Orange County Real Estate Insider

Orange County Real Estate Blog - News, Statistics, and Understanding Orange County Real Estate

We will cover a variety of topics including the current state of the Orange County Real Estate market, tips for buying and selling property, new developments and projects, investing in real estate, commercial property, and legal and financial considerations for real estate transactions.

Our goal is to be a useful resource and share Effective Real Estate Strategies.

If you have questions or concerns please reach out via email, text or phone, or leave a comment on a blog post.

April 19, 2024

Santa Ana's New Ban on Short-Term Rentals and Its Impact on Homeowners and Buyers

By Eric Engelbert

The City of Santa Ana, California, has recently enacted a ban on short-term residential rentals lasting less than 30 days. This decision comes in response to the growing concerns over the negative impacts these rentals have had on neighborhood quality and the overall housing market. The ban, already in effect, aims to preserve community character, address unpermitted business operations, and expand the availability of long-term housing.

Understanding the Ban

The Santa Ana City Council has voted to eliminate short-term rentals offered through platforms like Airbnb and Vrbo. This move is driven by issues including noise disturbances, parking shortages, and general neighborhood degradation that have arisen with the rise of these rental options. Moreover, city staff have identified over 1,100 active short-term rental units, which represent about 35% of the city’s new housing needs as determined by state requirements.

Benefits for Homeowners and Buyers

Improved Neighborhood Integrity

The ban is expected to help maintain the character and tranquility of residential areas, making them safer and more enjoyable for permanent residents. Reducing transient traffic can also decrease common nuisances such as litter and excessive noise.

Stabilized Real Estate Market

By redirecting properties (1,100+) from short-term rentals to long-term availability, the housing market in Santa Ana will likely see more stability in prices and availability. This is crucial for prospective homeowners looking for a predictable and steady market environment.

Legal and Community Security

The enforcement of this ban reduces legal ambiguities and ensures that all properties comply with zoning and usage laws, fostering a secure and well-regulated community environment.

How the Ban Works

The new ordinance prohibits the offering, rental, or maintenance of any property for short-term rental purposes. Violations of this ordinance will be met with serious penalties, including misdemeanor charges or civil action, ensuring strict compliance.

Reporting and Compliance

Residents and visitors can report suspected short-term rentals or seek more information about the ordinance through the Code Enforcement Division. The city has made resources available online and through the mySantaAna app to facilitate community engagement and compliance.

Santa Ana’s bold move to ban short-term rentals is a significant step towards stabilizing the housing market and restoring the essence of its neighborhoods. For homeowners, this could mean a return to community-centric living, while prospective buyers might find more opportunities and fewer fluctuations in housing availability.

For residents and prospective homeowners, understanding the implications of this new ordinance is crucial for navigating the local real estate landscape effectively. If you have any questions or need guidance on your next home purchase in Santa Ana, feel free to contact me.

Orange County Cities and Short-Term Rentals

In Orange County, several cities have taken measures to regulate short-term rentals, reflecting a trend similar to Santa Ana's recent ban. For example, Anaheim, home to Disneyland, has imposed strict regulations, effectively banning new short-term rentals and putting stringent operational requirements on existing ones to mitigate impacts on residential areas. The city of Laguna Beach has also implemented strict controls, requiring specific permits and limiting the density of short-term rentals to preserve the character of its neighborhoods. Huntington Beach and Newport Beach have debated tighter controls and regulations to balance the benefits of tourism with the needs of local residents. These moves across Orange County demonstrate a growing concern about the balance between maintaining residential community integrity and accommodating tourists, a discussion that might lead more cities in the region to consider similar bans or regulations in the future.


Posted in Real Estate News
Feb. 22, 2024

Seeing and Hearing the Pacific Ocean from Your Home: Ocean View Homes For Sale In Orange County

By Eric Engelbert

Welcome to the Ultimate Guide on Ocean View Homes in Orange County!

If you've ever dreamed of waking up to the sound of waves and a view of the vast Pacific Ocean, you're in the right place. Orange County, a coastal gem with over forty-two miles of stunning coastline, offers an array of ocean-view homes. Whether you're in cities like Huntington Beach or Fullerton, the ocean's majesty is never too far away. And with prices ranging from the ultra-luxurious $90 million to the more accessible $800,000, there's something for everyone.

See every home for sale with an ocean viewocean view homes for sale

Search Single Level Ocean View Homes

Explore Ocean View Homes Under $1,000,000

Discover Ocean View Condos and Townhomes

Why Orange County Real Estate, Inc?

Orange County Real Estate, Inc. stands out as a leader in sourcing, negotiating, and navigating the purchase of these coastal properties. They understand the market and have a knack for finding those hidden gems. Plus we understand the importance of investigating the property.

