $395,000

    $440,000

     

    $425,000

     

    -10.2%

    -7.1%

    -7.8%

    4.4%

    Placer

    $645,740

    $665,000

     

    $639,480

     

    -2.9%

    1.0%

    12.2%

    7.4%

    Sacramento

    $530,000

    $535,000

     

    $545,000

     

    -0.9%

    -2.8%

    5.7%

    0.1%

    San Benito

    $777,500

    $732,500

     

    $830,000

     

    6.1%

    -6.3%

    35.7%

    8.6%

    San Joaquin

    $525,900

    $550,000

     

    $535,000

     

    -4.4%

    -1.7%

    17.6%

    13.1%

    Stanislaus

    $456,250

    $465,000

     

    $462,750

     

    -1.9%

    -1.4%

    14.3%

    4.2%

    Tulare

    $397,600

    $372,950

     

    $380,990

     

    6.6%

    4.4%

    33.3%

    14.8%

    Far North

     

     

     

     

     

     

     

     

     

    Butte

    $430,000

    $437,500

     

    $426,500

     

    -1.7%

    0.8%

    23.3%

    43.2%

    Lassen

    $280,000

    $185,000

     

    $237,000

     

    51.4%

    18.1%

    -23.5%

    44.4%

    Plumas

    $395,000

    $415,000

     

    $359,000

     

    -4.8%

    10.0%

    -27.6%

    133.3%

    Shasta

    $380,000

    $380,000

     

    $355,000

     

    0.0%

    7.0%

    31.3%

    11.9%

    Siskiyou

    $308,500

    $345,000

     

    $365,000

     

    -10.6%

    -15.5%

    -23.8%

    14.3%

    Tehama

    $304,500

    $370,000

     

    $326,000

     

    -17.7%

    -6.6%

    15.8%

    15.8%

    Trinity

    $260,000

    $260,130

     

    $337,500

     

    0.0%

    -23.0%

    0.0%

    0.0%

    Other Calif. Counties

     

     

     

     

     

     

     

     

     

    Amador

    $420,000

    $470,000

     

    $445,000

     

    -10.6%

    -5.6%

    81.5%

    40.0%

    Calaveras

    $434,500

    $456,000

     

    $510,000

     

    -4.7%

    -14.8%

    14.9%

    10.2%

    Del Norte

    $361,000

    $397,500

     

    $384,950

     

    -9.2%

    -6.2%

    -47.1%

    -50.0%

    El Dorado

    $650,000

    $690,000

     

    $723,000

     

    -5.8%

    -10.1%

    22.9%

    24.5%

    Humboldt

    $425,000

    $410,000

     

    $426,680

     

    3.7%

    -0.4%

    10.1%

    2.1%

    Lake

    $319,400

    $335,000

     

    $373,000

     

    -4.7%

    -14.4%

    115.2%

    29.1%

    Mariposa

    $500,000

    $399,900

     

    $510,000

     

    25.0%

    -2.0%

    -26.7%

    -35.3%

    Mendocino

    $445,200

    $499,000

     

    $507,500

     

    -10.8%

    -12.3%

    -4.7%

    -6.8%

    Mono

    $762,500

    $931,000

     

    $600,000

     

    -18.1%

    27.1%

    25.0%

    100.0%

    Nevada

    $542,500

    $544,000

     

    $541,200

     

    -0.3%

    0.2%

    -9.1%

    -4.8%

    Sutter

    $450,000

    $440,000

     

    $481,080

     

    2.3%

    -6.5%

    20.5%

    -9.6%

    Tuolumne

    $381,000

    $392,500

     

    $410,000

     

    -2.9%

    -7.1%

    8.6%

    28.6%

    Yolo

    $605,000

    $650,000

     

    $610,000

     

    -6.9%

    -0.8%

    0.0%

    7.7%

    Yuba

    $429,000

    $450,000

     

    $441,000

     

    -4.7%

    -2.7%

    -2.8%

    38.0%

    r = revised
    NA = not available

     

    December 2025 County Unsold Inventory and Days on Market
    (Regional and condo sales data not seasonally adjusted)

    December 2025

    Unsold Inventory Index

    Median Time on Market

    State/Region/County

    Dec.

    2025

    Nov.

    2025

     

    Dec.

    2024

     

    Dec.

    2025

    Nov.

    2025

     

    Dec.

