What Every Smart Buyer Needs To Know Before Making An Offer
Top Home Improvements That Actually Increase Value
How To Avoid Costly Homebuyer Regrets
1. Look Beyond The First Impression
Many buyers make decisions emotionally within minutes of walking into a property. While this reaction is natural, it can also be misleading. Pay attention to layout efficiency, natural light, storage space, and structural integrity. Cosmetic features can be changed later, but fundamental flaws are expensive to correct.
2. Understand The Full Financial Picture
The purchase price is only one part of ownership. Property taxes, insurance, utilities, maintenance, and unexpected repairs must be factored into your budget. Buyers who fail to account for these costs often feel financial pressure shortly after moving in.
3. Analyze The Neighbourhood Carefully
Location impacts lifestyle and long-term value. Consider proximity to amenities, future development, traffic patterns, and overall desirability. A great home in a weak location will struggle to appreciate compared to an average home in a strong area.
4. Think Long-Term
Ask yourself how the property will serve you over the next five to ten years. Consider family growth, work changes, and lifestyle shifts. Buying with only short-term needs in mind often leads to early resale and unnecessary transaction costs.
Conclusion
A disciplined buying approach ensures that emotion supports your decision instead of controlling it. Buyers who evaluate thoroughly avoid regret and make stronger long-term investments.
What Every Smart Buyer Needs To Know Before Making An Offer
1. Get Fully Pre-Approved
A pre-approval is more than a formality. It confirms your financial capacity and signals seriousness to sellers. Strong financing often makes the difference between winning and losing in competitive situations.
2. Study Market Conditions
Understanding whether you are in a buyer’s or seller’s market is critical. In competitive markets, speed and strong terms matter. In slower markets, negotiation opportunities increase.
3. Review Comparable Sales
Recent comparable sales provide a realistic benchmark for value. This prevents overpaying while still positioning your offer competitively.
4. Structure A Clean Offer
Sellers prefer offers with fewer complications. Clear timelines, reasonable conditions, and strong deposits create confidence that the deal will close.
Conclusion
Preparation transforms the offer process from reactive to strategic. Buyers who prepare thoroughly act faster, negotiate better, and secure stronger outcomes.
Top Home Improvements That Actually Increase Value
1. Focus On First Impressions
Exterior presentation sets expectations. Landscaping, cleanliness, and minor repairs create immediate appeal and increase perceived value.
2. Upgrade Key Interior Spaces
Kitchens and bathrooms consistently influence buyer decisions. Small updates such as modern fixtures, fresh paint, and improved lighting can dramatically improve perception.
3. Improve Energy Efficiency
Energy-efficient homes are increasingly attractive. Upgrades such as insulation, windows, and efficient appliances reduce long-term costs and appeal to modern buyers.
4. Avoid Over-Improvement
Not all upgrades deliver equal returns. Over-renovating for your market can reduce ROI. Focus on improvements that align with neighbourhood standards.
Conclusion
Strategic improvements enhance both perceived and actual value. Sellers who invest wisely see stronger offers and faster sales.
San Diego Housing Market Just Shifted–How Smart Buyers Are Winning Right Now
San Diego home inventory is up. Rates are still hovering. Buyers are getting more strategic. The people winning right now are not just browsing Zillow. They are using strategies most buyers do not even know exist.
Some of the best homes never hit the public sites. That includes off-market opportunities, pre-MLS listings, sellers quietly testing pricing, and homes with possible assumable financing.
Yes, they still exist. Some homeowners are locked into ultra-low rates, and in some cases, those loans may be transferable. This can save a buyer hundreds or even thousands per month.
Most People Get This Wrong
They think they have to sell first and risk not finding a home, or buy first and carry two payments. That is outdated thinking.
What You Can Do Instead
Buy a home contingent on selling yours.
Sell contingent on finding your replacement property.
Become a non-contingent buyer with my Buy Before You Sell Program.
How We Helped Our Client Buy and Sell at the Same Time Without Being Homeless or Having Two Mortgages
Here is what actually works:
Make sure the home you want actually exists first.
Do not chase a one-in-a-million property.
Make your current home desirable: paint, declutter, price it right, and market it correctly.
Create options instead of pressure.
Write offers contingent, sell contingent on finding a replacement property, or use Buy Before You Sell.
George Lorimer, ProWest Properties
DRE# 01146839 | 2234 Third Avenue, San Diego, CA 92101
Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply.
San Diego Housing Market Update: Homes Selling Fast, Buyers Gaining Power
San Diego Housing Market Update: Homes Selling Fast, Buyers Gaining Power
George Lorimer at 619-846-1244
Your Home Sold Guaranteed or I’ll Buy It!* *conditions apply
Easier to Search Homes Targeted to Your Neighborhood
See Search Links Below
We separated the search by area, price, schools, and condo or home type.
Some neighborhoods are as hot as Palm Springs, and others are as cold as La Jolla Cove during May grey. Some observations.
Houses are generally hotter than condos. Newer condos with reasonable HOA fees in coastal and good school districts are outperforming older condos with high hoa fees.
Rural homes in far north and far east counties are taking longer to sell than metro, coastal, or good school district homes.
Tech layoffs are affecting companies because worker visas for companies like Qualcomm are less prevalent, and many good buyers in the past are renting or leaving town.
Homes are still selling fast. Most are going pending in about 2–3 weeks if priced right, and many are still selling close to full price.
I would love to help with your real estate transaction. If you are not ready yet and just getting info, call or text me for free advice. I love real estate and have been doing it for 25+ years. I can help you with it. I'm here. George 619-846-1244.
Homes are still selling fast. Most are going pending in about 2 to 3 weeks if priced right, and many are still selling close to full price.
For Sellers
You still have leverage right now, but more listings are hitting the market. The longer you wait, the more competition you face.
For Buyers
You finally have options again. Less bidding wars, more negotiating power, and better terms.
What Do I Do to Help Your Home Sell for the Highest Price?
Targeted marketing, maximum exposure, professional positioning, strong photos, online distribution, buyer follow-up, and a strategy designed to create demand instead of just putting your home online and hoping.
GeorgeLorimer.com
Call/Text George: 619-846-1244
ProWest Properties - DRE# 01146839 *Conditions apply. If your home is currently listed for sale, please disregard.
The #1 Mistake That Costs San Diego Home Sellers Thousands (Before Buyers Even Visit)
The #1 Photo Mistake That Costs San Diego Sellers Money
More homes are hitting the market, buyers are still active, and prices are holding better than expected. Here’s what it means if you’re thinking about buying or selling right now.
(Community pool, parks, trails, tennis courts, disc golf, and more)
Qualifies for my Trade-In Program. If you have a house or condo to sell to move into this home, we will give you a market-value cash offer for your home!* Call/text George at 619-846-1244.
See how to increase the buyer pool when you sell your home with my TRADE-IN PROGRAM.
Paloma Del Sol Home
Desirable and hard-to-find single-story home on a corner lot in the highly sought-after Paloma Del Sol community of Temecula. Recently landscaped and hardscaped, this home features a huge, covered patio and paver upgrades, creating an ideal indoor-outdoor living space in a quiet, well-maintained setting.
This is a rare opportunity to own a move-in-ready single-story home with extensive upgrades already completed in one of Temecula’s most desirable communities.
The floor plan offers a functional, open layout with a spacious living room and dining area, an open kitchen that flows seamlessly into the family room, and a new sliding glass door to the backyard. Interior improvements include new Milgard Trinsic V300 windows and slider with screens, fresh interior paint (including garage), new window coverings, updated switch plates, HVAC vent covers, and a reverse osmosis system. The home also features a combination of ceramic tile and laminate flooring for durability and easy maintenance.
The backyard has been extensively upgraded and is a major standout feature. Enjoy a permitted 32’ x 15’ patio cover with lighting and ceiling fans, new patio pavers, and a sidewalk with proper drainage to the street. The yard includes 167 linear feet of permitted retaining walls, a new lawn with sprinklers, and all new landscaping with drip irrigation (8 stations), mulch, and new plants. Additional enhancements include wired and solar landscape lighting, freshly stained fencing, a new gate, motion sensor lighting, a Ring doorbell, and a dedicated BBQ area—perfect for entertaining.
Exterior upgrades also include freshly painted trim, railing, and front door; color-matched rain gutters connected to subsurface drainage; new exterior outlets for patio use; and new hose bibs with a water pressure regulator. Located in Paloma Del Sol, residents enjoy access to multiple community pools, parks, playgrounds, walking trails, tennis courts, and even disc golf, all with low HOA dues and close proximity to top-rated Temecula schools, shopping, dining, and commuter routes.
San Diego Sellers: Why Listing in May Could Net You More
The San Diego market is still active, but more homes are coming on the market, buyers have more choices, and sellers may face more competition as we move deeper into summer.
Here is the key point many homeowners miss: the best time to close is not the same as the best time to list.
Most homes take about 30 days to find a buyer and about 30 days to close escrow. That means if you want to sell during peak buyer season, you often need to put your home on the market in April or May, not wait until later summer.
What the Market Is Saying Right Now
San Diego inventory has been rising while buyer demand has flattened. Homes are still selling, but the market is becoming more competitive for sellers each week.
More listings are coming on the market
Buyer demand is no longer accelerating
Market time has increased to around 80 days
Detached homes are moving faster than condos and townhomes
Want to know how your home fits into today’s market? Call or text George at 619-846-1244.
Why Listing Earlier Can Make Sense
If more homes hit the market in late spring and summer, that means more choices for buyers and more competition for sellers.
Listing in April or May may position you to accept an offer in May or June and close in June or July, before the market gets even more crowded.
Timing matters. Call or text George at 619-846-1244 for a custom timing plan.