The Importance of Property Inspection for Ocean View Homes

When considering an ocean-view home in Orange County, it's crucial to pay special attention to the property's condition. The enchanting sea, while a source of beauty and relaxation, also brings unique challenges. Salt air, persistent winds, and the abrasive nature of sand can take a toll on homes. Not to mention, the sun's intense rays are more pronounced here. These elements can impact everything from exterior paint to roofing materials. Therefore, a thorough property inspection becomes even more essential. It helps identify potential issues early on, ensuring that your dream home remains as sturdy and majestic as the ocean it overlooks. Remember, Orange County Real Estate, Inc. excels not only in finding your ideal property but also in navigating these crucial inspection processes, ensuring your investment is sound and secure.

Cities Boasting Ocean View Homes:

Anaheim Hills


Corona Del Mar

Costa Mesa

Dana Point


Huntington Beach

Laguna Beach

Laguna Niguel

Newport Beach

Newport Coast

North Tustin


San Clemente

San Juan Capistrano

Seal Beach

Yorba Linda

Life by the Ocean: A Dream Come True

The Unmatched Benefits: Ocean view homes for sale in Orange County Ca

Mesmerizing Views: Imagine having a living painting of the ocean right outside your window. That's what you get with an ocean-view home.

  • A Symphony of Serenity: The ocean's soundtrack is therapeutic. It's nature's own way of helping you unwind.
  • Outdoor Adventures Galore: Surfing, swimming, fishing – the ocean is your playground.
  • Breathe in Health: There's something about sea air that rejuvenates the body and soul.
  • Community Spirit: Coastal towns have a unique, friendly vibe that makes them great for families and social butterflies alike.

Navigating the Market

Orange County's real estate scene is dynamic, but ocean-view homes remain a constant in terms of demand and appreciation. While the market elsewhere might fluctuate, Orange County's appeal keeps it stable.

Well-priced, well-maintained homes sell like hotcakes here. They're a hot commodity!

Ready to take the plunge? Call or text us at 949-430-7500 and let Orange County Real Estate, Inc. guide you to your dream ocean-view home.

Posted in Real Estate News
Feb. 8, 2024

The Enthusiast's Guide to Buying Golf Course Homes in Orange County

By Eric Engelbert

Hello, fellow golf enthusiasts! I'm not shy about my love for golf, in fact, I consider it more of an addiction, with all the chemical reactions and excitement it brings. Over the years, I've had the pleasure of playing nearly every golf course in Orange County – a personal achievement I'm quite proud of! This passion for golf has naturally extended into my professional life as a real estate expert, especially when it comes to properties on or near these beautiful courses.

Living on a Golf Course in Orange County, CA

Living on a golf course is a dream for many. Imagine waking up every morning to the pristine views of well-manicured greens and the serenity that golf courses exude. For enthusiasts like me, the proximity to the sport is unbeatable. There's something truly special about being able to step out onto the course at a moment's notice.

Buying a Home on a Golf Courseliving on a golf course in Orange County

However, purchasing a home on a golf course requires careful consideration. Here are a few key points to keep in mind:

Location on the Course: It's crucial to consider the position of the home in relation to the course. Some picturesque homes might actually be in the line of fire from stray golf balls, which can pose a risk, especially during busy hours.

Safety Concerns: Based on my experience, anywhere from 150 to 300 yards on the right side of a par 4 or par 5 hole can be a danger zone. You want to enjoy your backyard without the worry of errant shots!

Privacy Matters: If you value your privacy, ensure that your backyard isn't directly adjacent to high-traffic areas like cart paths or tee boxes. It’s about finding that perfect balance between being close to the action and having your own peaceful retreat.

Our Expertise in Real Estate and Golf Course Properties

As someone who jumped into buying their first condo on the 10th green of the Glendora Country Club without much thought, I've come a long way in understanding the nuances of such investments. Today, I can confidently guide you through the pros and cons of a property, not just in terms of the house itself but also considering the specific golf course it's on.

homes for sale on golf courses in Orange CountyWhether you're looking to buy or sell a property on a golf course in Orange County, or even in the desert areas where we spend a lot of time, my team and I are here to assist. We have a keen eye for finding the perfect match for buyers and ensuring sellers get the best deal for their unique properties.

With a blend of personal experience and professional expertise in real estate, especially in golf course properties, we're uniquely suited to help you navigate this niche market. We understand the allure of golf course living and are committed to helping you find a home that not only meets but exceeds your expectations.

Finding the right home on a golf course is about more than just real estate – it's about embracing a lifestyle. If you share this passion for golf and are considering a property on or near a golf course, let's connect. Together, we can find a home that puts you right where you want to be – close to the greens!

For more information or to discuss your golf course home needs, Call or text 949-430-7500 and visit us on our website and our page dedicated to properties for sale on golf courses.

Posted in Real Estate News
Feb. 2, 2024

Selling ADUs Separately in California A New Opportunity for Homeowners

By Eric Engelbert

California's housing market is entering a new era with the enactment of Assembly Bill (AB) 1033, effective January 1, 2024, allowing for the separate sale of Accessory Dwelling Units (ADUs) from the main house. This legislative change is particularly interesting in coastal areas where housing demand and innovative housing solutions are constantly evolving.

