Did You Get an Unsolicited Text from Someone Offering to Buy Your House?

Boats in dock in Alamitos Bay

Did you receive an unsolicited text, or letter, or drive by a sign in your area from someone saying "we buy houses"? These are usually the work of  wholesalers. There's a California bill now attempting to address this issue, where a home is purchased quickly, and the seller may think conveniently, without having to do repairs, by an unlicensed person or persons who offer you an easy "no commission" deal. 

The bill AB 1850 is still under consideration, and it addresses some vital issues to protect sellers.  As stated by California Association of Realtors, which is backing the bill: 

AB 1850 requires individuals engaged in real estate wholesaling in California to be licensed by the Department of Real Estate. Wholesalers routinely perform activities that mirror traditional brokerage activities. They solicit property owners, negotiate purchase agreements, market contractual interests for profit, and facilitate the transfer of residential property interests, all while operating outside the state's licensing and consumer protection framework. Because wholesaling is not expressly addressed under current law, ambiguity exists and consumers are left without the safeguards that apply to licensed professionals. This gap has created opportunities for abuse, particularly targeting vulnerable or distressed homeowners, and has enabled misleading marketing practices and transaction structures designed to avoid accountability. AB 1850 addresses these issues by bringing wholesaling activity within the Department of Real Estate's licensing authority, ensuring that those who arrange and profit from real property transactions are subject to consistent professional standards and oversight. 

Some wholesalers are even attempting to procure properties that are already on the market and under contract with a listing agent (and some are even other licensed agents, I'm told). This is becoming more frequent in Northern California right now.  A property owner who does not have much of a budget for repairs, or has inherited a property that needs work, may be tempted to work with such offers. But just look down the road when it goes back on the market, sometimes with minimal work done, for much more than it was purchased for. 

Key provisions in the bill are 1) wholesalers must be licensed; 2) wholesalers must disclose in writing they are not taking title to the property; 3) the definition of wholesaling as the intent to buy the property with the intent to sell, assign or market the contract to another person or entity for profit or compensation; 4) engaging in wholesaling with out license is a criminal offense. This bill requires that wholesalers be transparent about their intentions, reduce fraud, and increase accountability in the real estate market.

If you would like to know more about the market value of your home or property, I'm available by email, phone or text, as a licensed Realtor and broker. 

 

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

Interested in Buying a Duplex, Triplex or Quadruplex Investment Property in Long Beach?

A. Map of unit properties

But you think maybe you can't afford it? If you're a first time buyer, which also includes buyers who have owned no property within the last 3 years, you may have the ability, depending on certain factors.

First of all, most down payment assistance programs are for owner occupied properties, which  means if you want to buy 2-4 residential units, you would occupy one of them. To many buyers this is very attractive because the rents could contribute to the mortgage.  So under current down payment assistance programs available in the Long Beach area, there could be as many as 12 programs from which as much as $67,375 could be available for a 4-unit property asking $1,225,000 for a single buyer making $100,000 annually. If the buyer was a veteran, firefighter, law enforcement, surviving spouse, and a few other categories, there could be additional benefit. 

 The map shows current Long Beach unit listings of all sizes; the graphic below shows the link that leads to the Down Payment Resource guide and more information for the buyer.  This link is not on all properties, and not all lenders do these programs. To find out more, please contact me for finding a loan officer if you are not able to search one yourself.  

B. Down Payment Link

It's important to know that ownership is possible for buyers who want to take the time to find the right program and the right property. Only properties 4 units or less, including single family homes, qualify.

 The down payment link is only in MLS-connected search programs, and is only featured on eligible properties.  To search independently just go to https://www.abodes.realestate/find-your-property-here -- no sign in is required. For further assistance, if you currently do not have an agreement with an agent which does not restrict you from buying in Long Beach, I can help you along your buying path and would be happy to discuss with you what will help you  get there.

The property search at the above link probably works best on a desk top computer, however, it is also accessible on tablets and phone screens (kind of small).  To look at a smaller group, search by zip code. 