3 Good Reasons to Sell Now
1. Beat rising competition. Inventory usually builds into summer, so listing earlier can help your home stand out.
2. Serious buyers are still active. Well-priced homes in good condition can still attract strong attention and strong offers.
3. Take advantage of your equity. Many San Diego owners have built substantial equity and can use it to move, downsize, invest, or reduce monthly expense.
Get your value and net sheet. Call or text George at 619-846-1244.
Why Some Owners Decide It Is Time
For many homeowners, this is not just a market decision. It is a life decision.
The home no longer fits their current lifestyle
They want to downsize or avoid stairs
They are dealing with divorce or a major life change
They want to move closer to family
They are tired of California costs, traffic, or upkeep
They want to free up equity and invest it elsewhere
Thinking about a move? Let’s talk through your best options at 619-846-1244.
What Happens If You Wait Too Long?
Waiting does not always mean a better result. As more homes hit the market, buyers can become pickier, homes can take longer to sell, and sellers may need to negotiate more aggressively.
The market is still solid, but the edge can shift away from sellers when inventory builds faster than demand.
Before you wait, get the facts. Call or text George at 619-846-1244.
Simple Timing Strategy
List in April-May Find a buyer in May-June Close in June-July
That is often the best way to sell into strong demand before seller competition rises further.
If you want to know your likely selling price, your net proceeds, a cash offer option, or whether now is the right time to move, I would be happy to help.
Every week I speak with people across San Diego County who are trying to figure out their next move. Some want to move but do not want to sell first. Some need to buy fast. Some are tired of dealing with rentals. Others want to know whether a cash offer or a traditional sale will put more money in their pocket.
No two situations are exactly alike. That is why strategy matters. Here are a few real examples of how the right plan changed the outcome.
After 20+ Years in Their Home, They Wanted to Move But Needed a Home First
One retired homeowner had lived in their home for over 20 years and wanted to move, but did not want to sell first and then scramble to find the next home.
We helped them buy their next home first through our Buy Before You Sell Program, giving them more control, less pressure, and a smoother move overall.
Thinking of moving but worried about selling first? Call or text George at 619-846-1244.
A Young Couple Needed to Move Out Fast
A young couple wanted to move out of their parents’ home before the end of the month.
We found the right home in just 7 days, wrote 2 offers, got 1 accepted, and closed escrow in only 10 days with a 5.95% fixed-rate mortgage.
Need to buy quickly and smartly? Call or text George at 619-846-1244.
Tired of Managing Multiple Rental Condos
Another client owned several rental condos and was sick of the management, repairs, and ongoing maintenance.
We helped consolidate five condos into one larger building with better cash flow and less hassle using a reverse 1031 tax deferred exchange.
Own rental property and wondering if there is a smarter move? Call or text George at 619-846-1244.
One Seller Considered an Investor Offer Instead
One rental property owner was considering selling a condo directly to an investor.
Instead, we coordinated the painting, carpet, preparation, and sale strategy. Even after commission, we helped put $74,000 more in their pocket than the investor option.
Thinking about a cash offer? Compare all options first. Call or text George at 619-846-1244.
Are All Agents the Same?
Not really. Many agents use the same MLS, but knowledge, negotiation skill, experience, resources, and client results can vary dramatically.
It is like golf. I can use Rory McIlroy’s clubs, but I will not get his results. The tools may be similar. The outcome often is not.
Neutral finishes and clean lines feel newer and more valuable.
Avoid Overdesign
Too many tile styles or features can actually reduce perceived value.
Buyers want clean and move-in ready — not complicated.
4. Details: Where You Gain or Lose Money
Buyers notice the small things immediately.
Hardware & Fixtures
Matching finishes create a polished, high-end feel.
Execution
Clean installation and alignment make a huge difference in perception.
The last 5% of details often determines the final price.
Want to Maximize Your Home’s Value?
I’ll help you decide what to fix, manage the process, and position your home to sell for more.
No upfront cost. Pay at closing.
George Lorimer • ProWest Properties • DRE# 01146839
Your Home Sold Guaranteed, or I’ll Buy It!* (*Conditions apply)
Why You Dont See All the Available Homes in San Diego Anymore
George Lorimer at 619-846-1244
Your Home Sold Guaranteed or I’ll Buy It!* ProWest Properties, DRE# 01146839, *Conditions apply
You’re Not Seeing All the Homes in San Diego
Need to sell first? Ask about our 29 Day Market Value Cash Offer.
More listings are being kept exclusive, sold quietly, or shown only on certain platforms. If you are relying on Zillow or Redfin alone, you may be missing homes, better deals, assumable loans, and off-market opportunities.
It is getting harder for buyers to see the full picture of what is really available in San Diego. Some homes are being marketed as private exclusives. Some are being kept off the big portals. Others are sold through quiet networks before the public ever gets a fair shot at them.
That is a problem if you are trying to buy the right home for the best terms. You need to know about listed homes, off-market homes, assumable loan opportunities, distress sales, price reductions, and sellers willing to negotiate credits or rate buydowns.
What This Means for Buyers
If you want an edge today, you cannot depend on one website. The buyers getting the best deals are the ones seeing more inventory, acting quickly, and finding homes other people overlook.
Sellers are being told that private launches and exclusive exposure create buzz. In a few rare cases, that may make sense for a highly unique luxury property.
But for most sellers, less exposure means fewer buyers seeing your home. Fewer buyers usually means less competition. And the longer a home sits on the market, the more buyers expect a discount.
For most homes, the winning formula is simple:
Better presentation. Better pricing. Maximum exposure. Stronger negotiation.
If you are planning to buy or sell in the next few months, strategy matters. I will help you sort through what is really available, find the right opportunities, and put together a plan that gets results.
With 25+ years of experience and over 1,000 San Diego homes sold, I know how to help buyers and sellers move without wasting time.
Want help now?
Call or text George at 619-846-1244 to talk about buying, selling, off-market homes, or getting a market value cash offer.
Many landlords focus only on the rent they collect every month. That is not enough. You also need to look at how much equity is tied up in the property and whether that money could be working more productively elsewhere.
Example
Let’s say your rental property is worth $800,000 and you owe $350,000.
That means you have about $450,000 in equity.
Now let’s say the property rents for $2,500 per month, and your monthly costs look something like this:
Mortgage
$1,800
Property taxes
$500
Insurance
$200
Total monthly cost
$2,500
In this example, you are basically breaking even each month.
That break-even number is misleading
It sounds safe, but most owners leave out the real-world costs:
Vacancies
Repairs
Deferred maintenance
HOA increases
Tenant turnover
Leasing costs
Major fix-up costs before the next rental or sale
And sometimes the property itself is no longer ideal. Maybe the area has changed. Maybe the tenant profile is weaker. Maybe the HOA keeps going up. Maybe too much of your equity is trapped in a property that is no longer performing well.
What else could that equity do?
If you took $450,000 in equity and earned a 7% annual return, it could grow to about $631,148 in 5 years.
That is roughly $181,148 in growth.
Or looked at another way, a simple 7% annual return on $450,000 is about $31,500 per year before taxes and fees.
That does not automatically mean you should sell.
It does mean you should stop thinking, “Well, the tenant covers the payment, so I’m fine.”
A smarter way to look at your rental
You want to evaluate:
Monthly cash flow
Total return on equity
Property condition
Location and tenant quality
Future maintenance exposure
HOA burden
Whether there is a better rental property for your goals
Sometimes the best move is to keep the property.
Sometimes the better move is to sell it and reposition your equity into a stronger investment.
Options worth exploring
If your current rental is not performing the way it should, you may want to explore:
Selling and buying a more suitable rental in San Diego
Moving equity into a higher-performing property outside California
A 1031 tax-deferred exchange
A partial exchange
A reverse exchange so you can buy first and preserve your full equity position
Is your rental still doing its job?
Don’t keep a property just because you have owned it a long time. Make sure it is still helping you build wealth the way it should.
If you want to discuss whether you should keep it, sell it, or exchange into something better, call or text me.
George Lorimer • ProWest Properties • DRE# 01146839
619-846-1244
Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply. This is for general information only and is not tax, legal, or investment advice. Please consult your tax advisor, CPA, attorney, and financial advisor regarding your specific situation.
How Smart Buyers Are Getting Better Deals in San Diego Right Now
One of the biggest mistakes San Diego sellers make is assuming that pricing a home higher will somehow leave more room to negotiate. It usually does the opposite.
The market rewards homes that are priced correctly from day one. Homes that start too high often sit, get ignored, need price cuts, and end up selling for less anyway.
Quick Video Update
Price It Right and Keep More Money
Based on the pricing model in the attached graphic, three very different outcomes can happen depending on how a home is priced from the start.
What the Numbers Show
In the attached example:
Recommended Price: $1,375,000
Sells at 100% of the original list price = $1,375,000
Median market time: 11 days
Zillow / Slight Overprice: $1,399,900
Sells at 96.3% of the original list price = $1,348,104
Median market time: 56 days
That is $26,896 less than pricing at $1,375,000 correctly from the start.
Aspirational Overpricing: $1,450,000
Sells at 90.3% of the original list price = $1,309,350
Median market time: 89 days
That is $65,650 less than pricing at $1,375,000 correctly from the start.
Why This Happens
Buyers today are not dumb. They are watching new listings, price reductions, days on market, seller credits, and comparable sales. When a home hits the market overpriced, buyers either skip it or wait. Once the home sits, it starts to feel stale. Then the price cuts begin. Then buyers come in even lower.
That is why higher pricing often leads to a lower net. Not because the house is bad, but because the strategy is bad.
The Brutal Truth
Pricing higher does not guarantee a higher sale. In many cases, it does the exact opposite. The seller waits longer, gives buyers more leverage, and ends up with less money.