However, for regions like Orange County, particularly along the coast, the prospect of implementing these changes seems less likely. Coastal cities in Orange County, such as those in the Newport Coast area, are expected to be resistant to lot splits and condo conversions. It's unlikely that homeowners in these affluent areas would approve attempts to sell ADUs separately or even approve ADUs in their neighborhoods.

For some areas of Orange County, this Bill will be effective. Fullerton, Anaheim, and Santa Ana may be the first communities to take advantage of this new opportunity. Search properties with a second unit or ADU at this link.

As of the latest information available, it's unclear which municipalities in Orange County, or elsewhere in California, have decided to adopt these new provisions. The local government's decision to opt-in is crucial for homeowners interested in selling their ADUs separately.

Understanding AB 1033Are ADUs good for your city

Traditionally, ADUs in California were inseparable from the main property. AB 1033 changes this by removing state-level restrictions and empowering local governments to permit the separate sale of ADUs. This law aims to increase affordable homeownership opportunities and offer more flexibility in property management. However, it's essential to note that while the state law enables this possibility, the final decision rests with local jurisdictions​​.

The Process and Requirements

Selling an ADU separately involves several steps and adherence to specific regulations.

Local Government Ordinance: Check with your local government, as the separate sale of ADUs is subject to local ordinances under AB 1033. As of now, the response from different regions, including Orange County, varies, with some areas still developing policies​​.

Condominium Conversion (Condo Mapping): This process is necessary for transforming a single property into multiple, individually owned units. It involves a preliminary assessment, compliance with local regulations, and recording a condominium plan​​. On a side note, these condo conversions have been popular over the past 20 years for properties with 2 or more units. Most cities in Orange County have a plan in place to approve condo conversions.

Compliance and Safety Inspections: The ADU must comply with the Davis-Stirling Common Interest Development Act, meet local subdivision laws, and pass a safety inspection before the condo plan is recorded​​.

Lienholder Consent: Consent from any lienholders on the property is required before recording the subdivision map or condominium plan​​.

Homeowner Associations and Utilities: Notify local utilities of the ADU's creation and separate conveyance, and form homeowners associations for managing shared spaces​​.

The Impact in Orange County

The housing market in Orange County could see significant changes due to this law. The flexibility to sell ADUs separately might lead to an increase in property valuations and offer new housing options in this densely populated area. However, the actual impact will depend on the decisions made by local governments within Orange County.

Advantages and Challenges


  • Increases homeownership opportunities, particularly for first-time buyers and those seeking affordable options.
  • Provides homeowners with flexibility in managing their property assets.
  • Contributes to solving California's housing shortage by increasing housing unit availability​​.


  • Homeowners need to navigate legal complexities and fluctuating market values.
  • Varying construction costs and potential legal complexities in the subdivision process.
  • Dependence on local government ordinances and housing market dynamics​​​​.

AB 1033 represents a significant shift in California's housing market, especially in areas like Orange County. Homeowners interested in exploring this option should stay informed about their local government's decisions and consult with real estate experts to navigate this new landscape. As the law and its implementation are still evolving, staying updated on the latest developments is crucial for anyone considering selling their ADU separately.

Posted in Real Estate News
Jan. 26, 2024

Navigating the Legal Landscape of Recent Real Estate Lawsuits in California

By Eric Engelbert

California's real estate industry is closely monitoring significant legal developments in Missouri. In the Sitzer/Burnett trial, a federal jury awarded nearly $1.8 billion in damages to Missouri home sellers, setting a precedent that has sparked a wave of similar lawsuits nationwide. This case hinged on allegations of anti-competitive practices in commission structures, particularly focusing on the buyer-broker commission model. There have been copycat lawsuits filed in California following the verdict in Missouri.

California's Legal Challenge: A Closer Look

In the wake of the Missouri verdict, California has become a key battleground with its own lawsuit, mirroring the allegations of the Sitzer/Burnett case. This lawsuit, part of a series of copycat cases, contends that the National Association of Realtors (NAR) and various brokerages have conspired to artificially inflate commission rates. The central contention revolves around the “Participation Rule”.

The Participation Rule

At the core of these lawsuits is the "Participation Rule." This rule requires sellers to offer a commission to the buyer’s agent as a condition of listing their property on a Multiple Listing Service (MLS). This rule, enforced by the National Association of Realtors (NAR) and various brokerages, has been claimed to artificially inflate the commission rates. The argument is that this rule effectively sets a floor on commissions, discouraging lower commission rates that might come from a more competitive market.

Legal Foundations: Antitrust Provisions and Unfair Competition

The California lawsuit alleges violations of U.S. antitrust laws and California's Unfair Competition Law. The plaintiffs argue that the Participation Rule creates an environment where commission rates are maintained at artificially high levels, hindering competition and leading to higher costs for consumers.

