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 Homeowner Alert Program

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

Long Beach Single Family Market March 2026 Slide Presentation

For full screen click on Full Screen below

Long Beach, California March 2026 Housing Market Trends

Single Family Residence

- Months Supply: 1.9 months (MoM 11%; YoY -4%)
- Median Sold Price: $1,044,000 (MoM 7%)
- Sold-to-List Ratio: 99.81% (MoM -0%)
- Median Days on Market: 14 days
- Listing Snapshot: New: 199 ($1,095,000); Active: 226 ($1,162,500); Pending: 135 ($949,950)

Long Beach offers vibrant cultural experiences throughout the diverse downtown and neighboring market areas. As market conditions evolve, understanding inventory trends and timing your sale and purchase can create opportunities for you in 2026. 

For expert guidance in navigating both buying and selling in Long Beach, contact Julia Huntsman at Huntsman Properties.

 

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

What about the Smart Home Devices When a Long Beach Home is on the Market?

Keypad being set for smart device

The outside cameras and doorbell cameras are familiar to many people. But what about the interior of a home? Videos on during showings have been a showing occurrence for a number of years, but be aware of capturing sound without consent in California, which has certain restrictions about this. 

Smart devices generate and store data. So agents and buyers and other visitors to a home on the market should be aware that technology may impact privacy, and that conversations about a listing inside a property may not be confidential. While sellers are advised to give notice about video recording at the entrance to home visitors,  agents are not responsible for the installation of such technology, so parties should be aware of holding conversations about negotiations or other remarks while they are in the property.  Agents and buyers should actually assume that surveillance devices could be present when visiting a property, and act accordingly.  So do not discuss offer strategy, inspection findings, or other opinions about the property while you are in it.  It's easy to forget this, but even casual remarks may have an impact on the seller's impression of a prospective buyer and how a subsequent offer can be viewed.

A homeowner may not even be aware of the device's capacity, as privacy policies and  terms of setup can be lengthy, and then not reviewed after installation.  A buyer and agent should not take for granted the privacy of conversations while in a property.

Especially in new homes, connected technology is less of a "feature" and more part of the infrastructure.  So being more aware of how smart devices function can lessen any surprises after a showing. 

For more information about your home's value in this market, I can help with local market information in Long Beach and surrounding area. 

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

The ‘Ugliest House of the Year’ Gets a Dramatic Makeover

Remodeled Home

The house in this article is located in Boise, Idaho. It wasn't just ugly, it needed a lot of work, and the type of home even some investors would not want to work on.  The article shows several before and after photos (this image is after the work) which are worth examining well, because they show not only a major cleanup, but how living spaces can be reimagined. The owners invested $100,000 in the overhaul of this property.  They not only improved the property, but they helped to improve the neighborhood in the style that was already there.

 The work was accomplished in 6 weeks, and was a full scale overhaul with new plumbing, flooring, HVAC, paint, and new driveway, for this 4-bedroom home on a 9,000 sq.ft. lot.

The purchase price is not mentioned, but after work was done, it relisted for $624,000 and sold shortly thereafter. 

One thing for investors to know is that in California, disclosures to the buyer must include the work done to the property, regardless of how long the property was owned, which is usually just a few weeks or months. The responsibility to disclose is the same as an owner occupant who had lived there for a longer period of time. And, REALTORs throughout the country all have the same ethical obligations as found under the National Association of REALTORS, even though there is variance in different state laws.

 If you are thinking about making a change, or are wondering if you should sell or remodel, please contact me for help on your home's valuation. 

The ‘Ugliest House of the Year’ Gets a Dramatic Makeover: A trash-filled, ‘uninhabitable’ home sheds its title after a six-week transformation.

Long Beach 90815 Housing Update for February, 2026

90815 Housing Market

The housing market in the 90815 area of Long Beach remains very competitive. This zip code includes the higher end pricing of Bixby Hill and Park Estates, and the softer prices in Stratford Square. The median sold price for homes reached $1,210,000, while the average sold price was approximately $1,234,000. Homes are also selling quickly, with a median of just 7 days on the market.