    2024

     

    Calif. Single-family home

    2.7

    3.6

     

    2.7

     

    36.0

    33.0

    r

    31.0

     

    Calif. Condo/Townhome

    3.3

    4.4

     

    2.9

     

    42.0

    39.0

     

    34.0

     

    Los Angeles Metro Area

    2.9

    3.9

     

    2.9

     

    36.0

    36.0

     

    33.0

     

    Central Coast

    2.6

    3.7

     

    2.9

     

    31.0

    30.0

     

    31.0

     

    Central Valley

    2.8

    3.7

     

    2.7

     

    38.0

    31.0

     

    29.0

     

    Far North

    3.9

    5.2

     

    4.4

     

    46.0

    45.0

     

    42.0

     

    Inland Empire

    3.7

    4.7

     

    3.7

     

    43.0

    42.0

     

    39.5

     

    San Francisco Bay Area

    1.6

    2.2

     

    1.6

     

    29.0

    25.0

     

    26.0

     

    Southern California

    2.9

    3.8

     

    2.8

     

    35.0

    35.0

     

    31.5

     

     

     

     

     

     

     

     

     

     

     

     

    San Francisco Area

     

     

     

     

     

     

     

     

     

     

    Alameda

    1.3

    1.8

     

    1.2

     

    19.0

    14.0

     

    21.0

     

    Contra Costa

    1.9

    2.3

     

    1.8

     

    21.0

    22.0

     

    21.0

     

    Marin

    1.5

    2.0

     

    1.5

     

    86.5

    66.0

     

    79.0

     

    Napa

    4.4

    6.0

     

    3.3

     

    87.0

    96.0

     

    77.0

     

    San Francisco

    0.8

    1.1

     

    1.5

     

    32.5

    31.0

     

    40.0

     

    San Mateo

    1.0

    1.5

     

    1.1

     

    15.0

    13.0

     

    14.0

     

    Santa Clara

    1.0

    1.4

     

    0.9

     

    14.0

    11.0

     

    11.0

     

    Solano

    2.5

    3.6

     

    2.7

     

    64.5

    57.0

     

    44.5

     

    Sonoma

    2.4

    3.4

     

    2.8

     

    77.0

    74.0

     

    66.0

     

    Southern California

     

     

     

     

     

     

     

     

     

     

    Imperial

    3.5

    3.8

     

    2.9

     

    20.5

    10.0

     

    22.5

     

    Los Angeles

    2.8

    3.8

     

    2.7

     

    33.0

    33.0

     

    29.0

     

    Orange

    2.1

    2.9

     

    2.1

     

    30.0

    34.0

     

    31.0

     

    Riverside

    3.6

    4.6

     

    3.6

     

    43.0

    42.0

     

    41.0

     

    San Bernardino

    3.9

    4.9

     

    3.9

     

    43.0

    44.0

     

    39.5

     

    San Diego

    2.5

    3.2

     

    2.3

     

    27.0

    28.0

     

    24.0

     

    Ventura

    2.7

    3.5

     

    2.3

     

    44.0

    44.0

     

    44.0

     

    Central Coast

     

     

     

     

     

     

     

     

     

     

    Monterey

    2.8

    4.2

     

    2.9

     

    29.0

    27.0

     

    26.0

     

    San Luis Obispo

    2.6

    3.7

     

    3.2

     

    41.0

    38.0

     

    42.0

     

    Santa Barbara

    2.7

    3.2

     

    2.6

     

    21.0

    20.0

     

    24.0

     

    Santa Cruz

    2.4

    3.8

     

    2.9

     

    40.0

    38.0

     

    26.0

     

    Central Valley

     

     

     

     

     

     

     

     

     

     

    Fresno

    3.5

    4.2

     

    3.2

     

    32.0

    27.0

     

    24.0

     

    Glenn

    2.8

    3.6

     

    2.7

     

    28.0

    74.0

     

    17.0

     

    Kern

    3.1

    4.0

     

    3.0

     

    33.0

    27.5

     

    23.5

     

    Kings

    2.7

    3.5

    r

    3.2

     

    30.5

    17.0

    r

    22.0

     

    Madera

    5.1

    7.2

     

    4.5

     

    60.5

    49.0

     

    32.0

     

    Merced

    3.7

    3.7

     

    3.3

     

    35.0

    34.0

     

    36.5

     

    Placer

    2.3

    3.3

     

    2.3

     

    49.0

    41.0

     

    40.5

     

    Sacramento

    2.2

    2.9

     

    1.9

     

    37.0

    28.0

     

    28.0

     

    San Benito

    2.6

    4.5

     

    2.8

     

    38.5

    36.5

     

    46.0

     

    San Joaquin

    2.7

    4.0

     

    2.9

     

    38.0

    34.0

     

    34.0

     

    Stanislaus

    2.5

    3.5

     

    2.3

     

    33.5

    32.0

     

    24.5

     

    Tulare

    2.9

    4.3

     

    3.0

     

    35.5

    31.5

     

    26.0

     

    Far North

     

     

     

     

     

     

     

     

     

     

    Butte

    2.6

    4.0

     

