Don Ediger, Realtor

07/28/2026

The latest from the California Association of Realtors:

Home Market Data Market Minute Write-Up

July 27, 2026 - The economy and the housing market continue to show signs of resilience, with small business optimism improving, new-home sales stabilizing, and foreclosure activity remaining below historical norms. The market, nevertheless, could face renewed headwinds in the coming months as the unsettled Middle East conflict keeps energy prices elevated, adds upside risk to inflation, and complicates the interest-rate outlook. With affordability already stretched and buyer confidence fragile, any sustained geopolitical shock could slow momentum and keep housing demand subdued in the months ahead.

Small business optimism bounces back in June: Owners of small businesses gained some confidence back last month as the NFIB Small Business Optimism Index climbed 2.1 points from May to 97.4 but remained below the 52-year average of 98.0 for the fourth consecutive month. With the signing of the US-Iran ceasefire memorandum of understanding on June 17, energy prices were lowered and provided some well-needed relief for businesses last month. The easing of geopolitical tensions also pushed the Uncertainty Index down by 2 points from May to 89 but continued to stay well above the long-run average of 68. The share of owners who reported higher nominal sales inched up 1 point from May to a net -4%, while the net percent of owners who expected higher real sales volume over the next quarter rose 8 points. More business owners decided to hike prices in June, as the net percent who raised average selling price climbed 2 points, but near-term price outlook improved slightly as the share of owners who planned to raise prices in the next three months dipped 2 points from May. With the war restarted in early July and oil prices spiking up sharply in the past two weeks though, inflation will likely see more upward pressure in July, and business optimism could see a reversal in the upcoming report.

U.S. new home sales bounce back but sales in the West plunge to 12-year low: Sales of newly constructed single-family homes in the U.S. recovered slightly from May with an increase of 1.6% and reached a seasonally adjusted annualized rate of 628k, as mortgage rates moderated in June and consumer confidence improved due to the signing of the ceasefire agreement. On a year-over-year basis, new home sales remained down from a year ago by 5.6% at the national level. Three of four regions in the U.S. declined from a year ago, with the West falling the most by 24.6% from May 2025. June’s sales level in the West, in fact, dropped to the lowest level since July 2014 when the housing market was still recovering from the collapse that started during the 2008 housing crisis. With sales improving from May, new-home inventory dipped slightly, pulling months of supply down to 9.3 months from 9.4 months in May but increasing housing supply from 9.0 months in May 2025. Despite an increase in months of inventory, for-sale new housing units continued to decline by 3.2% from a year ago as developers have slowed down on building new homes due to concerns about their growing backlog of unsold homes.

Builder confidence declines again as costs and demand concerns remain: U.S. homebuilder sentiment released by NAHB/Wells Fargo moderated again with the index sliding two points to 34 in July and remained below 40 for the 15th straight month, a streak not seen since 2011-2012. The Housing Market Index’s (HMI) measure of sales expectation in the next six months dopped two points to 43, while the measure on traffic of prospective buyers also dipped two points from the prior month to 23. More builders are cutting prices in July, with the share climbing to 37% from 35% in June. With mortgage rates remaining elevated and the Middle East conflict lingering on, the market for newly built homes will likely see soft housing demand at the start of the third quarter as homebuyers take the wait-and-see strategy in the near term.

Foreclosures up from last year but remain below pre-pandemic levels: U.S. foreclosure filings decreased again on a month-over-month basis but remained on a double-digits increase from 12 months ago in June, as rising homeownership costs continue to put pressure on homeowners. According to ATTOM, there were a total of 39,327 U.S. properties with foreclosure filings last month, a decline of 3% from May but a surge of 21% from June 2025. At the national level, one in every 3,656 housing units had a foreclosure filing last month, while California had one foreclosure in every 3,205 homes. The Golden State had the 9th highest foreclosure rate among all states in June, while Florida (1 in 2,106) topped the chart last month and Vermont (1 in 24,217) came in last. Lake, Shasta, Sutter, and Mendocino were the counties in California with the highest foreclosure rates last month. While the sharp increase in filings in the U.S. from last year suggest that homeowners are facing greater financial strain compared to a year ago, strong homeowner equity and disciplined lending practices continue to put a cap on default activity. With foreclosure volumes staying well below the historical norm, housing fundamentals remain sound amid a market with soft demand.