Limited inventory continues to support strong home values, with about 1.08 months of supply, which still favors sellers. Over the past three months, more than 50 single family homes sold as listed on the MLS and public records, representing more than $61 million in total sales volume.  For the 44 homes sold via the MLS, the mid-point price was $1,159,000, with the lowest 14 homes selling between $685,000 and $975,000.

For homeowners, this means property values in the area remain stable with steady appreciation. For buyers, preparation and strong offers are key in this fast-moving market.

If you're curious about your home's current value or are considering buying or selling in the area, feel free to reach out.

 

 

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

FinCEN (Financial Crimes Enforcement Network) Rule In Effect March 1, 2026.

Signing forms for FinCEN

NOTE: 3-22-2026:  Update from CAR: "On March 19th, a Federal Judge in Texas struck down the FinCEN reporting requirements which had gone into effect on March 1st. Based on this development, FinCEN has stated that reporting is not currently required, and that reporting persons will not be subject to liability for failing to report while the order remains in force. Keep in mind that this decision will almost certainly be appealed."

 
The Financial Crimes Enforcement Network published a Residential Real Estate Rule in 2024 which does require real estate closing services, i.e., title and escrow ("Reporting Persons"), to collect data on "certain" all cash transactions and report that information to FinCEN. This applies to the purchase of residential real estate, occupied by one to four families, a condo, single family house, or shares in a co-op, residential property in a mixed use residential/commercial building, all of which are located in the United States including territories and Indian lands.

In the words of the California Association of REALTORS, "Reporting persons are required to collect information from buyers and sellers on an “all-cash” purchase of residential real estate, regardless of location or price, and report the collected information to FinCEN if the buyer is an entity or trust.
Failure to do so can result in significant civil and criminal penalties. All-cash includes financing through parties not normally subject to reporting requirements, like many hard-money lenders. Reporting information includes name, address, taxpayer ID – including foreign jurisdiction if applicable, and applies to trustees, beneficial owners and signing individuals, as well as price, property address and account from which the purchase price was paid."

Notice that it concerns if the buyer is an entity or trust, including a living trust. This program is meant to combat money laundering--per the www.fincen.gov site: 

Information provided on Real Estate Reports is meant to help combat and deter money laundering by increasing transparency in the U.S. residential real estate sector. Although there are many legitimate reasons to use legal entities and trusts to own residential real property, illicit actors intent on laundering funds through residential real property often use legal entities and trusts to disguise their identities and make the proceeds of crime more difficult to identify. Illicit actors often favor non-financed transfers (including “all-cash” sales) of residential real estate to avoid scrutiny from financial institutions that have anti-money laundering and countering the financing of terrorism (AML/CFT) program and Suspicious Activity Report (SAR) filing requirements under the Bank Secrecy Act. 

Escrow cannot close until the requested data is submitted via the Federal Reporting Requirement Purchase Addendum (a REALTOR form) and the Reporting Person (escrow or title) has determined the applicability; signing this form does not affect a transaction if it's determined the data collection does not apply to the particular transaction. In other words, the Reporting Persons bear the responsibility of making sure the FinCEN requirements are complied with so that escrow closes on time.

Also, escrow may have an additional charge for handling this additional requirement. Reporting information includes name, address, taxpayer ID – including foreign jurisdiction if applicable, and applies to trustees, beneficial owners and signing individuals, as well as price, property address and account from which the purchase price was paid. 

 More information at https://www.fincen.gov/rre-faqs#A_1

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

See Affordability Visual for Los Angeles/Long Beach Metro Area

Use the tabs and drop-down in the data visualization below to get the most recent housing, demographic, economic and affordability statistics for your local area.   Or, click on this link

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

Long Beach Sales January 2026

Long Beach Market January 2026

Long Beach saw a January 2026 increase of over 12% in median sales price compared to January 2025 for single family houses, and an increase over 9% in average selling price.

 

The condo prices tell a different story: The median sales price is practically the same compared to one year ago, but the average condo price citywide has decreased almost 9% compared to one year ago! And, there are more condos on the market now than single family homes. There are numerous reasons for that, as the insurance market and balcony inspection rules have had an impact on homeowner associations. 