The Issue of "Steering"

A key allegation in the lawsuit is the practice of 'steering' by buyer's agents, where they might show properties offering higher commissions, potentially compromising the buyer's best interests. If substantiated, this could be seen as a breach of fiduciary duties, underlining concerns about anti-competitive behavior. However, this also underscores the variability of commission rates in California, where many brokers have long offered flexible commissions. The existence of steering in the market implies that commissions are, and have been, subject to negotiation towards lower rates.

Lack of Transparency

There is also a critique regarding the lack of transparency in how commissions are determined and divided. The plaintiffs argue that the lack of clear information on commission rates contributes to their inflation, as consumers are not fully aware of the negotiation possibilities or the breakdown of these fees.

Transparency in California

The California Association of Realtors (CAR) is renowned for its clarity and precision in conveying commission-related information in both listing and purchase contracts. This approach indicates a commitment to transparency in the management and disclosure of commissions in California's real estate transactions. However, despite the clarity of these contracts, misunderstandings can still arise. It is the responsibility of brokers and their agents to effectively communicate these details to buyers and sellers, ensuring that all parties are well-informed.

Commission Structures

In response to these legal challenges, there's a growing trend towards more transparent and flexible commission structures. California's market has already seen a variety of commission rates.

The Defense from the National Association of Realtors (NAR)

1. Economic Benefits for Buyers and Sellers: NAR contends that the existing commission structure provides significant economic benefits for both buyers and sellers. This is based on the premise that the shared commission model has enabled a large number of real estate transactions, facilitating homeownership for millions of people.

2. Promoting a Competitive Market: NAR argues that its members and the Multiple Listing Services (MLSs) promote a pro-consumer and pro-competitive market for home buyers and sellers. They maintain that the lawsuits mischaracterize NAR's rules and policies, which, according to them, are designed to foster a healthy and competitive real estate environment.

3. Participation Rule and Transparency: The Participation Rule, which has been a focal point of the litigation, is defended on the basis that it ensures clarity and certainty regarding compensation for cooperating participants in a real estate transaction. NAR argues that this rule is necessary for maintaining transparency and fairness in the compensation of real estate agents.

4. Commission Negotiability: NAR has repeatedly stated that commissions are negotiable and that their guidelines encourage members to be transparent about this fact. They assert that participation in their system does not imply fixed or non-negotiable commission rates.

5. Role of Local MLS and Associations: In their defense, NAR also highlighted that they do not directly enforce rules on local MLSs or associations. They argue that local associations determine the rules they follow, and NAR's role is more about providing guidelines and policies.

6. Ethical Obligations of Agents: In response to concerns about steering, NAR asserts that their Code of Ethics obligates agents to show properties that fit their clients' needs, regardless of the commission offered. They argue that the cooperative compensation offer is about rewarding the effort of bringing a buyer, not about the commission for the work itself.

The Orange County Real Estate, Inc. Perspective: Balancing Legal and Market Realities

From a professional perspective, these legal developments in real estate bring both challenges and opportunities. It's crucial for professionals in the field to adeptly navigate this changing legal terrain, ensuring they continue delivering valuable services to clients. Grasping the full implications of these lawsuits is key for adapting to any shifts in commission structures and the way clients are represented. At Orange County Real Estate, Inc., we are committed to adhering to the California Association of Realtors' guidelines, and maintaining transparency in all our dealings. Our foremost priority is our clients, and we pledge to prioritize your interests and financial well-being in every transaction.

Looking Ahead: Implications for California’s Real Estate Market

The outcome of the California lawsuit and similar cases will likely have far-reaching implications for the real estate industry. These could range from changes in buyer's agents' compensation to property pricing strategy shifts. It's a time of potential transformation, with a focus on aligning legal frameworks with market dynamics.

The real estate industry in California is at a pivotal point, shaped by significant legal challenges. Staying informed and adaptable is key for professionals and consumers alike as we navigate this changing landscape. The goal is to emerge with a more transparent, competitive, and fair real estate market that serves the best interests of all parties involved.


Posted in Real Estate News
Jan. 21, 2024

Huntington Beach Housing Element Under Pressure From The State

By Eric Engelbert

Welcome to our latest exploration of the ever-evolving real estate landscape in Orange County. There are recent developments surrounding Huntington Beach's legal actions against state housing laws. These events are not just legal battles; they represent a critical juncture in the journey toward accessible housing in our community while protecting what we love about Orange County and all of our cities.

Our story begins with California's Housing Element, a pivotal piece in the state's housing puzzle. Cities across California, including Huntington Beach, are grappling with these regulations, which aim to ensure the availability of affordable housing and generally more housing. For a deeper understanding, revisit our previous blog: California's Housing Element Faces Major Criticism.

Latest Developments in the Huntington Beach Housing Element Discussion

Recently, a significant turn of events occurred. Attorney General Rob Bonta secured an appellate court order demanding swift accountability from Huntington Beach for its non-compliance with the housing plan required by state law. This decision is a powerful statement on the urgent need for fair housing distribution across all cities.