 

 

 

 

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

Los Angeles Market Update for the 2026 California Housing and Market Update

As part of the 2026 Homeownership Matters housing market report for Los Angeles County, here is a breakdown comparison between USA, California and Los Angeles County housing prices and markets, as the end of 2025. So while the data may have changed a bit in the last 6 months, it's easy to see that L.A. County has a higher median price, while inventory is holding. All three columns show an increase in median price overall. 

 And while the housing affordability issue remains prominent, and the Congressional bill has yet to be signed while we wait to get through the 10-day period, the many attempts to make housing affordability a reality are being made on many fronts.

 Yes, there are buyers who can pay these prices, and many who are doing their best to save up for the down payment.  So, buyers, do not assume that you need 20% down payment funds: look at FHA which is 3.5% down, and if you're a veteran, the VA and CalVet programs, plus more.

Prices vary in neighborhoods though, so the 90806 zip code in May had an average price of $790,000 for a house; 90804 was $706,000 for a house; but 90808 the average SFR price was higher at $1,172,010.  To see constantly updated market reports, for residential properties, go to the link for informative pdf downloads.

Did you know that California has the most down payment programs in the U.S.?  Plus, CRMLS--the largest MLS in the country--on eligible listings indicates if a property has  a down payment program connected to it.  Depending on your income you may qualify for a higher price than you think depending on the loan type.  To get you started, use this Down Payment Resource link for access to many programs where you could find one that works for you. Just be aware that not all lenders work with each and every program, and I can help you with that. If you are a parent or relative or friend of someone who is wanting to get started, you and share this article with them. 

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

Long Beach CA Summer Concert Schedules

 

1. Concerts in the Park:
   • Location: Various parks across Long Beach. Go to Long Beach Concerts
   • Details: Enjoy free outdoor concerts featuring a mix of genres including pop, funk, soul, and rock. The Long Beach Municipal Band also performs regularly. Concerts typically start at 6:30 PM, and attendees are encouraged to bring blankets and picnic dinners.
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2. Bixby Knolls Concerts in the Park(ing Lot):
   • Dates: Scheduled for June 23, July 14, July 21, August 1, and August 11, 2025.
   • Location: Bixby Joe Coffee & Tea parking lot (4245 Atlantic Ave). Go to Visit Long Beach
   • Details: This family-friendly event features tribute bands and various music styles. Concerts begin at 6:30 PM, and attendees can enjoy food from local restaurants .
   •  
3. El Dorado Nature Center Summer Concert Series:
   • Dates: Concerts are held twice a month from June through August. Go to Nature Center
   • Location: El Dorado Nature Center (7550 E Spring St).
   • Details: Gates open at 6:30 PM, with performances from 7 to 8 PM. A $5 donation is encouraged to support the nature center. Featured bands include local favorites 
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4. Shoreline Village Concerts:
   • Details: Shoreline Village hosts concerts every other Sunday throughout the summer, providing a scenic waterfront setting for live music. Go to shorelinevillage.com.

Additional Information

• Genres: The concerts feature a wide range of music, including Latin, ska, classic rock, and more, catering to diverse musical tastes.
• Family-Friendly: Most events are designed to be family-friendly, allowing attendees to bring their children and pets along for a fun evening out.
  For the latest updates and specific concert schedules, it's recommended to check local event listings or the official websites of the venues. Enjoy the summer music scene in Long Beach!

 

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

New Mortgage Guidelines for Condominiums Take Effect in 2026 and 2027.

Condo kitchen

On March 18, 2026, Fannie Mae (Federal National Mortgage Association), which backs the conventional loans most frequently obtained for condo financing throughout the country, announced numerous changes to its guidelines.  Some may be a relief, such as the removal of the 50% investor cap (how many investors can own in an HOA), but others are more restrictive. One of the major changes is the increase from 10% to 15% reserve fund allocation in the HOA budget, effective January 4, 2027. Ten percent allocation has been a standard for many many years, but the increase to 15% means a possible increase in dues assessments. To avoid that situation as much as possible, Boards need to start planning now for next year's budget process.