 

Area average sale prices in January 2026 for several

zip codes in Long Beach: 

 

90803 - SFR - $3,225,000

90803 - Condo - $700,000

90806 - SFR - $787,500

90806 - Condo - $515,000

90815 - SFR - $1,238,067

90815 - Condo - $762,500

90808 - SFR - $1,090,100

90808 - Condo - $872,000

90805 - SFR - $721,917

90805 - Condo - $513,246 (for last 12 months)

90807 - SFR - $1,214,250

90807 - Condo - $413,333 

Buyers may be interested to know that there are down payment assistance programs available (please find them on my website below), that there are sellers willing to do rate buydowns to assist buyers get into their home, and VA and FHA loan are still very advantageous for both condo and house purchases. 

Manufactured housing opportunities also exist in Long Beach and surrounding areas, another way to buy a larger single family home for less money.

Please contact me for more information. 

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

Long Beach 2025 Sales Price Report for Houses and Condos

Long Beach December Market

The average sales prices in Long Beach for a Single Family Residence in  2025 (as reported in CRMLS), leading to a highest point in June, down to $1,114,859 in December.

• $1,132,231 - January
• $1,058,802 - February
• $1,188,403 - March 
• $1,266,298 - June 
• $1,108,575 - October 
• $1,086,980 - November
• $1,114,859 - December 

 Condos in Long Beach followed a similar trajectory but with July being the highest point. In August, condos reached 5.5 months of inventory, meaning it would take 5.5 months to sell all remaining inventory if no new properties came on the market.  This is what used to be considered a "normal" market, close to 6 months. However, condos are taking long than houses to sell, which is unusual considering they are much more affordable than single family homes. Condo sellers are having to deal with HOA issues such as completing the required balcony inspections and repairs, as well as higher insurance demands on some HOAs (not all).  For example, in December the days active in the MLS for condos was 51, while for houses it was 32 days.

• $551,426 - January
• $512,202 - February
• $575,555 - March 
• $616,510 - July 
• $544,335 - October 
• $539,899 - November
• $538,944 - December 

 

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

2025 Remodeling Impact Report by National Associations of REALTORS

For this year's post on remodeling, I'm using the NAR report which actually came out in April of 2025. There are other remodeling reports, which are based on national regions, however, this time I'm referring to the NAR report because it also includes what REALTORS often recommend to their sellers based on what they are seeing in the local market and the shift in home preferences. This is a 29 page report put together by the NAR Research Staff and the organization's Chief Economist and Deputy Chief Economist, Lawrence Yun and Jessica Lautz.

Four main areas of report discuss Top Joy Scores and Cost Recovery, REALTOR Perception of Demand, Consumer Approach to Remodeling and Methodology.  If you'd like to see the entire document, please just ask, my contact information is below for call or text. 

As many sellers in the current market are discovering, home buyers are less willing to compromise on the condition of the home. Expectations are high, and buyers attitude towards DIY projects is much lower than in years past. There can be several reasons for that, but there is a clear trend in shorter days on market for improved and well staged properties.

The three top projects that received a perfect Joy Score of 10 were an added primary bedroom suite, a kitchen upgrade, and new roofing. In addition, REALTOR estimates of likely dollar value added to the house at resale was compared to the estimated cost of each project provided by National Association of Remodeling Institute members, the highest percentage cost recovered on a project was 100% for a new steel door. Out of 12 listed projects in the report for highest to lowest cost recovery, a bathroom renovation brought 50%, while a complete kitchen renovation brought 60% of cost recovery. Why? Possibly because home buyers have come to expect these two areas to be renovated in all homes they see, whereas vinyl windows brought a 74% cost recovery.  Out of the 12 projects under Joy Score, a new garage door was the lowest at 7, with a new front door at 7.5 (yet these two projects may uplift the overall exterior appeal of the home to many buyers). 

REALTOR perception of buyer demand: "REALTORS® often suggest a homeowner take on a project remodel before attempting to sell their home. The top projects REALTORS® recommended potential sellers take on are painting the entire home, painting one room, and new roofing."

