Thriving in the Temecula Valley " The Real Estate Market."

What are you hearing about the real estate or housing market today.

• Declining
• A good time to sell or buy?
• Or is it a healthy, steady market

I'm Lloyd Mize, Broker Associate with Coldwell Banker here in the Temecula Valley.

Today, let's talk about four things:

• Today's Real Estate Market
• Your next move and what to know
• Keeping property taxes manageable
• Protecting your home with a family trust.

All in 10 minutes…. It's the truth and reliable information..

1. Today's market is the healthiest, balanced market for Sellers and Buyers,

We have seen in the last 40 years.

Coldwell Banker Realty, my Economist Steven Thomas and I believe the US Residential Market, 7th largest in the US Economy, it is stable and will increase in value Zero to as much as 5% over the next 5 years.

For more information on a weekly basis connect with:

• Steven Thomas Economist / Report on Housing https://share.google/uJe6YmRO1PywVvoZE

In today's market the most important Two Things to keep in mind are:

1. Price Your Home Right &
2. Make it shine, Show ready when you go to the Open Market

• The local picture:
  • Let's separate headline noise from the actual value of your home.

Zillow's August Temecula figures show home values, essentially unchanged from a year ago.

• Values are steady in the Temecula Valley and for most neighborhoods across the United States

This content is supported

• Coldwell Banker Realty

• The National and California Association of Realtors. (Zillow, August 2026)

• Let's talk about Price reductions:

• A Listing Price reduction in asking price does not automatically mean lost market value. Sometimes the starting price was too ambitious; sometimes condition needs attention.

• Real comparable sales are essential and make all the difference when setting Your Selling Price:

  • Starting point is similar homes sold within six months, preferably within one to two miles.
  • We compare size, location, lot orientation, amenities, and condition, then adjust for differences. Those are starting guidelines, not rigid boundaries.

Other Sources that support this data and information are

• (Fannie Mae, comparable-sales guidance; market-condition analysis)

Links to all my sources are available by email from me or can be found on my Website LloydMize.com/Files

# 1 Key Factor

"The Essential of Right Value Pricing"

Let's Move on to the # 2 Key Factor:

The Wow Factor

• The wow factor: We want buyers thinking, “I could live here,” not, “How much work is this?”
• Staging helps buyers picture that life.
• My advice: clean, bright, maintained, and welcoming. Not necessarily a brand-new kitchen.
• My Company, Coldwell Banker Realty, will advance up to $50,000 to properly prepare and stage homes that are listed with Coldwell Baner (NAR, 2025 Profile of Home Staging)

A Key Significant Point

• People are still moving: Four million existing homes are sold annually in 2023, 2024, and 2025. (NAR data via YCharts)
  • And Yes, this is down from Five Million from 2020 and 2021…
    • These 2 years sucked the gas out of our national economy with unsustainable low interest rates and USA SBA government give aways.

A Key and Significant

• A national forecast projects three-percent price growth next year, It's a forecast, not a promise for your home. And is projected over the next 5 years, by
  • (J.P. Morgan, July 2026 outlook)

The takeaway When Selling Your Home is to

• Price from evidence of Actual Home Values based on Comparable Home Sales…
  • Not Automated Home Value Estimates like Zillow and Redfin
    • But from Full Time Real Estate Agents with years of qualified experience
      • Like Me
• The next most important thing when selling your home is to present with care.
• Make sure your home is professionally prepared with an Real Estate Agent with my qualifications,
  • Before putting it on the market

The Two most Significant Real Estate Markets are

1. Adults sixty-plus simplifying life, and
2. Equity-rich move-up homeowners, 35 to 55 years of age ready for something different the next Big Home, Better Amenities and or relocating to a better neighborhood

The Sixty Plus Sellers mostly are Downsizing:

• Planning for daily life to be easier.
  • Fewer stairs, less yard, closer family, or better access to medical care.
  • Also comfortable payments:
    • Estimate sale proceeds after debt and selling costs.
    • Budget the next mortgage, taxes, insurance, HOA, utilities, and maintenance.
    • A smaller home should fit your finances, not just your furniture.

