Sunshine Properties Blog

New defensible space rules to harden improvements

Wed, 09 Sep 2026 13:24:00 EST

New defensible space rules to harden improvements

Posted by Carrie B. Reyes | Sep 1, 2026 | Feature Articles, Laws and Regulations, Real Estate, Your Practice | 1

Why this article is important: As wildfire impacts grow each year, California's building and zoning regulations need to evolve for public safety. New defensible space rules aim to protect suburban and rural homes from high wildfire risk.

Defensible space saves improved property

New defensible space rules for the area immediately surrounding structures located in a very high fire hazard severity zone or in a state responsibility area have been released by California's Board of Forestry and Fire Protection.

Approximately 10% of homes in California fall under the new Zone 0 regulations which provide fire protection guidance for all owners to follow to maintain defensible space around their home. Owners and agents can look up whether a property is located in a very high fire hazard severity zone or state responsibility area at CalFire's website.

Defensible space is the buffer an owner of property located in these fire zones must establish on their property to separate any occupied structure from the plants, brush, and trees, or other combustible materials surrounding the structure. [Calif. Code of Regulations §1298.02(b)]

This defensible space as a buffer zone helps prevent the transmission of embers that may travel to the structure from materials that can catch fire, like plant material and vegetation.

Properties located in very high fire hazard severity zones require at least 100 feet of defensible space surrounding the home or structure. [Calif. Government Code §51182(a)(1)]

The new defensible space rules specify an ember-resistant zone is required within each property's Zone 0 space, the area within five feet of the most exterior part of a structure which includes its:

exterior walls
roof;
attached deck;
exterior stairs; and
pergola. [CCR §1298.04(a)]

Of note, local governments may require their own set of defensible space rules when they provide substantially the same or greater level of protection as the statewide rules outlined here. [CCR §1298.03; Public Resources Code §4117]

Vegetation and landscaping

Within each structure's Zone 0 — including on the roofs or in the gutters — combustible materials are prohibited. This includes materials that can easily catch fire, such as:

dead leaves;
wood chips;
firewood; and
dead vegetation.

Further, a vegetation-free buffer is required within:

one foot of structures but not less than out to the edge of the eave, or "drip line";
two feet of windows, doors, and vents; and
five feet of attached decks or similar attached structures.

Vegetation may exist within Zone 0 when it is a well-maintained, herbaceous plant (meaning it is soft and green) and does not fall within the vegetation-free buffer zone. Further, it must be a:

small, non-woody plant, such as bulbs, poppies, petunias, and succulents;
low ground cover, such as moss, beach strawberries, and creeping thyme;
well-maintained grass; or
potted plant in easily movable, non-combustible containers.

Well-maintained trees are permitted within Zone 0, when:

branches are trimmed to at least ten feet from chimneys and no less than five feet above roofs;
branches do not extend under eaves;
lower branches and any dead wood are removed from the bottom six feet or bottom third of the tree, whichever is shorter.

Fences, Gates, and Structures in Zone 0

Fences are commonly made with combustible materials, often wood. When an existing fence attaches to a structure, the five-foot section which attaches to the structure must be replaced with non-combustible material before August 19, 2029.

Further, no new combustible fences or gates may be built within Zone 0. However, repairs may be made to existing fences, subject to replacement within the noncombustible materials deadline.

Any shed or outbuilding positioned within Zone 0 must have non-combustible exterior walls and roof.

Zone 0 implementation

The zone 0 rules are already in effect for new construction. [Gov C §51182(d)

For existing structures, owners are required to remove all combustible items within five feet of the structure prior to August 19, 2029, including:

removing firewood;
removing dead or dying plants;
removing dead leaves and branches;
cleaning gutters;
trimming trees to meet the regulations;
removing mulch and wood chips; and
removing wooded plants within Zone 0.

Prior to August 19, 2031, local jurisdictions must set a timeline for more involved projects, such as:

creating under-eave safety zones;
replacing gates made of combustible materials; and
replacing or making adjustments to sheds and fencing.

Fire hardening the home

Sellers always disclose to prospective buyers whether a home is located in a fire hazard zone in the mandated Natural Hazard Disclosure (NHD) by its delivery to a buyer prior to the owner accepting a purchase offer. [See RPI Form 314]

Further, a seller agent marketing a one-to-four unit residential property located in a high or very high fire hazard severity zone and constructed before January 1, 2010 — or subject to local defensible space ordinances — also prepares and hands to prospective buyers a Fire Hardening and Defensible Space Disclosure Statement. [See RPI Form 314-1]

Buyers and existing homeowners who need help paying for fire safety improvements may find assistance under the 2019 Wildfire Safety Finance Act. It provides for public financing to install permanent wildfire safety improvements through 2029.

Article by:Posted by Carrie B. Reyes | Sep 1, 2026 | Feature Articles, Laws and Regulations, Real Estate, Your Practice | 1

The best things to do Labor Day weekend 2026 in San Diego

Wed, 02 Sep 2026 14:38:00 EST

The best things to do Labor Day weekend 2026 in San Diego

Our list of top things to do this weekend includes the Julian Grape Stomp Festa, a toy piano festival and pirate-themed activities

The HMS Surprise and the Star of India at the Maritime Museum of San Diego. The museum is hosting a range of pirate-themed activities throughout September. (Nelvin C. Cepeda / The San Diego Union-Tribune)

By Abby Hamblin | abby.hamblin@sduniontribune.com and Pam Kragen | Pam.Kragen@sduniontribune.com

PUBLISHED: September 1, 2026 at 4:12 PM PDT | UPDATED: September 2, 2026 at 10:45 AM PDT

Here are some of the best things to do this weekend in San Diego from Friday, Sept. 4 to Sunday, Sept. 6.

Friday

Dance

Barona Powwow: The Barona Band of Mission Indians will hold the 54th annual Barona Powwow this weekend. Hundreds of Native American dancers will compete and show traditional and contemporary dances. The weekend's activities also include drumming demonstrations and competitions. Friday through Sunday. Barona Sports Complex, Barona Indian Reservation, 1095 Barona Road, Lakeside. facebook.com/BaronaPowwow

Sunset Boulevard: A Hollywood Ballopera: An original new show by Cinballera founders Tiffany and Rebekah Brannan combines dialogue, classical vocals, ballet and ballroom dancing. 7 p.m. Friday; 8 p.m. Saturday; 3 p.m. Sunday. Old Town Theatre, 4040 Twiggs St., San Diego. $20-$35. cinballera.org

Theater

"The Phantom of the Opera": Broadway San Diego presents the national touring production of this Andrew Lloyd Webber, Tim Rice musical about a mysterious masked man who haunts a Paris opera house. 7 p.m. Tuesdays and Wednesdays; 7:30 p.m. Thursdays; 8 p.m. Fridays; 2 and 8 p.m. Saturdays; 1 and 6:30 p.m. Sundays. Through Sept. 13. San Diego Civic Theatre, 1100 Third Ave., downtown. $88 to $236. broadwaysd.com

"Ni Mi Madre": Diversionary Theatre presents queer actor-playwright Arturo Luíz Soria's solo play where he plays his Brazilian mother. 7 p.m. Friday and Saturday; 2 p.m. Sundays. Diversionary Theatre, 4545 Park Blvd., University Heights. $32-$72. 619-220-0097, diversionary.org

"Rock of Ages": San Diego Musical Theatre presents this '80s jukebox musical about life and love at a Sunset Strip music club. 7 p.m. Thursdays and Fridays; 2 and 7 p.m. Saturdays; 2 p.m. Sundays. Through Sept. 13. 4650 Mercury St., Kearny Mesa. $44-$69. 858-560-5740, sdmt.org

"Mensa": OnStage Playhouse presents the world premiere of Salomon Maya's comedy about a bright teenage girl troubled by her parents' extremist political podcast. 8 p.m. Thursdays-Saturdays; 5 p.m. Sundays. Through Sept. 13. 291 Third Ave, Chula Vista. $25. onstageplayhouse.org

"We Will Rock You": New Village Arts presents the San Diego premiere of this Queen jukebox musical featuring characters inspired by some of the English rock band's songs. 7:30 p.m. Thursdays; 2 and 7:30 p.m. Fridays and Saturdays; 2 p.m. Sundays. Through Sept. 20. 2787 State St., Carlsbad. $45-$85. 760-433-3245, newvillagearts.org

"Theatre People, or The Angel Next Door": Scripps Ranch Theatre presents Paul Slade Smith's play about the romantic and comic entanglements that occur when a novelist, an actress and a pair of Broadway stars converge for a weekend in the country. 7:30 p.m. Fridays and Saturdays; 2 p.m. Sundays. Through Sept. 20. Legler Benbough Theatre, 9783 Avenue of Nations, Alliant Inernational University, San Diego. $27-$52. 858-578-7728, scrippsranchtheatre.org

"American Rhythm": In honor of the 250th anniversary of the Declaration of Independence, Lamb's Players Theatre has revived its high-energy musical celebration of 100 years of American music, from ragtime to swing, jazz and rock and roll. 2 and 7 p.m. Wednesdays; 7 p.m. Thursdays and Fridays; 2 and 7 p.m. Wednesdays and Saturdays; 2 p.m. Sundays. Through Oct. 4. 1142 Orange Ave., Coronado. $48-$98. 619-437-6000, lambsplayers.org

Books

Erin A. Craig author event: Erin A. Craig will discuss "Strange Duet." 7 p.m. Friday. Mysterious Galaxy, 3555 Rosecrans St., Suite 107, San Diego. 619-539-7137, mystgalaxy.com

Night life

Ariana Grande Night: Club 90s presents a dance party inspired by Ariana Grande and her music. 7:45 p.m. Friday. The Observatory North Park, 2891 University Ave., San Diego. $29.25. livenation.com/venue/KovZ917AxAB/the-observatory-north-park-events

Saturday

Sports

SDSU Football home opener: The Aztecs will take on Portland State University in the team's first home game of the season. The game is also First Responders Appreciation night. 6:30 p.m. Saturday. 2101 Stadium Way, San Diego. Tickets start at $23. snapdragonstadium.com/events

Little Italy Labor Day Stickball Tournament: The Little Italy tradition returns with three days of competition in a game that started in the 90s New York. Stickball will be played all three days on India Street and Columbia Street and Sunday on Kettner Boulevard. 8:30 a.m. to 6:30 p.m. Saturday to Monday. Free for spectators. littleitalysd.com/events/labor-day-stickball-classic

Music

Toy Piano Festival: For the 26th time, this festival will celebrate the toy piano and its local history. Saturday's event will feature a lineup of performers, led by UCSD grad Scott Paulson. Noon Saturday. Neil Morgan Auditorium, Central Library, 330 Park Blvd., San Diego. Free. sandiego.events.mylibrary.digital/event?id=363975

Miles Davis, Sonny Rollins and Dizzy Gillespie: San Diego Symphony jazz curator Gilbert Castellanos will lead the 17-piece KSDS Jazz Orchestra in performing the beloved music of Miles Davis, Sonny Rollins and Dizzy Gillespie. 7:30 p.m. Saturday. The Rady Shell at Jacobs Park, 222 Marina Park Way, San Diego. Tickets start at $37. theshell.org/performances/manteca-dizzy-chano-celebration

Grupo Duelo: The GRAVEDAD TOUR comes to El Cajon. 7 p.m. Friday. The Magnolia, 210 E. Main St., El Cajon. Tickets start at $108.50. magnoliasandiego.com/

Culture

Ukrainian Festival: House of Ukraine will present cultural festivities Saturday, including food and dancing. From 2 to 4:30 p.m., Suzirya Ukrainian Dance Theatre, Chervona Kalyna, Namysto and Vydelka are scheduled to perform. 11 to 5 p.m. Saturday. House of Ukraine, Balboa Park, 667 Pan American Road West, San Diego. Free. houseofukraine.org/event/lawn-program-2026

Wine

Julian Grape Stomp Festa: The 29th anniversary of the Julian Grape Stomp Festa will allow wine lovers to participate in the tradition of grape stomping. Participants will receive a free glass and a wine tasting. 11 a.m. to 5 p.m. Saturday. Menghini Winery, 1150 Julian Orchards Drive. $25. visitjulian.com

Museums

Ahoy! Pirates Take the Waterfront: Guests can get 25% off admission to the Maritime Museum of San Diego by dressing like a pirate on either of two scheduled weekends in September. On the second weekend, the famous Captain Jack will make an appearance, and there will be a special rum bar. On Sept. 5, 7 and 19, guests who add on a pilot boat adventure, also discounted for pirate attire, may get a chance to play pirate plinko. Saturday through Monday; Sept. 19-20. Maritime Museum of San Diego, 1492 North Harbor Drive, San Diego. sdmaritime.org/visit/special-events/ahoy-pirates-take-the-waterfront

Books

Sona Movsesian author event: Sona Movsesian will discuss "The World's Worst Mom." 11 a.m. Saturday. Library Shop Mission Hills, 925 W. Washington St., San Diego. 619-236-5800, libraryfoundationsd.org/news-events