Since 2020, REALTORS® have seen home preferences shift. The top remodeled areas NAR members have seen an increased buyer demand for in the last two years have been kitchen upgrades, new roofing, and a bathroom renovation.  While not everyone has a complete kitchen and bathroom renovation in their budget prior to selling, painting is one of the top recommendations to prepare a home for the market. And, new roofing in today's insurance market may be absolutely essential if it is past a certain age, in order to both make the buyer happy and not present any insurance issues before closing.

Consumers generally remodel to replace worn out surfaces and materials, and 54% used a line of credit to pay for the project. Consumers are looking for better livability and better functionality. 

More in depth information is contained in the NAR report and more information on remodeling can be found at https://remodelingdoneright.nari.org .

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

Long Beach Market Update for November 2025

November data for Long Beach market

Both median and average sales prices for a single family home have increased over 1% in the last 12 months, however the percent of original list price has decreased over the same time period by 1%. 

However, comparing Nov. 2024 to Nov. 2025, the average sales price of a single family home has decreased by about 7%, while the median has increased by 12%, possibly meaning that more sales have taken place in the higher market compared to one year ago.

The inventory of homes in November decreased by 11% compared to one year ago, a story that has been repeated over and over in many markets. 

Condo prices have softened even more:  days on market until sale have lengthened from 41 days to 51 days, the median and average sale prices have noticeably decreased with average sales price decreasing from $621,740 to $546,389 a decrease of 12%!  Condos are impacted significantly by the financial health of the HOA, increasing owner insurance costs, and increasing demands by insurers to update certain features in the common area such as roofing and electrical. In fact, these demands are on all types of residential properties, but HOA associations may feel it more depending on their financial health, i.e., reserves and overall maintenance. This does not mean that all condominiums are not performing well, only that carefully investigating during escrow should be done.

To find properties on the market, just go to my property search page on my website below. 

If you are interested in a home or investment purchase in 2026, please contact me. I'd be happy to put my experience to work for you. 

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

New California Laws in 2026 Affecting Real Estate Transactions

New Laws for 2026

Every year there is a plethora of bills that are passed into California law with varying effective dates for the  coming year. Here are just a few of real estate laws which may be of interest for clients in residential real estate transactions. 

• HOA Balcony: This new law adds to the standard package of HOA disclosures the most recent HOA balcony inspection report. It mandates that an HOA will make available for inspection all balcony inspection reports. Revises the requirements of the balcony inspection report to require a summary page indicating among other things the balconies identified as posing an immediate safety threat.  Senate Bill 410: Civil Code §§ 4525, 4528, 5200 and 5551. Effective January 1, 2026. 

• Third Hand Smoking: It is the sole responsibility of sellers to disclose actual knowledge of any residue from smoking tobacco or nicotine products in residential real estate sales, or any history of occupants smoking tobacco or nicotine products on the property. Applies to Residential 1-4 property.  Assembly Bill 455 is codified as Business & Professions Code § 10084.2, Civil Code § 1102.6k, and Health and Safety Code § 25417.2. Effective January 1, 2026. 

Anti Money Laundering: Starting March 1, 2026, any escrow or title company responsible for closing must submit reports to FinCEN (Financial Crimes Enforcement Network) if all of the following apply: Residential 1-4 real estate is purchased (incl. vacant land, depending on intended construction) , the buyer is a legal entity or trust, the transaction is all cash or being financed with certain lenders. In that case the legal names, dates of birth, addresses, DBAS, citizenship and TINs of the buyers and sellers, and their entities, must be obtained and reported to FinCEN. Without this information provided, the escrow will not close. Also, there are certain exemptions to this reporting rule, so further advice should be obtained.

 Landlord/Tenant: Deposits: Electronic return of security deposits is the default option when the initial deposit was made electronically, unless otherwise agreed to in writing. Upon termination of tenancy, the landlord must send notice of the right to receive the security electronically if paid electronically, unless otherwise agreed to in writing. However, return of itemization of deposit is via mail by default unless landlord and tenant agree to an address or email provided by the tenant. Assembly Bill 414 is codified as Civil Code § 1950.5. Effective January 1, 2026.  Stoves and Refrigerators: Requires the landlord to provide both a stove and a refrigerator, maintained in good working order, as a condition of habitability. The tenant may choose to provide their own refrigerator by mutual agreement when the lease is signed. 

