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

Homes for Sale in 90807--California Heights, Bixby Knolls, Virginia Country Club Areas

1920s Spanish Style In Cal Heights

Currently, there are 25 single family homes for sale in this Long Beach zip code as of 11/3/2025.  California Heights is part of a historic district, with Spanish/Mediterranean style one and two-story homes mostly built in the 1920s and 1930s; next to it is Bixby Terrace, an attractive area with what are considered "traditional" style 1940s homes; and larger higher priced homes are found in Bixby Knolls, Los Cerritos, and Virginia Country Club.

 The top price in Virginia Country Club is a listing at $3,582,000, a gorgeous home which is looking for the right buyer after being on the market for 163 days. If you go to the link below, you can get more information on this classic. Other homes in the same price range and general location are listed over $2,500,000 and may include an ADU, 4 bedrooms, or lots of  garage space. Homes facing the Virginia Country Club golf course get a very spacious and wide view from their patios and living rooms.

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.

Attraction in this area include shops and restaurants along Atlantic Ave, community events such as First Fridays which is a neighborhood night out for local dining and visiting shops. The Long Beach Exchange has even more business, shopping and dining opportunities, located in the former area of Douglas Aircraft and Boeing.

Whether you're thinking about a larger home or historic homes, just look for listings in these areas, and go to this MLS search at https://www.abodes.realestate/mls-property-search and input 90807 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.

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

What $700,000 Buys in Long Beach CA Right Now

Map of $700,000 and Under in Long Beach

AS of October 31,2025, the map shows all properties in the CRMLS at $700,000 and under in Long Beach. There are 239, almost all are condos or townhomes, but there are also some single family homes. 

One unknown gem in Long Beach for some buyers is the chance to buy a single family manufactured home in a gated community for under $640,000. Ideal for the buyer who would like recreational amenities such as pool and clubhouse, parking, and security. FHA/VA and conventional loans for these! Low HOA dues: Windward Village.

Looking for downtown highrise condo with water or city view? 1 bedrooms start as low as $455,000, with mid-range HOA dues which include many many amenities in the building: BBQ, gym, storage, pool, and more. 

Do you like the El Dorado Park area? There are several condo listings nearby in the $439,000-$599,000 range, at El Dorado Lakes., that include pool, tennis court, clubhouse and more.

Looking for condo with inside laundry? The 2019 Long Beach Garden HOA offers units with monthly dues under $500, and more inside amenities, prices are from $560,000 to $690,000, includes parking, dog walk area, fitness center, and more.

If you enjoy Belmont Heights/Bluff Park, there are numerous condo opportunities under $699,000, a great opportunity to live near the water and Belmont Shore.  And are you wanting to get closer to Cal State Long Beach?  Right now there are several condo opportunities in Park Ocean starting at $295,000 for a studio and up to $499,000 for a 2 bedroom.  And a really nice upper level corner unit in Park Estates for $550,000, you can't beat it.

 To do your own search, please go to my site at https://www.abodes.realestate/mls-property-search. Just contact me if you are thinking of buying, I have 30 years' experience in helping first-time and repeat buyers find their property in Long Beach!  Please let me show you how to find the right loan and possible down payment and grant information depending on where you buy! Take a look at Down Payment Resource. If you have a pet, or emotional support animal, let me try to help answer your questions when it comes to buying in a condo.

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

Market Update for Long Beach Homes and Condos in September 2025

Local Market Update Stats for Long Beach

Single-Family Homes

• New Listings: 123, down 9.6% from last year.

• Pending Sales: 58, a steep 56.7% decline, indicating slower buyer activity.

• Closed Sales: 134, up 7.2%, suggesting deals are still completing despite fewer pendings.

• Days on Market: 35 days, up 16.7% — homes are taking longer to sell.

• Median Sales Price: $950,000, down 5% year-over-year.

• Average Sales Price: $1,144,568, a modest 3.5% increase, showing strength in higher-end sales.

• Percent of List Price Received: 99.0%, a small 1% decrease, showing mild softening in negotiation power.

• Inventory: 329 homes, 13.4% higher, improving buyer options.