A Smarter Way to Sell
Before you list, get real numbers based on what buyers are actually paying right now in your area. That includes:
What your home is likely to sell for if priced correctly
How long it may take
What happens if you test the market too high
How a cash offer compares to listing on the open market
Get the Numbers Before You Decide
Want to know your likely sale price, timing, and how much overpricing could cost you? Start with your updated home value or search what is on the market now.
The wrong list price can cost you far more than most sellers realize. In this market, the first price is not just a number. It is a strategy. And it can make or break your final net.
Cash Offer or Sell for More? What San Diego Sellers Need to Know First
George Lorimer • 619-846-1244
Your Home Sold Guaranteed, or I’ll Buy It!*
A lot of San Diego renters are trying to be smart. They are not ignoring the market. They are trying to time it.
They want lower rates, a better payment, and less competition. That makes sense.
But waiting has a cost too. Rent keeps going out every month. The homes you like may not get cheaper. And when rates improve, more buyers usually jump back in, which can increase competition fast.
You start building equity instead of making 100% rent payments every month
You may benefit from appreciation if home values rise over time
You may have tax advantages as a homeowner depending on your situation
You can improve your payment strategy later if rates drop and refinancing makes sense
That does not mean every renter should buy today. It means you should compare the real numbers before deciding to keep waiting.
Renting Feels Safer. But Is It Really Cheaper?
Renting can absolutely be the right short-term move. It gives flexibility. It can buy you time to improve credit, save more money, or get clearer on what you want.
But too many people rent for 6 months, then a year, then several more years, and never really make a move. At that point, renting stops being a strategy and becomes a delay.
6 months — you are still actively preparing
1 year — easy to wait for “better conditions”
3–5 years — you may have paid a lot in rent and missed years of possible equity growth
What About the Tax Benefits of Owning?
For some buyers, homeownership can come with tax advantages that renters do not get. Depending on how you file, whether you itemize, and the specific loan and property, mortgage interest, points paid in some situations, and certain property taxes may help reduce taxable income.
Not every buyer benefits the same way. But ignoring that piece can make renting look better than it really is. Your payment is only part of the math. Your after-tax cost may be lower than you think.
How Appreciation Can Change the Whole Picture
When you rent, that monthly payment is gone. When you own, part of your payment may go toward principal, and over time your home may also appreciate.
No one can guarantee future appreciation. But if you plan to stay in San Diego for several years, waiting too long can mean missing out on years of equity growth while continuing to pay rent.
A common mistake:
Waiting for the perfect rate, perfect price, and perfect house at the same time. That combo usually does not show up. What does show up are windows where buyers can negotiate better terms than they expect.
How a Loan Buydown Can Make a Home More Affordable
This is one of the biggest things buyers miss right now.
A seller may be willing to pay closing costs or contribute toward a rate buydown. That can lower your payment and help make a home affordable now instead of waiting and hoping rates drop later.
In plain English, the right house with the right seller concessions can cost less per month than a buyer expects when they are only looking at the sticker price and current headline interest rates.
So the question is not only: “Can I afford the current rate?”
It is also: “Can I negotiate seller credits or a buydown that gets the payment where I need it?”
What If You Can’t Buy Exactly What You Want Today?
This is another place people get stuck.
Sometimes the right move is not buying your dream home first. Sometimes it is buying something solid in the right area, at the right payment, and getting started.
That first step can still build equity, create options, and put you in a stronger position later. Starting where you can is often better than waiting too long for what you want.
I Can Prepare a Rent vs. Buy Scenario for You
If you want clarity, I can prepare a simple side-by-side scenario based on your budget, time frame, and goals.
Estimated monthly ownership cost
Possible payment with a seller-paid or lender-assisted buydown
General homeowner tax advantages to review with your CPA
What continuing to rent may cost over the next 1–5 years
What neighborhoods and price ranges fit your situation right now
The goal is not to pressure you. The goal is to help you make a smart decision based on real numbers instead of guesswork.
Thinking about buying in the next 30–60 days?
Text or call me and I’ll help you narrow down the best homes, identify where seller credits may lower your payment, and prepare a rent vs. buy comparison for your situation.
Tax benefits, loan options, buydowns, and affordability depend on the buyer, property, loan program, and tax situation. Please verify details with your lender and tax professional.
Want to Talk Through Your Options?
George — 619-846-1244
Over 1,000 San Diego Homes Just Hit the Market — Here’s Where the Deals Are
Call or text George Lorimer at 619-846-1244 to see some homes.
Your Home Sold Guaranteed or I’ll Buy It!*
Over 1,000+ homes just hit the market across San Diego — and that’s shifting things fast. More inventory means more options… But here’s what most people aren’t seeing yet:
Interest rate buydowns (into the 5%–5.5% range)
Seller-paid closing costs
Price reductions on homes sitting
Some homes are still selling fast… Others are sitting — and negotiable. That’s where the opportunity is right now.
Stuck on buying before selling?
We can help you buy first, move once, then sell after with our Trade-In Program.
War creates uncertainty. It is normal to feel anxious, and for many people, the instinct is to pause and wait.
If that is how you are feeling, you are not alone.
Here’s Something Worth Considering
I recently reviewed historical data on how real estate performed during past conflicts, and the results were not what many people would expect. In the uploaded chart and table, several past conflict periods showed home prices remaining stable or rising over time. :contentReference[oaicite:0]{index=0}
That does not guarantee today will play out the same way.
But it does highlight something important:
Waiting is not always the safest move.
What Often Happens During Uncertain Times
When uncertainty rises, many people step back. That can create opportunities for buyers and sellers who stay informed and act strategically.
Less competition from other buyers and sellers
More negotiating power
Better pricing flexibility, credits, or terms
Access to homes and options others may be overlooking
In plain English: the best opportunities often show up when others hesitate.
What This Means for You
You do not need to rush.
But before deciding to wait, it is smart to understand:
• What your home would realistically sell for in today’s market
• What homes are actually available, including off-market opportunities
• Whether acting now or later puts you in a stronger position
Get the Facts First
If you want clarity on your next move, call or text me at 619-846-1244.
I will give you a clear breakdown of your options so you can make the right decision without guesswork.
George Lorimer • 619-846-1244 • ProWest Properties • DRE# 01146839
Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply
San Diego Market Just Shifted: Search Homes, Get Your Value, and See Hard-to-Find Deals
George Lorimer • 619-846-1244
Your Home Sold Guaranteed or I’ll Buy It!* ProWest Properties, DRE# 01146839, *Conditions apply
San Diego Market Just Shifted
Rates Up. Inventory Rising. Opportunity Now.
More homes are coming on the market, buyer demand is up, and spring activity is building. That gives buyers more choices right now and gives sellers a chance to sell before more competition shows up.
Start Here: Best Options for Buyers and Sellers
Thinking about buying, selling, or just exploring your options? Use these links first. These are the fastest ways to see what is happening in today’s market and make a smart move.
Search Homes
Browse San Diego County homes in popular price ranges and areas. Fast, simple, and no guesswork.
A lot of people are waiting for the “perfect” time. That usually backfires.
Buyers may get more competition if rates dip and more people jump in. Sellers may face more competition as more listings hit the market over the next few months.
Right now is one of those in-between windows where buyers still have choices and sellers still have leverage. That overlap does not usually last long.
Mortgage Rates
6.29%
Up from 5.99% just weeks ago
Inventory
4,667
Up 24% so far this year
Buyer Demand
1,970
Pending sales, up 7% from last year
Closed Sales
1,688
February resales, 100% sale-to-list ratio
Built-In Market Graphic Snapshot
The market is moving in two directions at once: more homes are hitting the market, but buyer demand is also stronger than last year. That is why acting early still matters.
Inventory Growth in 2026
Up 24% year-to-date
Buyer Demand vs. Last Year
Demand is higher than last year
Expected Market Time
71 days countywide at current pace
If You Are Buying
You have more choices now than earlier this year, but financing costs already moved up. Waiting could mean a higher monthly payment or more buyer competition later.
Buyer demand is stronger than last year, and homes are still selling at about full asking price overall. But more listings are coming, so pricing correctly matters more than ever.
Click the links above to search by neighborhood or price range in just a few seconds.
If you have a home to sell before you buy, don’t guess at your next move.
What’s happening right now:
1,009 homes have hit the market since March 1
559 homes are priced under $1M
Some neighborhoods are still appreciating
Others are flat, and a few property types and areas have softened a bit
That’s why pricing and timing matter. Get the scoop on your home’s value before you make a move.
Need to Sell Before You Buy?
I can help you compare what your current home is likely worth, what’s for sale right now, and the smartest way to make your move without getting stuck.
If your home is not selling, most of the time it comes down to one of these three issues. The good news is they can all be fixed.
1. Condition of the Home
Problem: Buyers compare homes quickly. If yours looks cluttered, dated, or needs work compared to competing homes, they move on.
Solution: Spruce it up. I have a team that can help with cleaning, repairs, paint, staging, and cosmetic improvements with no upfront cost — pay at closing.
2. Marketing of the Home
Problem: The home is not being marketed well enough to the right buyers, and the photos or presentation are not creating demand.
Solution: Create stronger marketing collateral and get it everywhere buyers are looking: online, showings, open houses, social media, email, and in-person exposure. Better presentation creates more traffic, more buzz, and more buyer demand.
3. Price of the Home
Problem: Buyers do not see enough value at the current price. They can find more desirable homes or better values in your neighborhood or nearby communities.
Solution: Look at your home objectively from the buyer’s perspective. Compare it to active homes in the neighborhood and nearby areas, including homes priced lower and higher. Then relaunch with condition, marketing, and price aligned with buyer expectations.