Art

'Soft Power: On Color, Time and Resistance': This weekend, Oceanside Museum of Art will open the 2026 San Diego Art Prize exhibition, featuring the work of three winning artists: Danielle Dean, Ingrid Hernández and Tatiana Ortiz-Rubio. The exhibit explores themes of identity, environment, visibility and systems of power through photography, installation, and mixed-media works. The exhibition was curated by Lara Bullock, senior civic art manager for the city of San Diego. Opens Saturday and runs through Feb. 7. Artists' reception, 5 to 7 p.m. Sept. 19 ($20). 704 Pier View Way, Oceanside. oma-online.org/2026-art-prize

Classical music

Music Vitale: Bonita-Sunnyside Friends of the Library present a concert of international choral music. 2 p.m. Saturday. 4375 Bonita Road, Bonita. Free. bonitasunnysidefol.org/concerts/program/musica-vitale

Outdoors

Saturday morning hike: The County of San Diego's Parks and Recreation Department will host a morning hike Saturday in the county's first open space preserve. The hike is described as family-friendly, lasting 1.5 miles and there are opportunities for more hiking or picnicking in Pauma Valley. 9 to 11 a.m. Saturday. Wilderness Gardens County Preserve, 14209 CA-76, Pala. Free. $5 parking. sdparks.org/content/sdparks/en/participate/calendar.html

California Biodiversity Day: To celebrate California Biodiversity Day, the California Natural Resources Agency is encouraging state residents to find and record 30 wild species on iNaturalist. This bioblitz activity helps to inform the California 30×30 Initiative. Californians are challenged to complete the 30 records between Sept. 5 and Sept. 13. secure.sandiegobirdalliance.org/nx/portal/event-detail?event=19074

Community

Grape Day Festival: Described as Escondido's "oldest tradition," the Grape Day Festival invites all ages to stomp grapes, participate in a range of activities, play in a kids zone and more. There will be live entertainment throughout the day and adults can visit a wine and beer garden. Noon to 5 p.m. Saturday. Grape Day Park, 321 North Broadway, Escondido. Free. grapedayfest.org

Sunday

Music

Liz Phair and Sleater-Kinney: The Flannel and The Fury tour comes to El Cajon. 5:30 p.m. Sunday. The Magnolia, 210 E. Main St., El Cajon. Tickets start at $59.63. magnoliasandiego.com/

Old Globe's 'Begin Again' opens in previews Sunday: The Old Globe presents the world premiere of John Carney, Jenna Clark Embrey and Molly Beach Murphy's film-inspired musical about a singer and a songwriter who meet at an open-mic night and change each others' lives, featuring a score by the band Train. Previews, Sunday through Sept. 16. Opens Sept. 17 and runs through Oct. 11. 7 p.m. Tuesdays-Fridays; 2 and 8 p.m. Saturdays; 7 p.m. Sundays . Old Globe Theatre, 1363 Old Globe Way, Balboa Park, San Diego. $66 and up. 619-234-5623, theoldglobe.org

Art

Bedazzled Seashell Art: Bring your own seashells to participate in an art-making opportunity with all other supplies provided. Participants will paint their shells and then bedazzle them. 2 p.m. Sunday. CoLabCrafts, 143 West Grand Ave., Escondido. $39.19. eventbrite.com/e/bedazzled-seashell-art-tickets-1997929172939?aff=oddtdtcreator#location

History

Rancho Guajome Adobe Tour and loom demonstration: The historic Rancho Guajome Adobe is offering activities Sunday, including a loom demonstration from 10 to 11 a.m. and a guided tour from 11 a.m. to noon. 10 a.m. to noon Sunday. Rancho Guajome Adobe, 2210 N. Santa Fe Ave., Vista. $1-3. sdparks.org/content/sdparks/en/participate/calendar.html

By Abby Hamblin | abby.hamblin@sduniontribune.com and Pam Kragen | Pam.Kragen@sduniontribune.com

California Legislature withdraws a controversial wildfire liability bill. What now?

Wed, 02 Sep 2026 14:29:00 EST

California Legislature withdraws a controversial wildfire liability bill. What now?

The last-minute Senate Bill 492 gets killed at the close of the legislative session. No word on whether it will come back in a special session

Firefighters trying to protect structures during the Eaton fire on Jan. 8, 2025 in Altadena. (AP Photo/Ethan Swope)

By Rob Nikolewski | rob.nikolewski@sduniontribune.com

PUBLISHED: September 1, 2026 at 5:18 PM PDT | UPDATED: September 1, 2026 at 5:51 PM PDT

A hectic legislative session ended Tuesday with lawmakers in Sacramento withdrawing a last-minute and controversial wildfire liability bill.

Stitched together as part of the much-criticized "gut and amend" process that often occurs at the tail-end of lawmaking sessions, Senate Bill 492 was supposed to come to a vote before the Senate and the Assembly on Tuesday — the last and extra day of this year's session.

The crux of the bill centers on who pays when wildfires sparked by equipment owned by the state's big three investor-owned utilities — San Diego Gas & Electric, Pacific Gas & Electric and Southern California Edison — cause massive damage to homes and property.

SB 492 was introduced last Saturday, after weeks of closed-door negotiations between Gov. Gavin Newsom and legislative leaders.

But after Democrats caucused for more than an hour Tuesday, Assembly Speaker Robert Rivas, D-Hollister, and Sen. Josh Becker, D-Menlo Park, told lawmakers in their respective chambers that no votes would be cast.

"The verdict was clear that the proposal before us from our governor, it did not deliver the support, the accountability or the meaningful reform that wildfire victims deserve and that Californians deserve," Rivas said.

"While I'm disappointed we cannot deliver these reforms today, we will not stop working on behalf of survivors" of wildfires, Becker said on the Senate floor.

Newsom, in a statement, said the bill had productive elements but did not address underlying problems needed to effectively deal with the issue.

"If we are to maintain our status as one of the world's great economies, California cannot settle for half measures," Newsom said. "We need comprehensive structural reform to protect the state from catastrophic fires, prioritize wildfire survivors, hold utility executives accountable, and provide reliable, affordable power to all Californians."

California Assembly Speaker Robert Rivas, D-Hollister, announces that Senate Bill 492 will not receive a vote. The controversial bill dealing with wildfire liability was pulled in the final moments of this year's legislative session in Sacramento. (From California Assembly videostream)

Newsom's press office did not respond to a question from the Union-Tribune about whether the outgoing governor will call the Legislature back for a special session later this year to tackle the issue. Leadership in the Assembly vowed to hold hearings on the issue this fall.

The bill's sudden death came just one day after CEOs of Edison and PG&E sent a joint letter to legislative leaders, asserting that SB 492 "worsens affordability for utility customers and challenges the state's clean energy goals."

Saying California utilities "must attract tens of billions of dollars in private investment each year," the letter referenced "the financial consequences" of how the market reacted to SB 492.

Stock prices for Edison International and PG&E dropped more than 20% on Monday. Stock in Sempra — the parent company of SDG&E — dropped almost 3%.

"You saw what happened today in the markets … This is a consequential moment, and you see the consequences playing out in real time," Newsom told reporters Monday evening.

Two groups that supported the bill took aim at the state's power companies.

"SB 492 was a negotiated leadership compromise. Now it is dead because the utilities wanted even more," Joy Chen, executive director of Every Fire Survivor's Network, and Jamie Court, president of Consumer Watchdog, said in a statement. "They would rather kill the bill than accept a compromise that rejected the bailout they sought."

They pointed to Sempra stock prices, which did not drop as steeply Monday as Edison and PG&E. SDG&E, a subsidiary of Sempra, has spent more than $6 billion of ratepayer dollars to avoid a repeat of a string of deadly wildfires in 2007 in its service territory.

"If Wall Street does not trust Edison and PG&E to stop causing catastrophic fires, California should not solve that problem with another bailout," Chen and Court said. "Edison and PG&E should solve it by stopping the fires."

California has been ground zero for a series of disasters, including the 2019 Camp Fire that killed 85 people and led PG&E into bankruptcy proceedings and the January 2025 Eaton Fire in Altadena that investigators said was caused by an out-of-service Edison transmission line.

SB 492 included provisions that would have:

Created a "fast-pay program" that would speed up the process for wildfire survivors to receive payments on their claims.
Restricted utility executives from receiving bonuses during a year in which their companies cause a wildfire that damages or destroys 500 or more structures.
Prohibited individuals and businesses from selling or transferring wildfire claims to private equity firms.

The bill was a slimmed-down version of what Newsom asked for.

It included a measure aimed at blocking insurance companies from suing utilities over wildfire-related legal claims — a legal maneuver known as "subrogation" that helps put a lid on rising insurance rates, but utilities oppose it because they say it leads to customers paying higher rates on their power bills to cover wildfire liabilities.

Even though SB 492 was put on ice, "this work was not for nothing," Becker said. "We've advanced new ideas and discussions that will be the foundation for future progress to deliver for the people of California."

"We cannot and must not ever continue to allow the perfect to be the enemy of the good because all elements desired (in SB 492) were not landed by the parties," said Sen. Steve Padilla, D-San Diego.

He said the three-party agreement "had real benefit to help Californians today — here, today, now. And it is unfortunate that they did not muster the political will to do just that."

Humberto Gurmilan, an SDG&E spokesperson, told the Union-Tribune that "California's climate-driven wildfire challenges are too important to leave unresolved, and it is critical that policymakers develop a sustainable structure for wildfire survivors, customers and communities across the state."

The withdrawal of SB 492 underscores a difficult issue: Trying to prevent insurance companies from charging sky-high rates to customers living in fire-prone areas (or leaving the California market altogether) while at the same time keeping already-burdensome utility rates that customers pay from soaring even higher.

Average residential electricity rates in the Golden State have grown faster than inflation, and the Public Advocates Office reported that SDG&E rates have swollen 97% in the past 10 years. Southern California Edison's average residential rate has climbed 101%, and PG&E's has risen 69% during the same time frame.

Furthermore, according to a study from the California Earthquake Authority, wildfire-related charges — which include the costs of efforts to reduce fires plus the costs of liability of fires that have already happened — add about 14% to an SDG&E customer's total bill, or $21 per month.

In PG&E's service territory, wildfire charges add 19%, or $41 per month. For Southern California Edison customers, wildfire charges account for about 17%, or $27 per month.

"We have a real problem (with wildfires in California), and the chickens are coming home to roost — and that's not going to be inexpensive to deal with," said Michael Wara, who has served on the Commission on Catastrophic Wildfire Cost and Recovery.

Wara, whose titles include director of the Climate and Energy Policy Program at Stanford, said policymakers face a set of bad choices.

The questions, he said, include, "Do the people that live in the places with a lot of fire risk pay more? Or do people who don't live in high-risk places but happen to live in hot places pay more?"

In 2019, Newsom and the Legislature passed Assembly Bill 1054 that created a $21 billion wildfire insurance fund — with half the money coming from the investor-owned utilities and half from ratepayers — that power companies could tap in the event of catastrophic fires. At the tail-end of last year's legislative session, another $18 billion was earmarked to supplement the fund.

But with damages related to the Eaton Fire estimated at the high end of $45 billion, concerns have been raised that the money could be quickly drained if another big fire breaks out.

Article by: By Rob Nikolewski | rob.nikolewski@sduniontribune.com

'Buyers have decided prices went up too much, too fast'

Mon, 24 Aug 2026 19:16:00 EST

'Buyers have decided prices went up too much, too fast': San Diego's home market still sluggish

San Diego County's median home price was $900,000 in May

Homes in La Jolla in early February. San Diego County's home market remains sluggish. (K.C. Alfred / The San Diego Union-Tribune)

By Phillip Molnar | phillip.molnar@sduniontribune.com

PUBLISHED: August 20, 2026 at 1:50 PM PDT | UPDATED: August 20, 2026 at 3:47 PM PDT

San Diego County's home price has been unchanged for a year, a rarity in the typically supercharged Southern California market.

The median home price was $900,000 in May, said Attom Data Solutions, unchanged from last year and down 0.6% in a month. The median, which combines sales of single-family homes, townhouses and condos, hit a high of $914,000 in June 2024.

For recent homeowners, the price means gains were likely eaten up by inflation. For potential buyers, it's at least a change from frequent price gains, but mortgage rates may still be a deterrent.

Karen Van Ness, president of the Greater San Diego Association of Realtors, said hesitance from buyers is a hangover from explosive price gains during the pandemic. San Diego County's median home price has risen 24% since May 2021.

"Buyers have decided prices went up too much, too fast," she said.

There were 3,232 home sales in May, down from the doldrums of 2024 and 2025, but still historically low. For instance, in May 2021, there were 4,124 home sales.

Van Ness said it is difficult to convince sellers that the market has changed from a few years ago, and they often insist on higher listing prices. There is evidence that homes are taking longer to sell. The Redfin Data Center said San Diego County homes in May were on the market a median of 33 days, near a five-year high. That compared with 32 at the same time last year, 22 days in 2024, and 17 in 2023.

Redfin said about 31% of all listed San Diego County homes sold above asking price, which might sound high but is substantially down from past years. For instance, in May 2022, 61% of all listed homes sold above asking price.