• Months of Supply: 3.0 months, up 20%, signaling a gradual move toward a more balanced market.

Insight:  The Long Beach single-family market shows mixed conditions — fewer new listings and pending sales point to cooling momentum, but higher inventory and steady prices show resilience. Sellers face longer market times, but strong sale prices indicate underlying buyer demand remains.

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Condo Market

• New Listings: 87, up 4.8%, slightly more sellers entering the market.

• Pending Sales: 40, down sharply 51.8%, revealing a significant buyer slowdown.

• Closed Sales: 72, down 7.7%.

• Days on Market: 50 days, up 61.3% — condos are taking much longer to sell.

• Median Sales Price: $520,000, up 1.5%, holding steady.

• Average Sales Price: $584,050, up 2.7%, showing stable values.

• Percent of List Price Received: 96.0%, down 2.8%, suggesting more negotiation room.

• Inventory: 322 units, up 12.6%, offering buyers more selection.

• Months of Supply: 5.2 months, up 23.8%, nearing a buyer’s market.

Insight:  The Long Beach condo market is cooling faster than the single-family sector. Buyers have more leverage, listings are increasing, and time on market is lengthening — yet prices remain stable, reflecting overall economic steadiness rather than distress.

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Overall Trend

• Both segments show rising inventory and longer selling times, a sign of normalization after prior hot years.

• Prices are steady, not collapsing — indicating market resilience amid slower sales.

• For buyers: more options and negotiating power.

• For sellers: pricing competitively and working with an experienced agent will be crucial this fall.

 

 

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

The Most Horrifying Home Design Trends: 2025 Edition

It’s that time of year again when we dive into the most “frightening” home design trends of 2025—the ones that could spook potential buyers, clash with current tastes and even potentially hurt a home’s resale value—that is, if you’re not careful.

 

Throughout the year, designers, real estate professionals and consumer surveys have all weighed in, sharing their disdain for certain looks, layouts and décor choices that can feel outdated, overdone or completely impractical. From furniture faux pas to paint color missteps, we’ve gathered the worst of the worst in countdown fashion. Find the trends that make designers cringe, buyers roll their eyes and homeowners question what they were ever thinking.

 

10. Fiddle Leaf Fig Trees

Once the “it” plant of Pinterest boards everywhere, the fiddle leaf fig is officially passé. Interior designers now call it the houseplant that locks your home into the late 2010s. Sure, it’s bold and sculptural—but it’s also earned a reputation for being fussy, difficult to keep alive and viewed as a cookie-cutter accessory. The New York Times first called out the “death of the fiddle leaf fig tree” in 2022, and others have since followed suit. Homeowners are seeking more variety in their houseplant choices. Looking for alternatives? Try snake plants, rubber trees or oxalis for less maintenance and more personality. 

 

9. Red Brick Exteriors

 Red brick has slid down on curb appeal charts, with just 2% of designers calling it the most desirable in 2025, falling in at last place on the preference list. Off-white, natural wood and deep gray dominate buyer preferences nowadays, according to Fixr.com’s “2025 design and trends color report.”pdf Red brick still holds its charm in historic homes—but lately it has read more as dated, particularly as more homeowners favor lighter, versatile finishes that better match modern tastes.

 

8. Gray Flooring

 The gray flooring craze continues to cool. Surging in popularity from 2018 to the early 2020s, the look can now make spaces feel cold and washed out. Warm, natural wood tones are taking over, seeking to connect interiors more to nature. Still love your gray floors? Contrast them with bright, colorful accents to help balance things out—just don’t expect them to be the star of your space any longer.

 

7. Mindless Maximalism

Maximalism has gone wild and cluttered “granny chic” versions are out. The anything-goes, pile-on-everything approach has left too many homes feeling chaotic. Lately, it’s about embracing “maximalism with meaning”—bold colors with layered textures and eclectic finds that tell a story. After all, if buyers can’t see past the zebra rugs and neon wallpaper, you likely are doing a home a disservice.