Racial inequality in homeowners insurance premium creates affordability issues for Black and Hispanic households: The Consumer Federation of America’s report, Redlined: The Persistence of Racial Inequality in the Cost of Homeowners Insurance, found significant racial disparities in homeowners insurance premiums across the U.S. The study compared the cost of identical coverage for hypothetical homeowners and found that residents of predominantly Black and Hispanic communities paid substantially more than those in predominantly White communities for the same protection. At the national level, homeowners in majority-Black zip codes paid on average 16% more, or about $500 annually, while those in majority-Hispanic zip codes paid 30% more, or roughly $950 per year. In California, the Black racial premium gap was 16% or $280, and the Hispanic racial premium gap was 4% or $63. While the disparities at the state level were lower, the persistence of racial inequality in the cost of homeowners insurance is still an alarming concern, as these modern-day insurance “redlining” practices continue

07/17/2026

June Home Sales and Price Report

California home sales rebound in June as home prices moderate

Existing, single-family home sales totaled 279,880 in June on a seasonally adjusted annualized rate, up 4.1 percent from May and 6.0 percent from June 2025.

The statewide median home price declined to $904,640, down 2.8 percent from its record-breaking price of $930,260 in May, but up 0.4 percent from $901,310 in June 2025.

Year-to-date sales increased 1.9 percent.

SACRAMENTO (July 16, 2026) – California home sales rebounded in June as buyers returned to the market despite elevated mortgage rates, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) said today.

Infographic: https://www.car.org/Global/Infographics/2026-06-Sales-and-Price

Closed escrow sales of existing, single-family detached homes increased for the third consecutive month on a year-over-year basis and posted their strongest annual gain since September 2025. California home sales reached a seasonally adjusted annualized rate of 279,880 in June, according to information collected by C.A.R. from more than 90 local REALTOR® associations and MLSs statewide. The statewide annualized sales figure represents what would be the total number of homes sold during 2026 if sales maintained the June pace throughout the year. It is adjusted to account for seasonal factors that typically influence home sales.

June sales rose 4.1 percent from the revised 268,810 homes sold in May and were up 6.0 percent from 264,160 in June 2025. Despite the improvement, statewide sales remained below the 300,000 benchmark for the 45th consecutive month. The June increase lifted year-to-date sales growth to 1.9 percent through the first half of 2026, suggesting housing demand may be broadening beyond the higher-priced segments that drove the market earlier in the year. Sales gains were driven primarily by entry-level and mid-tier homes, while sales of higher-priced homes retreated for the second straight month.

Pending sales also rebounded in June, rising 2.8 percent from a year earlier after posting the first annual decline of this year in May. On a month-to-month basis, however, pending sales slipped 2.8 percent, reflecting the seasonal moderation typically seen between May and June. Renewed conflict in the Middle East has raised concerns about higher energy prices and inflation, which could push mortgage rates higher and create new headwinds for housing demand as the summer buying season continues.

“California’s housing market ended the first half of the year on stronger footing, with home sales reaching their highest level in six months despite elevated mortgage rates and ongoing affordability challenges,” said C.A.R. President Tamara Suminski, a Southern California broker and REALTOR®. “As more buyers adjust to current market conditions and inventory of homes for sale continues to improve, we are encouraged that increased consumer confidence could support housing demand through the remainder of 2026.”

After reaching an all-time high in May, California's statewide median home price eased in June but remained above the $900,000 mark for the third consecutive month. The statewide median price declined 2.8 percent from May's record level of $930,260 to $904,640 in June, deviating from the historical average gain of 0.8 percent typically observed between May and June.

The moderation in the statewide median price largely reflects a shift in the mix of homes sold rather than broad-based price weakness. The share of million-dollar-and-above home sales declined from a record 38.5 percent in May to 36.9 percent in June, placing downward pressure on the statewide home price.