 Digitally altered images in Advertising:  A real estate broker or salesperson, or person acting on their behalf, who includes a digitally altered image in an advertisement or other promotional material for the sale of real property shall include in the advertisement or promotional material a statement disclosing that the image has been altered and a link to a publicly accessible internet website, URL, or QR code that includes, and clearly identifies, the original, unaltered image. The statement must be conspicuous, located adjacent to the image, and indicate that the unaltered image can be accessed through the link.  If the advertisement is posted on an internet website over which the broker or salesperson or person acting on their behalf, has control, they may alternatively include the unaltered version of the image. This law applies to images altered with photo editing software or AI, but does not apply when only common photo editing adjustments are made.

Balcony Inspection 3+ Units:  If a building owner confirms the presence of asbestos during a balcony inspection and is unable to complete the inspection as a result, the owner will have an additional nine months to complete necessary asbestos abatement. After asbestos abatement, the owner will have no more than three months to complete the balcony inspection. This extension does not apply to common interest developments. NOTE: Existing law requires an inspection by January 1, 2026, of balconies, staircases and associated waterproofing elements (among other structures) for buildings with three or more multi-family dwelling units.

 HOA Fines:  HOA fines are limited to $100 per violation unless the violation relates to health or safety in common areas. Criticism of this new law includes lack of definition of "health and safety", among other things.  

The above are only brief summaries about just some of the new laws for 2026. California Association of Realtors has reviewed and revised appropriate forms, as well as include new ones, for real estate transactions.  New advisories in some cases are set up to disclose and inform the parties to a transaction. For more information on these laws, please contact me, I will be happy to provide a more complete and extensive description. Alternatively, in some cases you should seek the advice of your financial or legal advisor. 

 

What's On the Market in Long Beach 90808?

Homes in The Ranchos

Currently, there are 20 single family homes for sale in this Long Beach zip code 90808 as of 12/16/2025.  This zip code embraces areas known as El Dorado Park Estates, Lakewood Village, South of Conant, Carson Park, and the Ranchos, all of which mostly have completely different home styles depending on the years built and the builder convention.  

 The top price in these active listings is a home in Lakewood Village listed at $1,750,000, a large two-story home which is looking for the right buyer after being on the market for 131 days. If you go to the link below, you can get more information on this 1943 home. There are four other homes on the market in Lakewood Village, starting at $1,099,000.  The lowest price home in this group is listed at $1,049,000 in the South of Conant area. A home in the Ranchos, developed by builder Cliff May, is listed at $1,395,000 and is newer on the market at 11 days. If you like the style of S&S construction (also known as Shapell) you may like the larger two story homes in El Dorado Park Estates, one current listing is listed at $1,399,000 for a 4 bedroom, 3 bath home with many upgrades. 

The homes on the market in this zip code are located between Del Amo Blvd. on the north and Spring St. on the south.  The Long Beach airport, El Dorado Park with its many recreational facilities, and Heartwell Park are all within the area, as well as the 605 and 405 freeways.  

At the lower price point, there are 8 homes listed under $1,000,000, as low as $780,000 for a two bedroom home which could be a switch for buyers who would prefer a house over a condo. The median area list price is $1,195,000, which is mostly the price point for California Heights at this time. And just remember, FHA and VA loans are available for this market also.

Whether you're thinking about a larger home or smaller home, just look for listings in these areas, and go to this MLS search at https://www.abodes.realestate/mls-property-search and input 90808 in the Zip Code search box. I have been helping buyers and sellers for 30+ years in Long Beach, including these areas! Feel free to call, text or email.

A new feature on my website are auto-updated reports for many sections of Long Beach--just go to https://www.abodes.realestate/market-reports-newsletter then refresh the report after downloading it. They auto update every 2 days, but try checking at least once a month.

 

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

What Does a 6% Interest Rate Mean for Mortgages in Our Market?