 

6. Smart Toilets

Just when you thought home tech couldn’t get any stranger, along comes a growing sector of smart toilets. Ambient lighting, app and voice control, music, health monitoring—do we really need our toilets doing all that? Smart home expert Brandon Doyle, a real estate pro with RE/MAX Results and co-host of The Technical Difficulties Podcast, calls the smart bidet “one of the most over-the-top devices. “Your standard bidet is interesting enough for Americans,” he said on a recent episode of Real Estate Today, “but when you layer on sensors and automations, it gets kind of weird—it’s a good conversation piece but it’s definitely goofy.” Like other flashy smart gadgets, these toilets may be more spectacle than practical upgrade—attention-grabbing, yes, but horrifyingly overengineered.

 

5. Lawn Paint

Yes, people really are spray-painting their lawns green! Lawn paint can disguise brown patches for a quick sale or backyard party, but it’s a cosmetic fix that doesn’t solve soil or watering issues. And used deceptively, it can cross an ethical line in real estate when you’re using it to cover up serious lawn issues. Today’s buyers value honesty and sustainability—not painted turf. A healthy lawn—or even drought-friendly landscaping—can beat a painted quick-fix.

 

4. Red Wall Paint

Red … again?! This time for the walls, not the exterior. More than half of real estate agents surveyed by Better Homes & Gardens Real Estate called red walls an instant buyer deterrent. Red also popped up high on Fixr.com’s 2025 survey of the most off-putting interior colors for home selling, which also included lime green, bold pink, purple, orange and mustard yellow. What colors should you use instead? Better Homes & Gardens Real Estate’s poll found that “new neutrals” reign—colors like soft greens, warm grays and nature-inspired tones. They note that buyers crave calm, move-in ready spaces, not bold personal statements they’ll have to cover later. So, save those fiery hues for accents—not your entire dining room wall. 

 

3. The Cookie-Cutter Kitchen

All-white kitchens have had a solid run, but they’ve become predictable and a kitchen cliché. Today’s homeowners want warmth and personality. Two-tone kitchens—mixing painted uppers with wood or darker lowers—or colorful kitchen islands add dimension and character without a full remodel. White is still classic, but combining it with natural or wood tones and nature-inspired hues can keep a kitchen feeling fresh, modern and far from cookie-cutter.

2. Floating Stairs

They may look sleek and modern on Instagram, but floating stairs are high in cost and low in practicality. Without risers or sturdy supports, they can feel more like a safety hazard than a design win. Plus, they’re not cheap, and that’s money that could be better spent creating a dream kitchen. Buyers and homeowners likely will appreciate safer, more functional stair options. (Note: In my experience, a buyer's physical inspector may call out stairs with no railing in the physical inspection report.)

 

1. Bubblegum Pink Home Horror

What once felt playful on TikTok has officially turned terrifying in 2025. Homes drenched in hot pink—from walls to furniture—now part of the fading Barbiecore craze read as overwhelming and juvenile. A few pink accents are fine, but full-on candy-colored décor is chaotic and dated. Designers are retreating to earthier, grounded color palettes—soft greens, warm neutrals and natural textures—leaving Malibu Dreamhouse-style interiors and the bubblegum craze stuck firmly in the past … and back in the toy aisle where it all began. 

 

 To see the entire article with completely descriptive photos, just click on the link -- 

 

The Most Horrifying Home Design Trends: 2025 Edition: Styled, Staged & Sold’s annual list of the worst home trends of the year—the design choices that can haunt real estate.

 

Sometimes sellers don't enjoy frank feedback from their listing agent, and sometimes it's not practical for construction design changes in order to sell, but an article like this one can help for preparation!

If You're a Buyer, There May Be a Grant or Assistance Program for You

Down Payment Sources

There are more homes on the market now, but at the current price point in Southern California, the ability of many buyers to buy is hindered by not enough funds to close escrow. First of all, a 20% down payment is not a requirement to buy. (see below**.) There are loan programs such as FHA and VA which allow for 3.5% down payment or less, plus FHA 30-year interest mortgage rates are usually an improvement compared to conventional loan rates.

Then, various banks such as BMO, Citibank and Chase offer down payment assistance programs, or grants to 1st time buyers, and these aren't the only sources. Some do have income level requirements (BMO allows a total of $213,000 annual income).  There are also programs for DACA recipients. It pays to look into these programs, because it may make the difference on whether you buy or not.