“June’s rebound in housing demand helped the market close the second quarter on firmer footing, with the broad-based increase in sales suggesting that some buyers are beginning to adapt to the current interest rate environment,” said C.A.R. Senior Vice President and Chief Economist Jordan Levine. “However, the recent escalation of conflict in the Middle East has added renewed upward pressure on mortgage rates, which could weigh on affordability and create additional headwinds for housing demand as the summer buying season unfolds.”

Other key points from C.A.R.’s June 2026 resale housing report include:

All five of California's major regions recorded year-over-year increases in non-seasonally adjusted home sales in June, although the pace of growth varied across the state. The Far North led all regions with a robust 23.3 percent increase from a year earlier, followed by the Central Valley (13.8 percent), Southern California (10.8 percent), the San Francisco Bay Area (7.8 percent), and the Central Coast (4.2 percent). The variation in regional growth suggests that local affordability conditions and market fundamentals continue to influence the pace of recovery across regions.


At the county level, 42 of the 53 counties tracked by C.A.R. recorded year-over-year sales gains in June, with 33 of them posting double-digit increase from a year earlier. Imperial led all counties with a 69.8 percent surge in sales, followed by Del Norte (62.5 percent) and Napa (59.6 percent). In contrast, 11 counties posted annual sales declines, with five of them dropping more than 10 percent. Mono experienced the steepest decline (-66.7 percent), followed by Madera (-13.9 percent), Siskiyou (-13.5 percent) and Calaveras (-13.5 percent). As is often the case in smaller counties, many of the outsized gains and losses were likely driven by low transaction volumes rather than broad changes in market conditions.


Four of California's five major regions posted year-over-year gains in their median home price. The Central Coast led all regions with a solid 6.9 percent increase from a year earlier, followed by the Far North (5.2 percent), Central Valley (3.2 percent), and Southern California (2.3 percent). The San Francisco Bay Area was the only region that did not post an annual increase, with its median price remaining unchanged from June 2025. While price appreciation varied across regions, the widespread gains suggest that home values have remained resilient despite elevated mortgage rates and sluggish home sales.


Thirty-five of the 53 counties tracked by C.A.R. recorded year-over-year gains in median home price in June. Plumas led all counties with a 67.3 percent increase, followed by Mariposa (29.3 percent) and San Francisco (24.8 percent). Strong housing demand tied to the AI boom and an ongoing inventory shortage have driven San Francisco home prices sharply higher in recent months. In addition, the significant increase in tech stock values may have boosted the net worth of some buyers, further supporting aggressive offers in the area. Meanwhile, 16 counties in the state recorded annual price declines, with Napa registering the steepest decline (-17.3 percent) last month, followed by El Dorado (-10.3 percent) and Glenn (-9.7 percent). As is often the case in smaller counties, some of the outsized gains and declines likely reflected limited transaction volumes and shifts in the mix of homes sold, rather than broad changes in underlying home values.


Housing inventory tightened further in June, slipping from both the previous month and a year ago as existing homeowners remain reluctant to list their properties with low mortgage rates for sale. The Unsold Inventory Index (UII) declined from 3.8 months in June 2025 to 3.1 months in June 2026. The Index measures the number of months needed to sell the supply of homes on the market at the current sales rate. While total active listings followed their typical seasonal pattern and continued to increase on a month-to-month basis, they declined 10.4 percent from June 2025. The dip marked the fifth consecutive month of annual declines, and it was the largest year-over-year drop since December 2023. Looking ahead, housing supply is likely to remain constrained throughout the remainder of the summer.


The median number of days it took to sell a California single-family home was 23 days in June, down from 24 days in June 2025.


C.A.R.’s statewide sales-price-to-list-price ratio* was 100 percent in June and 99.3 percent in June 2025.


The statewide median price per square foot** for an existing single-family home increased nominally from $438 in June 2025 to $439 this June.


The 30-year, fixed-mortgage interest rate averaged 6.49 percent in June, down from 6.82 percent in June 2025, according to C.A.R.’s calculations based on Freddie Mac’s weekly mortgage survey data.


