John Malerba Real Estate

09/19/2026

DAY 5 — Crystal Ball: Predictions for Prices & Sales in Late 2026
Looking ahead, the rest of 2026 will bring a mix of stability and opportunity. Here’s what the data and on‑the‑ground activity suggest.

Prices likely to rise modestly — Expect 2–4% appreciation in most LA sub‑markets due to persistent inventory shortages.

Sales volume should increase — More homeowners are preparing to list as rates stabilize and confidence improves.

Buyer demand stays strong — Job growth and relocation trends continue to fuel steady buyer activity.

Condition matters more than ever — Updated homes will outperform the market, while dated homes may lag.

09/18/2026

DAY 4 — Great Opportunities for Home Buyers in LA County
Buyers who stay proactive can find excellent openings in today’s market. The key is knowing where leverage exists.

More negotiability on older listings — Homes sitting 30+ days often accept concessions or price adjustments.

New construction incentives — Builders across LA County are offering rate buydowns and closing credits.

Improved inspection leverage — Sellers are more willing to address repairs to keep deals together.

Micro‑market price dips — Certain pockets in the Valley and Inland LA show softer pricing than last year.

09/17/2026

DAY 3 — Great Opportunities for Home Sellers in LA County
Despite challenges, 2026 is offering strong opportunities for sellers who position their homes correctly. Demand is still high, and well‑prepared listings shine.

Low inventory in key LA sub‑markets — Areas like the Valley, South Bay, and Pasadena are seeing strong buyer turnout.

Relocation demand is rising — Tech, entertainment, and medical professionals continue moving into LA for work stability.

Updated homes command premium pricing — Move‑in ready properties outperform the market and attract multiple offers.

Flexible closing timelines — Sellers can negotiate rent‑backs or extended closings due to buyer competition.

09/16/2026

DAY 2 — Pitfalls for Home Buyers in LA County
Buying in LA County is still achievable, but the landscape has shifted. Today’s buyers need sharper strategy and better expectations to avoid costly mistakes.

Waiting for a “perfect” rate drop — Inventory moves quickly; waiting for rates to fall often means missing the right home.

Underestimating total monthly costs — Insurance, utilities, and HOA fees have climbed, and buyers must budget realistically.

Not being fully underwritten before shopping — Sellers want certainty; weak pre‑approvals lose in competitive situations.

Skipping neighborhood due diligence — Micro‑markets vary widely; buyers must understand traffic, schools, and city regulations.

09/15/2026

5 Day Series: LA Real Estate Scene: DAY 1 — Pitfalls for Home Sellers in LA County
Selling in LA County right now requires precision. The market is active, but sellers who assume last year’s conditions still apply can stumble. Here are the biggest pitfalls I’m seeing:

Overpricing based on 2025 comps — Buyers are more rate‑sensitive today, and overpriced homes sit longer, inviting low offers.

Skipping pre‑listing repairs — Small issues become negotiation leverage for buyers who feel stretched by rates and insurance costs.

Ignoring curb appeal — LA buyers judge fast; a tired exterior can cut showing traffic dramatically.

Not preparing for appraisal scrutiny — Appraisers are conservative this season, and weak documentation can derail deals.

09/04/2026

Paying off a mortgage early isn’t always the smartest move. A low‑rate mortgage around 3% is cheap debt, costing about $1,750 in monthly interest on a $700,000 balance. Compare that to a small $7,000 balance at 20–24%, which burns roughly $140 every month. Dollar‑for‑dollar, high‑interest debt is eight times more expensive, draining cash far faster than a huge low‑rate mortgage. That’s why eliminating high‑interest balances first protects your liquidity, strengthens financial flexibility, and delivers a far better return than paying off cheap mortgage debt early

08/21/2026

Some interesting Q and A about HOA topics...

Question : We have an owner who has not paid an assessment for several years. The property is being used as rental property. Answer : Your board needs to a...

08/16/2026

The Hidden Home Maintenance Problems That Are Easy to Miss Until They Get Expensive https://realtytimes.com/new-headlines/the-hidden-home-maintenance-problems-that-are-easy-to-miss-until-they-get-expensive

08/10/2026

Does your Castle Await?
As a longtime Los Angeles County realtor, I’ve lived through the true bottom of the market — and what we’re experiencing today doesn’t come close. Here are four reasons why this isn’t the worst market of all time:

• Stronger Lending Environment: Buyers are qualifying under far healthier standards than the crash era, keeping the market stable.
• Limited Inventory: Low supply continues to support home values, unlike the flood of listings during the 2008–2011 downturn.
• Consistent Demand: People still want to live in LA, and demand across price points remains steady.
• High Equity Levels: Homeowners aren’t underwater, preventing the wave of distressed sales that defined the true bottom.

This market has challenges, but it’s far more resilient than the worst years we’ve seen.

08/07/2026

In one graph, this is why home prices will NOT come tumbling down any time soon. Supply and demand will remain far out of balance for years. That said, if you can manage the payments, it WILL pay off to buy. Even now. Let's talk.