Jeffrey Kam with Green Street Real Estate

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La Puente, CA
Jeffrey Kam with Green Street Real Estate

Your SoCal Real Estate Partner | Dedicated Broker & Realtor | CalBRE #01054411 | Master of Business Administration (MBA)

About Us
We are an independent real estate company, licensed with the California Department of Real Estate, that provides specialized services to our clients. Unlike the national franchises, we develop close relationships with our clients and do not treat them as monthly office "quotas". We provide premium services relating to real estate sales with solid experience in the business. We are members of the National Association of Realtors, the California Association of Realtors and the Arcadia Association of Realtors. Mission Statement
To provide award winning service with honesty & integrity and help our clients make educated and informed real estate decisions. Areas Served
We primarily serve Southern California's San Gabriel Valley. However, we have represented buyers and sellers in most all areas of Los Angeles County including Cerritos, Diamond Bar and the South Bay.

09/26/2026

Temple City is one of the more misunderstood markets in the San Gabriel Valley, mostly because the averages hide what's actually happening.

The median sale price is holding around $1.2M, and the market is genuinely competitive, homes average 6 offers, driven in large part by the Temple City Unified School District, one of the stronger districts in the county. That demand isn't going anywhere.

But the days-on-market number tells the real story. Correctly priced homes in good condition are moving in 15 to 25 days, often with multiple offers. Homes that are priced even a little ambitiously are sitting 60 to 90 days or more, in the same neighborhoods, with the same buyer pool.

That gap isn't about the market changing its mind. It's almost entirely about the list price matching what buyers are actually willing to pay right now.

If you're weighing a listing price for a Temple City property, this is exactly the conversation worth having before the sign goes in the yard.

Jeffrey Kam, MBA
Broker/Owner, Green Street Real Estate
626-660-5300 | greenstreetrealestate.com

09/22/2026

Twenty years in this business means I've sold through four very different markets, and each one taught me something the last one didn't.

2008 through 2012 was the foreclosure wave. That's genuinely where my specialty in distressed sales, short sales, and trustee sales came from, not from a course, but from client after client trying to make sense of a market that had turned upside down.

2020 brought the opposite problem: a pandemic-driven surge with historically low rates and bidding wars nobody had a real playbook for. Everything moved faster than the process was built to handle.

2022 into 2023 was the fastest rate shock in decades. Sellers who'd priced a home in January were suddenly negotiating in a completely different buyer pool by summer.

And now, rate volatility hasn't fully resolved, insurance costs are reshaping what buyers can actually qualify for, and a lot of inventory is locked up by owners holding onto low-rate mortgages instead of listing.

Different problems every time. The one thing that hasn't changed is that pricing to real data, not to what a seller wishes were true, still wins in every single one of those markets.

Jeffrey Kam, MBA
Broker/Owner, Green Street Real Estate
626-660-5300 | greenstreetrealestate.com

09/18/2026

Selling "as-is" often gets misunderstood as "I don't have to tell you anything." That's not what it means.

As-is means you're not agreeing to make repairs before closing. It does not exempt you from California's required disclosures, the TDS and natural hazard disclosures still apply no matter how the listing is worded. Buyers can still order an inspection, still negotiate based on what they find, and still walk away if the contingency allows it.

What as-is really changes is who shows up to buy. It tends to attract investors and cash buyers comfortable taking on a property's condition as-is, rather than buyers expecting a move-in-ready home. That's a different pool, not necessarily a lower price, if the home is priced correctly for its actual condition.

As-is protects you from having to fix things before closing. It doesn't protect you from disclosing them.

Jeffrey Kam, MBA
Broker/Owner, Green Street Real Estate
626-660-5300 | greenstreetrealestate.com

09/16/2026

Back in mid-August we said the last real wave of buyer urgency was closing out before fall. Now that Labor Day has passed, that shift is playing out about like it always does.

New listings slow down, most sellers who were going to list this year already have. Families with school-age kids largely step out of the market until spring, which narrows the buyer pool. The buyers still looking right now, relocations, investors, people making a lifestyle move, tend to be serious, not casual.

For a home that's been sitting since summer, this is usually the point where price or presentation needs a second look to stay competitive against fresher, better-priced listings. It's not a bad time to sell. It's a different market than July, and it rewards sellers who adjust to it.

If your home's been on the market since summer, let's talk through what actually needs to change.