Huntington Beach's Stance

Huntington Beach has stood firm, claiming exemptions as a charter city from specific state housing requirements. This stance reflects a broader dialogue about local autonomy versus state mandates in urban planning, echoing discussions from our earlier post about current residents' concerns regarding overpopulation, infrastructure, schools, and crime.

Impact on Orange County Real Estate

This legal tug-of-war could significantly influence Orange County's real estate market. From property availability to affordability, the implications are vast. It's a scenario that calls for keen observation and adaptive strategies, especially for prospective buyers and sellers.

Looking Ahead

The trial, set for January 31, 2024, looms on the horizon. Its outcomes could reshape the housing law landscape in California and, by extension, the real estate dynamics in Orange County. It's an unfolding story that warrants close attention.

Legal Repercussions for Huntington Beach

There are several potential repercussions for Huntington Beach if they fail to comply with state housing laws. Here's a summary of the key points.

1. Legal Challenges and Litigation: The city has been involved in litigation against the state, asserting its autonomy as a charter city and challenging the state's housing mandates. This legal battle has led to back-and-forth lawsuits between the city and the state. These legal battles incur costs, and there's a divide among residents regarding the city's stance and the state's housing mandates.

2. Pressure for Affordable Housing Compliance: There is significant pressure on Huntington Beach to comply with state laws regarding the provision of affordable housing. Non-compliance could trigger costly penalties and fines under the state’s Housing Element law. Penalties include losing control over local housing development, potential fines, and activating the "builder’s remedy." This legislation allows developers to bypass local approvals for housing projects if a certain percentage of the dwellings are affordable.

3. State's Legal Stance: The state's stance, articulated by Governor Gavin Newsom and Attorney General Rob Bonta, emphasizes the need for cities like Huntington Beach to contribute their fair share to addressing the housing crisis. The state is committed to ensuring compliance with housing laws and has taken legal steps to enforce these requirements.

4. Broader Implications: The outcome of this legal battle will likely set a precedent for how state and local governments across California navigate housing policy and law, especially in addressing the housing crisis.

This situation highlights the complex interplay between state mandates and local autonomy, particularly in the context of California's pressing need for more affordable housing. The ongoing developments in Huntington Beach are crucial to understanding the broader housing challenges facing California and the role of municipalities in addressing these challenges.

Posted in Real Estate News
Jan. 16, 2024

High Buyer Demand Equals Multiple Offers: How to Get Your Offer Accepted in a Competitive Market

By Eric Engelbert

Market Dynamics

The Southern California housing market, including Orange County, has been exhibiting unique dynamics recently. The recent downturn in total sales for 2023 was primarily driven by a shortage of available properties, which in turn spurred an increase in property values. This rise was due to consistent demand, particularly from individuals relocating to Orange County from neighboring areas such as Los Angeles, San Francisco, and San Diego counties.

As we embark on the new year, the number of homes for sale in Orange County is lower than at the start of last year. However, there's an expected uptick in total sales for this year, attributed to the anticipated lower interest rates and the increase of more inventory. This forecast is already gaining momentum, evidenced by a surge in new listings.

Despite the overall decrease in home sales across California, largely attributed to the scarcity of inventory, Orange County has demonstrated remarkable resilience. This is evident in the significant 14.4% year-over-year growth in median sold prices for single-family homes which is now $1,306,000. This trend is indicative of strong buyer demand in the region, underlining Orange County's unique position in the California real estate market.

The Art of Getting Your Offer AcceptedGetting your offer accepted

If you're considering a new house in this vibrant part of Southern California, you're not alone. With Orange County real estate showing its strength, getting the keys to your dream house might seem daunting. But don't worry – we've got some friendly tips to guide you through!

Our approach significantly outperforms the market averages. During the peak of the COVID-19 real estate surge in Orange County, the average buyer was making 11 offers before finally achieving acceptance. Our unique strategy has efficiently led our clients to success, typically requiring only two offers. This remarkable achievement underscores the effectiveness of our methods in navigating the competitive Orange County real estate landscape.

What does this mean for you? How will you win?

It's a sign that people love it here, but it also means you've got to bring your A-game when buying a house.

Crafting a winning offer is not just about how much you offer; it's about how you offer it. Here's where a great real estate agent, like those at Orange County Real Estate, Inc., becomes your secret weapon. They're pros at getting offers accepted and negotiating the best deals, even when houses are flying off the market.

1. Get Your Finances in Order

First things first, show sellers you mean business. Have your proof of funds and your pre-approval letter ready. It's like showing up to a job interview with a polished resume – it gets you noticed!

Many buyers assume their competition includes all-cash offers. However, our data from the past five years reveals that the rate of all-cash purchases has remained consistent, without any notable increase. For a detailed look at our statistics on all-cash transactions, please visit this link. We anticipate a similar trend in all-cash purchases for 2024.