Mark Goldman, a real estate analyst with C2 Financial Corp., said May is typically a kickoff to the busy summer real estate season. He said it wasn't as if home prices and sales crashed, but it was hard not to notice the market was sluggish for that time of year.

"The market was slow," Goldman said. "It wasn't declining. But the meter was turning more toward a buyer's market."

Potential buyers have a lot more to choose from these days. In May, there were 8,248 homes listed for sale, which would have been unheard of a few years ago. Home inventory in San Diego County hit a record low of 4,371 in August 2023, based on Redfin data going back to 2018.

Goldman said mortgage rates haven't helped the real estate market. The average 30-year, fixed-rate mortgage was 6.53% at the end of May, said Freddie Mac. That was up from a three-year low of 5.98% in February.

If a buyer purchased a median-priced home in San Diego County in May, given interest rates at the time, the monthly payment would be around $4,940. That assumes a 20% down payment of $180,000. Average asking rents at the time, said CoStar, were about $2,587 a month.

Goldman said a major problem during the Great Recession was that rental rates were well below monthly mortgage payments. He said he would talk to owners who had $5,000 to $6,000 mortgage payments, but the best they could hope to rent a property was around $2,000 a month. Goldman said we aren't in that much of an imbalance now, but it could become a danger sign to watch for in the future.

Home prices varied by type in May. The median single-family home price was $1 million, down 3.8% annually. The median townhouse and condo price was $676,500, down 0.5% annually.

San Diego County's home market was slower compared to much of Southern California in May. Here's a look at medians — the point where half of the homes sold for more and half sold for less — across the region:

Los Angeles County: Up 2.2% monthly for a median home price of $912,395; down 0.3% annually.

Orange County: Up 1.7% monthly for a median of $1.2 million; also up 1.7% annually.

Riverside County: Monthly rise of 0.2% to a median of $600,000; unchanged annually.

San Bernardino County: Down 0.2% monthly to a median of $530,000; up 2.9% annually.

San Diego County: Down 0.6% monthly for a median of $900,000; unchanged annually.

Ventura County: Up 3.1% monthly for a median of $892,500; up 3.2% annually.

Article By Phillip Molnar | phillip.molnar@sduniontribune.com

Two new affordable housing milestones celebrated in Fallbrook

Mon, 10 Aug 2026 18:31:00 EST

Fallbrook marked two major steps forward in affordable housing with the grand opening of Mirasol Meadows and the groundbreaking for Brookview Senior Villas.

Mirasol Meadows is a new 53‑unit apartment building on East Alvarado Street serving low‑ to extremely low‑income older adults earning 30% to 50% of the area median income. The three‑story community includes 49 one‑bedroom apartments and five two‑bedroom units. Six homes are reserved for people with serious mental illness who have experienced homelessness.

Residents have access to services that support aging in place, including mental health care through the county's Behavioral Health Services. Apartments feature adaptable layouts, air conditioning, private balconies and energy‑efficient appliances such as electric ranges, refrigerators and dishwashers. The property includes an onsite laundry room, shared community spaces and walking paths that connect to nearby shops, restaurants and public transit.

Developed by the San Diego Community Housing Corporation through public‑private partnerships, Mirasol Meadows includes a $6.1 million County investment and 53 project‑based vouchers.

New construction begins

Fallbrook also broke ground on Brookview Senior Villas on West Fig Street. The future 61‑unit affordable community will serve adults 62 and older earning 20% to 40% of the area median income.

The three‑story property will include 56 one‑bedroom units and five two‑bedroom units, all designed to support residents with mobility needs. When construction is complete, Brookview Senior Villas will provide residents access to a 2,000‑square‑foot open space, shaded walking paths, patios, a community garden and a bocce ball court.

Brookview Senior Villas is being developed by the San Diego Community Housing Corporation and National CORE, supported by a $7.9 million county investment and 60 project‑based vouchers.

Since 2017, the County has invested more than $330 million in affordable housing through efforts such as using excess County land and loans through the Innovative Housing Trust Fund. These investments have created over 3,900 new homes, with another nearly 2,200 on the way.

Article by: Anita Lightfoot, Conty of San Diego Communications Office | Last updated Aug 07, 2026 11:34am

Explore the County's interactive dashboard for data on the County's affordable housing inventory, https://www.sandiegocounty.gov/content/sdc/sdhcd/data_insights.html along with the Housing for All Hub, https://www.sandiegocounty.gov/content/sdc/housing-hub.html, for services, resources, and property information through its Affordable Housing Map, https://experience.arcgis.com/experience/ffef4c6b7ab94e5bbc6477e673444754/.

Balancing Family and Freedom When You Move Closer to Home

Mon, 10 Aug 2026 18:22:00 EST

Balancing Family and Freedom When You Move Closer to Home

For mid-career adults and adult children moving closer to parents, the decision can feel both soothing and heavy at the same time. There's comfort in being nearby, plus guilt, hope, and worry about what "showing up" will mean day to day. The hardest part of family relocation challenges is often balancing family connection and independence while protecting work, routines, and identity. Naming the emotional aspects of multigenerational living upfront makes it easier to choose a move that supports real closeness while maintaining personal autonomy during family moves.

Choose a Nearby Home Base Without Losing Your Life

This process helps you pick a spot near family that still supports your workday, routines, and sense of self. It matters because the "right" move is rarely about distance alone, it is about how your days will actually function once you arrive.

Define your non-negotiables for independence
Start by listing what must stay stable for you to feel like yourself: workable commute, privacy, access to your go-to essentials, and time for friendships or hobbies. Add a short "family support" list too, such as how often you want to visit and what kind of help you can realistically offer. This keeps guilt from steering the whole decision.
Map a realistic radius and daily commute
Choose a maximum drive time to family that you can sustain on a normal week, not just during a crisis. Then sanity-check it against your work schedule and traffic patterns so you do not create a move that looks good on paper but drains you in practice.
Compare 3 neighborhoods using a simple scorecard
Pick three areas and score each one on amenities you will actually use, safety and walkability for your lifestyle, and how easy it is to build community. Research your new community as your prompt to note points of interest like groceries, parks, gyms, libraries, and third places where you might meet people.
Do a "week-in-the-life" test before you commit
If you can, visit for a few days and follow your normal routine: work hours, errands, exercise, and an evening visit with family. Notice what feels effortless versus what feels like constant planning, because that friction is what usually chips away at independence over time.
Lock the logistics and pre-adjust your expectations
Create a moving-week checklist with key dates, backup contacts, and a first-week plan for essentials like mail, utilities, and work setup. Make moving day smoother by reconfirm movers and having contact info and payment ready, then set gentle boundaries for the first month so closeness does not turn into over-availability.

Use the Move as a Career Reset, Not a Career Pause

Once you've chosen a nearby home base that fits your day-to-day life, you can use the relocation as a natural moment to rethink how work fits into it. Changing careers during a move can be a true fresh start, one that lets you line up professional goals with personal priorities instead of forcing them to compete. As you rebuild routines, pay attention to what's been getting in your way at work (the barriers that drain you or keep you stuck) and name what you want next in plain terms, especially opportunities that protect flexibility, support growth, and keep your independence intact.

That reset matters right now: with burnout and job dissatisfaction on the rise, studies also show many employers are leaning more on external hiring than developing the talent they already have. That approach can deepen skills gaps and narrow internal growth paths, limiting momentum for both workers and organizations. If you're looking for credible guidance while you reassess and set realistic goals, seeking out career help at University of Phoenix can assist you in exploring your options without losing footing during the transition.

Habits That Protect Work, Space, and Family Ties

These habits turn good intentions into routines you can actually keep, so you stay close to family without sliding into constant availability. With a few steady practices, you can protect your calendar, your space, and your career focus week after week.

Two-Window Availability

What it is: Offer two standing time windows for calls, errands, or drop-ins.
How often: Weekly
Why it helps: It keeps you supportive without losing control of your schedule.

Sunday Calendar Sync

What it is: Block commute, family time, and deep work on one shared view.
How often: Weekly
Why it helps: It prevents overbooking and reduces last-minute guilt.

Active Listening Check-In

What it is: Use active listening in a 10-minute check-in before problem-solving.
How often: Twice weekly
Why it helps: It lowers conflict and keeps boundaries from feeling like rejection.

Solo Recharge Appointment

What it is: Schedule time for themselves with one hobby or quiet reset.
How often: Weekly
Why it helps: It protects independence and improves patience with family needs.

Default "No" Script

What it is: Write one sentence you can reuse when requests pile up.
How often: Per request
Why it helps: It keeps responses calm, consistent, and career-friendly.

Moving Closer to Family: Questions People Ask

Q: How do I set expectations without sounding cold or ungrateful?
A: Lead with what you can do, then name what stays protected. Try: "I'm excited to be closer. Weeknights are work-focused, but I'm free for a visit on Saturdays." Put it in writing so everyone remembers the same plan.

Q: What if my family starts assuming I'm always available now?
A: Respond consistently, not defensively, and repeat the same boundary each time. Reserve time that is clearly yours, since protecting your downtime can prevent resentment from building. Offer a specific alternative time so you stay supportive without disappearing.

Q: How can I stay career-focused when family needs pop up?
A: Treat work blocks like non-negotiable appointments and share only the windows you are truly free. If you anticipate crunch periods, warn them early and suggest another helper or a paid service as backup.

Q: Why do I feel anxious or sad after moving closer to people I love?
A: Big changes can still trigger relocation depression, even when the decision is right. Give yourself a month to settle, keep familiar routines, and talk it out with someone neutral if the feelings linger.

Q: Can I say no to family requests and still be a good son, daughter, sibling, or partner?
A: Yes, because reliability beats overextending. Say no quickly, kindly, and with one clear reason, then follow through on the support you did offer.

Balancing Family Proximity With Independence, One Clear Step

Wanting to be closer to family while protecting your independence and career can feel like choosing one at the expense of the other. The steadier path is to move with intention, set clear boundaries, communicate expectations early, and treat change as a transition you can adjust as you learn. When that mindset guides the move, the benefits of family proximity show up without losing yourself, and emotional resilience during change becomes something you practice rather than prove. Closeness works best when it's chosen on purpose, not absorbed by default.

Article by: Suzie Wilson

Where are California bargains for renters seeking a house?

Tue, 28 Jul 2026 17:08:00 EST

Where are California bargains for renters seeking a house?

By Jonathan Lansner | jlansner@scng.com

PUBLISHED: July 27, 2026 at 8:30 AM PDT

Southern California's rental market is costlier to the south, but landlords have more pricing power to the north.

That's a theme within my trusty spreadsheet's review of a Rentometer report tracking the rents landlords are seeking for three-bedroom houses in the first half of 2026 in 1,099 U.S. cities – including 163 in California.

To highlight some geographical twists, the state was split into two. A broad definition of Southern California included 99 cities stretching from the Mexican border to San Luis Obispo and Ridgecrest. Northern California, for this math, was 64 cities from Redding to Tulare.

Plus, to remind us how pricey California is, we also peeked at the study's 936 cities located outside of the Golden State.

Let's start with what a typical rental house costs in this year's first six months.

The median in the southern cities was $3,900 per month vs. $3,100 in the north. That's a 26% gap.

Yet neither is a bargain compared to what other Americans pay. The median rent in the rest of the nation is $2,000.

Or look at the pricing variances this way: How many cities have median pricing under $2,500 a month?

It's only 8% in the south, 27% in Northern California, and 80% in the rest of the nation.

Price swings

The good news for many tenants is that numerous landlords have lost some pricing power.

That translates to Southern California median rents running flat over the past year, while rents have gained 4% in the north. New tech wealth around the Bay Area tied to the development of artificial intelligence is seen as a key driver of the northern upswing.

Outside of the Golden State, rents rose 1% over the past year.

Yet many landlords are discounting: Rents fell in 51% of the southern cities vs. 33% in the north. And half of the cities outside of California had declining rents, too.

City levels

Where's the highest rent?

To the south, it's in West Hollywood at $8,200 per month, and to the north, in Palo Alto, at $6,300. The rest of the nation's highest rent was found in Coral Gables, Florida, at $6,375.

Look inland for California's cheapest pricing.

To the south, it's in Ridgecrest at $1,600 monthly, and Tulare is the north's low at $1,900. Both are far from the Pacific Ocean.

For the rest of the nation, the bargain spot is Johnstown, Pennsylvania, at $951.

Price swings also varied.

The south's biggest gain was in West Hollywood, up 20% in a year to $8,200 monthly. To the north, Sunnyvale was up 11% to $5,000.

And in the rest of America, the No. 1 gain was 54% in Monroe, Louisiana, to $1,850.

The south's biggest dip was in Rancho Mirage, off 20% to $4,700. Palo Alto's 9% tumble to $6,300 was the north's top rent drop.

Outside of the Golden State, the big dip was a 22% decline in Bonita Springs, Florida, to $2,974.

Mind the gap

Consider the spread between high and low rents across the three regions we've tracked.

These significant differences tell us that while statistical midpoints are effective for observing trends, they can overlook what's happening at the extremes. And that might be where your life sits.

