Liz Wilson - Preferred Real Estate

06/19/2026

JUST LISTED!
A Glen Cove Treat, take a virtual tour here, then come visit during the open house Saturday 6/18.
3 beds, 2 baths, 3 car garage.
Listed at $699,000
791 Wellfleet Dr. Vallejo CA

Step into this beautifully updated single-story home in highly desirable Glen Cove community, offering 3 bed, 2 bath, 1,861 sq. ft. of thoughtfully designed living space. The inviting entry features elegant sidelights and a transom window that lead to a bright living & dining area with cathedral cei...

06/18/2026

Summer buyers often get labeled as casual, but in many markets the opposite is true.

By June, a lot of buyers have already done the early work — they’ve talked to lenders, narrowed neighborhoods, and figured out what they can realistically afford. They’re not just browsing. They’re trying to make a move before vacations, lease renewals, relocations, or the next school year.

That sense of timing matters. Serious summer buyers often make faster decisions because they feel the calendar more clearly.

If you’re selling, this is a good reminder: don’t assume summer shoppers are less motivated. A well-presented, well-priced home can still move quickly when it matches what buyers are looking for.

Let us know in the comments — do you think summer buyers are more serious or more selective?

06/16/2026

Thinking about house hacking? Here's what you need to know before you dive in.

Zoning and local regulations are non-negotiable. ADU legality, short-term rental rules, and multi-family zoning vary dramatically by city and neighborhood. What's allowed three blocks away may not be allowed on your property. Unpermitted units create liability headaches that outlast the savings. Do things by the book from the start.

Be honest about lifestyle fit. Sharing a property with tenants — whether strangers or family — requires a certain temperament and a willingness to handle uncomfortable conversations. Clear boundaries and realistic expectations matter.

And always run conservative numbers. If the math works with vacancy and maintenance built in, you're solid. If it only works at 100% occupancy, it's a risk.

Read the full article: https://lizwilsonhomes.myagent.site/house-hacking-in-2026-what-the-hype-got-wrong-and-what-actually-works/

06/11/2026

Want to know the original house hack? Buy a duplex, triplex, or small multi-family. Live in one unit. Rent out the others. It's been working for decades — and it still does in 2026.

FHA loans allow you to buy properties with up to 4 units with as little as 3.5% down, as long as you live in one unit. Veterans can use a VA loan with zero down. And Freddie Mac's Home Possible program allows qualified buyers to put down just 3%.

The financing options are more accessible than most buyers realize. For those willing to share a property line with their tenants, the income potential is typically higher than an ADU, and the strategy is time-tested. If you're serious about house hacking, don't overlook the classic approach.

Read the full article: https://lizwilsonhomes.myagent.site/house-hacking-in-2026-what-the-hype-got-wrong-and-what-actually-works/

06/09/2026

Multi-generational home buying hit a record high in 2024. 14% of all home purchases were multi-generational. Gen X buyers led the way at 19%. 👨‍👩‍👧‍👦

This isn't a trend. It's a structural shift.

Among multi-generational buyers, 41% said the primary reason was to care for or support aging parents — the highest share since tracking began in 2015. Another 23% wanted to spend more time with their parents. For Gen X especially, who are often supporting both aging parents and adult children, a home designed to accommodate multiple generations solves several problems at once: caretaking, privacy, and cost.

House hacking doesn't always mean renting to strangers. Sometimes it means sharing a home — and the costs — with the people who matter most.

Read the full article: https://lizwilsonhomes.myagent.site/house-hacking-in-2026-what-the-hype-got-wrong-and-what-actually-works/

06/04/2026

Accessory Dwelling Units (ADUs) have become the gold standard for house hacking in 2026 — and there's a reason why. 🏠

As of March 2026, Fannie Mae allows lenders to count projected ADU rental income toward your mortgage qualification — up to 30% of your total qualifying income. That means the income potential of an ADU can help you qualify for a home you otherwise couldn't afford.