Note: The County MLS median price and sales data in the tables are generated from a survey of more than 90 associations of REALTORS® throughout the state and represent statistics of existing single-family detached homes only. County sales data is not adjusted to account for seasonal factors that can influence home sales. Movements in sales prices should not be interpreted as changes in the cost of a standard home. The median price is where half sold for more and half sold for less; medians are more typical than average prices, which are skewed by a relatively small share of transactions at either the lower end or the upper end. Median prices can be influenced by changes in cost, as well as changes in the characteristics and the size of homes sold. The change in median prices should not be construed as actual price changes in specific homes.

*Sales-to-list-price ratio is an indicator that reflects the negotiation power of home buyers and home sellers under current market conditions. The ratio is calculated by dividing the final sales price of a property by its original list price and is expressed as a percentage. A sales-to-list ratio with 100 percent or above suggests that the property sold for more than the list price, and a ratio below 100 percent indicates that the price sold below the asking price.

**Price per square foot is a measure commonly used by real estate agents and brokers to determine how much a square foot of space a buyer will pay for a property. It is calculated as the sale price of the home divided by the number of finished square feet. C.A.R. currently tracks price-per-square foot statistics for 53 counties.

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with nearly 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

Realtor® Secure Transaction is your place to discover, access and master the essential tools for a modern, efficient and secure transaction.

06/19/2026

Sacramento housing market remains competitive.

The Sacramento housing market stayed active and competitive in May, with more homes hitting the market and buyer demand remaining strong.

06/19/2026

https://www.msn.com/en-us/news/us/sacramento-s-housing-market-stayed-competitive-in-may-remains-tight/ar-AA25Zv16?ocid=msedgdhp&pc=LGTS&cvid=6a3538bdb40e45e28f1ca9b5c1daeb47&ei=12

The Sacramento housing market stayed active and competitive in May, with more homes hitting the market and buyer demand remaining strong.

06/05/2026

LOL. Not my price point, but true.

05/27/2026

Venice, CA has sure changed in 100 years...

05/15/2026

https://www.ktvu.com/news/more-californians-able-afford-home-housing-affordability-hits-4-year-high-study

New figures show that an increasing number of people have been able to afford a home in California, thanks to factors including declining interest rates and falling home prices.

05/08/2026

Navigating this market isn't easy. Being creative requires professional help sometimes. Let me know if you have questions....

02/17/2026

02/14/2026

A new mortgage crisis is quietly hitting those who can least afford it

This week, there was yet another warning that many homeowners might be headed for trouble.

February 14, 2026 at 5:00 a.m. ESTToday at 5:00 a.m. EST

The delinquency rate for mortgages — although still near low levels on a longer-term basis — has been steadily increasing over the past few years. (Illustration by Tucker Harris/The Washington Post; iStock)
Column by Michelle Singletary
Some financial crises sneak up on you, leaving people so perplexed that they become paralyzed, unsure of what to do.

That’s what happened during the 2008 housing crisis. Everything was good for the economy, until it wasn’t.

When the crash came, we got an insider look at the carnage: millions of homeowners lured into mortgages they couldn’t sustain over the long term lost their homes. Between 2007 and 2010, approximately 3.8 million foreclosures occurred, according to the Federal Reserve Bank of Chicago.

During the Great Recession, the federal government eventually stepped in with programs and guidance that standardized assistance. Many private lenders copied the government’s relief efforts. The result was a menu of foreclosure alternatives that could be implemented on a massive scale.

More than a decade passed, and then came a global health crisis. The coronavirus pandemic hit and, again, homeowners struggled to pay their mortgages after being laid off from businesses forced to close to prevent the spread of covid-19. Congress stepped in to provide relief, making mortgage lenders do the right thing and help people save their homes from foreclosure.

This week, there was yet another warning that many homeowners might be headed for trouble.

The mortgage delinquency rates for lower-income households are surging, according to the Federal Reserve Bank of New York’s Center for Microeconomic Data, which recently released its Household Debt and Credit report for the fourth quarter of 2025.