So, think about the city-level gaps from the first half of 2026. These price spreads reflect the quality and popularity of rental markets – as well as what's available to rent. It's also a reminder that price shopping by geography can save a tenant some money on rent.

Across Southern California, there's a $6,600 divide between the priciest and cheapest cities. That equals potentially 80% savings, from high to low.

In Northern California, it's a $4,400 chasm or 70%. And in the rest of America? A $5,424 gap or 85%.

Jonathan Lansner is the business columnist for the Southern California News Group. He can be reached at jlansner@scng.com

Article By Jonathan Lansner | jlansner@scng.com

PUBLISHED: July 27, 2026 at 8:30 AM PDT

A Practical Guide to Managing and Selling a Family Home After Loss

Tue, 28 Jul 2026 16:51:00 EST

A Practical Guide to Managing and Selling a Family Home After Loss

For grieving heirs and court-appointed executors, selling a deceased loved one's home can feel like holding two heavy things at once: grief and responsibility. The emotional challenges of home selling show up fast, every room carries memories, yet decisions about inheritance real estate still need to happen on real deadlines. On top of that, the estate settlement process can be confusing, with paperwork, family opinions, and the practical demands of a family home transition all competing for attention. With a clear sense of what comes first and what can wait, the situation becomes manageable.

A Step-by-Step Plan to Sell a Loved One's Home

This process helps you sell a loved one's home in a way that respects the person, protects the estate, and reduces avoidable stress. For most families, the win is simple: fewer surprises, fewer conflicts, and steadier momentum from decision to closing.

Review the will, estate plan, and authority to act
Start by locating the will, any trust documents, and key property paperwork (deed, mortgage statements, insurance, HOA info). Confirm who has legal authority to sign and make sale decisions, because a listing can stall fast if the wrong person is directing the process. If anything is unclear, get guidance early so you do not redo work later.
Choose an experienced agent and align the decision-makers
Interview a few agents and ask how they handle probate or estate sales, communication with multiple heirs, and sensitive timelines. Pick someone who can explain options plainly and keep everyone updated, then agree on how final decisions will be made (one point person, group vote, or executor call). This prevents last-minute disagreements that can derail pricing, repairs, or offer selection.
Decide on repairs by separating "must-do" from "nice-to-have"
Walk the home with your agent and list safety issues and obvious defects first (leaks, electrical hazards, broken windows). Focus on repairs that reduce buyer objections and protect value, and skip projects that are costly, slow, or emotionally draining unless they clearly pay off. When in doubt, choose clean, functional, and well-documented over perfect.
Declutter and stage with a simple sorting system
Set aside a few clear categories: keep, donate, sell, trash, and "family decisions later." Pack away personal photos and highly specific decor so buyers can picture the home as their own, and leave only a few warm touches to keep it welcoming. If emotions run high, bring in a neutral helper for a couple hours to keep things moving.
Price competitively and keep the home showing-ready
Work with your agent to compare recent nearby sales and current listings, then set a price that matches today's market rather than yesterday's memories. The discipline of steps to competitive pricing can help you stay grounded by comparing alternatives and adjusting based on what buyers are actually choosing. Once listed, keep lights, temperature, and basic cleanliness consistent so each showing feels calm and cared for.

Turn Scattered Paperwork Into Shareable PDFs in Minutes

Once you've mapped out the sale steps, the fastest way to cut down on delays is to get the key housing paperwork in one place. Digitize the documents tied to the home, so they're organized, searchable, and easy to access when an executor, agent, or family member needs them, rather than living in scattered folders, drawers, and email threads. Saving files as PDFs helps because they keep a consistent format across devices and are simple to share without someone accidentally changing the original. If you're short on time, an online option to convert PDF files to the necessary format can be as easy as dragging and dropping your files into the tool. With your paperwork in a shareable format, you'll be ready to track the rest of the process using a simple one-page checklist.

One-Page Estate Sale Checklist to Stay On Track

This one-page checklist keeps the sale moving while you protect your energy and your loved one's legacy. A few minutes of tracking now can help you avoid costly slowdowns, since estate sales that miss peak seasonal activity can reduce proceeds.

✔ Confirm legal authority to sell and note key deadlines

✔ Align all heirs on a clear decision process

✔ Hire a trusted agent experienced with estate sales

✔ Set a realistic pricing plan using recent comparable sales

✔ Schedule repairs, cleaning, and staging with firm dates

✔ Track utilities, insurance, and maintenance until closing

✔ Review offers, contingencies, and timelines before accepting

✔ File closing documents and distribute proceeds as directed

Check off each line and you will feel steadier with every step.

Questions Families Ask When Selling a Loved One's Home

Q: What legal documents do I need before I can list the home?
A: You typically need written authority showing you can sign on behalf of the estate, plus any required disclosures for the sale. If probate is involved, you may need court-issued documents before a buyer can close. A quick consult with an estate lawyer can confirm what applies and prevent a painful relisting.

Q: How long does it usually take to sell a deceased person's house?
A: The timeline depends on legal authority, the home's condition, and market demand. Some sales move quickly once paperwork is in place, while others pause for probate or repairs. Ask your agent for a calendar that separates "legal time" from "market time" so you can plan realistically.

Q: How can we handle disagreements between siblings or heirs?
A: Start by naming one decision-maker or setting a simple voting rule in writing. Use one shared folder for updates so no one feels left out. If emotions keep derailing meetings, a neutral mediator can help you reach a workable path.

Q: What should we do to keep the property safe and maintained while it's vacant?
A: Prioritize change the locks and verify insurance coverage for a vacant home. Then set a weekly check routine for heat, leaks, mail, and yard care. If you live far away, hire a local property manager for simple oversight.

Q: Can I protect my mental health while managing the sale?
A: Yes, and it matters. Set "house hours" so the sale doesn't take over every evening, and delegate tasks like cleanouts or donation drop-offs. If grief is spiking, talk with a counselor and let your agent carry more of the logistics.

Selling a Loved One's Home with Clear Steps and Support

Selling a loved one's home often means juggling paperwork, family feelings, and grief all at once. The steadier approach is to follow a simple, supportive home-selling guidance mindset: confirm authority, sort essentials for an estate sale, price realistically, prepare the property, market it well, and close with clear documentation. When those steps are handled one by one, the process feels less personal and more manageable, and confidence in the property sale process grows. Grief and logistics can coexist, take the sale one clear decision at a time.

Cal Fire reveals redesigned Ramona air base and shows off 'game-changing' aircraft

Tue, 21 Jul 2026 16:04:00 EST

Cal Fire reveals redesigned Ramona air base and shows off 'game-changing' aircraft

The $20 million improvement project includes underground construction and redesign of reloading bays, Cal Fire says

Firefighters and the public tour the aircraft on the flight line at Ramona Air Attack Base on Monday, including the new Sikorsky Firehawk helicopter. (Nelvin C. Cepeda / The San Diego Union-Tribune)

By Sydney Brammer | sydney.brammer@sduniontribune.com

PUBLISHED: July 20, 2026 at 5:32 PM PDT

Cal Fire's Ramona Air Attack Base celebrated its reopening Monday after undergoing construction to redesign its aging facility and improve the efficiency of loading fire retardant onto large air tankers.

The $20 million improvement project began last August and reopened in mid-June. It included the removal and installation of the underground piping system, which hasn't been updated since the base's establishment at the airport in 1957, according to Cal Fire Chief Tony Mecham. There are also five new fire retardant tanks and an underground system that allows quicker water reload into aircraft.

The fire retardant reloading bays were redesigned so that larger aircraft could pull off the airport taxiway directly to reload, rather than taking a "90-degree awkward spin" to be hooked up to a hose, Mecham said. The retardant plant can also hold 20,000 gallons, and the area can have six aircraft at any time.

The air base also welcomed two new game-changing aircraft, including a C-130H — a four-engine military aircraft — that was repurposed for firefighting. It was acquired from the U.S. Coast Guard in 2023 and has been in operation in San Diego for about a month, according to John Perry, a Cal Fire firefighter.

People tour the C-130 air tanker on the flight line at Ramona Air Attack Base on Monday. (Nelvin C. Cepeda / The San Diego Union-Tribune)

Perry said the aircraft is available for initial attacks and can get anywhere in the county within 20 minutes. Compared to S-2s, which can drop 1,200 gallons of retardant, the C-130 can drop 4,000, or do what Perry calls "split attacks" that can drop 1,000 gallons at a time.

"For the future, it means more retardant on the ground and stopping more fires a lot quicker," Perry said.

It can reload in under 10 minutes and has already been used during the recent Thorn fire near Boulevard and other minor fires in the county, Perry said.

"It's long overdue," Cal Fire Director Joe Tyler told reporters during Monday's open house.

Another big addition to the base, costing around $35 to $38 million, is the S-70 Cal Fire Hawk — a night-flying helicopter. It was acquired at the end of May and is the first night firefighting aircraft in San Diego, according to pilot Cliff Gates.

It was purchased by Cal Fire in Poland, shipped to Texas, trucked to Colorado, then was flown to Sacramento and made its way to Ramona. Gates said pilots wear night vision goggles attached to their headgear that allow them to see in the dark.

Cal Fire Chief Tony Mecham addresses firefighters and guests during a press conference before inviting the public to tour the aircraft on the flight line at Ramona Air Attack Base on Monday. On the left is the OV-10 Bronco, which serves as the airborne air traffic controller; the wing above is from the C-130 air tanker, and the helicopter on the left is the Sikorsky Firehawk. (Nelvin C. Cepeda / The San Diego Union-Tribune)

Mitchell Edwards, a Cal Fire engineer, said it can hold 1,000 gallons of water, lift or lower personnel when landing is not possible and transport crews to inaccessible locations.

"This could not come at a more important time," said county Supervisor Terra Lawson-Remer. "Our days are getting hotter, our nights are getting warmer, the winds are stronger and fields are drier. Wildfire does not stop when the sun goes down."

The Hawk also helped during the Thorn fire, along with the Palisades and Hughes fires in January 2025 and recent Camp Pendleton fires.

"To continue even after the sun goes down is a game changer," said county Supervisor Joel Anderson during the event.

A second phase of construction at the air base is anticipated to begin in the fall on 14-person barracks to house pilots, as Cal Fire transitions to a 24-hour operation, Mecham said. He said the work is expected to be completed by next June. Cal Fire will also expand the helipads for helicopter landings.

"It's not about airplanes and concrete; it's about pilots," Mecham said. "It's about the people that maintain those aircraft; it's about the firefighters who fly in those aircraft … it's a total team effort."

By Sydney Brammer | sydney.brammer@sduniontribune.com

PUBLISHED: July 20, 2026 at 5:32 PM PDT

Southern California's best cities for 1st-time homebuyers

Tue, 21 Jul 2026 15:33:00 EST

Southern California's best cities for 1st-time homebuyers

By Jonathan Lansner | jlansner@scng.com

PUBLISHED: July 20, 2026 at 7:24 AM PDT

Need another house-hunting reality check, first-timers?

Southern California has 37 cities with some of the worst odds of first-timers joining the homeownership crowd.

That's what my trusty spreadsheet found when reviewing a WalletHub study of the best spots for first-time homebuyers in 300 cities nationwide – including 52 from seven Southern California counties. The financial website weighed affordability, of course, against a city's real estate market strength and quality of life.

While these scorecards are often curious concoctions of science and art, there's usually truth in teh rankings. Such as Southern California with one city in the top 100 – Lancaster at No. 80 – and 37 in the bottom 100.

Yet, if you can get past the region's overall unnerving share of unaffordable homes, the study confirms well-known house-hunting wisdom: The dream of Southern California homeownership is most likely found inland.

Why did the High Desert's Lancaster offer the best chance for first-time success, by this math?

Well, among the 52 local cities, it had the third-best score for affordability, ranked second for real estate market strength. The cost, so to speak, was for livability: Lancaster ranked a subpar 29th.

The other top five local cities for first-timers are also far from the Pacific Ocean.

– No. 2 Murrieta: seventh for affordability, No. 7 for market, No. 1 for livability and No. 109 U.S. rank.

– No. 3 Victorville: Tops for affordability, No. 5 for market, No. 32 for livability and No. 114 U.S. rank.

– No. 4 Temecula: Tenth for affordability, No. 3 for market, No. 4 for livability and No. 115 U.S. rank.

– No. 5 Palmdale: Eighth for affordability, No. 4 for market, No. 15 for livability and No. 137 U.S. rank.

The same math shows Santa Monica as the worst of the 52 local cities for first-timers. It had the region's worst affordability, ranked No. 47 for market strength and next-to-last for livability.

Oh, and Santa Monica was the second-worst city for first-timers nationally. The other members of Southern California's bottom five:

– No. 51 Santa Barbara: 51st for affordability, No. 44 for market, No. 23 for livability. Third-worst nationally.

– No. 50 Costa Mesa: 50th for affordability, No. 27 for market, No. 47 for livability. Seventh-worst nationally.

– No. 49 Los Angeles: 48th for affordability, No. 42 for market, No. 49 for livability. Eighth-worst nationally.