An important tool is the Down Payment search tool which allows for the input of a certain address, then asks for the type of property of interest, then general questions about income and if you're a veteran, before moving on to more details. This does not take the place of a loan qualification, but is designed to inform a buyer about potential opportunities. To find out specific programs based on your information, it does require input of name and phone or email and whether or not you're working with an agent. While some people are reluctant to give that out, you're not required to keep receiving information, please read their privacy policy. Because I'm an agent, the system emailed me the following linked programs based on an $899,000 single family listing in Long Beach, and $100,000 income, and will also send you as the enquirer the same information: 

CBC Mortgage Chenoa Fund - FHA Forgivable DPA
Combined Assistance, up to $44,950 (5% of Purchase Price) in assistance

CBC Mortgage Chenoa Fund - FHA Repayable DPA
Combined Assistance, up to $44,950 (5% of Purchase Price) in assistance

National Homebuyers Fund (NHF) - Data Mortgage, Inc. dba Essex Mortgage 10 Year Amortized 2 Plus
Combined Assistance, up to $44,950 (5% of Purchase Price) in assistance

National Homebuyers Fund (NHF) - Data Mortgage, Inc. dba Essex Mortgage Forgivable/Deferred Program
Combined Assistance, up to $31,465 (3.5% of Purchase Price) in assistance

Golden State Finance Authority (GSFA) Golden Opportunities Program
Combined Assistance, up to $42,702 (5% of Total Loan Amount) in assistance

Golden State Finance Authority (GSFA) Platinum Assist To Own - Conventional
Combined Assistance, up to $42,702 (5% of Total Loan Amount) in assistance

Golden State Finance Authority (GSFA) Platinum Down Payment Assistance - Government
Combined Assistance, up to $42,702 (5% of Total Loan Amount) in assistance

Golden State Finance Authority (GSFA) Platinum Down Payment Assistance Program - Conventional
Combined Assistance, up to $42,702 (5% of Total Loan Amount) in assistance

Golden State Finance Authority (GSFA) Platinum SELECT Down Payment Assistance - Government
Combined Assistance, up to $42,702 (5% of Total Loan Amount) in assistance

Golden State Finance Authority (GSFA) Platinum SELECT Down Payment Assistance Program - Conventional
Combined Assistance, up to $42,702 (5% of Total Loan Amount) in assistance

This information is then forwarded on to the prospective buyer. If you wish to find out more sources, just use the form and I would be happy to send you a list such as this for you to use at your discretion. The results will depend on area or city, income, credit score, how many buyers, or if you currently rent or own.  Not all lenders work with all programs, and you always have the option of contacting a loan officer to inquire about their programs. But using this tool gives you an overview of multiple sources before you shop.

The important thing to know is, there may be an option for you, so don't be afraid to start searching.

**Nearly 1 in 2 buyers made a down payment of 10% or less. In the meantime, less than 30% of buyers made a down payment above 20%, often repeat buyers using equity from previous home.  Smaller down payments are the norm, showing how buyers are adapting to today's affordability challenges while still becoming homeowners. The idea that you need a 20% down payment is one of the biggest myths in real estate." Nadia Evangelou, Senior Economist, National Association of REALTORS.

 

 

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

What the Government ShutDown May Mean for Some Clients Right Now

Capitol Building

With Congress failing to pass funding legislation by September 30, the federal government shut down on October 1. 

Will most home sales and closings continue?
Yes. Most transactions will still move forward. However, REALTORS® should prepare clients for potential slowdowns in loan processing, appraisals, and flood insurance.

Do all federal government housing-related programs stop during a shutdown?
No. While many departments face reduced staffing in a limited capacity with “essential” services, the most critical housing and mortgage programs retain their core functions. However, delays are common in programs that require staff involvement.

What happens to Federal Housing Administration (FHA) single-family loans?
Most FHA single-family home loans will continue to move forward without interruption. New FHA single-family loans can still be endorsed during a shutdown.

What about FHA condominium projects and other approvals?
Some FHA programs — such as Home Equity Conversion Mortgages (HECMs) and Title I loans — are paused. Activities requiring U.S. Department of Housing and Urban Development (HUD) staff discretion, like manual underwriting for new condominium project approvals, are likely delayed until the government
reopens. C.A.R. members should consider checking HUD’s list of already-approved condominium
projects.

How are conforming mortgages from Fannie Mae and Freddie Mac (the government-sponsored enterprises, or GSEs) impacted?
The GSEs generally retain their core functions during a shutdown. However, some services that depend on other federal agencies may be affected. For example, Internal Revenue Service (IRS) tax transcripts may be unavailable, requiring lenders to obtain transcripts and close later.

Can active-duty service members and Veterans still apply for VA home loans?
Yes. U.S. Department of Veterans Affairs (VA) loan guarantees remain available, and lenders can continue processing applications. However, reduced staffing during a shutdown may cause delays in appraisals, certificates of eligibility, and underwriting support. 

Can my client still apply for flood insurance?
Applications for new or renewed federal flood insurance policies cannot be issued by the National Flood Insurance Program (NFIP) during the shutdown. Existing NFIP policies remain valid until they expire, and claims will continue to be paid while funds last. Policies may also be transferred from seller to buyer during a transaction. If your clients are seeking an immediate flood insurance policy, private insurance remains an option that is unaffected by the shutdown. 

 Courtesy of California Association of REALTORS.

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

Money Laundering Rule in Effect as of March 1, 2026

As of March 1, 2026 (note date change) a new rule issued by FinCEN (Financial Crimes Enforcement Network) takes effect.  This rule applies to real property of one to four residential units, vacant land intended for construction of residential of one to four residential units, where the buyer is a legal entity or trust,and the buyer is making an all-cash purchase or financing the purchase through a bank,  etc., that does not have an independent money laundering reporting obligation.  

Information required to be collected by a "reporting person" which typically is the escrow or title company in the transaction, will include legal names, dates of birth, dates of execution of trusts, addresses, dba's, citizenship (for trustees and beneficial owners), taxpayer identification numbers, and if needed account number and financial institution name from which payment is made.

Additionally, there will probably be an extra charge in escrow for collecting this information which according to one escrow officer could be as much as an additional $700.  California Association of Realtors is including this transactional information now, so that any properties already begun prior to December 1 will be covered. This information is in a separate required form now, but is currently planned to be incorporated into the standard residential purchase contract in June, 2026.

And, should all necessary information not be delivered as requested on a timely basis, the Reporting Person will not close escrow, and any party not providing this information may be in breach of contract and the other party may be entitled to cancel.

While more regulations and forms to sign in escrow are met with a tired groan, bear in mind that "in 2025, financial crime is more sophisticated than ever, costing the global economy up to $2 trillion annually, according to the UN Office on Drugs and Crime ." https://www.moodys.com/web/en/us/kyc/resources/insights/aml-in-2025.html, involving cryptocurrency, real estate transactions, and other ways of laundering money. 

See more at :  https://www.realtor.com/news/trends/fincen-money-laundering-rule-crackdown-all-case-home-purchases/ and at FinCEN: https://www.fincen.gov/boi-faqs

 NOTE:  The implementation date has changed from December 1, as posted in the original article, to March 2, 2026. Article links may still have December 1 date.

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

California Housing Market Projection for 2026

California Assoc of REALTORS 2026 Prediction

The 2026 Housing Market Forecast is out, and the overall prediction is that the median price will continue to inch up from the 2025 median of $873,900 to a 2026 median of $905,000.

Resale volume is still under the 2021 level, and in 2026 will be projected to 274,400 units, well under the 444,500 level of 2021, but ahead of the 2025 level of 269,000 units.

Per the California Association of REALTORS:

"Inflation will likely pick up in the next 12 months, but the annual average Consumer Price Index (CPI) for 2025 will dip slightly to 2.8 percent, before bouncing back up to an average of 3.0 percent next year. The average 30-year, fixed mortgage interest rate will moderate slightly to 6.6 percent in 2025 but will decline more solidly to 6.0 percent in 2026. While next year’s projected average for the 30-year fixed mortgage interest rate will still be higher than the levels observed in the few years prior to the pandemic, it will be lower than the long-run average of nearly 8% in the past 50 years." (Per Bankrate: September 18, 2025, the current average 30-year fixed mortgage interest rate is 6.23%.)

Housing affordability is expected to inch up to 18 percent next year after edging up to a projected 17 percent in 2025 from 16 percent in 2024. 

“As economic uncertainty begins to clear up in the next 12 months and mortgage rates start declining more consistently in the upcoming quarters, housing sentiment will see some improvement in 2026,” said C.A.R. Senior Vice President and Chief Economist Jordan Levine. “However, mounting headwinds such as the ongoing trade tensions between the U.S. and its trading partners, the home insurance crisis, and a potential stock market bubble will remain challenges for the housing market in upcoming year,” Levine continued.               

The complete Market Forecast will be posted soon on the CAR website.

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

Buyers, Especially First Time Buyers, Want Agents Who Know The Buying Process

Another agent I'm acquainted with in my market told me a story the other day about a buyer she had been working with who enjoyed using the benefits of AI to find out information about his transaction, i.e., analyzing the contract he had signed with the seller

Marina Vista Park

. The buyer was satisfied with getting all his information, at that point, by entering prompts and getting answers back about the contract, in spite of his agent's request to personally meet with him and review, which he refused. But according to the most recent annual buyer profile mentioned below, this is not what most buyers are looking for in an agent. Most people want the guidance and experience of their agent, to say nothing of the fact that a buyer broker agreement has been signed and this knowledge and duty is what the buyer is paying the agent for. There are myriad issues in a transaction that may not be accounted for if the right prompt isn't entered into the AI chat. AI is becoming more and more a very useful tool, but does it handle absolutely all situations? 

The "2024 Profile of Home Buyers and Sellers Highlights" by the National Association of REALTORS®, provides an annual overview of recent home buyers and sellers who completed transactions between July 2023 and June 2024. This edition highlights the challenges faced by buyers due to a housing affordability crisis, limited inventory, and high mortgage interest rates (averaging 7.02% and peaking at 7.79%). 

The following is summarized (about buyers) from the report:

Characteristics of Home Buyers:

• Demographics:
  • Median buyer age increased to a peak of 56 (up from 49 last year).
  • First-time buyer median age: 38 (up from 35).
  • Repeat buyer median age: 61 (up from 58).
  • Married couples: 62% (increased). Single females: 20% (slightly increased). Single males: 8% (decreased). Unmarried couples: 6% (decreased).
  • Ethnicity: 83% White/Caucasian, 7% Black/African-American, 6% Hispanic/Latino, 4% Asian/Pacific Islander.
  • Sexual Orientation: 88% heterosexual, 3% gay/lesbian, 2% bisexual.
  • 73% of buyers had no children under 18 in their home (highest recorded).
• Multi-generational Living: 17% purchased multi-generational homes (all-time high), primarily for cost savings (36%), elder care (25%), or adult children moving back/never leaving (21% each).
• Reasons for Purchase:
  • 22% desired to own a home of their own (64% for first-time buyers).
  • 43% said the timing was right; 23% had to purchase.
• Distance Moved: Median distance between previous and new home was 20 miles (down from 50 in 2022, but still elevated from 15 miles in 2018-2021).
• Location: 45% purchased in a suburb/subdivision, 23% in a small town, 16% in an urban/central city (highest since 2014).
• Neighborhood Factors: Quality of neighborhood (59%), convenience to friends and family (45%), and overall home affordability (36%) were most important. Convenience to job declined to 34% (from 52% in 2014).
• Expected Length of Ownership: Median of 15 years; 25% expected to never move.

Based on the "2024 Profile of Home Buyers and Sellers Highlights" report, the average home buyer primarily wants an agent who can:

• Help them find the right home: This was the top reason, with 49% of buyers seeking assistance with this task.
• Negotiate terms of sale: 14% of buyers wanted help with negotiations, and 11% specifically for price negotiations.
• Assist with paperwork: 7% of buyers sought help with managing the necessary documentation.
• Understand the home-buying process: Over half of all buyers (53%) found their agent invaluable in helping them understand the complex buying process, a figure that jumps to 80% for first-time buyers.

In summary, buyers seek agents who are knowledgeable, responsive, honest, possess good people skills, and can effectively guide them through finding a suitable home, negotiating the deal, and handling the intricacies of the transaction.

I have been helping buyers since 1994, the market and market conditions have gone through many growth phases since then, and I have the advantage of knowledge and experience. Just let me know how I can assist you!

 

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

The Long Beach Average Home Price in August, 2025

Ma and Pa Grocery - Belmont Heights Favorite

The Long Beach average sales price for a single family home has been jumping around since the beginning of the year:  

January - $1,132,231

February - $1,058,802 

March - $1,188, 403

April - $1,070,180

May - $1,069,937

June, $1,266,298

July - $1,089,619

August - $1,160,302 

Looking for a lower price? the neighborhoods in 90810, Westside and Upper Westside, averaged $760,200 in August; 90804, Rose Park and Zaferia areas, was $750,400; 90806 in the Wrigley area was $700,555;  

The overall August inventory level is up to 3 months now, and selling price to original list price ranges from 98%-100.3%.  Active listings have increased since January (269) to 327 in August. An easier time for buyers because there's more inventory, however, considering the higher number of listings in August, there were 128 closed sales, the January market was even slower with 91 closed sales.

While there are still misconceptions among some buyers about how much down payment is needed to buyer, just remember that FHA loans and VA loans are out there and can  be very helpful when you don't have 20% down.  Try the down payment resource search to assist you -- feel free to contact me with questions about this guide. And for prices in other local markets, take a look at the Market Reports while you're on my website, link below.

 

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

Long Beach Festival Events August through November, 2025

Long Beach Events August, September, November 2025.   Location Aug 30  12pm             Long Beach Greek Festival          5761 E. Colorado Street Long Beach, CA 90814
				Location
	Aug 31	12pm	Long Beach Greek Festival	5761 E. Colorado Street Long Beach, CA 90814
				Location
	Sep 1	12pm	Long Beach Greek Festival	5761 E. Colorado Street Long Beach, CA 90814
				Location
	Sep 13	12pm	Westside Promise Festival	Admiral Kidd Park
	Sep 13	12pm	Westside Fest Sign Up	Admiral Kidd Park
	Sep 19	7pm	Queen Mary's Dark Harbor
	Sep 20	7pm	Queen Mary's Dark Harbor
	Sep 26	7pm	Queen Mary's Dark Harbor
	Sep 27	7pm	Queen Mary's Dark Harbor
				Location
	Oct 4	2pm	FAM (Food Art Music) Festival	1336 Gladys Avenue
				Location
	Oct 7	3pm	Filipino Festival	City Hall Plaza
				Location
	Oct 10	6pm	Be Proud! Fest	Rosie's Dog Beach & Bike Path
				Location
	Oct 11	9am	20th Annual Japanese Classic Car Show	Marina Green Long Beach
	Oct 11	12pm	Be Proud! Fest	Rosie's Dog Beach & Bike Path
	Oct 11	4pm	Party on Pine	Pine Avenue between 3rd Street & 5th Street
				Location
	Oct 12	9am	Ready Long Beach - Disaster Preparedness Fair	Veterans Memorial Stadium - 5000 E Lew Davis Street
	Oct 12	10am	Pagan Pride Day	Rainbow Lagoon
	Oct 12	12pm	Be Proud! Fest	Rosie's Dog Beach & Bike Path
				Location
	Oct 17	10am	Formula Drift Pro Championship Round 8	MG/RL/LBCC Parking Lots & Shoreline Drive
				Location
	Oct 18	10am	Formula Drift Pro Championship Round 8	MG/RL/LBCC Parking Lots & Shoreline Drive
				Location
	Oct 25	8am	TCC Family Health Beach Walk	Shoreline Park
				Location
	Nov 8	10am	Veteran's Day Celebration	Houghton Park, Long Beach
				Location
	Nov 9	2pm	Salvi Fest 2025	Shoreline Park

For a complete listing of all types of city events, got to https://www.longbeach.gov/events/.

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