Get a Free Customized Home Sale Report
My 1,000+ San Diego home sales have taught me the real reasons homes do not sell. I can help you identify what is holding your home back and what to do next.
Call or Text George Lorimer at 619-846-1244
Buyers: How Do You Know if a Home Is Priced Right?
Most buyers look at Zillow, Redfin, Realtor.com estimates, comps, and days on market. That helps, but here’s what many people miss:
Compare the home to other active homes currently for sale.
If a home is the nicest, most updated, largest, or best value for the price, buyers usually move fast. But if it has older upgrades, a busy street, a smaller lot, traffic, or a less desirable location, and it’s priced near the top of the market, it may be overpriced.
I can help you figure out if a home is overpriced, priced right, or a strong value before you buy.
Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply. ProWest Properties, DRE# 01146839
San Diego County Housing Update • March 2026
What About the San Diego Homes You Won’t Find Online?
There are about 4,406 active listings in San Diego County right now. But that is only part of the story. There are also owners who would sell if the right buyer came along — and many of those homes never make it to Zillow or Redfin.
Active listings in San Diego County. Up about 3% year over year and the highest end-of-February level since 2020.
Demand
1,919
Pending sales snapshot. Up about 5% in the last couple of weeks and slightly higher than last year.
Rates / Buying Power
~6% vs ~7% last year
The same roughly $5,000 monthly payment buys about $100,000+ more home than it did a year ago.
Market Pace
~69 Days
Expected Market Time, with average days on market around 21 days. Good homes still move fast. Overpriced homes sit.
Entry-level inventory is improving
Homes below $500,000 are up about 25% year over year, and homes from $500,000 to $750,000 are up about 11% year over year.
Sellers still have equity
About 99.5% of closed sales were sellers with equity. Distressed inventory is still very low.
The Hidden Inventory Story
As many of you may or may not know, I have been selling real estate in San Diego since the 1990s.
When I started, buyers did not go online to search for homes. They responded to ads, called an agent, and we showed them what was available.
Fast forward to today, and it feels like every home is one click away on Zillow, Redfin, or Realtor.com.
But that is not the full picture.
A lot of buyers assume the entire market is online. The truth is, only part of the market is packaged neatly for the public. There are still homes that come from builders, for sale by owners, expired and cancelled listings, probate sales, divorce situations, pre-foreclosures, cash investor inventory, and homeowners who would sell if approached the right way.
That means if you only look at public sites, you may be missing homes in the exact neighborhoods you want.
Why buyers like this approach
More choices
You are not limited to what the public sees. You may find homes that fit better and hit the market later — or never hit it at all.
Less competition
When a home is not widely exposed online, you often have fewer competing buyers trying to bid against you.
Bottom line: part of the value I bring is my network, my marketing, and my ability to help uncover houses and condos that other buyers do not know about.
How I help uncover off-market and hard-to-find homes
It starts simple.
You tell me the neighborhoods you like and your price range.
Then I use targeted marketing, direct outreach, local relationships, and my buyer/seller network to look for opportunities in those areas.
I pay for the marketing. You are never obligated to buy a home.
Want more options than the average buyer sees?
Just text me your neighborhood.
Examples: Mira Mesa, Poway, Rancho Peñasquitos, Chula Vista, La Mesa, Scripps Ranch
Inventory is up, buying power has improved versus last year, and there are more ways to negotiate. Start with what is available now, then let me help you look beyond the public listings.
Most sellers still have substantial equity. Before doing anything, find out your likely market value, your net proceeds, and whether a direct cash offer or buy-before-you-sell option makes sense.
And if you want homes that are harder to find, call or text me and tell me what neighborhood you want.
George Lorimer — 619-846-1244
George Lorimer
Call/Text: 619-846-1244
ProWest Properties, DRE# 01146839 Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply
Market stats referenced from the San Diego County Housing Report dated March 3, 2026 by Steven Thomas, Reports On Housing.
San Diego Housing: Buyers Gain $100,000 in Buying Power as Inventory Rises
San Diego Housing Shift (March 2026)
George Lorimer at 619-846-1244 Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply, ProWest Proeprties, DRE# 01146839
Buyers finally have more leverage — and sellers still have serious equity.
San Diego County buying conditions improved: mortgage rates are lower vs last year, and inventory is higher. If you’re thinking about buying or selling in 2026, here are the fastest steps to see what’s possible.
Want the fastest answer? Text me your neighborhood + budget and I’ll send active options (and off-market opportunities when available): Text 619-846-1244
The 60-second market snapshot (from the latest report)
Inventory
4,406
Active listings in San Diego County (up ~3% vs last year). Highest end-Feb level since 2020.
Rates / Buying power
~6% rates (vs ~7% last year)
Same ~$5,000 payment now buys about $100,000+ more home than last year.
Demand
1,919
Pending sales snapshot (up ~5% in the last couple of weeks; slightly higher YoY).
Market pace
~69 days
Expected Market Time (faster than last year’s strongest reading ~71). Days on market 21 days.
Entry-level supply is improving (good news for first-time buyers)
Homes below $500k are up ~25% YoY and $500k–$750k is up ~11% YoY.
Sellers: most homeowners have equity (and it matters)
99.5% of closed sales were sellers with equity. Distressed listings remain very low.
If you’re a buyer: here’s your advantage right now
You’re not “late.” You’re early to the shift. With more listings and lower rates, buyers are seeing:
More choices (inventory is up)
More negotiation (price cuts and longer market times create leverage)
Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply
San Diego Market Shift: How to Win Before April Gets Crowded
March is a strategy month. More inventory is showing up, more sellers are negotiating, and the best opportunities go to buyers and sellers who move early.
More inventory in several price bands (more options = more leverage)
More price cuts after 14–21 days (timing matters)
Seller credits are back in many negotiations
Some ZIP codes are moving fast — others are slowing (the market is splitting)
Buying in 2026? Here’s the edge most buyers miss.
Zillow and Redfin don’t tell you what matters most in a shifting market: where leverage actually exists and which opportunities aren’t searchable.
Assumable Mortgage Hotlist (2–4% loans)
Assumable loans are real, but they’re not easy to find or structure correctly. I maintain a weekly “hotlist” and can tell you which ones are actually viable.
Selling this spring? Don’t wait for the April competition.
The #1 mistake sellers make in a strategy market is pricing off last season’s headlines. What matters now is your ZIP-level speed of sale, your price band, and the plan B if the market pushes back.
Instant Home Value + Cash Offer Options
Get an instant value estimate, then I’ll show you real options: open market vs. multiple cash offers vs. guaranteed strategies (where appropriate).
Your home might be fine. But is it where you want to be for the next 5–10 years?
Too small?
Too far from work?
Schools not ideal?
No yard? (Or too much yard?)
Loud street?
HOA headaches?
Renting and tired of paying someone else’s mortgage?
Many San Diego homeowners and renters feel stuck right now.
The key: your “ideal home” needs a real budget.
In a quick 5-minute call, I’ll help you translate your ideal home into a realistic buying budget using:
Your equity / down payment
Seller-paid loan buydowns (when available)
Your desired monthly payment
Call or text me: 619-846-1244 No hassle. No obligation. Just clarity.
Let’s address the big objections directly.
“But I have a 3% mortgage.”
That’s great. But a low rate shouldn’t handcuff you to a home that no longer fits your life. You can’t live in an interest rate. You live in the house.
“But a new home means a higher payment.”
Possibly. But here’s what most people miss:
You likely have substantial equity.
That equity can lower your new loan amount.
We can negotiate seller-paid rate buydowns.
There are creative financing options most buyers don’t even know about.
You may qualify for programs that reduce upfront costs.
Often the upgrade in lifestyle outweighs the payment difference. The real question is: what is staying costing you?
“I don’t want the hassle of selling and buying at the same time.”
You don’t have to.
We offer a Buy Before You Sell strategy:
You buy your next home first.
Move in and get settled.
Then sell your current home.
No double moves. No living in limbo. No rushed decisions.
“I’m renting. It’s just easier.”
It’s easier in the short term. But rents keep rising, you’re building zero equity, you’re exposed to landlord decisions, and you’re not locking in long-term housing costs.
Owning isn’t for everyone — but many renters in San Diego are closer than they think.
What this is really about
This isn’t about pushing you to move. It’s about clarity.
If your current home truly fits your long-term life — great. If it doesn’t, we’ll explore your options quietly and strategically — no pressure.
If it doesn’t make sense, I’ll tell you straight. But don’t stay stuck just because “it feels easier.” Sometimes the smartest move is simply running the numbers.
Talk soon, George Lorimer
Call/Text: 619-846-1244 GeorgeLorimer.com
P.S. If your home no longer fits your life — space, location, lifestyle — don’t let an old interest rate decide for you. Let’s look at the real options first.
San Diego Market Shift: Hot vs Cold Neighborhoods + Your ZIP Code Report
San Diego Market Is Splitting in 2026: How to Spot Hot vs Cold Neighborhoods (Before Everyone Else)
San Diego isn’t moving as one big market anymore. In 2026, some neighborhoods are heating up quietly while others are cooling off. Same city. Same week. Totally different leverage.
Get Your FREE Customized Neighborhood Report
Want a ZIP-level breakdown like the 92129 example below? Text your ZIP code to George at 619-846-1244. I’ll send you a clear snapshot of pricing, demand, speed of market, and where leverage is shifting.
Most people only watch prices. That’s like checking the scoreboard without watching the game. If you want to get ahead of trend changes (and likely appreciation pressure), watch these instead:
1) Active vs Pending: If pending homes rise faster than actives, demand is strengthening. If actives pile up, buyers gain leverage.
2) Days on Market (DOM): Under ~30 days tends to mean strong demand. After ~30 days, negotiation pressure usually increases.