– No. 48 Glendale: 49th for affordability, No. 41 for market, No. 22 for livability. Tenth-worst nationally.

Jonathan Lansner is the business columnist for the Southern California News Group. He can be reached at jlansner@scng.com

Article by:

By Jonathan Lansner | jlansner@scng.com

PUBLISHED: July 20, 2026 at 7:24 AM PDT

Southern California rent inflation falls to 5-year low

Thu, 16 Jul 2026 18:02:00 EST

Southern California rent inflation falls to 5-year low

By Jonathan Lansner | jlansner@scng.com | Orange County Register

PUBLISHED: July 15, 2026 at 8:10 AM PDT | UPDATED: July 15, 2026 at 10:32 AM PDT

Good news, tenants: Southern California rent inflation is running at its slowest pace since 2021, according to the Consumer Price Index.

That's what my trusty spreadsheet found by peeking at the rent tracker within the nation's key inflation gauge for three Southern California metropolitan areas.

Southern California renters paid 2.8% more in the first half of 2026 compared with the previous year, according to a population-weighted average of the three metro CPI results. That's the smallest rent inflation rate for a half-year period since the last six months of 2021, a time when the economy was sorting out the swiftly changing pandemic business climate.

Now the CPI measures rent swings differently than other yardsticks. It surveys tenants across all living arrangements, including occupants of large apartment complexes and renters with smaller landlords. And the survey asks renters how much they're currently paying for rent and utilities, while many other rent indexes concentrate on the cost of newly signed leases.

No matter the math, Southern California rent hikes are cooling. Why? Landlords are scrambling to keep their units full.

A wobbly economy and a stagnant population have chilled demand. Meanwhile, modest new construction heats competition for tenants and puts downward pressure on what's charged.

Consider that rent inflation started 2026 well below the 4.9% jump seen in 2025's first half and the 4.4% average hike since 2019.

Aside from the improvement, the CPI also shows Southern California rents are up 39% since 2018. It could be worse, however: Local homebuyers face house payments up 86% in the same period.

Who can afford this? Well, the typical Southern California wage rose 40% since 2018, according to a federal employee cost index.

Nationwide, too

The typical American tenant is enjoying a similar rent-hike chill.

The nationwide CPI shows rents rising 2.8% a year in the first half. That was the smallest half-year gain since the second half of 2021.

It's also down from the 4% pace of 2025 and a 4.4% average since 2019.

These rent hikes mean American tenants are paying 39% more than in 2018. That's meek pain vs. what U.S. homebuyers face: House payments are up 99% in the same period.

Meanwhile, U.S. wages are up 33% in eight years.

Locally speaking

The metro area comprising Los Angeles and Orange counties had the region's highest rent inflation to start 2026: Up 3.1% in the first half of the year vs. 4.7% a year earlier and a 4% average since 2019. Rents are up 35% since 2018.

San Diego County's rent inflation cooled rapidly: a 2.3% gain in the first half was down from 5.5% a year earlier and the 4.9% average since 2019. Rents are up 44% since 2018.

And in the Inland Empire, rent inflation also dropped sharply: up 1.7% in the first half, down from 4.9% a year earlier and the average of 5.6% since 2019. Rents are up 51% since 2018.

Article by: Jonathan Lansner | jlansner@scng.com

Jonathan Lansner is the business columnist for the Southern California News Group. He can be reached at jlansner@scng.com

Average 30-year US mortgage rate climbs to 6.55%, highest level in nearly a year

Thu, 16 Jul 2026 17:59:00 EST

Average 30-year US mortgage rate climbs to 6.55%, highest level in nearly a year

One year ago, the average rate was 6.75%.

By Associated Press | ap@dfmdev.com

PUBLISHED: July 16, 2026 at 9:51 AM PDT | UPDATED: July 16, 2026 at 10:17 AM PDT

By ALEX VEIGA, AP Business Writer

The average long-term U.S. mortgage rate climbed this week to its highest level in nearly a year, driving up borrowing costs for prospective homebuyers.

The benchmark 30-year fixed rate mortgage rate rose to 6.55% from 6.49% last week, mortgage buyer Freddie Mac said Thursday. One year ago, the average rate was 6.75%.

Higher mortgage rates can add hundreds of dollars a month in costs for borrowers, limiting homebuyers' purchasing power at a time when affordability challenges continue to sideline many aspiring homeowners.

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.

Rates have been mostly rising this year as the war with Iran has driven crude oil prices sharply higher, stoking expectations of hotter inflation. That's pushed up long-term bond yields relative to where they were before the conflict began in late February, causing mortgage rates to trend higher.

The 10-year Treasury yield was 4.57% at midday Thursday on the bond market, up from 4.54% a week ago. It was just 3.97% in late February, before the war broke out.

The average rate on a 30-year mortgage is now the highest it's been since Aug. 28, when it was at 6.56%. As recently as late February, the average rate dropped slightly below 6% for the first time since late 2022.

orrowing costs on 15-year fixed-rate mortgages, often sought by borrowers refinancing a home loan, also rose this week. That average rate increased to 5.93% from 5.82% last week. A year ago, it was at 5.92%, Freddie Mac said.

A report this week showing prices paid by consumers for gas, clothes and other goods cooled last month could help take pressure off the Federal Reserve, which is considering raising interest rates.

The central bank doesn't set mortgage rates, but its decisions to raise or lower its short-term rate are watched closely by bond investors and can ultimately affect the yield on 10-year Treasurys.

That cooler inflation reading "is a step in the right direction, but until mortgage rates actually follow suit, buyers will keep feeling the pinch of stubbornly high borrowing costs even as other conditions improve," said Hannah Jones, senior economist at Realtor.com.

While average long-term mortgage rates remain lower than they were at this time last year, their upward trajectory has weighed on home sales this year.

And the latest monthly tally of home purchase transactions that have yet to be finalized points to potentially more sluggish home sales this summer.

Pending U.S. home sales fell 5.4% in June from the previous months and were down 0.3% from June last year, the National Association of Realtors said Thursday. There's usually a month or two lag between a contract signing and when the sale is finalized, which makes pending home sales a near-term bellwether for the housing market.

Data on mortgage applications also signal that the upward trend in mortgage rates has given some would-be homebuyers reason to pause.

Mortgage applications, which include loans to buy a home or refinance an existing mortgage, fell 2.7% last week from the previous week, according to the Mortgage Bankers Association. The pullback was driven mainly by a 7% drop in applications to buy a home.

By ALEX VEIGA, AP Business Writer

Southern California condo sales sink to historic bottom

Wed, 08 Jul 2026 16:25:00 EST

Southern California condo sales sink to historic bottom

The long-running collapse pushed the sales pace to its slowest in a database dating to 2005.

By Jonathan Lansner | jlansner@scng.com | Orange County Register

PUBLISHED: July 8, 2026 at 6:24 AM PDT

Southern Californians are giving condos the cold shoulder these days.

With homes so expensive right now, you might expect condos — usually homebuying's cheaper option — to be selling fast. But according to an April report from Attom, which looked at both new and existing condo sales in Los Angeles, Orange, Riverside, San Bernardino, San Diego, and Ventura counties, that's not the case.

The report shows 41,300 Southern California condos sold in the 12 months ended in April, part of a long-running collapse that slashed the sales pace to its slowest in a database dating back to 2005.

Condo purchases are now 25% below average, with every month since December 2002 failing to top the historic norm. Remember, the Federal Reserve ended its cheap-money era in early 2022.

Condos may be cheaper than single-family homes, but affordability is still nothing to brag about. And with the economy on shaky ground, plenty of buyers with homebuying budgets of all sizes are skittish.

Plus, condos have additional challenges: questionable homeowner association finances and difficulty obtaining financing scare off many potential owners.

The price is wrong

Even with all these issues, the median condo price in Southern California hit $685,000 in April — the eighth-highest on record. That's just 2% shy of the all-time high set in February 2025.

Price growth has hit the brakes, though: Condo values are up just 2% over the past four years, compared with a huge 47% jump in the four years before that.

That left condos 22% cheaper than the median single-family home price of $881,000 in April – a bigger discount than the average 17% gap.

Single-family homes aren't exactly hot either. Only 126,200 sold in the past year, which is 29% below average — a slightly steeper drop than condos.

Still, it's hard to pay up for any housing when Southern California's iffy economy hammers numerous household budgets.

Job growth in Southern California runs 92% below its 10-year average. That translates to Southern California raises at their lowest level since 2018. At the same time, Southern California inflation is at its fastest pace of the year, as the war in Iran boosted gasoline prices.

Monthly pain

Contemplate what really matters: What a buyer must pay a month.

Let's do the math. With April's median condo price, a 6.2% mortgage rate, and 20% down, your monthly payment would be $3,352.

That's actually 11% better than the peak back in November 2023. Still, it's 84% higher than what buyers paid in 2018.

Counting counties

Look at the condo market in the six counties, ranked by the depth of their sales drop.

– Los Angeles: 15,300 sales in 12 months, 30% below 22-year average. Pricing? $960,500 median in April – 13th highest – and 6% below the high set in June 2025. Payments? $3,586 monthly, that's 11% below peak but up 72% since 2018.

– Orange: 7,250 sales, 27% below average. Pricing? $1.38 million median – No. 2 highest – 0.4% below February 2025 high. Payments? $4,037, 9% below peak but up 100% since 2018.

– San Diego: 9,200 sales, 27% below average. Record $1.05 million median – topping the old high of $1.04 million set in May 2025. Payments? $3,352, 12% below peak but up 92% since 2018.

– Ventura: 1,400 sales, 23% below average. Pricing? $950,000 median – No. 3 highest – 0.3% below the November 2025 high. Payments? $3,107, 16% below peak but up 70% since 2018.

– San Bernardino: 2,900 sales, 21% below average. Pricing? $520,500 median – No. 5 highest – 2% below January 2025 high. Payments? $2,813, 15% below peak but up 87% since 2018.

– Riverside: 5,000 sales, 5% below average. Pricing? $614,000 median – No. 22 highest – 3% below February 2025 high. Payments? $2,393, 14% below peak but up 106% since 2018.

Jonathan Lansner is the business columnist for the Southern California News Group. He can be reached at jlansner@scng.com

Article By Jonathan Lansner | jlansner@scng.com | Orange County Register

PUBLISHED: July 8, 2026 at 6:24 AM PDT

Man found guilty of arson in 2025 fire that prompted evacuations in Bonsall

Wed, 08 Jul 2026 16:17:00 EST

Man found guilty of arson in 2025 fire that prompted evacuations in Bonsall

Jurors found Ruben Vasquez, 49, set two fires along I-15 during red-flag conditions early Jan. 21, 2025

By Teri Figueroa | teri.figueroa@sduniontribune.com | The San Diego Union-Tribune

PUBLISHED: July 7, 2026 at 5:28 PM PDT | UPDATED: July 7, 2026 at 5:37 PM PDT

A 49-year-old man accused of setting two fires along Interstate 15 last year, one of which forced several hundred people to flee their Bonsall-area homes in the middle of the night, was found guilty Tuesday.

Following about three days of testimony, it took a Vista Superior Court jury less than a day to convict Ruben Vasquez of arson related to the two fires that erupted early Jan. 21, 2025. At the time, fire danger was so high that the region — enduring Santa Ana winds and bone-dry conditions — was under a red-flag warning.

The first blaze, dubbed the Pala fire, was reported shortly after 12:15 a.m. west of I-15 and north of state Route 76. The larger Lilac fire, which started about three miles to the south, was reported about 20 minutes later. As the fires spread, roughly 2,900 people — many roused from sleep — were told to evacuate or warned to prepare to flee.

Crews were able to keep the Pala fire to 16 acres. The Lilac fire grew to 80 acres and damaged two structures. Cal Fire investigators determined both fires were arson and arrested Vasquez less than six weeks later.

During closing arguments Monday, Deputy District Attorney Daniel Gochnour said GPS data placed Vasquez's phone at the site of both fires around the time each was reported.

Gochnour said Vasquez's phone was about 90 feet from the starting point of the first fire, the Pala fire, and that it had been stationary for about two and a half minutes before a passerby called 911 to report seeing a fire along the freeway. Court filings indicate the caller also reported seeing a dark sedan parked so close to the flames she feared the vehicle could catch fire

Court filings also indicate a truck driver called 911 about 20 minutes later to report another fire a few miles to the south, also along I-15 but south of SR-76. The driver provided the license plate of a car he'd seen stopped alongside the road near the fire, which later grew to be the Lilac fire. That tip helped lead investigators to Vasquez, a ride-share driver.

Vasquez's phone was near the starting point of the Lilac fire for eight minutes before the fire was reported, according to Gochnour.

During her closing arguments, Vasquez's defense attorney, Julia Jara, characterized the investigation as incomplete. Jara argued that once investigators had the license plate number supplied by the truck driver, investigators "went with it" and worked to confirm the theory that Vasquez started the fire. "They confirmed that bias, and expect you to do the same," she told the jury.

Vasquez is due back in court Aug. 4 for sentencing. He faces up to nine years and four months in custody.