If you're purchasing a house with financing, it's crucial to ensure your lender is ready to communicate with the agents involved. We should be well-informed about your financial situation and capable of addressing any questions the seller may have. This step is key in fostering the seller's confidence in your ability to complete the purchase. It's not just about presenting the numbers, it's also about building trust and assurance that you're a reliable buyer, fully prepared and committed to follow through with the transaction.

2. Understand the Seller

This is our job and we are good at it. Sometimes it's not just about the dollars. What's the seller's story? Are they moving out fast? Do they cherish their home? We will always connect with the seller's agent (and the seller if possible) asking those important questions so we can tailor your offer to their needs, this can make a big difference.

3. Build a Connection

We make it a point to meet the seller's agent in person, adding a personal touch to each transaction. This face-to-face interaction not only helps us build connections but also showcases our professionalism. Agents prefer working with professionals, and our approach reflects this. These little things often make our offers more appealing and likely to be selected.

4. Be Ready to Move

In a hot market, time is of the essence. Be ready to jump when the right house pops up. Orange County Real Estate, Inc. has a knack for sniffing out great properties before they're gone.

Why Orange County Real Estate, Inc. Stands Out

When it comes to having your offer accepted, navigating inspections, and successfully sealing the deal, Orange County Real Estate, Inc. excels. Our expertise extends to sourcing properties, including those off-market gems, effectively connecting with sellers' agents, and guiding you through every step of the process. Moreover, our in-depth knowledge of Orange County gives us an unmatched edge in finding the perfect property for you.

So, there you have it – a little insider knowledge to help you land your dream home in Orange County. Remember, it's a team effort, and with the right people on your side, you're already ahead of the game.

Don't forget to look for properties listed over 90 days at this link.

Call or text us at 949-430-7500

Posted in Real Estate News
Jan. 10, 2024

Buying a House That Needs Repairs and Updating: Insights for Prospective Homeowners

By Eric Engelbert

When contemplating the purchase of a home in Orange County that requires repairs and updating, it is essential to carefully balance the potential advantages with the inherent challenges. Engaging with a real estate professional is a vital part of this process. In this regard, Orange County Real Estate, Inc. stands out as an ideal choice. Their expertise in real estate valuation, risk assessment, and construction makes them particularly well-suited to guide you through such a venture.

This section provides insights for those contemplating such a venture.buying a house that needs repairs and updating

Why Buy a House Needing Repairs?

1. Lower Purchase Price: Homes needing work often come at a lower price point, offering a more affordable entry into the housing market​​.

2. Potential for Value Increase: There's a significant opportunity to increase the home's value through strategic updates and repairs​​.

3. Customization: Buying a fixer-upper allows you to tailor the property to your preferences and needs.

Evaluating the Costs

What to Consider:

1. Assessment of Repairs: Before making an offer, thoroughly evaluate the extent of repairs needed. Consider hiring a professional inspector to identify potential issues. If issues were raised, hire specialized inspectors for critical components of the property such as the foundation, electrical systems, roof, HVAC (Heating, Ventilation, and Air Conditioning), and pool. Engaging experts in these specific areas ensures a thorough and accurate assessment of each key aspect of the home, allowing you to gain a comprehensive understanding of its condition and any potential issues that may need addressing.

2. Budgeting for Renovations: Ensure you have a realistic budget for the required repairs and updates, including a contingency for unforeseen expenses. It is practical to obtain estimates from at least two or three contractors. This approach allows for a comprehensive comparison of costs, timelines, and the quality of work proposed.

3. Time Investment: Renovations can be time-consuming. Consider whether you have the time or desire to manage such projects.

Financing Options

1. Traditional Mortgages: Some buyers opt for traditional financing and fund repairs out-of-pocket.

2. Renovation Loans: Specialized loans like the FHA 203(k) allow buyers to finance both the purchase and renovation of a home under a single mortgage.

Risks and Rewards

Potential Risks:

1. Overestimating the Value of Renovations: Not all repairs will substantially increase a home's value.

2. Unexpected Costs: Renovation projects often encounter unforeseen expenses.

3. Time Delays: Repair and renovation projects can take longer than anticipated.


1. Increased Home Value: Strategic renovationsbuying a home that needs to be remodeled can significantly boost a property's market value.

2. Personal Satisfaction: There's a unique satisfaction in transforming a property into your dream home.

Buying a house that requires repairs and updating in Orange County presents a unique opportunity. While it comes with its set of challenges, the potential for personalization and value increase can make it a worthwhile venture. Partnering with a skilled real estate agency like Orange County Real Estate, Inc. can help navigate the complexities of such a purchase, making the process smoother and more rewarding.

The Role of Real Estate Professionals

Engaging a knowledgeable real estate agent, like those at Orange County Real Estate, Inc., can be invaluable in this process. They can help:

  • Identify properties with the most potential.
  • Navigate the buying process, including making offers and negotiating prices.
  • Connect you with reliable contractors and inspectors.
  • Assist in understanding the market dynamics of Orange County.

Remember, every property has potential, and with the right approach and guidance, even a home needing significant updates can become a valuable asset and a cherished living space.