According to New York Fed data, the 90-plus-day mortgage delinquency rate for families in the lowest-income bracket jumped from 0.5 percent in 2021 to nearly 3 percent by the end of 2025. Meanwhile, folks in the highest-income areas are doing just fine, maintaining “historically lower delinquency rates.”

It’s another reminder that the U.S. economy is largely benefiting people with means, while financial storm clouds are gathering over those who can least afford a rainy day. As the New York Fed points out, “financial distress appears to be deepening for households in lower-income areas.”

When the Fed examined what might account for the disparities in mortgage performance, it concluded the job market could be a major contributor.


Although the latest jobs report from the Labor Department shows some gains in January, the rebound was limited to just a few sectors, such as health care.

Nationwide, unemployment is relatively low, but “worsening” regional labor markets are making it hard for people to keep up with their mortgage payments.

“Two-thirds of counties have seen their local unemployment rates rise, and 5 percent of the population lives in counties where unemployment rates have risen by more than 1.6 percentage points,” according to the New York Fed.

The number of job openings has trended down to 6.5 million, a decrease of nearly 1 million openings over the last year, the Bureau of Labor Statistics reported earlier this month. If you’re unemployed or looking to take on a second job, this data indicates there are fewer positions to apply for than there were a year ago, likely leading to more competition for the roles that remain.

The data on lower-income delinquency rates could very well be the canary in the coal mine for a potential broader economic slowdown. If you can’t find work or a stable job that keeps up with the cost of living, you can’t keep up with your mortgage payments.

I’ve worked with enough people to know that missing a mortgage payment can send you into silent mode. You get scared and shut down. But one of the first things you should do is contact your mortgage servicer as soon as you know you can’t make a payment.

“Many people avoid the call out of fear,” said Ross Levin, executive director of Roots Of Mankind, a Maryland-based housing and financial education nonprofit. “Avoiding calls, letters or emails from your lender will only make the situation worse. Communication is crucial.”

Levin has worked with numerous homeowners to work out options to avoid foreclosure.

Levin says the second step is to honestly assess whether your hardship is short-term, such as a temporary job loss or medical leave, or long-term.


“That distinction matters because it determines whether a temporary solution like forbearance makes sense, or whether a more permanent solution like a loan modification or even a sale should be considered,” he said.

It may be the case that you can’t afford to stay in your home even if your lender modifies your loan terms and is willing to set up a repayment plan. Either you don’t have enough income to support the mortgage, or your expenses are still too high, or both.


Look for a housing counseling agency approved by the Department of Housing and Urban Development, which can provide free or low-cost assistance in organizing your paperwork, explaining your options and communicating with your servicer, Levin said. To find a local agency, go to hud.gov/findacounselor.


You can also contact a nonprofit credit counselor at the National Foundation for Credit Counseling (nfcc.org) or by calling 855-794-8525.

And please avoid companies that charge up-front fees and promise quick-fix foreclosure prevention services. They may try to get you to sign over the deed to your home or counsel you to stop communicating with your lender.


Levin assisted a Maryland couple who were manipulated into giving $25,000 to an overseas foreclosure rescue scam operation. The fraudsters told the couple they could reduce their monthly mortgage payment and directed them to send the payments to them. The scammers mine public data to look for desperate homeowners.

Although the couple didn’t get their money back, Levin helped them obtain a loan modification to keep their home.

Here are some options if you’re having trouble paying your mortgage.

Forbearance. The lender allows you to pause or reduce payments for a set period, often three to six months. Please note that this doesn’t erase the debt; you’ll need a plan to repay the amount you missed later.

Repayment plan. If your financial setback was temporary, the lender may let you spread out your past-due payments. A portion of the past-due amounts will be added to your current mortgage balance. But be realistic about your ability to make the larger payments, even for a few months. If you can’t do it, say so. Then explore other options.

Loan modification. This option would change the terms of your loan, perhaps even lowering your monthly payment. Or your loan could be recalculated, and the arrears added to the loan balance, which might increase your monthly payments.

Loan extension. Your delinquent balance would be added to the back end of your loan. Past-due payments would effectively extend your loan term.

Fear will tell you to hide, and scammers will try to profit from your panic. Watch out for both.