Article By Teri Figueroa

Smart Gift Ideas to Help New Homeowners Feel at Home

Wed, 01 Jul 2026 16:31:00 EST

Smart Gift Ideas to Help New Homeowners Feel at Home

Friends, relatives, and coworkers shopping for new homeowners often hit the same gift giving challenges: the home is exciting, but the needs are unpredictable and the space still feels unfinished. During a homeownership transition, it's easy to default to something generic, yet overly specific choices can turn into clutter fast. The goal is thoughtful housewarming gifts that feel useful on day one and still feel like them a month later. With the right approach, personalized home presents can support the new routine without taking over the new space.

Pick from 10 Practical Gifts That Get Used Immediately

The sweet spot for new-home gifts is "useful right away, but still thoughtful." Start with a quick homeowner needs assessment, ask what room feels unfinished, what's been annoying this first week, and what they've already bought, then pick one practical upgrade that removes friction.

Start with a compact toolkit for new homes: Choose a small-but-mighty set that covers the first-month basics: tape measure, stud finder, level, adjustable wrench, screwdrivers, hex keys, and a sturdy flashlight. It's perfect for the "we need to hang curtains today" reality, and it prevents emergency runs to the hardware store. If they already own tools, upgrade one piece, like a better drill bit set or precision screwdriver kit.
Give a wireless security starter setup for peace of mind: A single indoor/outdoor camera or a video doorbell is often enough to make a new place feel secure without complicated wiring. It's also a practical gift because it's already mainstream; 61% of U.S. households now have at least one security camera, so setup instructions and troubleshooting help are easy to find. Match the gift to their layout: apartment or townhome means door/entry coverage; larger yards benefit from a driveway-facing camera.
Bundle "first-week essentials" in an organized home folder: Put together a labeled binder or expanding file with tabs for utilities, warranties, appliance manuals, contractor quotes, paint colors, and a maintenance schedule. Add a pack of zip-top bags for spare screws/parts and a label maker or labels for cords and breaker notes. This solves the "where did we put that?" problem that comes up constantly during the first few months.
Choose smart organization helpers that fit their pain point: If clutter is already forming, skip decorative bins and go for systems: under-sink pull-out drawers, adjustable shelf risers, over-the-door hooks, or a coat/entry rack with a mail tray. The key is to match the space that's causing daily stress, entryway piles, pantry overflow, or bathroom storage. Include a quick note with a 10-minute setup plan so it actually gets installed.
Pick kitchen accessories that reduce daily effort (not add gadgets): Aim for "everyday workhorses": an instant-read thermometer, good sheet pans, an airtight container set for pantry staples, or a sturdy cutting board plus a sharpener. If you're not sure what they cook, choose universal items used for breakfast, lunches, and weeknight dinners. For small kitchens, prioritize stackable and dishwasher-safe.
Offer subscription services for homeowners that save time: A filter subscription for HVAC, fridge water, or an air purifier helps them stay on top of maintenance without remembering dates. Other easy wins are seasonal lawn care treatments or a quarterly pest service gift card if they've mentioned bugs or weeds. Tie it back to their budget priorities from your earlier "what do they really need?" conversation, subscriptions are best when they replace an expense they'll definitely have anyway.
Add a safety-and-maintenance kit they'll actually use: Build a small tote with a fire extinguisher, smoke/CO batteries, outlet testers, a basic first-aid kit, and a few microfiber cloths plus a gentle all-purpose cleaner. If the home has a fireplace, including chimney reminders, an average of 22,300 chimney fires each year is a good reason to make safety feel normal, not scary. This kind of gift says, "I want you safe here," without being overly personal.

Turn a Favorite Photo into Custom Portrait Wall Art

When the everyday essentials are covered, a meaningful piece of art can make the new place feel truly personal. An AI-generated portrait is a thoughtful housewarming gift because it turns a favorite moment into display-worthy wall art, something that celebrates their family, pets, or even the new home itself in a creative, memorable way. With an AI portrait generator, you can start from your own photos or even a simple text description, then transform it into a realistic or stylized digital portrait that fits their vibe. The best part is the control: you can fine-tune details like lighting, angle, and artistic effects until it feels like "them" and looks right for their space. If you're curious about what that process looks like, you can learn more here and explore your options.

Housewarming Gift Options at a Glance

This scorecard compares popular housewarming gifts by payoff, day-to-day usefulness, and the tradeoffs that can make a present feel perfect or pointless. Use it to match the gift to their routines (hosting, cooking, nesting) and to your budget, so your pick lands well in their new space.

Option	Benefit	Best For	Consideration
AI or custom portrait art	Personalizes walls fast; emotionally memorable	Sentimental homeowners; pet or family focused	Style match matters; allow time for printing/framing
Smart home starter (plug, bulb, speaker)	Adds convenience; automates routines	Tech-friendly households; busy schedules	Needs Wi‑Fi and app comfort; compatibility varies
Kitchen tool with design appeal	Looks good and gets used often	Anyone who entertains or cooks	Counter or cabinet space may be limited
Cozy comfort kit (throw, candles, slippers)	Makes rooms feel warm immediately	First-week settling in; renters and owners alike	Scents and fabrics are preference-sensitive
Home organization starter set	Reduces clutter; creates "a place for everything"	Small homes; new-move chaos	Must fit their storage layout and habits

If you know their lifestyle, start there: daily-use gifts win for practicality, while personalized gifts win for meaning. When you are unsure of taste, choose flexible, universal items or include a receipt. With a clear comparison, your choice can feel simple and sure.

Housewarming Gift Questions, Answered

Q: What's a reasonable amount to spend on a housewarming gift?
A: Pick a number that feels comfortable for you, then choose the most useful option in that range. As a simple guideline, closer friends and family often spend more, but thoughtfulness matters more than price. A small but daily-use item can feel more "right" than something expensive they won't use.

Q: How do I choose a gift if I don't know their style?
A: Go for flexible, low-commitment picks: neutral colors, unscented comfort items, or practical organizers that work in any home. If you're unsure, include a gift receipt and a short note that invites an exchange.

Q: How can I avoid giving something they already have?
A: Ask a close friend, sibling, or partner what's been gifted so far, especially for popular items like gadgets and kitchen tools. You can also give something consumable (coffee, snacks) or a store gift card to let them choose.

Q: Should I register a gift somewhere so I don't repeat myself with other guests?
A: If you're part of a group (coworkers, neighbors, family chat), suggest a simple shared list. A quick method is to keep a log so everyone can see what's already covered.

Q: Can I give an experience instead of a physical gift?
A: Yes, and it can be a great fit for people who are already overloaded with boxes and supplies. Some research suggests experiential purchases can bring more lasting happiness than more stuff, so consider a dinner voucher or local class.

Choose One Practical Gift That Eases Their New-Home Routine

It's easy to overthink a housewarming gift, worrying about style, budget, duplicates, or whether it will actually get used. The simplest approach is thoughtful gift giving that starts with their daily life: pick one meaningful housewarming present that quietly solves a small need and supports new homeowners as they settle in. When the gift matches how they live, it feels personal without guessing, and it helps with celebrating homeownership in a way that lasts beyond moving week. One thoughtful, personalized gift that gets used beats a dozen "nice" extras. Choose the single item that fits their routine best and add a short note explaining why. That kind of care builds comfort and connection as their new place becomes a steady home.

Article by: Suzie Wilson

San Diego County apartment vacancies are now the highest this century

Wed, 01 Jul 2026 15:42:00 EST

San Diego County apartment vacancies are now the highest this century

San Diego County apartment vacancies hit a high of 6.2% at the end of June

By Phillip Molnar | phillip.molnar@sduniontribune.com | The San Diego Union-Tribune

PUBLISHED: July 1, 2026 at 6:00 AM PDT

San Diego County apartment complexes are now the emptiest they've been this century.

Apartment vacancies hit a record high of 6.2% at the end of June, according to real estate tracker CoStar. That was the highest in more than 25 years of data, and blew past a previous record of a 5.7% vacancy rate in 2009.

It was just a few years ago, in summer 2021, when the region's vacancy rate was 2.6% — the statistical equivalent of one renter walking out of an apartment and a new tenant walking in a week later.

Vacancies have not, in most cases, resulted in noticeable rent decreases. San Diego County average asking rent was $2,583 a month in late June, up 0.5%, in a year. That figure combines studios, one, two and three bedrooms, across nearly 300,000 units spread out across San Diego County.

CoStar cited a surge in apartment construction as the main reason for increased vacancy and sluggish rent growth. San Diego County built 6,927 apartments in 2025, which was the highest in 25 years of data. There are roughly 4,000 new apartments under construction this year, still way above historical averages.

Experts have also pointed to affordability challenges, such as persistent inflation and sluggish wage growth, of San Diegans as another factor why rents aren't rising as much. It's the same across the U.S. with median one-bedroom national rent up 0.7% in a year, according to Zumper's national rent report for May. San Diego ranked No. 11 as the most expensive market in the U.S. with rents unchanged annually.

Lucinda Lilley, an apartment specialist who consults for several property management firms in San Diego County, said the main issue she sees is affordability challenges. As evidence, she points to an increase in late rent cases, where tenants often cite economic hardship, and more renters who used to live alone deciding to take on a roommate.

"What people can afford these days has changed," Lilley said.

Another factor in San Diego County was a banner year for affordable housing apartment construction. The region added 3,836 rent-restricted units in 2025, according to the California Housing Partnership. That's the highest number of subsidized apartments added to San Diego County in a given year in records dating to 1987.

Almost all of the new rental units are required to stay affordable for 55 years and are typically given to low-income tenants using Section 8 housing vouchers. Presumably, at least some of those renters in new low-income units will no longer be competing for market-rate units.

In addition, new apartment complexes take a while to fill up, and the market is clearly affected by so many new complexes. Renters aren't like home shoppers who buy a condo before it is completed. Some landlords are struggling for tenants and rolling out the deals. For example, the new 442-unit AMLI Aero complex opened in September and has a 72% vacancy rate, said CoStar. It has reduced rents since its opening and is offering up to 10 weeks free and two free parking spaces for some lease deals.

Competition among apartment complexes, CoStar said, is often what causes rents to drop. Many have launched deals — not just new complexes like AMLI Aero — that give one month of rent for free, or longer, as a lease-signing bonus.

"We are a concession-driven market," Lilley said. "Rent has flattened out, increases are not happening a whole lot. Concessions are often required to attract tenants."

Rent can vary a lot based on where someone chooses to live. For instance, rents have fallen in downtown San Diego and Mission Valley, but are up in North County cities of Oceanside and Carlsbad.

Vacancy is much different across San Diego County. Downtown San Diego has a vacancy rate of nearly 12% but wealthy beach communities of Del Mar, Encinitas, Solana Beach and La Jolla have vacancy rates around 3%.

Will higher vacancy rates eventually mean falling rents? CoStar predicts average asking rents will drop 1.7% by the end of the year, or $46 a month, but start climbing again in 2027 and 2028. CoStar's prediction for the next few years is based on the belief that apartment construction will start to slow and supply will no longer outpace demand.

CoStar breaks down rents by submarkets to get bigger statistical areas. Some markets might raise eyebrows, like Balboa Park, because it has some of the oldest apartments in the county, which is why its rents — on average — are lower. Here's how rent breaks down by area, ranked by vacancy:

Average monthly rent: $3,137, down 0.2% annually

Vacancy rate: 11.9%

Mission Valley/North Central (Clairemont, Kearny Mesa, Allied Gardens)

Average monthly rent: $2,899, down 0.9% annually

Vacancy rate: 9.4%

Balboa Park (North Park, University Heights, Hillcrest, South Park)

Average monthly rent: $2,173, down 0.2% in a year

Vacancy rate: 6.9%

North I-15 Corridor (Escondido, San Marcos)

Average monthly rent: $2,512, up 1% annually

Vacancy rate: 6.7%

Chula Vista/Imperial Beach

Average monthly rent: $2,490, up 0.3% annually

Vacancy rate: 5.8%

South I-15 Corridor (Sorrento Valley, Miramar, Mira Mesa)

Average monthly rent: $3,106, up 0.6% annually

Vacancy rate: 5.5%

Poway/Santee/Ramona

Average monthly rent: $2,250, up 0.4% annually

Vacancy rate: 5.3%

East County (La Mesa, El Cajon, Grossmont, Rolando Village, Talmadge, College Area)

Average monthly rent: $2,012, up 0.2% annually

Vacancy rate: 5.2%

Central Coast (Pacific Beach, Mission Beach, Ocean Beach, Point Loma, Coronado)

Average monthly rent: $2,471, up 0.7% annually

Vacancy rate: 5%

North County (Oceanside, Carlsbad, Vista)

Average monthly rent: $2,599, up 0.9% annually

Vacancy rate: 4.9%

Outlying San Diego County (Julian, Campo, Jacumba Hot Springs, Alpine)

Average monthly rent: $2,169, up 0.3% in a year.

