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Homes with Beferly https://beacons.ai/beferlykoester Hello Friends and Neighbors! After years spent in your current home, you’ve determined it’s time to move. I can help.

When it’s time to sell your Orange County home and start your next chapter, who you choose to work with matters. The space and extra maintenance no longer make sense anymore. You’re ready to find a smaller house that fits your current lifestyle, however, you want to make sure you’re selling for the price and terms that make sense for you. While there are numerous things to consider when selling a home, you understand that the steps are only one part of the equation. Having someone who can forecast and plan ahead so that you avoid common pitfalls ensures what’s often a stressful process becomes seamless. Without strategic guidance, you can easily find yourself overwhelmed—settling for less than you deserve, especially in our current real estate market. While some agents are focused on getting you just any result, I focus on getting you the maximum outcome while making the process seamless. A successful home-selling strategy not only factors in the market and pricing, but it also includes additional strategies that help you yield a higher ROI (Return On Investment). Beferly do things differently. I am your full-service and local neighborhood Realtors® who live and study the Orange County market daily focusing in Irvine and Tustin, North Tustin, Tustin Ranch and Orange Area. I use cutting-edge strategies to ensure your home attracts qualified buyers. With our step-by-step support and guidance, our strategic approach to sales is not just about getting the highest price in the fewest days on market, but it’s about offering you peace of mind that the decisions you make today will set you up for an excellent financial future. From the 8+ years of experience in many levels of real estate including selling, buying, new builds and investing. This experience has prepared me with insights and strategies that help us maximize your home sale. My dedication to service, and results-oriented nature are why my Orange County clients have chosen me to buy and sell their homes throughout the years. Call me a "Wonder Woman". When you work with me, you will always know what to expect and when. I work diligently to take care of any obstacles we might have along the bumpy road, that way you can be more relaxing and focus on a seamless transition to your next chapter. My objective is to create a positive, fun, memorable experience that you can look back on with confidence. Ready to sell your home and start your next chapter? Call Today for Your Initial 15-Minute Consultation → 949-698-2727
We’ll briefly cover your goals, how we work with clients, and if it’s the right fit, the next steps from there. Call Today → 949-698-2727
Beferly Koester
#01952413�
Realty One Group West. �

10/16/2026

Have you thought about making a move in Tustin, California?

Most buyers tour the house first and wonder later why the block never felt right. By then, the offer's written and it's too late to ask. Sound familiar?

Here's what changes everything: read the block before you tour the house. The morning crowd, the dog walkers, the 5 PM rhythm of the street: the neighborhood tells you what the listing never will.

That's the knowledge I walk in with for every buyer I serve in Tustin and across Orange County. My fall local guide, including favorites like Oliboli Donuts and White Sparrow Coffee, is where I'd send you to start.

Text COFFEE to 949-698-2727 and I'll walk you through it.

AI disclosure: This video features an AI-generated avatar. The coffee shop shown is illustrative and is not a real business.

Your Move. My Mission. 🕊️
DRE # 01952413
Beferly Koester · Universal Elite Realty · CA DRE Lic. #01952413 · Equal Housing Opportunity.

Tustin, Old Town Tustin, Irvine, and Orange County neighbors, here’s my fall local guide to spots around town.When you’r...
10/14/2026

Tustin, Old Town Tustin, Irvine, and Orange County neighbors, here’s my fall local guide to spots around town.

When you’re choosing where to grab coffee, enjoy dinner, browse local shops, or get outside for a walk, a few local ideas make planning easier. These are some of my Tustin favorites, gathered in one place for slow mornings, good company, and a little fresh air.

Details and hours can change, so please confirm directly with each place before heading out.

AI-assisted visual disclosure: The autumn imagery is illustrative and is not a photo of any named business or location.

Save this list and share your favorite local spot in the comments.

Your Move. My Mission. 🕊️
DRE # 01952413

Beferly Koester · Universal Elite Realty · CA DRE Lic. #01952413 · Equal Housing Opportunity.