Call or text 949-430-7500

Read our blog post about selling a home as-is.

Posted in Real Estate News
Jan. 9, 2024

Selling Your House As-Is When It Needs Repairs and Updating: A Guide for Orange County Homeowners

By Eric Engelbert

Are you considering selling your house in Orange County but worried about its condition? In today’s real estate market, it's not uncommon to sell a house "as is," especially when it needs repairs and updating. Let’s explore the intricacies and benefits of this approach, keeping in mind the expertise of Orange County Real Estate, Inc., a leading brokerage known for navigating these transactions seamlessly.

For specific questions regarding your property, neighborhood, and the recent sales in your neighborhood, call or text us at 949-430-7500

Understanding "As-Is" Sales

What Does "As-Is" Mean in Real Estate?

In real estate, "as is" means selling your property in its current state, without undertaking any repairs or upgrades. This approach is characterized by its simplicity and transparency, as the buyer recognizes and accepts the responsibility for the property, inclusive of all its current flaws and requirements.

The pricing strategy for an as-is home is critical and should reflect its condition accurately. To illustrate, let's consider a scenario where a comparable home in good condition in the same area sells for $1,000,000. This figure represents the market price for homes in a well-maintained state. When pricing a property that has deferred maintenance, a potential buyer will typically start with this market price as a reference. From there, they will deduct the estimated costs of necessary repairs and updates to arrive at a fair offer.

Sellers should adopt a realistic and informed approach to pricing an as-is property. Understanding the local market dynamics, the extent of repairs needed, and consulting with Orange County Real Estate, Inc. can help in setting a price that is fair and competitive. Remember, the goal is to find a price point that acknowledges the home’s current condition while also offering value to those looking to invest in its future.

Conducting a pre-listing inspection with a professional home inspector is a prudent step. Such an inspection often brings to light issues that might have previously gone unnoticed. By uncovering these concerns early, you can present potential buyers with a fully transparent overview of your property's condition. This proactive approach also minimizes the chance for buyers to overstate the property's repair needs, ensuring that negotiations are based on accurate and verified information about the home's actual state. This strategy not only fosters trust but also streamlines the selling process by setting clear and honest expectations from the outset. We work with professional, licensed and insured home inspectors and we include this inspection at no cost to you.

It's worth noting that as-is sales often attract the interest of real estate investors who are on the lookout for opportunities to profit, frequently by proposing offers significantly lower than the justifiable as-is value. Having a solid understanding of both the market dynamics and the scope of necessary repairs is crucial. This insight acts as a safeguard against undervaluing your property, ensuring that you don't inadvertently leave money on the table.

Pros and Cons of Selling As-Is


  1. Time and Cost Savings: Avoid the hassle and expenses of making repairs​.
  2. Quick Sales: Ideal for sellers looking for a speedy transaction​.
  3. Attracting Specific Buyers: Appeals to investors and DIY enthusiasts​.


  1. Lower Sale Price: Homes sold as-is often fetch a lower price​​.
  2. Limited Buyer Pool: Not all buyers are interested in fixer-uppers​.
  3. Potential for Negotiation Post-Inspection: Buyers may negotiate for a lower price after inspections reveal issues​.

Making Repairs Before Selling


  1. Higher Sale Price: Repairs can significantly increase property value​.
  2. Broader Appeal: Attracts a wider range of buyers​.
  3. Competitive Edge: A well-maintained home stands out in the market​.


  1. Cost and Time: Significant investment is required both in terms of money and time.
  2. Risk of Overimprovement: Not all renovations guarantee a return on investment​.
  3. Market Dependent: The benefits of repairs vary with market conditions​.

When to Choose As-Is Over Repairs

  • Budget Constraints: If you can’t afford repairs, as-is might be the way to go.
  • Urgency to Sell: When a quick sale is more important than profit.
  • Market Dynamics: In a slow market, investments in repairs might not pay off.

How Orange County Real Estate, Inc. Can Help

Orange County Real Estate, Inc., stands out with its ability to negotiate purchases and sales effectively. They excel in getting the most value for your home, whether you're selling as-is or after making repairs. Their expertise is particularly valuable in understanding the nuances of the Orange County market and guiding homeowners through their selling journey.

Selling your house as-is in Orange County can be a wise decision under the right circumstances. It offers a quick, less burdensome route, especially when dealing with properties that require extensive repairs. However, understanding the market and consulting with experienced professionals like Orange County Real Estate, Inc. can significantly influence the outcome of your sale. Whether you decide to sell as-is or invest in repairs, it’s about making an informed choice that aligns with your goals and circumstances. Call or text today 949-430-7500


1. What disclosures are required when selling as-is? Full disclosure of known issues is mandatory to avoid legal complications.

2. Can I still negotiate the price in an as-is sale? Yes, negotiation is common, but be prepared for offers that factor in repair costs​.

3. What minor improvements can help in an as-is sale? Small, cost-effective improvements can enhance the appeal without significant investment​.