Vacancy rate: 4.8%

National City/South Central

Average monthly rent: $1,960, unchanged year-over-year

Vacancy rate: 4.7%

North Shore Cities (Del Mar, Encinitas, Solana Beach)

Average monthly rent: $3,654, up 2.8% annually

Vacancy rate: 3.8%

La Jolla/UTC

Average monthly rent: $3,348, up 3.1% annually

Vacancy rate: 3.2%

New Home Listings Fall To Lowest Level Since February: Redfin

Wed, 01 Jul 2026 15:38:00 EST

New Home Listings Fall To Lowest Level Since February: Redfin

Jun 30, 2026

By Czarinna Andres

Managing Editor

The slowdown comes during the traditionally busy spring selling season, while buyers continue to gain negotiating leverage through concessions and inspections

New home listings fell to their lowest level since February during the four weeks ending June 21, a sign that some homeowners are pulling back during what is typically the busiest stretch of the spring selling season.

According to Redfin's latest weekly housing market report, seasonally adjusted new listings declined 1.7% from the previous week, while active listings slipped 0.4%.

The pullback comes as homebuying demand continues to soften. Pending home sales edged down 0.1% from the previous week, marking the third consecutive weekly decline since reaching a seasonal peak in May. Mortgage purchase applications also fell for the second straight week.

Despite the recent slowdown, pending sales remain 4.2% higher than they were a year ago.

The median U.S. home-sale price climbed 2.5% year over year to a record $408,814, while the average 30-year fixed mortgage rate was 6.47% for the week ending June 18.

Redfin said some homeowners are opting not to list because they would also become buyers, forcing them to trade the historically low mortgage rates they locked in during recent years for today's higher borrowing costs.

The latest report builds on Redfin's recent finding that buyers continue to gain negotiating leverage despite elevated home prices. Last week, the brokerage reported that nearly half of home sellers offered concessions in May — the highest share on record for that month — as competition for buyers remained muted.

That trend remains evident. Buyers are increasingly including inspection contingencies in their offers and negotiating repairs or seller credits before closing.

"Home inspectors are busy. Buyers are regularly including inspection contingencies in their offers, which is one sign that they have the negotiating power," said Ben Ambroch, a Redfin Premier agent in Milwaukee. "They're requesting repairs and money based on the inspection, and sellers often need to give buyers what they ask for in order to close the deal."

Nationally, the median monthly housing payment was $2,628 at a 6.47% mortgage rate. Homes spent a median of 39 days on the market, one day longer than a year ago, while 19.6% of listings recorded price reductions.

Among the nation's 50 largest metro areas, San Francisco posted the largest year-over-year increase in median sale prices at 11.5%, followed by Detroit (9.7%), West Palm Beach, Florida (9%), Pittsburgh (8.7%) and St. Louis (8.5%). San Jose, California, saw the largest decline, with median sale prices falling 6.2% from a year earlier.

For mortgage professionals, the latest Redfin data suggests buyer leverage remains intact even as the flow of new listings begins to slow — a market dynamic worth watching as the industry heads into the second half of the year.

By Czarinna Andres

Managing Editor

North County and San Diego Housing Markets June 2026

Mon, 15 Jun 2026 16:33:00 EST

North County Housing Market, San Diego Housing Market

North County and San Diego Housing Markets June 2026

May 13, 2026 Pam Fraser Leave a comment

May numbers show the San Diego and North County housing markets continuing the same pattern we've seen throughout the spring. Inventory remains limited, prices are holding steady, and higher mortgage rates have not yet had a significant impact on local housing activity.

Altos Research continues to classify single-family homes as a strong seller's market while condos remain in slight seller's territory. At the higher end of the market, pending sales of multimillion-dollar homes increased in May, according to a recent San Diego Union-Tribune report.

The countywide median sales price was $925,000 in May, exactly the same as it was two years ago. In North County, the median price was $1,029,990, slightly below both May 2024 and April 2026 levels. Although inventory is higher than it was two years ago, it remains below long-term norms. With supply still limited, prices have remained remarkably stable despite higher mortgage rates and concerns about inflation.

Below are answers to some of the most common questions about current market conditions.

San Diego Housing Market FAQs

Are home prices rising in San Diego County?

SDAR Applauds Defeat of Measure A, Calling Vote a Victory for Homeowners and Property Rights

Mon, 15 Jun 2026 16:11:00 EST

SDAR Applauds Defeat of Measure A, Calling Vote a Victory for Homeowners and Property Rights

June 4, 2026

San Diego, CA — June 4, 2026 — The San Diego Association of REALTORS® (SDAR) today applauded the defeat of Measure A, the City of San Diego's proposed residential vacancy tax, calling the outcome a victory for homeowners, property rights, and sound housing policy. Based on unofficial election returns, San Diego voters rejected Measure A by a significant margin.

Throughout the campaign, SDAR and a broad coalition of housing advocates, homeowners, taxpayers, small businesses, and housing providers raised serious concerns about Measure A's potential consequences, including:

No guaranteed housing outcome: Measure A did not guarantee lower rents, new affordable housing, or a dedicated housing fund.

New costs on property owners: Measure A would have imposed a significant annual tax on qualifying homes.

Privacy and enforcement concerns: The measure would have required the City to determine whether homes were occupied and whether property owners qualified for exemptions.

Administrative uncertainty: Many implementation details, forms, rules, and enforcement procedures would have been developed after voter approval.

Legal risk: Similar vacancy-tax proposals in other jurisdictions have faced litigation and uncertainty.

"San Diego voters sent a clear message that punitive taxes are not the answer to our region's housing challenges," said Karen Van Ness, 2026 President of the San Diego Association of REALTORS®. "Measure A would have imposed significant new costs on property owners while creating uncertainty and administrative burdens without addressing the root causes of our housing shortage. We are grateful that voters recognized the importance of protecting property rights and supporting policies that encourage housing production rather than punitive taxation."

SDAR opposed Measure A because it would have created a new bureaucracy while failing to guarantee lower rents, new affordable housing, or meaningful progress on San Diego's housing supply shortage.

"The defeat of Measure A gives San Diego an opportunity to refocus on policies that actually address housing affordability," Van Ness added. "Community leaders, housing stakeholders, and policymakers should work together on meaningful solutions that increase housing supply, reduce barriers to development, expand homeownership opportunities, and improve affordability for all San Diegans."

SDAR thanked its members, coalition partners, and voters who participated in the public discussion and helped educate the community about Measure A's potential consequences.

With the defeat of Measure A, SDAR reaffirmed its commitment to address housing access and affordability, advancing policies that:

Expand housing opportunities;
Support homeownership;
Protect private property rights;
Reduce barriers to housing production; and
Strengthen neighborhoods throughout San Diego County.

About the San Diego Association of REALTORS®

The San Diego Association of REALTORS® (SDAR) is one of the largest REALTOR® associations in California, representing thousands of real estate professionals dedicated to promoting private property rights, homeownership, and a strong real estate market throughout the San Diego region.

Article by:

Media Contact

Janelle Morrow

jmorrow@sdar.com

858-715-8000

AI is creating new challenges, opportunities and questions about the industry's future

Mon, 08 Jun 2026 13:32:00 EST

AI is creating new challenges, opportunities and questions about the industry's future

Plus, Compass faces an antitrust probe, the dark side of South Florida's branded condos and more national real estate news this week

Jun 7, 2026, 6:00 AM PDT

By Mike Romano

Artificial intelligence is quickly becoming one of real estate's most important customers.

It's leasing offices, fueling data center development and helping drive some of the strongest pockets of demand the industry has seen since the pandemic. At the same time, it's raising uncomfortable questions about the future of the very jobs that have traditionally powered demand for office, residential and retail space.

In San Francisco and New York, AI companies have emerged as some of the most sought-after office tenants. In San Francisco, they accounted for nearly 40 percent of office leasing activity in the first quarter and now occupy roughly 7 million square feet of space, a figure projected to double by the end of the decade. As availability shrinks in some of the city's most desirable office districts, landlords are increasingly chasing AI firms in hopes of landing the next breakout success story.

New York is seeing a similar trend. AI tenants represented more than a third of tech-sector office demand in the first quarter, as venture-backed startups raced to secure space and expand headcount.

As expected, it's speeding things up. Brokers describe deals moving from initial tour to signed lease in a matter of weeks. Founders show up with ambitious growth plans, unconventional workplace expectations and, increasingly, AI-generated opinions about everything from floor plans to lease terms.

The culture accompanying the boom may prove just as consequential as the leasing itself.

Many AI firms are embracing intensive in-office work schedules, including the increasingly discussed "9-9-6" model of working from 9 a.m. to 9 p.m., six days a week. For landlords, that means buildings that are heavily utilized and tenants that place a premium on proximity. In New York, some office-to-residential developers are already targeting workers who would rather live a few blocks from the office than spend valuable time commuting.

Data centers have become one of the industry's fastest-growing asset classes, particularly in Texas, where billions of dollars of investment continue pouring into new projects. But communities are increasingly pushing back over concerns about power consumption, water usage and strain on local infrastructure.

In Illinois, lawmakers are debating whether the state's biometric privacy law is making it harder to attract the next generation of AI-related data center investment. Industry groups warn projects could migrate to neighboring states, while opponents argue privacy protections and environmental concerns should take precedence.

Yet even as AI creates demand across multiple property types, it's also forcing the industry to confront a longer-term, and in some cases, more sinister question: What happens if the technology eventually cuts the number of people needed to do office work?

Some in the industry argue AI will become another productivity tool that creates new categories of work and fuels economic growth. Others believe widespread adoption could slow hiring in office-heavy industries such as finance, law, accounting and consulting, reducing future space needs even if today's leasing activity remains strong.

A lot of that uncertainty is showing up in residential real estate.

Buyers and sellers are increasingly arriving armed with ChatGPT-generated pricing analyses, market forecasts and negotiating advice. Agents report spending more time correcting flawed assumptions, explaining local market nuances and responding to AI-generated questions that often overlook critical details such as off-market sales, concessions or local regulations.

Ironically, many agents are simultaneously embracing the technology themselves. Across markets such as South Florida, brokers are using AI tools to generate listing descriptions, marketing campaigns, videos and client communications, allowing them to automate routine tasks while focusing more attention on relationships and dealmaking.

That may ultimately be the most revealing lesson from real estate's early AI era.

The technology is proving remarkably effective at generating information, speeding up workflows and creating new sources of demand, but human judgment, for now, still plays a critical role.

By Mike Romano

Can you buy a home with Anthropic stock — and see tax benefits? Here's the reality

Mon, 08 Jun 2026 13:23:00 EST

Can you buy a home with Anthropic stock — and see tax benefits? Here's the reality

By Kathleen Pender,ContributorJune 8, 2026

Can you really buy a home with pre-IPO stock?

In a sign that artificial intelligence hysteria may be nearing a peak, some people who are desperate for stock in OpenAI and Anthropic before they go public are offering to sell their Bay Area homes for privately held shares in those San Francisco companies.

While such a deal can be done, and has happened in the past, experts say it's more hype than reality.

It's a good publicity stunt," says Bruce Brumberg, editor of Mystockoptions.com. But finding an AI employee who has the ability and desire to sell their hot pre-IPO shares will be "like looking for a needle in a haystack."

On Monday, San Francisco-based Anthropic — the company behind the Claude chatbot — confidentially filed paperwork for a proposed initial public offering. The filing with the Securities and Exchange Commission came days after Anthropic raised $65 billion in a new funding round that valued the company at $965 billion, surpassing OpenAI, the maker of ChatGPT. OpenAI is expected to go public late this year or early next.

Buying a home with private-company stock poses several problems. The main one: "Private company stock is often subject to restrictions on transfer, you can't just transfer it to anyone," said Jane Ditelberg, chief tax strategist with Northern Trust.

Private-company employees who want to buy a home might have some ways to tap their equity before an IPO, such as participating in a company-sponsored tender offer or borrowing against their shares, if they can find a willing lender. But in those cases they'd be buying a home with cash, not stock.

And, contrary to what some real estate ads suggest, the buyer could not escape capital gains taxes by swapping shares in a privately held company for a home. "From a tax perspective, that's considered an immediate sale," said P. Evan Stephens, tax partner with the Sensiba accounting firm. "It would be a miracle if you made it tax free."

Because private-company stock is illiquid, there also could be disagreements over its value for capital gains and property tax issues.

Desperately seeking shares

Tech entrepreneur Vijay Chattha is one seller seeking AI stock. He priced his home near Healdsburg, which is being used as a short-term rental, at $2.5 million, but said he would accept $2 million worth of Anthropic stock instead.

The listing on the agent's website says, "The deal is built for the Bay Area buyer whose net worth sits in private-company stock that is hard to spend. Rather than sell shares and trigger a taxable event to fund a second home, that buyer can put the equity directly toward a Wine Country property that earns income when it is not in personal use."

When asked how a buyer could transfer stock to purchase a home without triggering a taxable event, the agent, David Hargreaves, responded via email, "I was originally led to believe it could be a transfer but looking into it further it seems it would most likely trigger a tax event."

The listing for the home on Zillow and Redfin does not mention Anthropic stock nor any possible tax benefits.

It is possible to buy a home with privately held stock, said Jennifer George, workforce solutions principal with PwC. "Parties are free to agree to exchange property for anything they want. Fine to sell your house for cash, a boat, a million chickens, or whatever," she said via email.