According to National Association of REALTORS® research, a 1% decrease in mortgage interest rates could add about 5.5 million households, including 1.6 million renters, to the pool of potential buyers.  Today, the Federal Reserve cut rates by .25% https://finance.yahoo.com/news/live/live-coverage-federal-reserve-cuts-interest-rates-by-025-powell-warns-theres-no-risk-free-path-134139574.html  How will further decrease to 6% affect different markets--below is a scenario by National Association of Realtors for the So Cal metro region:

   Los Angeles-Long Beach-Anaheim, CA

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☞ 2.7% increase in the share of households who qualify at lower mortgage rates.

☞ 15.2% of households that can qualify with 6% mortgage rate.

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If mortage rates fell from 7% to 6%...
☞ 122,864 more households would afford the median-priced home.

☞ While 10% of these households typically buy a home...

12,286 additional home sales are expected in the next 12 to 18 months in Los Angeles-Long Beach-Anaheim, CA.

 

 

 

 Data Source: NAR Calculations, U.S. Census data
Chart by Jovi Dai/National Association of REALTORS®

 

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

Los Angeles County Single Family and Condo Market in October 2025

Market Update Data for LA County

Single-Family Homes Prices for October 2025

The single-family market in Los Angeles County showed mixed but generally stable performance in October 2025:

• New Listings: Down 5.2%, indicating slightly reduced seller activity.

• Pending Sales: Fell 15.3%, reflecting softer buyer demand.

• Closed Sales: Up 4.5%, suggesting that previously delayed transactions may have closed.

• Days on Market: Increased from 33 to 40 days (+21.2%), signaling slower market pace.

Pricing:

• Median Sales Price: Essentially flat at $999,942 (+0.1%).

• Average Sales Price: Increased 5.3%, reaching $1.47M, pointing to strength at higher price tiers.

• Percent of List Price Received: Slightly lower at 99.7%.

• Inventory: Nearly unchanged (down 0.5%), maintaining a 3.7-month supply.

Year-to-Date: Prices remain higher than 2024 levels, with median price up 4.6%, but sales volume remains nearly flat.

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Townhomes & Condominiums

The condo and townhouse segment showed increased supply but weakening demand:

• New Listings: Up 11.5%, providing more options for buyers.

• Pending Sales: Down 18.0%, highlighting a significant drop in buyer activity.

• Closed Sales: Nearly flat, slipping 0.6%.

• Days on Market: Lengthened from 41 to 50 days (+22%), showing slower absorption.

Pricing:

• Median Sales Price: Declined 2.7% to $675,000.

• Average Sales Price: Down 2.7%, though YTD average price is up 3.2%, suggesting recent softness following earlier strength.

• Percent of List Price Received: Slightly weaker at 99.0%.

• Inventory: Rose sharply by 18.8%, pushing months of supply to 5.4, indicating a more favorable environment for buyers.

Year-to-Date: Both pending and closed sales remain below 2024 levels, accompanied by modest price softening.

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Overall Market Takeaways for Los Angeles County

• Single-family homes are holding value, though market activity has slowed.

• Condos/townhomes are experiencing rising inventory and declining prices, shifting negotiating leverage toward buyers.

• Longer days on market across both segments indicate a less competitive environment compared to 2024.

 

 

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

Considering Solar Panels? Investigate Companies Carefully

Rooftop solar panels have been extremely popular as an energy saving option in an era of rising electricity costs. But be careful before you buy or lease: there have been increased bankruptcies in the industry, and tariffs and inflation have also affected costs for solar panels.  Government rebates, tax incentives and lower interest rates are already gone or will expire at the end of 2025. To find out how you may be affected if you have already bought or leased, or if you are planning to buy or lease, you can find a list of companies at Solar Insure naming companies that have gone out of business.  To research current clean energy options, go to DSIRE for options in California (other states also included). 

If you are stilling planning on installing solar panels, check out the Better Business Bureau website, and look up solar and installer reviews at https://www.solarreviews.com/ 

 This is not only important for your pocket book now, but if you plan on selling, you should be up to date on information about your solar panels because this is information you must pass on to your buyers who will be inquiring about the status and/or cost of assuming a home with solar panels. The REALTOR Seller Property Questionnaire asks: 

Click to enlarge

 The Solar Advisory and Questionnaire form for a REALTOR transaction also includes the following:

Click  to enlarge

 If you have questions, please feel free to contact me! To find out more information about the market, go to my website below.

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