More:  unit owners must have property insurance if not covered by master policy; roofs must be insured; 50% investor cap removed; full review of HOA financials required; reserve study funding level reviewed if 15% replacement not met.

What boards and property managers should do right away:

Below is a practical checklist to assist you in developing your strategy for the next few weeks:

• Calculate your current reserve allocation percentage from your annual budget
• Determine when your last reserve study was completed. If it has exceeded thirty-six (36) months or utilized baseline funding options instead of full funding options, commission a new study
• Verify your master insurance policy provides replacement cost coverage for everything excluding roofs
• Prepare a condo questionnaire packet for lenders in advance of anticipated sales
• If your association's reserve funds are currently below fifteen percent (15%), model out your options: higher dues, special assessment, or a reserve fund loan
• If your building was previously deemed non-warrantable due to investor concentration limits, confirm your building's eligibility with a lender.
• Action Item:  Find your annual budget line item for reserve contributions. Divide it by your total operating expenses. If your resulting percentage is below 15%, start developing a plan before January 2027.  
• *https://www.hoaloanservices.com/post/fannie-mae-freddie-mac-condo-guideline-changes-2026-2027-hoa-guide   

So what if an HOA does not meet these guidelines and a seller receives an offer from a buyer using a conventional loan? That buyer will not be able to finance the condo with that conventional loan, but may be able to buy with all cash, or use an FHA loan or a VA loan (if they qualify).  Buyers do buy with those options too, but a conventional loan is often preferred because it is not a government backed loan and is offered by mortgage companies, credit unions,  and banks, thus offering more borrowing options for the buyer. 

In the last year, 705 condo units in Long Beach sold per the CRMLS: 373 were sold by conventional loans; 149 sold by cash; 48 sold with FHA financing; 35 sold with VA financing; the remaining 100 sold through other types of financing.  But, as you can see the largest amount, over half, were sold by conventional loans! 

Remember, these are new mortgage guidelines, not a law. But financing drives buyer demand and ultimately property values.

Key Dates: July 1, 2026--insurance changes.  August 3, 2026- full review starts. January 2027, 15% reserve allocation in budget.

I have over 30 years' experience in selling residential properties, including condos. Please contact me for market information in all Long Beach areas, and nearby cities. For more information on these new guidelines, contact an experienced conventional mortgage professional who is  familiar with the condo market. 

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

California Mid-Year Updates for Memorial Day

Memorial Day flags in Monrovia

Happy Memorial Day for 2026. This holiday is an annual reminder of how important it is to protect our freedoms, and reflect on and remember all those who have sacrificed for it. 

Updates:

1. In Los Angeles County the ban on wildfire rent gouging (10% cap) is set to expire on May 29, 2026 after the Board of Supervisors voted against a final extension.  The rental prices revert to the existing rules under the California Tenant Protection Act of 2019, which caps annual rent increases at 5% plus local inflation. There may be additional rules affecting your property, depending on your city and county location, so check with your property manager or your local housing board first.

2. Artificial Intelligence (AI) is making headway into the market, including real estate.  CAR is in the process of developing guidelines for Realtors concerning the use of AI in their practice, transactions, and listings. AB 723 requires transparent disclosure concerning any digitally altered images used in marketing, advertising, listings on the MLS, including those involving the use of AI.  Read the new changes to the Business and Professions Code.