3) “Failed to Sell” rate: Expired/withdrawn/cancelled listings show where pricing and positioning are getting punished (and where opportunities appear).
Want the hottest vs coldest neighborhoods plus a quick home search by area and price range (no login)?
Free, Customized report for your zip code. Call or text George at 619-846-1244.
Here’s the kind of ZIP-level clarity most people never see in one place:
Market Outcomes (90 days)
93 homes came to market
33 sold
14 in escrow
27 active
19 failed (expired/withdrawn/cancelled)
20.43% failed-to-sell rate
Speed + Supply
Pending vs Active: 14 ÷ 27 = 52%
Sales pace: 33 sold / 90 days ˜ 11 per month
Months of inventory at sales pace: 2.45 months
Monthly absorption vs active: ~41%
Sold Performance (Detached)
Median sold price: $1,301,000
Median days on market: 19 days
Median list-to-sale ratio: 99.27%
The “30-Day Rule”: Price Erosion Starts After a Home Sits
In 92129 detached homes, the data shows a clear pattern: the longer a home takes to sell, the less of the original asking price it typically keeps.
Sold in 0–30 days: median 100% of original list price
Sold in 31–60 days: median 96.98% of original list price
Sold in 90+ days: median 96.02% of original list price
Translation: pricing and positioning early matters. The market “votes” fast. If it doesn’t get traction, buyers usually demand a discount.
“Hot” neighborhoods usually show up as: low months of inventory, rising pending activity, shorter DOM, and fewer failed listings. “Deal” zones appear where inventory builds, DOM stretches, and sellers start offering credits or price cuts.
Property type matters too. In many areas, detached homes hold pricing power better, while some condos/townhomes can offer more negotiation room (credits, rate buydowns, price reductions). The best move is to compare the property types inside your exact neighborhood — not the county average.
Quick 60-Second Video
Prefer a quick visual breakdown? Watch this short video and then text me your ZIP for a free neighborhood report.
Want a FREE report like this for your neighborhood?
I’ll run your ZIP and send you a clear snapshot: pricing, demand, speed, inventory, and which micro-areas are heating up or cooling off.
Click on the links above to search by price range or neighborhood.
You might feel like you’re not ready yet. Almost everyone says that.
What changed:
More homes are coming on the market every week
61% sold under asking or after a reduction last month
Loan options: under 6% fixed and ~5.25% ARM* (must qualify)
If you’re even thinking about moving this year, start with a quick browse. Pick an area, save 2–3 favorites, then text me the addresses — I’ll schedule the showings.
First-Time Buyer Program (Coming Next Month)
Some buyers may qualify for up to $50,000 in down payment assistance. Want the details and how to qualify? Text or call me.
The market is picking up right as we head into Spring. Buyers and sellers who move early tend to get the best options. Waiting usually means more competition—either from other buyers or other sellers.
If you’ve been waiting for the “right time,” here’s what matters: the market doesn’t announce the best window in advance. It shows up in the data—and the data just improved.
What just changed in San Diego
Buyer demand jumped fast heading into Spring (more buyers raising their hand).
Homes are moving faster than they were a couple of weeks ago (market pace improved).
Rates are lower than last year, which boosts buyer confidence and purchasing power.
Distressed inventory remains tiny, so don’t expect a wave of “cheap” inventory to suddenly appear.
Translation: the market is getting more active as we approach Spring. That’s usually when waiting gets more expensive—either in competition, concessions, or missed opportunities.
If you’re buying: move before the crowd
When demand rises, your biggest enemy isn’t price—it’s competition. More buyers means fewer “easy” wins and more homes that sell before you can even think about them.
Want an edge?
Get your search dialed in now, watch new listings daily, and ask me about off-market and unlisted opportunities where you may avoid bidding wars.
If you tell me your neighborhood and budget, I’ll show you what’s working right now and how to win without overpaying.
If you’re selling: pricing strategy matters more than ever
Here’s the truth: buyers are educated, picky, and fast. They punish overpricing. Homes that come out sharp (presentation + pricing) can sell quickly. Homes that “test the market” often end up chasing it.
The Spring Market advantage
Early Spring tends to be the best combination of strong demand and less seller competition. Waiting deeper into Spring/Summer usually means more listings to compete against.
If you’re considering selling in 2026, I’ll show you a clear plan: pricing, prep, timing, and your best options (including cash offers when it makes sense).
What to do next (simple)
Buyers: Click “Search Homes” and tell me the areas you like. I’ll help you target the best opportunities.
Sellers: Click “Get Home Value / Cash Offer” so we can map out your best route (MLS vs cash vs hybrid).
Either way: Call/text me at 619-846-1244 and I’ll give you a quick strategy call.
1) Mortgage rates jump back above 7% and stay there.
Higher rates crush affordability and slow demand.
2) Inventory doubles — with distressed sellers cutting hard.
Foreclosures. Panic listings. Forced sales.
More supply + weaker demand = price pressure.
That’s the formula.
Do I See That Right Now?
No.
Here’s why:
• Most owners have 2–4% loans.
• We don’t have a foreclosure wave.
• Inventory is still controlled.
• 40% of homes in the U.S. are owned outright.
• 76% of homes with a loan have over 40% equity.
What we do have is a split market:
• Some homes sell in 5 days.
• Others sit 100+ days.
• Some buyers get into bidding wars.
• Others negotiate serious discounts. See San Diego Market Stats
This isn’t a crash market. It is a normal market where you need a good strategy to win.
Where It’s Hot vs Cold
If you’re buying or selling, neighborhood matters more than headlines.
The market isn’t “hot” or “cold” — it depends on your neighborhood.
Here’s one simple indicator that cuts through the noise: the sale-to-list price ratio (what homes actually sell for compared to the asking price). San Diego County is currently averaging 98.2% of list price. :contentReference[oaicite:0]{index=0}
Quick math: At $1,000,000, a 3% swing equals $30,000. That’s why your ZIP matters more than headlines.
?? Hot (Over Asking)
• San Carlos — 101.4%
• Otay Mesa — 100.8%
• Encanto — 100.6%
• National City — 100.5%
• Clairemont — 100.2%
Want your exact leverage? I’ll send a free “Market Position” snapshot for your ZIP (no obligation). Call/text 619-846-1244.
P.S. Spring inventory is building, and micro-market leverage shifts fast. If you’re even considering a move in 2026, a 15-minute call now can save (or earn) you tens of thousands.
George Lorimer • ProWest Properties • DRE# 01146839 GeorgeLorimer.com Your Home Sold Guaranteed or I’ll Buy It!* *conditions apply
1,400 Homes Are Selling Every Month in San Diego — Is Yours One of Them?
San Diego Real Estate Just Shifted (February 2026)
George Lorimer at 619-846-1244
Your Home Sold Guaranteed or I’ll Buy It!*
*Conditions apply
The last few months have been a reset for buyers and sellers in San Diego. Not a crash. Not a boom. A shift.
What I’m seeing on the ground: more choices than late 2025, but the homes that are priced right are still moving. And buyers and sellers are making decisions based on monthly payment and timing, not headlines.
What changed recently (plain language)
Inventory is moving around by price range and neighborhood — some areas feel tight, others feel “pickier.”
Well-priced homes still sell. Overpriced homes sit longer and usually reduce.
Condos and townhomes are more rate-sensitive. Single-family demand stays steadier.
People are tired of guessing. They want numbers: payment, timing, and a plan.
The most useful numbers right now (San Diego County)
These are the kinds of numbers that actually help you decide:
Category
What it looks like
San Diego County median price
Around $899,000 (January 2026)
Homes sold (San Diego County)
About 1,410 closings in January 2026
Detached homes (single-family)
Median around $1,070,000; typical market time around 46 days (January 2026)
Attached homes (condos/townhomes)
Median around $632,000; typical market time around 52 days (January 2026)
Note: This varies a lot by zip code and condition. The point is the direction: buyers have more choices than late 2025, but the market is still moving.
If you’re a buyer: why acting now can pay off
Buyers who win in San Diego do three things: (1) they know their real monthly payment, (2) they know where inventory is improving, and (3) they move fast on the right home.
Waiting can feel safe, but it usually creates two problems: more competition later, and less time to negotiate.
My buyer offer (not easy to find online)
I’ll send you my weekly “San Diego Advantage List”: off-market and coming-soon homes, price drops that matter, and the handful of opportunities with unusual financing angles.
Text “BUYER” to 619-846-1244
If you’re a seller: what matters most right now
In this market, pricing and presentation matter more than ever. The homes that sit are usually overpriced, poorly positioned, or both. The homes that sell are the ones that launch correctly.
If you plan to sell in 2026, the best leverage is usually before the wave of spring listings hits.
I’ll give you three numbers, in writing: your likely sale range today, your net sheet, and what a serious cash-style option could look like. No guesswork. No automated “Zestimate.”
Text “VALUE” to 619-846-1244
The biggest problem I solve: buying your next home before you sell
Most people don’t want to list first and hope they find the replacement home. If you need more control, I’ll map a buy-before-you-sell plan so you can move with less stress and better timing.
If you want the short version: the market is moving, and the next 60–90 days are a positioning window. Buyers get leverage by being prepared. Sellers get leverage by launching correctly.
Text or call 619-846-1244 and tell me which one you are: “BUYER” or “VALUE”.
ProWest Properties. DRE# 01146839. Information is for general guidance and may vary by neighborhood, condition, and price range.
San Diego Homes Are Moving Faster in 2026 (And Here’s Where Demand Is Hottest)
San Diego County Housing
San Diego Homes Are Moving Faster in 2026 (And Here’s Where Demand Is Hottest)
George Lorimer at 619-846-1244
Your Home Sold Guaranteed, or I’ll Buy It!*
*Conditions apply
Watch the 60-Second Update
Quick context for buyers and sellers before you scroll.