ADUs include:
🔹 Detached backyard cottages
🔹 Converted garages
🔹 Basement suites with separate entrances

They're increasingly legal, financially supported, and proven in the rental market. If affordability is your biggest barrier to homeownership, an ADU-eligible property might be the solution.

Read the full article: https://lizwilsonhomes.myagent.site/house-hacking-in-2026-what-the-hype-got-wrong-and-what-actually-works/

06/02/2026

House hacking isn't about living for free — it's about making homeownership possible when it otherwise wouldn't be. In 2026, the strategy is less about eliminating a mortgage payment and more about engineering one you can actually afford. 🏡

Here's what's working:

✅ ADUs (accessory dwelling units) — Fannie Mae now lets buyers count projected ADU rental income toward mortgage qualification, up to 30% of total qualifying income

✅ Multi-generational homes — 14% of all home purchases in the last year were multi-generational, with Gen X leading at 19%

✅ Small multi-family properties — FHA loans allow up to 4 units with just 3.5% down if you live in one

✅ Realistic expectations — If rental income cuts your $3,800 payment down to $2,200, that's a win

The math has to work. The zoning has to be legal. And the lifestyle has to fit. But for the right buyer, house hacking can turn a closed door into an open one.

Read the full article: https://lizwilsonhomes.myagent.site/house-hacking-in-2026-what-the-hype-got-wrong-and-what-actually-works/

05/28/2026

If you're thinking about selling your home, you've probably heard the term "months of supply" thrown around. But what does it actually mean?

Months of supply measures how long it would take to sell all available homes at the current sales pace. It's one of the clearest indicators of whether we're in a buyer's or seller's market.

Here's the breakdown:
- Less than 5 months = Seller's market (low inventory, more competition among buyers)
- 5-6 months = Balanced market
- More than 6 months = Buyer's market (more inventory, buyers have negotiating power)

Right now, inventory levels are rising in many markets across the country. According to recent NAR data, we're seeing a shift from the extreme seller's market of the past few years. This means pricing strategy, home preparation, and timing matter more than ever.

If you've been waiting for the "perfect time" to list, understanding these metrics can help you make a more informed decision about your specific situation and local market conditions.

Call/text/email us at (925) 330-0886 or [email protected] if you have questions.

05/26/2026

Not every pre-listing fix needs to be big or expensive. But there are a few small repairs sellers shouldn’t ignore because buyers notice them immediately.

Here are some of the most common ones:

1. Leaky faucets or running toilets
Small issues like these can make buyers wonder what else hasn’t been maintained.

2. Loose handles, hinges, or cabinet hardware
They’re inexpensive to fix, but they affect how cared-for a home feels.

3. Scuffed paint and wall damage
Patches, touch-ups, and fresh paint in key areas can make the whole home feel cleaner and more current.

4. Burned-out light bulbs or outdated fixtures
Lighting has a huge impact on first impressions, especially in photos and showings.

5. Doors that stick, squeak, or don’t close properly
These are small annoyances that can make a home feel older or neglected.

None of these repairs will transform a home on their own. But together, they can reduce buyer hesitation and help your home feel better maintained from the start.

If you’re getting ready to sell, the best pre-listing strategy usually starts with the simple things first.

05/19/2026

One of the quieter shifts in how buyers evaluate homes is the move toward wellness design — the idea that a home's layout and materials should actively support how you feel in it, not just how it looks.

Mentions of "wellness" in listings are up 33% year over year, and "spa-inspired bathrooms" climbed 22%. But the concept goes far beyond the primary bath. Biophilic design — bringing in natural light, organic materials, living plants, and visual connections to the outdoors — has become a core consideration. So has circadian lighting that shifts with the time of day, and dedicated quiet spaces designed for rest and focus.

These aren't luxury add-ons anymore. They're showing up in mainstream listings because people are prioritizing how their home makes them feel on a Tuesday afternoon, not just how it presents at a party.

Read the full article: https://lizwilsonhomes.myagent.site/2026-home-design-trends-whats-in-whats-out-and-what-buyers-are-responding-to/