3. In April, HUD sent out a letter to fair housing associations and real estate professionals stating it is not a violation of the Fair Housing Act to share information about schools and neighborhood crime rates with clients. It may sound simple, but Realtors have long been cautioned on this in the past because sometimes descriptions can become subjective, or sound that way.  National Association of Realtors states in response:

"The National Association of REALTORS® (NAR) agrees that consumers seeking information about neighborhood schools and crime should have access to accurate and complete data during their home search. Consistent with this position, NAR’s Code of Ethics and Standards of Practice explicitly allow members to share neighborhood demographic information, as long as it is not racial, ethnic, or religious. Since the 1980s, NAR guidance has encouraged members to share objective, factual information about schools and crime, provided by a reliable third-party source. At the same time, NAR has advised caution about the way these topics are discussed. Subjective commentary, personal opinions, or hearsay about schools or crime have been cited as evidence of discriminatory intent and intentional steering in numerous fair housing legal cases."

My approach has almost always been to provide resources where buyers--who want to know more about an area--may look and investigate, i.e, local police department website, other online crime data, and school resource websites. 

 4.  Condo Owners or Future Buyers: After the devastating collapse of the Florida condominium structure in 2020, condominiums have increasingly been in the eye of insurance companies and lenders. FNMA, which provides the guidelines for conventional mortgages nationally, has new requirements, some of which are in effect now, and others in effect as of  early 2027.  Most visible is the requirement for increase annual budget reserve from 10% to 15%, this will be in effect January 4, 2027, which means Boards of Directors need to complete their budgets by that time.  Lenders on FNMA conventional loans (most of the conventional loan market) must now collect HOA governing documents, financial statements and budgets, reserve studies and insurance certificates as part of their lender approval process for the buyers. These are only part of the new requirements-- the good news is that FNMA has also loosened up on some guidelines, i.e., no restriction on number of investors. Why is this so important? If you want to sell your condo and a buyer with an approved conventional loan presents an offer, their lender will need to meet all these guidelines, or you may have to wait for another buyer with a different type of loan. In the last 6 months and in the last year, more than 50% of condos sold in Long Beach as listed in CRMLS were with a conventional loan (161 out of 291 and 364 out of 668, respectively).

If you are interested in attending a Zoom meeting in the future with a major lender about these changes, please contact me and I will keep you notified of this opportunity. See my  contact information below.

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

Los Angeles County Tax Assessor Homeowner Alert Program

Vehicles on the freeway

Don't let a situation race by you unnoticed. 

Attempts at fraudulent transfer of title or other acts against your property may be more common than you think.  One of the real estate scams concerns dealing with vacant land where the property you were shown is not what's on the deed, others are deceiving elderly owners, owners facing foreclosure, or forged signatures.  Missing property tax bills or denial of building permits are other signs of fraud.

The County Assessor's office now has an alert program, which I strongly encourage people to look into so that you do not suffer from anyone attempting to take what is yours.  You can sign up for the Homeowner Alert Service  at the link.  The website contains other information about how to recognize fraud. 

 

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

What Are the Effects of the Iran War on Real Estate Market?

Long Beach Shoreline

The escalation of conflict and war since February 2026 has affected oil supply, which in turn has affected our gas prices, among other things. California's gas prices are higher than other states, on average, and Californians are seeing that directly at the gas pump. 

But in spite of lowered consumer confidence in countries around the world, and increased inflation, global home prices continued to grow in the past three quarters. In the twenty-six countries listed in the Quarter 4 2025 report, home prices increased year-over-year in Portugal, for instances, by 23.3%, compared to the U.S. which rose 3.4% in the same time period.  The number of years a skilled worker had to work to buy a 650 sq.ft apt near the city center was highest in Hong Kong and Paris, between approximately 12 and 14 years,  compared to Los Angeles at approximately 6 years which was 4th from the bottom of the list of 21 major cities. 

Top U.S. markets for international buyers in Quarter 1 for 2026 included Los Angeles-Long Beach-Anaheim metro area which got 4.6% of the traffic share (ranking 3rd), falling just under New York City area at 4.7%.  Canada had the most demand in the Bay Area out of 10 countries, and also the most demand in the Los Angeles and Sacramento regions. 

To see the complete report and more about what brings buyers to California, please go to https://www.abodes.realestate and click on the "Unlock Market Trends" button to go to the Market Reports page and The Iran War Impact on the Global Housing Market, and other area reports which you may download for future reference.         