But when it comes to capital gains taxes, "exchanging the shares for the house is just like selling your shares for cash," George said. "The taxable gain will be the fair market value of the house less the shareholder's basis in the shares."

Chatta is not the only homeowner hungry for Anthropic shares. The listing for a home at 160 Noe St. in San Francisco priced just under $3 million starts out by saying "Anthropic or OpenAI stock will be considered as payments."

Rachel Swann, the agent representing the buyer, said that when she was marketing the lower unit in the same building, many people came through saying they wished they could use their OpenAI or Anthropic stock to buy a home. So when she listed the upper unit, she and her client — a real estate developer — decided they would advertise their willingness to accept those shares. Swann said that 15 to 20 potential buyers or their agents have expressed interest in such a deal. One suggested terms that would price their shares at a wildly inflated level versus recent valuations.

When someone expresses interest, Swann instructs them to contact their firm's stock plan administrator or general counsel to see if their shares are transferable. They generally would need board approval for a transfer, she said.

Swan added that two former employees of San Francisco tech giants told her such transfers "happened all the time" before those companies went public because "they wanted to keep their employees happy."

Investment banker Storm Duncan was seeking Anthropic stock in exchange for his four-bedroom, five-bathroom home with an adjoining 13 acres in Mill Valley. Duncan created a LinkedIn profile for the property at 114 Inez Place, but has since taken down the account.

Duncan said he was contacted by Anthropic shareholders but would not comment on whether a deal was made. "It was never on the market. I was trying to do a transaction for private Anthropic stock," he said. "The transaction is no longer an option for people."

According to the San Francisco Standard, Duncan said the deal would offer unspecified tax advantages. Duncan also said he wanted to attract a young Anthropic employee living on an engineer's salary.

Restrictions on private-stock sales

But even if an Anthropic employee were interested in using their equity to buy a home, there's a hurdle: Most private companies restrict how investors and employees can sell or transfer their shares before an IPO or sale of the company. These restrictions can vary depending on factors such as when they joined or invested in the company.

Some might allow sales or transfers with board permission, or demand a right of first refusal if the holder wants to unload shares. Some might allow sales on secondary markets, where people trade privately held stock. But in general, it's very difficult for rank-and-file workers to sell, pledge or transfer their equity outside of a company-sanctioned event.

As companies have stayed private longer, some late-stage firms have given employees a chance to cash in a portion of their equity before an IPO, by selling it back to the company or to institutional investors as part of a tender offer, Brumberg said. Anthropic, OpenAI, Databricks and SpaceX have done the latter. Anthropic employees were given a chance to sell some of their shares at a $350 billion valuation earlier this year (far short of the current $965 billion valuation). As a group they did not sell the maximum amount allowed, according to news reports, suggesting that some opted to hold out for an IPO.

Borrowing against private equity

Another way employees of a large private company might be able to tap their pre-IPO equity — without selling it and realizing a taxable gain — is by borrowing against it. This would give them cash, but not stock, to buy a home.

Most large banks and brokerage firms let clients borrow against their publicly traded securities without selling them and incurring a capital gain. But only a handful will lend against privately traded stock. (First Republic Bank used to do this, until it failed and was taken over by JPMorgan Chase.)

Rhode Island-based Citizens Private Bank, which made a push into California after First Republic's demise, will make this type of loan, for the right clients. "We have done many of these," said Garret Spiecker, senior managing director at the bank. "We select really strong, stable companies, like OpenAI, Anthropic, Stripe, Databricks. We will look at the value of their equity and use the value of their shares to help with the mortgage or down payment." Most of these clients plan to pay off the loan after their company goes public.

Spiecker says this is not the first time he has seen home sellers soliciting stock in hot IPOs. "It's great headlines. It's eye-catching. But these companies don't want individuals who are not employees on their cap tables," (meaning their record of stock ownership). "Anything is possible, but I have not seen it done."

The rare cases

Ken DeLeon, head of DeLeon Realty in Palo Alto has seen it done. In 2007, he represented the seller of a home in Palo Alto who took about $1 million worth of shares in a venture-backed startup for part of his purchase price. The seller "was an entrepreneur, so he was open to it," DeLeon said.

DeLeon also accepted shares in the company as his commission. "It was viewed as a taxable event by all parties," he said.

A few years later, Google acquired the company, which made a visual search engine. "We made a nice profit so it worked out well for all of us," he said.

"Recently, I know sellers who were offered 50% of the purchase price in a start-up. It was too risky for them, but they considered it."

Feeding frenzy

Art Sharif, an agent with Sotheby's International Realty who works in Silicon Valley, said he frequently encounters buyers offering stock in startups for homes. "The only reason it doesn't happen more often is that sellers are not sophisticated enough to understand how that will work," he said.

"Right now I have people looking to buy a house, they have SpaceX (stock). They want to buy a home now," before Elon Musk's rocket company goes public, he said. Last month, SpaceX filed to go public, but did not set an IPO date or price.

Why not wait until the IPO? Some buyers believe that once SpaceX, OpenAI and Anthropic go public, the price of luxury homes will shoot even higher.

"That's why we have this feeding frenzy, especially in the high-end. They think, if another company goes (public) first, that's going to have a negative impact" on ones that follow, Sharif said.

Employees hoping to cash in right after an IPO might have to wait months. Most companies have "lockup" periods that prevent employees and pre-IPO investors from selling their shares for three or, more commonly, six months after an IPO. SpaceX, however, will let them start selling earlier, at staggered intervals based on time and company performance.

Tax and valuation complications

These IPOs will likely create a windfall for state and local governments. Employees and early investors who sell their stock will pay capital gains tax on their profit. California taxes capital gains at the same rate as ordinary income from a job, at rates up to 13.3%.

If these people then buy homes, the sellers will likely pay capital gains tax on their home-sale profit. Home sales will also be subject to one-time transfer taxes, and the home will be reassessed at market value, likely triggering an increase in property taxes.

Typically, these taxes are based on the cash price paid for a home. If a buyer paid in private-company stock, the valuation gets complicated.

In a real estate deal that calls for payment with stock, the price is set in the contract, but the number of shares needed to satisfy that price is based on the value of the shares on the closing date, not the date of the contract, Ditelberg said.The value of privately held stock could change between the time a contract is struck and the day of the sale, meaning the buyer might have to give up more or fewer shares than expected.

Privately held shares are also notoriously hard to value. Buyers and sellers might use a "409A valuation" to determine the value of a transaction. This is an independent appraisal of the market value of a private company's common stock used to set the legal "strike price" for employee stock options. But there is no guarantee the Internal Revenue Service — or county assessors — will use these values for capital gains and property taxes, respectively.

"The IRS could come back and say you used $50 a share, we think you should use $90 a share," Ditelberg said. Then suddenly, the taxable value paid by the seller, and realized by the seller, is much higher.

Normally when a property changes hands, it is reassessed, for property tax purposes, at the sales price. But in a transaction where the buyer used pre-IPO stock, the assessor's office would determine its fair market value by performing an appraisal "that includes the sales comparison method based on timely cash transactions of comparable properties," Santa Clara County Assessor Neysa Fligor said via email.

Sonoma County Assessor Deva Proto agreed. "We are required to enroll the full market/cash value of the property, regardless of what type of payment was used," she said via email. "We'd be valuing it based primarily on comps to determine the market value."

Email Kathleen Pender at kathpender84@gmail.com

June 8, 2026

Kathleen Pender

Freelance Writer

Current mortgage interest rates in California

Tue, 02 Jun 2026 14:49:00 EST

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
30-Year Fixed Rate	6.54%	6.61%
15-Year Fixed Rate	5.90%	5.99%
30-Year Fixed Rate FHA	6.41%	6.46%
30-Year Fixed Rate VA	6.57%	6.62%
30-Year Fixed Rate Jumbo	6.66%	6.70%
3/1 ARM Rate	5.77%	6.38%
7/1 ARM Rate	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

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.
Step 2: Determine your budget

To find the right mortgage, you'll need a good handle on how much house you can afford.
Step 3: Know your mortgage options

There are a few different types of mortgages.
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.
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

California loan limits by county: Learn the conforming loan limit for your city or town.
Best mortgage lenders in California: Find out Bankrate's top picks.
California housing market overview: Know what to expect as a homebuyer or seller in California.
Cost to buy a house in California: Home prices vary widely across the state. Narrow down your budget here.
Homeowners insurance in California: Compare policies from a variety of providers

Written by:

Jeff Ostrowski

Writer and Housing Market Analyst

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

Tue, 02 Jun 2026 14:37:00 EST

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

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

Average US long-term mortgage rate climbs to 6.53%, highest level in nine months

Thu, 28 May 2026 12:53:00 EST

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 Associated Press | ap@dfmdev.com

PUBLISHED: May 28, 2026 at 9:09 AM PDT | UPDATED: May 28, 2026 at 9:14 AM PDT

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.

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 Associated Press | ap@dfmdev.com

PUBLISHED: May 28, 2026 at 9:09 AM PDT | UPDATED: May 28, 2026 at 9:14 AM PDT

By ALEX VEIGA, AP Business Writer

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

Thu, 28 May 2026 12:43:00 EST

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 | lori.weisberg@sduniontribune.com | The San Diego Union-Tribune

PUBLISHED: May 24, 2026 at 6:00 AM PDT | UPDATED: May 27, 2026 at 9:48 AM PDT

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.

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.

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 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.

Boost Your Home's Value Fast with Smart Presentation and Simple Fixes

Thu, 21 May 2026 13:02:00 EST

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

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.
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.
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.
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.
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.
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.
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

New program allows San Diego residents to adopt trees to help avocado farms

Tue, 19 May 2026 01:34:00 EST

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

Nearly 1 million homeowners impacted by California insurance shake-up

Tue, 19 May 2026 01:26:00 EST

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

Hundreds of new homes test rural Bonsall

Tue, 12 May 2026 01:21:00 EST

Hundreds of new homes test rural Bonsall

by Jordan IngramFebruary 17, 2026

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 IngramFebruary 17, 2026

Consumers increasingly wary of AI's role in homebuying

Tue, 12 May 2026 01:00:00 EST

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

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

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

Tue, 05 May 2026 13:45:00 EST

'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.

Stewart Sutton/Getty Images

By Tessa McLean,California EditorMay 5, 2026

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.

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.

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.

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 EditorMay 5, 2026

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

Mon, 04 May 2026 17:31:00 EST

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)

By Phillip Molnar | phillip.molnar@sduniontribune.com | The San Diego Union-Tribune

PUBLISHED: April 28, 2026 at 11:48 AM PDT | UPDATED: April 28, 2026 at 1:57 PM PDT

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 Phillip Molnar, The San Diego Union-Tribune

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

Tue, 28 Apr 2026 21:20:00 EST

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

Apr 27, 2026

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

Study: San Diego is the fifth-most expensive housing market in the nation

Tue, 28 Apr 2026 21:13:00 EST

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 Phillip Molnar

Boost Your Home's Value Fast with Smart Presentation and Simple Fixes

Tue, 28 Apr 2026 21:06:00 EST

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

Sunshine Properties Real Estate: Fallbrook's Trusted Name in Land, Groves, and Residential Sales

Thu, 23 Apr 2026 14:14:00 EST

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

First-time homebuyer guide

Thu, 23 Apr 2026 13:55:00 EST

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

Fallbrook Avocado Festival

Fri, 17 Apr 2026 14:37:00 EST

Flyer belongs to Fallbrook Chamber of Commerce

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

Fri, 17 Apr 2026 14:21:00 EST

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

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

Thu, 09 Apr 2026 12:27:00 EST

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.

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Article belongs to CAR.org

CAC Trade Campaign Highlights The California Advantage for Retailers

Thu, 09 Apr 2026 12:25:00 EST

CAC Trade Campaign Highlights The California Advantage for Retailers

Apr 7, 2026

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.

Article belongs to California Avocado.

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

Sun, 29 Mar 2026 15:54:00 EST

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

Commission Produces Avocado Lace Bug Video

Sun, 29 Mar 2026 15:51:00 EST

Commission Produces Avocado Lace Bug Video

Mar 4, 2026

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

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

Sun, 29 Mar 2026 15:43:00 EST

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.

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

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.

# # #

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

Vice President of Marketing Terry Splane Retires

Fri, 20 Mar 2026 17:57:00 EST

Vice President of Marketing Terry Splane Retires

Feb 24, 2026

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."

Article belongs to Avocado Commission.org

Key Lending News & Updates:

Fri, 20 Mar 2026 17:55:00 EST

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) +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

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

Fri, 20 Mar 2026 17:53:00 EST

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.

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

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.

# # #

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

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

Wed, 11 Mar 2026 11:19:00 EST

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.

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Commission Produces Avocado Lace Bug Video

Wed, 11 Mar 2026 11:17:00 EST

Commission Produces Avocado Lace Bug Video

Mar 4, 2026

Recording of the Homeownership Matters Gubernatorial Forum 2026 Now Available

Wed, 11 Mar 2026 11:16:00 EST

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

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