    3.3

     

    37.0

    33.0

     

    21.5

     

    Lassen

    6.5

    5.7

     

    9.3

     

    153.0

    87.0

     

    89.0

     

    Plumas

    3.4

    3.6

     

    11.0

     

    89.0

    115.0

     

    81.0

     

    Shasta

    3.4

    5.4

     

    3.5

     

    40.0

    35.0

     

    36.0

     

    Siskiyou

    6.0

    5.1

     

    5.9

     

    56.0

    52.0

     

    74.5

     

    Tehama

    7.2

    6.6

     

    6.2

     

    71.0

    66.0

     

    98.0

     

    Trinity

    12.4

    13.9

     

    10.6

     

    158.0

    63.5

     

    102.0

     

    Other Calif. Counties

     

     

     

     

     

     

     

     

     

     

    Amador

    4.8

    10.5

     

    5.9

     

    98.0

    84.0

     

    35.0

     

    Calaveras

    4.3

    6.5

     

    5.8

     

    51.5

    56.0

     

    70.0

     

    Del Norte

    10.3

    5.6

     

    4.1

     

    76.0

    51.0

     

    41.5

     

    El Dorado

    3.2

    5.1

     

    4.2

     

    52.0

    55.0

     

    49.0

     

    Humboldt

    4.6

    6.0

     

    4.4

     

    40.0

    56.0

     

    52.5

     

    Lake

    5.4

    13.7

     

    6.4

     

    87.0

    71.0

     

    61.0

     

    Mariposa

    8.4

    7.8

     

    4.8

     

    149.0

    21.0

     

    46.0

     

    Mendocino

    7.9

    8.8

     

    6.5

     

    99.0

    85.0

     

    100.5

     

    Mono

    2.3

    3.9

     

    4.2

     

    39.0

    61.0

     

    37.0

     

    Nevada

    3.4

    4.0

     

    3.6

     

    49.0

    51.0

     

    44.0

     

    Sutter

    2.8

    4.2

     

    2.3

     

    50.0

    34.0

     

    27.5

     

    Tuolumne

    4.5

    6.4

     

    6.6

     

    81.0

    74.5

     

    55.0

     

    Yolo

    2.0

    3.4

     

    2.2

     

    46.5

    40.0

     

    38.0

     

    Yuba

    3.0

    3.7

     

    5.1

     

    56.0

    42.0

     

    41.5

     

    r = revised
    NA = not available

    Article belongs to CAR.org

    ]]>     <![CDATA[Nutrition & Health Benefits]]> Botanically classified as a single-seeded berry, avocados (Persea americana) are nutrient-dense fruits native to Mexico and Central America. 
    Avocados - Food Source Information
    Avocado: Nutrition, Benefits, and More
    How to Grow Avocado | Ministry of Agriculture & Fisheries
    Nutrition & Health Benefits
    Avocados are often called a superfood due to their unique profile of healthy fats and micronutrients. 
    • Healthy Fats: They are one of the few fruits high in monounsaturated fats, primarily oleic acid, which supports heart health and brain function.
    • Vitamins & Minerals: A single fruit provides roughly 20 vitamins and minerals, including Vitamin K (for bone health), Folate (crucial for pregnancy), and more potassium than a banana.
    • Fiber: High fiber content (approx. 10–14g per fruit) aids digestion, promotes satiety, and helps regulate blood sugar.
    • Nutrient Booster: Eating avocado with other vegetables helps the body absorb fat-soluble vitamins like A, D, E, and K. 
    Popular Varieties
    While there are over 1,000 varieties, the market is dominated by a few specific types: 
    • Hass: The most popular globally (95% of U.S. sales). Known for its bumpy, dark skin that turns purple-black when ripe and a high oil content.
    • Fuerte: A pear-shaped green-skinned variety that remains green even when ripe.
    • Reed & Pinkerton: Large, round varieties often grown in California.
    • Florida Avocados: Generally larger, smoother, and lower in fat than Hass. 
    Ripening & Storage Tips
    • The "Climacteric" Fruit: Avocados only ripen after they are picked from the tree.
    • Quick Ripening: Place an unripe avocado in a paper bag with a banana or apple; the ethylene gas released will speed up the process.
    • Prevention of Browning: To keep cut avocado from turning brown (oxidation), squeeze lime or lemon juice on the flesh and store in an airtight container. 
    Safety & Precautions
    • Human Health: Some individuals may experience latex-fruit syndrome, an allergic reaction related to a latex allergy.
    • Animal Toxicity: Avocado contains persin, which is toxic to many animals, particularly birds, horses, and rabbits. 
    Would you like to see specific recipes for using avocado or more detailed growing instructions for your own tree?
    ]]>