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

Average Single Family Selling Prices Near Long Beach CA

 Average selling prices in this set range from over $2 million to the lower $900,000 range. Average selling prices can differ from median prices, and of course each of these areas has a low end and a high end, plus condos which usually sell at a lower average price which can make a market more affordable for some buyers.

Figures are for the last 6 months for an average home sold (click to enlarge):

       

In comparison, Long Beach, a larger city, had 637 SFRs sold at an average price of $1,145,503, in the same time period.

Want to know more about a particular area? Let me put my knowledge to work for you!

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996

Are There Rental Laws in California Condos?

Four story condominium bldg

Condominiums, also known as "separate interests", have been viewed by some buyers as rental opportunities for investment purposes.  HOAs may or may not have updated governing documents which address the most current requirements concerning rentals: some HOAs may tell owners that no rentals are allowed, and at the other end of the spectrum, some do nothing to  address how many rentals there are.  

But the truth is that a law was passed that effective January 1, 2021, common interest developments may limit the total number of rentals to no less than 25% and vacation rentals (30 days or less) may be prohibited. Civil Code § 4741). HOAs (common interest developments) were required to amend their governing documents by December 31, 2021. But even if they don't, the law is still in effect. Occasionally, in some MLS listings are statements that contradict the current law, so if a buyer in escrow sees contrary information in the CCRs or operating rules, or any other document, it would be a good time to review with their agent or an attorney about the purchase.  Or another situation is that the HOA wants a lower renter percentage than what is currently allowed, another reason to ask questions in escrow if you believe that you're legally entitled to have a tenant occupied property after close of escrow. Or you decide you can have a tenant, but it turns out there's a waiting list and another owner is entitled to rent out their unit next. 

"Accessory Dwelling Units (ADUs) and junior ADUs do not qualify as a separate interests under this law. Moreover, a separate interest, an ADU or junior ADU is not counted as occupied by a renter as long as the separate interest itself is occupied by the owner. A $1000 penalty can be assessed against a CID that willfully violates these rules." 

However, there would still be allowance for "reasonable" restrictions on rental or leasing a separate interest even if that reasonable restriction results in less than 25% of the separate interests being rented. And to complicate the picture a little, the right of any owner who acquired title to their property before January 1, 2021, to rent or lease their property remains unchanged.  Prior law held that: an owner (member) in a common interest development is exempt from any prohibition in a governing document against renting or leasing their property, unless that prohibition was in effect before the member acquired title. The law does not apply to rental prohibitions in effect before 2012.  An owner who does rent a property is also required, prior to renting a unit, to provide to the HOA verification of the date the member acquired title and the name and contact information of the prospective tenant or prospective tenant’s representative. And some HOAs may require a copy of the lease prior to the tenant moving in.  "A  member’s right to rent under this law includes transfers exempt from property tax reassessments, such as probate, inter-spousal, and parent-to-child transfers, or a transfer to add a joint tenant."

 (Cal. Civ. Codes §§ 4740 and 4741.)

So if this sounds just a little complicated, as a prospective buyer who is looking at a property for rental purposes within an HOA, you must 1) know the current law at the state and city level, and 2) carefully review the Association's documents.  HOAs have the right to monetarily penalize for violations, hold hearings, or take other enforcement action.  This is why reviewing the governing documents is so important. 

 Additionally, some cities have laws that restrict your ability to host paying guests for short periods, typically aimed at Airbnb type rentals. These laws are often part of a city's zoning or administrative codes. In many cities, you must register, get a permit, or obtain a license before you list your property or accept guests. Certain types of short-term bookings may be prohibited altogether. Local governments vary greatly in how they enforce these laws. Penalties may include fines or other enforcement.

(California Association of Realtors "Homeowner Associations: A Guide For REALTORS®"  was a helpful resource for this post.) 

 

Julia Huntsman, REALTOR, Broker | http://www.abodes.realestate | 562-896-2609 | California Lic. #01188996