Jeffrey Kam, MBA
Broker/Owner, Green Street Real Estate
626-660-5300 | greenstreetrealestate.com

09/11/2026

I can usually tell within the first few minutes of walking a property what's actually going on with it, and it's rarely what the seller expects.

Most of the time, what feels like "the whole house needs work" turns out to be one or two specific things once you look closely, a water stain from a leak that was already fixed years ago, a kitchen that's dated but perfectly functional. The perception problem is bigger than the actual problem.

I also pay attention to things sellers stop noticing after years in a house. How the light hits the front door in the afternoon. What's visible from the curb. The traffic pattern outside at different times of day. None of that shows up on a spec sheet, but it shapes a buyer's first impression before they even walk in.

Most of what affects that first impression costs nothing to fix. It just takes someone who's walked through a few thousand of these to catch it before a buyer does.

Jeffrey Kam, MBA
Broker/Owner, Green Street Real Estate
626-660-5300 | greenstreetrealestate.com

09/09/2026

Sellers often treat the inspection contingency like a loaded gun, something that could blow up the deal over any flaw the inspector notices. That's not quite how it works.

The contingency gives a buyer the right to renegotiate or walk away based on what the inspection turns up. It does not obligate you to fix everything on the list, or anything at all. In practice, the leverage really shifts with safety, structural, or major system issues, roof, foundation, electrical, plumbing, not cosmetic wear or normal age.

One of the most useful things a seller can do is order a pre-listing inspection. Knowing what's coming means you can price around it, disclose it upfront, or fix the one or two items that would otherwise become a bargaining chip later. California already requires disclosure of known issues regardless, so the real value of knowing early is negotiating leverage, not legal protection.

The sellers who come out ahead in this part of the process usually know what's in the inspection report before the buyer does.

Jeffrey Kam, MBA
Broker/Owner, Green Street Real Estate
626-660-5300 | greenstreetrealestate.com

09/04/2026

Arcadia gets the luxury headlines. San Marino gets the eye-popping (and inconsistent) price tags. San Gabriel just quietly performs.

Median sale price is sitting at $1.2M, up 4.2% year over year. Homes are averaging 7 offers and moving in about 37 days, real competition by any measure, without the wild swings that come with a thinner, ultra-luxury market.

If you own in San Gabriel and assumed it doesn't get the same attention as its flashier neighbors, the current numbers tell a different story.

Jeffrey Kam, MBA
Broker/Owner, Green Street Real Estate
626-660-5300 | greenstreetrealestate.com

09/01/2026

Twenty years in, the calls I get most are still the ones other agents don't want. A listing that expired without selling. A FSBO that's been sitting longer than expected. A property in an estate that three siblings can't agree on. A homeowner behind on payments who thinks their options ran out.

None of those are simple transactions, and that's exactly why I take them. Most of what I've learned about pricing, negotiating, and getting a deal to close came from the complicated ones, not the easy ones.

If your situation feels like it doesn't fit the standard playbook, that's usually a sign you're talking to the right broker, not the wrong one.

Jeffrey Kam, MBA
Broker/Owner, Green Street Real Estate
626-660-5300 | greenstreetrealestate.com

08/28/2026

The comps you pulled six months ago are already out of date. In a market that's shifting city by city, pricing off old data is the fastest way to sit unsold.

A few things worth knowing before you set a number: pricing to today's comps matters more than pricing to what the house down the street sold for last spring. Days-on-market trends tell you as much as price trends do. And a price cut after 30 days on market almost always costs more, in dollars and in buyer perception, than pricing correctly on day one.

This is where local, current data earns its keep. What's happening in Alhambra isn't what's happening in Monrovia, and your price should reflect the market you're actually in.

If you're within a few months of listing, let's talk about where your specific market stands right now.

Jeffrey Kam, MBA
Green Street Real Estate

08/26/2026

Monrovia hasn't seen the price pullback we've been tracking elsewhere in the SGV. Median sale price is essentially flat, up 0.1% year-over-year. What's changed is speed: homes are selling in about 37 days now, down from 44 a year ago.

That’s something to consider if you’re evaluating a sale. The SGV isn't one market right now, it's several. Alhambra is correcting on price. Monrovia is holding steady but moving quicker. What's true two cities over may not be true where your home is.

If you want a read on what's actually happening on your specific street, that's the kind of detail worth getting right before you price.

Jeffrey Kam, MBA
Green Street Real Estate

Address

La Puente, CA
91744-91749

Website

http://www.greenstreetrealestate.com/

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