DRAFT FOR BEFERLY’S REVIEW · DO NOT PUBLISHTustin, Old Town Tustin, Tustin Ranch, Irvine, and Orange County buyers, want...
10/13/2026

DRAFT FOR BEFERLY’S REVIEW · DO NOT PUBLISH

Tustin, Old Town Tustin, Tustin Ranch, Irvine, and Orange County buyers, want to feel more prepared before your next home tour? Have you ever wondered what a realtor notices before the front door? Start with the setting around the home.

Check the direction the home faces. West-facing glass can take the afternoon sun, while morning light in the kitchen can brighten your routine.

Notice the street. A cul-de-sac, corner lot, and arterial each have a different feel. A corner may offer more yard space, along with less privacy and more exposure.

Look at the trees and lot lines. Mature citrus or heritage oaks can hint at an older, established lot. In Tustin’s old citrus tracts, the plantings can tell part of the story.

Then observe the roofline, garage orientation, and setback. These visible details can offer clues about the home’s era and care over time. They are starting points for questions, not a substitute for a professional inspection.

Save this for your next walkthrough, and text LOOK to 949-698-2727 if you want me to walk a home with you.

AI-assisted graphics; no real homes or people are depicted.

Your Move. My Mission. 🕊️
Beferly Koester · Universal Elite Realty · CA DRE Lic. #01952413 · Equal Housing Opportunity.
DRE # 01952413

Mission Viejo, Casta del Sol, Orange County: Searching for a 55+ community that fits your next chapter? Take a closer lo...
10/13/2026

Mission Viejo, Casta del Sol, Orange County: Searching for a 55+ community that fits your next chapter? Take a closer look at 28391 Borgona.

This 2-bedroom, 3-bathroom home offers 1,954 sq ft, a main-level primary suite, and flexible upstairs loft and bonus space. Move-in ready details include a freshly painted interior, hardwood flooring, plantation shutters, double-pane windows, a fireplace, and a covered patio.

Enjoy the Casta del Sol community amenities, including an association pool and spa, clubhouse, fitness center, pickleball, tennis, walking trails, and Lake Mission Viejo privileges.

Price improved to $899,000. Beferly Koester is the listing agent representing the seller.

Text “BORGONA” to 949-698-2727 for current details and a private tour.

AI-assisted visual layout using the provided property photograph.

Your Move. My Mission. 🕊️
DRE # 01952413
Beferly Koester · Universal Elite Realty · CA DRE Lic. #01952413 · Equal Housing Opportunity.

Tustin, Irvine, Santa Ana, and Orange County families, here is your family-friendly weekend guide for October 9 to 11, 2...
10/10/2026

Tustin, Irvine, Santa Ana, and Orange County families, here is your family-friendly weekend guide for October 9 to 11, 2026! 🍂🎃

Save this local list for pumpkin patches, seasonal markets, cultural celebrations, and family fun.

🎃 Irvine Park Railroad, Orange
Pumpkin patch and hay maze. Weekend hours are 8:00 AM to 6:00 PM. Reservations are required on weekends.

🌽 Tanaka Farms, Irvine
U-pick pumpkins on the farm. Friday through Sunday hours are 9:00 AM to 9:00 PM. Reservations are required.

🎪 The Pumpkin Factory at MainPlace Mall, Santa Ana
Enjoy a carnival-style pumpkin patch with rides and games. Open through October 31.

🌍 Irvine Global Village Festival
Saturday, October 10, at The Great Park in Irvine.

🔬 Discovery Cube Orange County, Santa Ana
Pumpkin Palooza takes place Saturday, October 10, and Sunday, October 11.

🛍️ Halloween Market at Woodbury Town Center, Irvine
Visit Saturday, October 10, and Sunday, October 11.

Before you head out, please confirm current hours, reservations, and event details directly with each venue.

AI-assisted visuals are used for illustrative purposes. Venue details are based only on the information available at the time of preparation and may change.

Beferly Koester · Universal Elite Realty · CA DRE Lic. #01952413 · Equal Housing Opportunity.

Your Move. My Mission. 🕊️

Irvine, Tustin, North Tustin, Santa Ana, and Orange County homeowners, are you carrying these questions before you sell?...
10/09/2026

Irvine, Tustin, North Tustin, Santa Ana, and Orange County homeowners, are you carrying these questions before you sell?

Timing. Repairs. Your next chapter.

These are not small concerns. They deserve honest answers and a plan built around your life.

Will I regret the timing?
Do not let urgency make the decision for you. Start with your goals, your financial picture, and what the current market means for your specific home. Clarity comes before a launch date.

Am I making a mistake about what to repair or update?
Do not spend money simply because someone says you should. Prioritize what supports your goals and protects your equity. Sometimes the wisest choice is to do less.

What if my next chapter is not ready yet?
Then create a plan before creating pressure. Your move should support your life, your peace of mind, and the legacy you have built.

Since 2014, Beferly Koester has served homeowners with compassion, faith, experience, and truth. Her job is not to win a listing. It is to help you make a well-informed decision, even when the right answer is to wait.

If selling is on your mind, DM MOVE. Begin with clarity, not pressure.

AI-assisted visual disclosure: This carousel contains AI-assisted graphics and an AI-assisted portrait treatment using Beferly Koester’s provided headshot. The visuals are illustrative and do not depict client results.

Your Move. My Mission. 🕊️
DRE # 01952413
Beferly Koester · Universal Elite Realty · CA DRE Lic. #01952413 · Equal Housing Opportunity.

Move-up buyers, first-time buyers, and investors across Irvine, Tustin, North Tustin, and Santa Ana, pause before you st...
10/06/2026

Move-up buyers, first-time buyers, and investors across Irvine, Tustin, North Tustin, and Santa Ana, pause before you start touring.

A successful purchase begins before the first showing. In a typical day helping Orange County buyers prepare, I see how a clear plan creates more confidence and less last-minute pressure.

1. Map Your Money
Set a comfortable monthly target. Protect your savings goals. Understand your full buying budget.

2. Protect Your Approval Profile
Coordinate with your lender before making major purchases, taking on new debt, or making other financial changes.

3. Keep The Conversation Moving
Respond promptly so your agent and lender can help evaluate opportunities when they arise.

4. Separate Must-Haves From Nice-To-Haves
Rank what matters most for your next chapter, lifestyle, and long-term goals.

Your goals deserve more than guesswork. Beferly Koester can help you turn these four steps into a thoughtful buying plan grounded in clarity, stewardship, and peace of mind.

When you are ready to build your plan, DM PLAN.

Visual disclosure: The branded graphics are AI-generated educational visuals. Beferly Koester’s headshot is authentic.

Real Estate with Beferly
Your Move. My Mission. 🕊️
DRE # 01952413

Beferly Koester · Universal Elite Realty · CA DRE Lic. #01952413 · Equal Housing Opportunity.

Irvine, Tustin, North Tustin, Santa Ana, and Orange County move-up buyers, sellers, retirees, downsizers, and investors,...
10/06/2026

Irvine, Tustin, North Tustin, Santa Ana, and Orange County move-up buyers, sellers, retirees, downsizers, and investors, this month’s market is asking a sharper question:

Are sellers adjusting to today’s buyers, or are buyers waiting for better alignment?

This is The Fall Standoff.

The latest data shows buyers have more inventory, more time, and more leverage than at any point this year.

Active listing inventory: 4,952 homes
Pending demand: 1,349 pending sales
Expected Market Time: 110 days, up 9 days from two weeks earlier

Inventory has started building while pending demand has dropped. At the same time, well-prepped and realistically positioned homes are still selling at or near asking price.

The asking price test is real:

Median list price across all active OC listings: $1.30M
Sales-to-list price ratio: 99.5%
Year-over-year change in OC home values: +2.8%

The countywide single-family median closed price was $1,500,000. The condominium and townhome median closed price was $809,000.

For move-up buyers, use the extra time to compare carefully. For sellers and downsizers, lead with preparation and clear positioning. For investors, review opportunity, risk, and timing through the data, not headlines.

Source: Reports on Housing, Orange County Housing Report written by Steven Thomas, report dated September 28, 2026. Closed sales figures cover August 2026. Demand is new pending sales over the prior 30 days.

This is general Orange County market information only. It is not a valuation, prediction, or guarantee.

Comment FALL or DM FALL for the full report and a calm conversation about your next strategic move.

Imagery was created with AI assistance.

Beferly Koester · Universal Elite Realty · CA DRE Lic. #01952413 · Equal Housing Opportunity

Your Move. My Mission. 🕊️
DRE # 01952413 · Equal Housing Opportunity

Tustin, Old Town Tustin, Orange County, we need your expert opinion. 🍩Warm autumn mornings call for coffee, cinnamon-sug...
10/05/2026

Tustin, Old Town Tustin, Orange County, we need your expert opinion. 🍩

Warm autumn mornings call for coffee, cinnamon-sugar donuts, and one friendly local debate:

Who has the best donut in town?

This carousel features four Tustin contenders:

• Oliboli Donuts, 135 W 1st St, Tustin (Old Town). Family-run, known for slow-made brioche-style dough.

• Donut Star, 13165 Jamboree Rd, Tustin. Family-owned neighborhood favorite.

• KS Donuts, 640 E 1st St, Tustin. A long-standing family-run shop.

• Donut King Bakery, 14182 Newport Ave, Tustin. Neighborhood bakery with fresh donuts.

No ranking from us. You decide. Hours and offerings can change, so confirm details directly with each shop before visiting.

Which one is your favorite? Or drop one ☝️ we missed in the comments. 🍩

AI-assisted illustrative visuals were used for the donut, coffee, and autumn scenes.

Beferly Koester · Universal Elite Realty · CA DRE Lic. #01952413 · Equal Housing Opportunity.

Your Move. My Mission. 🕊️
DRE # 01952413

Orange County, Tustin, Irvine, Santa Ana, Palm Springs and Palm Desert weekend events are here.If you are looking for a ...
10/02/2026

Orange County, Tustin, Irvine, Santa Ana, Palm Springs and Palm Desert weekend events are here.

If you are looking for a local plan for October 2–4, 2026, start here:

ORANGE COUNTY
• Tustin Tiller Days, Columbus Tustin Park: Friday 4–11 PM, Saturday 11 AM–11 PM, Sunday 12–8 PM.
• Pancake Breakfast: Saturday, 7–9:30 AM, Tustin Library Courtyard.
• Tiller Days Parade: Saturday at 10 AM.
• Irvine Certified Farmers’ Market: Saturday at 8 AM, Bonita Canyon and Turtle Ridge Road.
• Irvine Park Railroad Pumpkin Patch: Open daily. Weekends 8 AM–6 PM. Reservations required.
• Trick or Treat on Main Street: Friday, 6–10 PM, Heritage Museum of Orange County, Santa Ana.
• Japanese Festival: Sunday, 11 AM–8 PM, 556 El Camino Real, Tustin.
• Backyard Brewfest: Sunday, 1–5 PM.

GREATER PALM SPRINGS
• Coachella Valley Firebirds Opening Night: Friday at 7 PM, Acrisure Arena, Palm Desert.
• Palm Springs Opera Guild: Friday at 2 PM, St. Margaret’s Episcopal Church, Palm Desert.
• Palm Springs Certified Farmers’ Market: Saturday at 8 AM, 2300 E. Baristo Road.
• College of the Desert Street Fair: Saturday and Sunday, 8 AM–2 PM.
• HWY 62 Open Studio Art Tours: Saturday from 10 AM and Sunday, 10 AM–5 PM.
• Frey House II Tours: Saturday, departing from the Palm Springs Art Museum.
• Smiley’s Speakeasy: Saturday at 7:30 PM, Coachella Valley History Museum, Indio.

Keep this guide handy for your weekend plans, then DM PLAN for a simple local itinerary.

Events and times can change. Please confirm details with each venue.

AI-assisted graphic elements were used. Beferly Koester’s portrait is authentic.

Beferly Koester · Universal Elite Realty · CA DRE Lic. #01952413 · Equal Housing Opportunity.

Real Estate with Beferly
Your Move. My Mission. 🕊️
DRE # 01952413

Address

7700 Irvine Center Drive #680
Irvine, CA
92618

Telephone

+19496982727

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