If you’ve been watching San Diego real estate and wondering whether the market is heating up, the answer is yes. Across much of San Diego County, well-priced homes are going pending in about 25–35 days, not months. Buyers are back, inventory remains tight, and demand is concentrated in specific neighborhoods.
Get real numbers and real options before spring competition peaks.
Prefer a private showing? Call or text George Lorimer at 619-846-1244.
Hottest San Diego Neighborhoods Right Now
Shorter days on market and stronger buyer demand tend to cluster in these areas.
1) Mira Mesa
Central location and relative affordability. Homes move quickly when priced right.
2) Rancho Peñasquitos
School demand and resale strength. Consistently competitive when good inventory hits.
3) Scripps Ranch
Detached homes are especially competitive. Low turnover often creates pent-up demand.
4) Clairemont
Entry-level alternative to coastal markets. Strong renovation and redevelopment interest.
5) Chula Vista (select pockets)
Strong demand for newer homes and value per square foot. Faster sales than many surrounding areas.
Trend to note: detached homes in these neighborhoods often sell faster than condos and townhomes, especially when staged well and priced correctly from day one.
Here’s the hard truth in 2026: homes don’t sell because of the market. They sell because of price, presentation, and timing. The first 14 days matter more than ever.
Get real numbers and real options before spring competition peaks.
ProWest Properties, DRE# 01146839. *Conditions apply. Disregard if currently listed. No lowball offers. Cash offers subject to property and market conditions.
Spring Has Already Started in San Diego (Most People Miss This)
Spring Has Already Started in San Diego (Most People Miss This)
Buying: Don’t Miss the Dream Home by Only Watching Zillow
More homes are coming on the market each day, but many buyers still miss great opportunities because they rely solely on portals. Some of the best deals are quiet listings, coming-soon homes, or situations where the terms matter more than the list price.
Want access to off-market & coming-soon opportunities?
Bottom line: Spring is already here in San Diego—just not evenly. The next 30–60 days matter more than the next 6 months if you want better options and better leverage.
Over time, a home valued around $500,000 in San Diego has become worth over $1,000,000. That’s why this question matters.
But here’s what I keep noticing: No one ever says paying rent is a smart financial move… yet most people keep doing it.
People worry about paying 6% interest on a mortgage — but don’t blink at paying 100% interest on rent every month.
Quick Example (Illustration Only)
Rent: $5,000/month ? $60,000/year (gone)
Buy: $7,000/month ? $84,000/year (but much of it works for you)
It looks like buying costs $2,000 more — until you account for equity + tax impact.
Example only (to illustrate): $1,000,000 home with a $900,000 loan at ~5.99% and 4% appreciation.
Appreciation equity: ~$40,000/year (4% on $1M)
Loan paydown equity: ~$24,000/year (approx.)
Tax benefit potential: mortgage interest + property taxes may reduce taxable income* Could be as high as $53,400 in year 1 from mortgage interest deduction and $10K, property tax deduction. Consult your CPA from demonstration purposes only.
That’s why people “afford” it: the payment isn’t just a payment — it’s partly wealth creation.
I’m not saying everyone should buy today.
I am saying this: waiting often feels safer — but it can quickly become very expensive in San Diego.
Want to see how this looks for you?
If you share your rent, rough income, and the area you’d buy in, I’ll run a simple “rent vs own” estimate using real San Diego homes — so you can decide with clarity.
Your Home Sold Guaranteed or I’ll Buy It!* *conditions apply
If the video doesn’t load on your device, watch it here: View on YouTube
If you’re thinking about buying, selling, or turning your current home into a rental, the smartest move isn’t guessing. It’s comparing timing + options side-by-side—before you make an expensive “wait and see” decision.
Want the fastest answer? Call or text619-846-1244 and I’ll send a side-by-side comparison customized to your situation.
Buying Now vs. Waiting: Why Waiting Often Costs More Than You Think
Most people focus on today’s price. But in San Diego, the higher cost is often time. Historically, home values tend to rise over time—which means the person who starts building equity earlier often comes out ahead.
Starting sooner can stack wealth in multiple ways:
Appreciation (your home value can grow over time)
Loan paydown (every payment reduces your balance)
Potential tax advantages (depends on your situation)
Pride of ownership + community roots
More options later (sell, rent it out, trade up)
Here’s the blunt reality: many people say, “I’ll keep saving until I can buy the home I really want.” But over the last 50 years, values have averaged roughly ~6% per year nationwide. That’s why what used to be $250,000 becomes $1,000,000. Most of us can’t save as quickly as prices appreciate.
Yes—HOA fees can be frustrating. But condos can appreciate too, and many buyers can purchase with as low as 3%–3.5% down, depending on the loan program and eligibility.
Selling Now vs. Waiting: The Real Question Is Your Options
If you already own a home, the smartest move isn’t guessing. It’s comparing: what would your home sell for today versus what it could rent for — side-by-side. That’s how you decide whether to cash out, keep it as a rental, or buy something else.
Sell Value (Free & Instant)
See what buyers are likely to pay today — not a random online guess.
Best next step: Get a FREE side-by-side comparison customized to your home. Call or text 619-846-1244 and tell me: “Sell vs Rent” or “Buy Now vs Wait.”
Get a FREE side-by-side comparison customized to your home?
I’ll show you real numbers: buy now vs wait, or sell now vs rent — with options most people don’t know exist.
ProWest Properties, DRE# 01146839, *Conditions apply. Disregard if currently listed.
Why 1 in 3 San Diego homes do not sell and what to do about it. Expired listing.
Why 1/3 of San Diego Homes Don’t Sell, And the One Simple Shift in Perspective That Instantly Fixes It!
If your San Diego County Home Expired, was cancelled, or was withdrawn from the market more than once, you're going to hate this blog.
George Lorimer at 619-846-1244 Your Home Sold Guaranteed, or I’ll Buy It!* *Conditions apply
In 2026, roughly 1 in 3 homes listed in San Diego will fail to sell. Not because the home is bad. Not because there are no buyers. But because the price misses the buyer’s reality.
And once a home sits, buyers assume something is wrong. That’s when price cuts start. Then negotiations weaken. And the seller ends up chasing the market instead of leading it.
The biggest question is simple:
What is the right number to price your home at to accomplish:
Selling it
Getting the maximum price
And the order matters.
Because you can’t do #2 if you fail at #1.
Where most sellers go wrong
A lot of homeowners think like this:
“If I get my price, then I’ll sell.”
“If I don’t, I’ll just wait.”
The problem? Buyers have other choices, and you're always competing with people who have to sell, even if you're not desperate; they may be.
Buyers care what your home offers them and what it's worth to them. They do this by comparing all options and a variety of neighborhoods.
When they find one that stacks up favorably to their other choices, they make an offer. It's simple.
For the I'll Just Wait Crowd
Waiting doesn’t guarantee you’ll get your number later. And when the market shifts, your number might be higher than what buyers are willing to pay.
We see this a lot, serial expired listings, the same owner keeps listing with the same or sometimes different agents, and keeps not selling, like a sick game.
The weird thing is, many times values have risen, and they increase their asking price to ensure it doesn't sell. Bizzare.
Needless to say, this isn't the type of client I want to collaborate with.
The one simple shift that fixes this
The goal is not just to sell your home. The goal is to sell your home for the maximum price the market will pay — today.
That means pricing your home the way buyers think about it. Not the way sellers think.
If you would like to see this fresh approach and are realistic and motivated to sell, call or text me, and I'll send you a free analysis customized for your home. George Lorimer at 619-846-1244.
We'll view your home through the eyes of a buyer:
Your home vs active listings
Your home vs competing secondary neighborhoods
Your home vs what just sold
Your home vs what feels like “too much work.”
When your home wins those comparisons, it sells. When it doesn’t, it sits.
There are two reasons why collaborating with me will work versus you doing it yourself or another agent.
1. You're probably too biased about your home, and you need a neutral perspective to do it right.
2. 90%+ of other agents use comps or online estimates; they don't have my pricing tools, 1000+ San Diego home sales, and an MBA in real estate.
Get Your Home Value Through the Buyer’s Eyes
This is not an online estimate. This is how professional buyers and top agents actually price homes.
You’ll see:
Active homes you compete with
Competing neighborhoods buyers cross-shop
What buyers are really paying
The price range that creates demand
If you want to sell and you’re motivated and realistic, let’s talk through your options.
ProWest Properties, DRE# 01146839. Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply. Disregard if currently listed.
San Diego Winter Market Is Here: Prepare for Launch (What Buyers & Sellers Should Do Now)
San Diego Winter Market Is Here: Prepare for Launch (What Buyers & Sellers Should Do Now)
George Lorimer at 619-846-1244 Your Home Sold Guaranteed, or I’ll Buy It!* *Conditions apply
Here’s what changes in San Diego starting mid-January: buyers come back fast, inventory rises more slowly, and the market speed picks up week by week. This is the “Winter Market” window (mid-Jan ? mid-Mar).
Sellers: Less competition than Spring + more motivated buyers = better leverage.
Buyers: Better selection than December, but competition rises quickly as February hits.
Everyone: The smart play is getting real numbers now — not guesses.
On the call, I’ll give you a simple plan for your timeline (buying, selling, or both) — and I’ll tell you what I’d do if it were my money.
Get the info first (this is what converts into good decisions)
Most people make the same mistake: they rely on an online estimate or last year’s sale and assume it applies today. It doesn’t. What matters is what buyers are willing to pay right now, not what they can buy this weekend.
Free Reports (fast + actually useful):
Not Just an Online Estimate — Real home value + (optional) instant cash offers.