To Prepare Your Home for Sale:

• Declutter one room at a time.
• Handle repairs, deep cleaning, lighting, and curb appeal. Let's agree on a preparation budget before you spend any money.
• $50,000 Coldwell Banker Realty Advance to help with Sprucing

Downsizing or Rightsizing

Steps to finding your next Home

• Determine your Purchasing Power

  • Based on
    • Credit
    • Income
    • And Assets

• Determine your next location

  • Coldwell Banker Realty and I can relocate families into all 50 states.
    • Relocated 30 families into 15 different states

• And Features that support your comfort and safety and….

• Know Your Affordability

• Reverse Mortgage for Purchase, Equity Lines and Refinancing….

  • Key Benefit No Mortgage Payment
  • The home Equity balances
  • Bill Provost is the Reverse Mortgage Expert

It is significant to coordinate both transactions before

• Listing or Buying
  • decide whether to sell first, buy first, or use a contingency. Have a backup housing plan,
  • Where to live during your next Transition
    • Storage and Declutter
    • Interim Housing
    • Living with family or friends until your next purchase is ready
• It is significant to know and explore all of you options

With a qualified, fiduciary with decades of experience in life and Real Estate

The goal isn't simply less house. It's more freedom, manageable expenses, and a home that can serve you comfortably for years.

With all that in mind, I want to remind of you of the incredible benefit of Proposition 19

This may allow you to keep your current real estate tax base and transfer it to your next home in California, it must be at the same price or lower and does not cover your new if any Special Tax Assessments with your new purchase, Just your current tax base to your next tax base.

Proposition 19: Your property-tax base may move with you |

To Qualify for Prop 19

• Eligibility starts at 55: You generally must be at least fifty-five when your original primary residence sells. This benefit isn't limited to retirees. (California BOE)
• Stay within California: Qualifying homeowners can transfer their taxable value to a replacement primary residence anywhere in California, up to three times. (California BOE)
• Watch the calendar: The replacement home generally must be purchased or built within two years before or after your sale. (California BOE)
• Understand the price difference: A qualifying equal-or-lower-value home can receive the transferred taxable value.
• If you Buy above the applicable value limit, and the excess increases your new taxable value. (California BOE)
• When you purchase you must file the claim: It isn't automatic. File with the replacement home's county assessor, generally within three years for full relief. (California BOE)

The takeaway:

Don't assume moving means starting your property taxes over. But don't assume the total tax bill stays identical, either. Have the assessor confirm your eligibility and numbers before committing.

Family Trust

Lastly I want to talk and encourage you to have all of you assets beginning with your home to be in a Family Trust, and if your in a trust you must have it updated and reviewed, my suggestion is at lease every 12 months.

Shoupe Legal locally is the firm I recommend, Andrea Shoup, See me or call me for Shoup Legal contact information.

With your family trust: Leave instructions, not confusion:

You will

• Reduce probate exposure: A properly funded living trust can keep the home out of probate, helping avoid court delays and probate expenses. (California Courts)
• Name the right people: Specify who receives the home and who manages the process. Don't leave your intentions to guesswork. (Alameda Superior Court)
• Plan for incapacity: A successor trustee can manage trust property if you cannot. This is planning for life, not just death. (Alameda Superior Court)
• Keep appropriate control: With a typical revocable living trust, you generally retain control and can change the plan while competent. (Alameda Superior Court)
• Verify the title: Signing a trust isn't enough. Have your attorney verify that your home's deed properly places title with the trustee, and review it after your next purchase. (Alameda Superior Court, funding a trust; California deed-transfer guidance)

Here's why it matters: on an $800,000 probate estate, ordinary attorney and executor fees can total $38,000 if both take full statutory compensation, before other costs. (California Probate Code §10810; probate fee schedules)

A trust still requires administration, and other probate-avoidance options exist. Get an estate attorney's advice, not a one-size-fits-all answer. (Alameda Superior Court, trust administration; California Courts, simpler transfers)

Closing

You don't have to decide now where to move next or what to do next .

Your next step can simply be a fifteen-minute conversation: what could your home sell for, what might you keep, what would your next home cost and where will it be?

“Helping people get from where they are to where they want to be. That's what this is about.”

***********************************************

Lloyd Mize Notes

• Market language: “Roughly steady” is supported by the August Temecula Zillow reading; