Stephen Tart Realtor

09/05/2026

Orange County homeowners could get a much bigger home-sale tax break if this bill ever becomes law.

The proposal would double the current capital gains exclusion from **$250,000 to $500,000 for single homeowners** and from **$500,000 to $1 million for married couples filing jointly**.

That matters here because a lot of longtime Orange County homeowners bought 20 or 30 years ago, watched values climb, and now may be sitting on a lot more equity than they realize.

This is **not law yet**. It is proposed federal legislation.

But if you’ve owned your home for a long time and you’ve been thinking about selling, downsizing, moving closer to family, or just understanding your options, the smart first step is simple:

Know your numbers.

Text "EQUITY REPORT" to "714-457-1274" and I’ll prepare a home equity report showing what your home may be worth today, what has sold nearby, and where you stand.

09/02/2026

Fullerton has been assigned 13,209 housing units to plan for, but where would they actually go?

That’s the question that caught my attention.

Fullerton is already building housing around the city, including areas near Cal State Fullerton, Commonwealth, Downtown Fullerton, and the Transportation Center.

But now the city is also questioning whether certain student housing should count toward its housing target the same way conventional housing does.

This is not just a number on a government report. It could affect neighborhoods, traffic, infrastructure, open space, and what Fullerton looks like in the future.

Search OC Listings: https://t.ly/hnsLG
Get the Buyer & Seller Guides: https://t.ly/pBaWf
Stephen Tart Century 21 Discovery
Fullerton / North Orange County

08/24/2026

Here’s a quick Orange County real estate update I’m sharing with my clients 👇

Most Home Sales Close – Here’s How To Keep Yours on Track

Most home sales still close, and the biggest thing that could get in the way of yours is the one thing you can actually do something about.

With the right prep, your sale has every reason to make it to the finish. So, let’s connect and get your house sold.



Curious what your home could sell for in today’s market?

📊 Get a local value & market report here: https://t.ly/Oq5dU

Few things are as rattling as the thought of your home sale falling through at the last minute, right before closing. All that waiting, all that progress, out the window.

08/21/2026

Here’s a quick Orange County real estate update I’m sharing with my clients 👇

One of the biggest stories in the housing market these past few years has been how much the supply of homes for sale has grown. It’s the #1 bright spot for buyers in this market.

But you may have heard that growth has been slowing down.

It’s true it went from +31% a year ago to just +2% now. But that’s no reason to worry about your move.

Because nationally, inventory has been up year-over-year for 33 straight months. And the latest data shows the slowdown may have already hit its floor.

Plus, since rates aren't expected to come down much anytime soon, inventory growth may be about to pick back up.

The bottom line? Inventory is still better than it was last year – and that gives you options. And even more choices may be coming soon.

Wondering...



Curious what your home could sell for in today’s market?

📊 Get a local value & market report here: https://t.ly/Oq5dU

08/20/2026

Before you scroll another home online or walk into an open house, get pre-approved first.

A pre-approval helps you understand your budget, your loan options, and whether you’re actually ready to write a strong offer when the right home shows up.

In Orange County, waiting too long can cost you the house.

The goal is not just to know what the bank says you can borrow. The goal is to know what payment actually feels comfortable for you.

If you’re thinking about buying in Orange County, North Orange County, or Fullerton, text GUIDE to 714-457-1274 and I’ll send you my buyer guide.

Text GUIDE to 714-457-1274.

08/19/2026

Here’s a quick Orange County real estate update I’m sharing with my clients 👇

Higher Rates Could Actually Help Housing Supply – Here’s How.

The number of homes for sale is growing slowly but surely, and that means more options for your move. Want to see what’s available in our area? Reach out, and let's take a look together.



Curious what your home could sell for in today’s market?

📊 Get a local value & market report here: https://t.ly/Oq5dU

You may have heard the number of homes for sale isn’t growing like it was. And maybe that has you worried you won’t find a home you love when it’s time to make your move.

08/18/2026

Dedicated to helping you find not just a home, but a place that feels like home.
no matter where you are in the journey, I am here to guide you every step of the way.

08/17/2026

Here’s a quick Orange County real estate update I’m sharing with my clients 👇

Own a house with room for multiple generations, with features like an in-law suite or a finished basement with a separate entrance? Buyers are looking for that right now.
These houses tend to get 13.5% more online views than standard homes. They also command a higher list price per square foot – 22% higher, thanks to the extra square footage and special features.
Thinking about moving and want to know what buyers would pay for your house? Reach out and let’s chat about it.



Curious what your home could sell for in today’s market?

📊 Get a local value & market report here: https://t.ly/Oq5dU

08/14/2026

Here’s a quick Orange County real estate update I’m sharing with my clients 👇

Mortgage rates aren’t random. They’re affected by 2 numbers.

The 10-year treasury yield and something called "the spread." That's the gap between the 10-year treasury yield and mortgage rates, and it usually sits around 1.76 percentage points.

Back in 2023, the gap in the spread ballooned up to 3.19 in response to economic uncertainty. If it were still that wide today, rates would be pushing almost 8%.

But the good news is the gap has narrowed to 2.01 (a lot closer to the long-term norm). And that’s a big positive for rates. It’s why today’s mortgage rate is in the upper 6s instead of touching 8%.

Here's the part a lot of people miss. Where rates are right now are already pretty close to what a totally normal spread would produce – a mortgage...



Curious what your home could sell for in today’s market?

📊 Get a local value & market report here: https://t.ly/Oq5dU

08/12/2026

Here’s a quick Orange County real estate update I’m sharing with my clients 👇

Here’s Why Mortgage Rates Are What They Are Right Now

That’s the trade-off with a narrowing spread. Rates may not be where you want them, but they're better than they could've been. If you want help figuring out what that means for your monthly payment, reach out to a local lender



Curious what your home could sell for in today’s market?

📊 Get a local value & market report here: https://t.ly/Oq5dU

If you're waiting for mortgage rates to fall a lot before you buy, you may be waiting a while.