Active Homes + Competing Neighborhoods — the simple lens that helps sellers maximize price and get it sold.
Get my free report: Your Home Value through a Buyer’s Eyesright here.
Want me to map your best move in 10–15 minutes?
Here’s the deal: most people wait until Spring and then wonder why it feels stressful and expensive. If you want a calmer, smarter path — get the numbers now and choose your window on purpose.
Call/Text George Lorimer:619-846-1244
Ask for: “Buyer’s Eyes Home Value” + “What Buyers Are Paying”
As we approach the end of January 2026, I’m seeing a noticeably busier San Diego market in real life: more showings, more open house traffic, and more listings receiving multiple offers.
The Spring market isn’t a season — it’s a timeline. Most sellers need time to prep, market, and close. That typically turns into a 3–4 month runway.
List in February — you’re often aiming for a May closing.
List in March — you’re often aiming for June.
Markets don’t move in straight lines. Mortgage rates and buyer confidence can change quickly with geo-political events, financial market swings, and economic shocks. If you’re planning a move in the next few months, the time to map it out is now.
San Diego County market snapshot
Median sale price: about $900,000 (Dec 2025)
Median days on market: 42 days
Sale-to-list price ratio: 98.8%
Homes sold above list: 30.5%
Homes with price drops: 21.3%
Open House Downtown San Diego
San Diego Condo for Sale in the Gaslamp Quarter + Downtown Homes Under $750K
George Lorimer at 619-846-1244 Your Home Sold Guaranteed or I’ll Buy It!* *conditions apply
If you’ve been watching Downtown San Diego and waiting for a real opportunity in 92101, this is one you should see. Inventory under $750K can move quickly when it’s priced right—so use the links below to pull up what’s actually available today.
Featured Listing: Gaslamp Quarter Condo
Bright, south-facing condo in the heart of the Gaslamp—steps to Petco Park, dining, nightlife, and the waterfront. If you want a walkable lifestyle or a smart Downtown buy, start here:
San Diego is no longer a one-speed housing market. Some neighborhoods are still appreciating at a healthy pace. Others are flat — and a few are quietly softening, creating real negotiating leverage for buyers.
Here’s how the market is really behaving right now based on recent year-over-year trends.
These aren't all neighborhoods. Text me your address, and I’ll check yours: 619-846-1244.
HOT Neighborhoods (Appreciating)
These areas are still seeing strong buyer demand and rising prices:
North Park: +6% to +9% YOY
Del Cerro / Allied Gardens: +5% to +7% YOY
La Jolla: +6% to +8% YOY
La Jolla Shores: +7% to +10% YOY (luxury is volatile)
Coastal San Diego (overall): +2% to +4% YOY
Homes here that are priced right are still selling quickly — often with multiple offers.
COLD Neighborhoods (Flat to Soft)
These areas are seeing slower sales, more price cuts, and softer pricing:
Carmel Valley: -5% to -10% YOY
Torrey Hills: -10% to -18% YOY
Mira Mesa: -3% to -6% YOY
Pacific Beach: Flat to -2% YOY
Clairemont / City Heights: -2% to -5% YOY
These neighborhoods now offer real buyer leverage — price reductions, credits, and rate buydowns are common.
What this means for you
If you’re selling:
Overpricing kills momentum in today’s market.
Hot neighborhoods still win — but only if priced correctly.
Cold neighborhoods require a smarter plan (pricing, prep, credits, or cash option).
If you’re buying:
Cold neighborhoods = negotiating power.
Hot neighborhoods = move fast and write clean offers.
Want the real numbers for YOUR street?
I’ll send you the actual comps, price cuts, and pending sales so you can make a smart move.
Mortgage rates are down compared to last year — and that’s changing what buyers can afford and what sellers can demand. If buying or selling in San Diego is even a maybe in the next few months, here are three things to know right now.
1) 6% vs. 7% is a big deal (monthly payment)
On a typical San Diego purchase, a 6% rate versus 7% can mean roughly $500–$700/month in lower payments. That’s real money — and it affects what buyers can qualify for, and how much competition sellers may see.
2) Some homes still have 2%–3% assumable mortgages
Yes — some VA and FHA loans can be assumable, meaning a qualified buyer may be able to take over a much lower interest rate. These opportunities don’t show up clearly on Zillow/Redfin, and most agents don’t hunt them down. Click here
3) Cash offers: multiple bids beat one “take it or leave it” offer
If you’re selling, here’s the truth: not all cash buyers are the same. Some are lowball flippers. Others are end buyers who will pay closer to market value. My job is to help you compare options with real numbers — so you can choose what actually works for you. See more
Want real numbers (not guesses)?
Get your updated San Diego home value and view cash offers here:
*Conditions apply. Disregard if currently listed for sale.
2026 San Diego Housing What Buyers and Sellers are Doing
San Diego Housing in 2026: What Buyers & Sellers Are Doing Differently
George Lorimer at 619-846-1244 Your Home Sold Guaranteed, or I’ll Buy It!* *Conditions apply
If buying or selling a home in San Diego is even on your radar in 2026, here’s the honest update I’m seeing every day — not the headlines.
Buyers want lower mortgage rates, fewer bidding wars, and homes that actually feel like good deals. Sellers want to know if now is the window to sell before more inventory shows up.
Here’s the truth: there is no perfect rate and no perfect year. The people who win are the ones who move with a plan — not hope.
What’s Working Right Now in San Diego (2026)
Newer homes in Carmel Valley, Del Sur, Black Mountain Ranch, and Rancho Santa Fe
Motivated sellers willing to negotiate price, repairs, or closing costs
Off-market and private listings you won’t find on Zillow
Online estimates miss what actually drives value in San Diego — condition, layout, upgrades, views, and micro-location. Homes on the same street can vary by hundreds of thousands of dollars.
P.S. The biggest mistake I’m seeing in 2026 is people waiting for “better conditions” that may never line up. If you want to see what’s actually available right now — including homes not on Zillow — start here before competition picks up.
If you’re looking at San Diego real estate as an investment, the question isn’t “do homes go up here?” They usually do. The question is: did houses or condos perform better over the last 5 years?
The straight answer: in most San Diego neighborhoods, detached houses (single-family homes) have typically been the stronger long-term investment because buyers pay a premium for land, privacy, parking, and flexibility (expansion/ADU potential). Condos can be a smart move too—especially for lifestyle and affordability—but they usually lag on pure appreciation.
Why houses usually win
Land scarcity: detached homes capture the land premium over time.
Resale demand: broader buyer pool and fewer substitutes.
Less HOA exposure: no dues increases, surprise assessments, or restrictive rules.
Optionality: remodel, expand, add an ADU—more ways to force appreciation.
Why condos can still be a great buy
Lower entry price: easier path to ownership and equity.
Location leverage: coastal/urban areas where houses are out of reach.
Convenience: “lock-and-leave” living for busy schedules or second homes.
Here’s the reality most buyers miss: when rates rise and affordability tightens, condos can feel the pressure first because the monthly payment includes HOA dues. The “right” condo still wins—strong reserves, sane HOA, high owner-occupancy, stable insurance, and no looming assessments.
Bottom line
If you can afford a house responsibly, it’s usually the stronger long-term investment in San Diego. If a house forces you into a bad payment or a bad location, buy the right condo and use it as your stepping stone.
ProWest Properties • DRE# 01146839 • Equal Housing Opportunity • Not a guarantee of future results.
2026-san-diego-home-buyers-sellers-frustrated
Same problem, different year.
Buyers want prices to come down.
Sellers want prices to go up.
Everyone wants mortgage rates under 6%.
Sound familiar?
Here’s the part that actually matters: mortgage rates are about 1% lower than last year, and that’s already changing what’s possible—especially for buyers under $1 million.
This isn’t headlines or predictions—I’m seeing this daily in real contracts. Some buyers are getting options and leverage again, but only if they know where to look.
If selling is even a possibility, the smartest first step is real numbers—not guesses from Zillow. You can see your true value and cash-offer options here: Value and Cash Offers.
If you’re considering selling in the next 0–6 months, this is the part most homeowners miss: the “market” you read about online is not the same market I see inside homes, during showings, and at the negotiation table.
Here are a few trends I’m seeing in San Diego right now:
Some homes are getting strong offers before they ever hit the MLS.
Other homes are sitting because sellers waited for a “spring rush” that may not show up for their price range.
Buyers are selective, but when a home is priced and positioned right, they move fast.
Homes that miss the window often end up chasing the market later with price reductions.
Online estimates won’t tell you what matters most: what buyers will actually pay today, the concessions they’re asking for, and how leverage changes when more inventory hits after the new year.
If there’s even a chance you’ll sell soon, the smartest move is to get real numbers and real options now—before the window shifts.
Or call/text me at 619-846-1244 for a quick 10-minute strategy call.
PS: The sellers who regret waiting are usually the ones who said, “Let’s just see what happens after the new year.” If that thought has crossed your mind, click the link above and get the real numbers before the window shifts.
George Lorimer • Your Home Sold Guaranteed, or I’ll Buy It!*
The most honest outlook for 2026 is this: the market looks relatively flat overall — and there’s no way to predict exactly where prices land in your neighborhood.
Rates are the swing factor. If mortgage rates move from about 6.2% (now) up toward 6.5%+, affordability gets tighter and prices can soften. If rates drop into the 5.5%–5.75% range, demand can heat up fast — and prices can push higher with more competition.
Bottom line: there’s no “sure deal” or perfect timing. If moving now or soon is right for you, we can make it up on the sale or purchase depending on the market conditions at the time. The waiting game rarely works — it’s usually better to move forward and get the best deal for this market.
I’m here to help. Call or text me today to get your free 2026 plan: 619-846-1244.
2026 Home Price Outlook — At a Glance
Want neighborhood-specific numbers? Text George at 619-846-1244.
A quick note as the year wraps up
As Christmas approaches, many San Diego homeowners and buyers are quietly thinking about what’s next. I’m grateful for the conversations and trust this year — even when it’s just to get clear, honest answers.
If a move might be on your radar in the next few months, here are a few things I can help with that aren’t easy to find online:
Off-market & unlisted homes
Real cash-offer comparisons (actual net numbers)
Buy-before-you-sell options
Homes with assumable low-rate loans
A clear timing & pricing reality check
No pressure. If this would help, just text or call 619-846-1244.
P.S. Buying, selling, or just planning — even a short text like “We’re thinking about a move” is enough to start.
What 2026 Predictions Mean in Real Dollars
Forecasts are helpful — but what matters most is how they apply to a home like yours. Here are simple examples using today’s typical San Diego price points.
Detached Home — $1,000,000 Example
Zillow (+1–2%): $1,010,000 – $1,020,000
Redfin (0–3%): $1,000,000 – $1,030,000
C.A.R. (+3–5%): $1,030,000 – $1,050,000
Condo / Townhome — $650,000 Example
Zillow (+1–2%): $656,500 – $663,000
Redfin (0–3%): $650,000 – $669,500
C.A.R. (+3–5%): $669,500 – $682,500
If you want this run for your neighborhood and price range, text me at 619-846-1244.
Bottom Line for 2026 (San Diego)
Most forecasts point to modest price movement and a market that rewards the basics: pricing, condition, and location. Well-located homes still attract buyers, while overpriced or problem listings sit.
Condos often become more negotiable when rates are higher; detached homes tend to hold value better over time. The winning strategy is not guessing the future — it’s making the right moves for the market you’re in.
Want the short version that applies to you (not the internet)? Text me your situation + timeline and I’ll reply with real numbers.
Fast market snapshot (last 6 months as of Dec 19, 2025). If you want the full spreadsheet (every address + list/sold history), text “92129 DATA” to 619-846-1244.
Reality check: most “cash offer” sites are designed to lowball you. My approach is different — I line up multiple competing investors so you can compare real cash offers to selling on the open market.
ProWest Properties • DRE #01146839 • Your Home Sold Guaranteed or I’ll Buy It* • *Conditions apply
Meet George & Family
I’ve lived and worked in San Diego for over 20 years, helping homeowners make smart decisions about when to sell, when to wait, and how to maximize value without pressure. Real estate is personal — that’s how I treat it.
George Lorimer • ProWest Properties • DRE #01146839 Your Home Sold Guaranteed, or I’ll Buy It* (*conditions apply)
San Diego home and short sales
San Diego Condo Under $400K + The Short Sale Opportunity Most Homeowners Miss
George Lorimer at 619-846-1244 Your Home Sold Guaranteed or I’ll Buy It!**conditions apply
Here’s a big opportunity that doesn’t come around often. I’m tracking a San Diego condo listed under $400,000 — and it appears to be a possible short sale. If you’re considering buying, these can offer strong value, but they often involve uncertainty and a waiting game.
George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It* *conditions apply
Call or text 619-846-1244
San Diego’s Best “Quiet Window” to Plan a 2026 Move (Free 10-Minute Strategy Call)
San Diego Real Estate • December 2025
San Diego’s Best “Quiet Window” to Plan a 2026 Move (Free 10-Minute Strategy Call) ?Your Home Sold Guaranteed, or I'll Buy It!*
George Lorimer at 619-846-1244
Even with 70° December weather, Christmas week is when the smartest buyers and sellers quietly set themselves up to win in early 2026. *(conditions apply).
During the holidays, most people pause. That’s exactly why this is a powerful time to plan. When you take 10 minutes now, you’re not scrambling later—especially if you want to buy or sell in early 2026.
Your Home Sold Guaranteed or I’ll Buy It* • *Conditions apply. Call or text for details.
How Long Does It Take to Sell a San Diego Home?
How Long Does It Take to Sell a San Diego Home? Your 2026 Timeline Options
If you’re thinking about selling in 2026, here’s the truth: you don’t have to rush out after you sell. You can sell now and move later with a rent-back, or sell very fast if timing matters.
Timeline example used below starts January 10, 2026. Your exact timing depends on pricing, condition, neighborhood, and strategy.
Option 1: Sell Now, Move Later (Most Common)
Jan 10 – Jan 24: Prep, pricing, photos, listing launch
Jan 24 – Early/Mid March: On market (30–45 days)
March – Early/Mid April: Escrow (30–45 days)
30–60 Day Rent-Back: Stay through May or June 2026
You get paid first and move later — ideal if you’re finishing the school year or planning a summer move.
Option 2: Sell Very Fast
Minimal or no prep
As-is or accelerated sale
Close as fast as January 20, 2026 (˜10 days)
Condo vs. House Timing
Single-family homes typically sell faster than condos. Downtown and HOA-heavy condos often take longer, while well-priced houses in strong school districts move quicker.
Want a clear plan for your timeline?
Call or text George Lorimer at 619-846-1244 for a 10-minute strategy call.
George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It* (*Conditions apply)
Buy a San Diego Home With an Under-6% Mortgage — Guaranteed
San Diego Buyers Get a Mortgage Under 6% — Guaranteed*
Don’t Wait — Get a Great Buy Now
The Fed cut rates by 0.25% on December 10, 2025. Good news — but mortgage rates don’t drop automatically. They’re driven by the bond market. The smart move is learning how to secure the lowest rate available right now through negotiation.
George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It*
*Conditions apply. Call/text for details.
San Diego 4-Step Plan to Buy or Sell a Home Without Stress
San Diego’s 4-Step Plan to Buy or Sell a Home Without Stress
Most people don’t need more “advice.” They need a simple plan that reduces risk, prevents surprises, and gets them to the finish line. Here’s the exact 4-step process my team uses to help buyers and sellers move fast, stay protected, and avoid drama.
The real problem isn’t the market. It’s uncertainty.
Buyers worry about overpaying or missing out. Sellers worry about pricing wrong, getting lowballed, dealing with repairs and showings, or buying the next home before the current one sells. The solution isn’t hope — it’s a clear process that removes risk.
Step 1: Get the Facts (No Guessing)
We start with clarity: updated home value, realistic net, buying power, neighborhoods, and what homes are actually available (including unlisted opportunities). This is where you stop spinning and start making smart moves.
Step 2: Compare Options (Traditional vs. Modern Programs)
Most people only see one path: list it and hope, or buy and compete. We lay out multiple paths so you can choose what fits you: cash offer options, multiple investor offers competing, buy-before-you-sell solutions, and the right timing strategy for your goals.
Step 3: Execute (Tour Homes or Launch Your Listing)
Once you choose the best path, my team handles the details: pricing, prep guidance, marketing, negotiation, inspections, and timelines — with one goal: get you the result you want with the least stress and the least wasted time.
Step 4: Protect the Outcome (Before, During, and After Closing)
This is where most agents disappear — and where we do the opposite. We troubleshoot, protect your deal, and keep you informed. If plans change or something comes up, you’ve got an experienced team and real safeguards behind you.
Bottom line: I have your back.
Want the fastest next step?
If you’re thinking about buying or selling in the next 30–90 days, don’t wing it. Get the numbers and your best options first.
San Diego County Housing Report: Go for Gold – Don’t Wait
August 6, 2024
Mortgage Rates have plunged from 7.5 to 6.52% today, opening up a window of opportunity for buyers who should not wait.
A Window of Opportunity Since rates have dropped in anticipation of future Federal Reserve rate cuts, now is the ideal time, and waiting will prove to be the incorrect strategy.
Olympic gold medal winners perfect their game plans and execute precise timing and strategy to succeed. On the track, many runners wait too long for their final push and cross the finish line out of medal contention. The commentators exclaim that they “should have gone sooner.” The athletes are left second-guessing themselves, wishing they had not waited.
Many buyers have been sitting on the sidelines, waiting for rates to come down. Now that rates have plummeted from 7.5% in April to 6.52% today, according to Mortgage News Daily, many buyers wonder if they should pull the trigger and purchase now or wait for rates to fall further. Sitting on the fence and waiting will prove to be the incorrect strategy, leaving many to wish that they had bought sooner.
Long-term, 30-year mortgage rates move ahead of the Federal Reserve Rate cuts. The Federal Reserve (Fed) has not cut rates once since the historical increases from 2022 through 2023, yet mortgage rates have moved all over the place, even eclipsing 8% last October. The movement is based on where investors believe the direction that the Fed’s short-term Federal Funds rate policy will move.
With inflation continuing to ease, the job market cooling, and unemployment rising, it is becoming increasingly clear that the FED is too restrictive, and they will need to cut rates when they meet in mid-September. As a result, in less than two weeks, mortgage rates have plunged from 6.91% to 6.52% today. September’s rate cut, currently projected to be a 0.5% snip by Wall Street, is already baked into today’s mortgage rates. When they do trim the Federal Funds rate in September, do NOT expect mortgage rates to drop another 0.5%. This is where buyers sitting on the sidelines are mistaken. They hear that the Fed will cut, but the headlines and news refer to the short-term Federal Funds rate, not long-term mortgage rates. When they do cut, expect credit card, automobile, and equity lines of credit rates to all drop, which are all tied to the Federal Funds rate, but NOT long-term rates utilized in purchasing homes.
Sincerely, Steven Thomas Quantitative Economics and Decision Sciences
Copyright 2024—Steven Thomas, Reports On Housing—All Rights Reserved. This report may not be reproduced in whole or in part without express written permission from the author. Our report license allows us to distribute to consumers, not other licensees or affiliates, title escrow, and mortgage.