4. Should I consult a real estate agent for an as-is sale? Absolutely. A skilled agent can provide valuable insights and help you navigate the process effectively​. Also, they can likely bring a buyer to the table immediately.

Remember, selling a house in its current condition can be a smart strategy, particularly in a market like Orange County, where the potential for a quick sale is high. With the right approach and expert guidance from a firm like Orange County Real Estate, Inc., you can navigate this journey with confidence.

Take a look at our blog regarding Buying a House That Needs Repairs and Updating: Insights for Prospective Homeowners

Posted in Real Estate News
Jan. 5, 2024

Exploring the Potential in Homes Listed for Over 90 Days: Insights from Orange County Real Estate, Inc.

By Eric Engelbert

In the real estate market, properties listed for over 90 days often hold untapped potential, a fact well understood by Orange County Real Estate, Inc. This segment of the market presents unique opportunities and challenges, both for buyers and sellers. You can navigate to our page with all the properties that have been listed for over 90 days at this link.

Reasons Behind Extended Market Timeswhy didn't my home sell

Understanding why some properties remain on the market longer than others is crucial in recognizing their potential. While many agents and buyers may shy away from these listings due to misconceptions or uncertainty, we delve deeper to uncover the hidden opportunities they may hold. Often, these homes linger on the market not because of any inherent flaw in the property itself but due to factors unrelated to its intrinsic value or appeal. Such as these reasons:

Pricing Dynamics: One of the primary reasons a property may linger on the market is due to initial overpricing. Setting an unrealistic price can deter potential buyers, resulting in extended listing periods. We've explored this issue in depth and shared our insights in a blog post, which you can read here. Our research indicates that while numerous factors influence pricing decisions, a strategy of intentionally pricing homes below market value with the hope of sparking a bidding war often leads to sellers leaving money on the table.

Property Condition: Issues like necessary repairs, outdated designs, or cosmetic flaws can make a property less appealing to buyers. This is the time when buyers should engage their imagination and consider bringing in a contractor. If the estimated cost and time required to enhance the living space fit within the buyer’s budget, then it would be wise to propose an offer that accurately reflects the work and investment needed for these improvements.

Economic and Market Factors: The overall economy and prevailing trends in the real estate market significantly impact how long a property stays on the market. Typically, properties in Orange County tend to be in high demand, maintaining their appeal even during slower periods in the national real estate market.

Visibility Challenges on Real Estate Platforms: Older listings often face reduced exposure on popular real estate platforms like Zillow and Redfin. These platforms tend to prioritize new listings, pushing older ones down in search results and reducing their visibility. This practice can cause potential buyers to miss out on these properties, as they might not delve deep into search results or receive notifications about these older listings​​​​.

The Advantage of Older Listings for Buyers

For buyers, properties that have been on the market for over 90 days can offer great value. These properties may be more negotiable in terms of price, offering buyers a chance to secure a better deal. Orange County Real Estate, Inc. excels in identifying these opportunities, guiding buyers to consider properties that might have been overlooked due to less visibility.

Maximizing Selling Potential with Orange County Real Estate, Inc.

If you're selling a home, it's beneficial to view things from the buyer's perspective, keeping in mind the information discussed above. Selling your home and avoiding a prolonged listing period requires a well-thought-out strategy.

Competitive Pricing Strategy: Correctly pricing your home from the start is vital. Orange County Real Estate, Inc. offers in-depth market analysis to assist in establishing a competitive yet realistic price for your home. Our research underscores the complexity involved in pricing a home for sale. Achieving a quick sale at the best possible price is always our objective, and we are meticulous in ensuring no value is left unrealized. For more insights into our pricing strategies and considerations, you can read our detailed blog post about the pricing dilemma here.

Effective Marketing Approach: Beyond listing the property, effective marketing involves high-quality photos, engaging descriptions, and utilizing various channels, both digital and traditional, to reach every potential buyer.

Enhancing Home Presentation: Proper staging and ensuring easy accessibility for showings are crucial. A well-presented home can significantly impact buyer interest.

Improving Property Condition: The agency can advise on addressing both major and minor issues with the property, enhancing its appeal to potential buyers.

Relying on Uninformed Buyer Agents:selling your property in Orange County At Orange County Real Estate, Inc., we don't depend on buyer agents to fully convey all the positive aspects of your property to potential buyers. It's a fundamental policy of our company for our selling agents to be present at each showing. As we thoroughly understand your property's attributes, both positive and negative, our agents are adept at presenting this information in a favorable light to buyers.

Comprehensive Support for Your Real Estate Needs

Orange County Real Estate, Inc. offers personalized support through the entire process of buying or selling a home. This includes handling legal paperwork, providing market insights, and offering advice on transitioning to a new home.

Homes listed for over 90 days represent a unique opportunity in the real estate market. With Orange County Real Estate, Inc.'s expertise, buyers can discover hidden gems, and sellers can effectively navigate the challenges of selling a property that has been on the market for an extended period.

Call or text 949-430-7500

Posted in Real Estate News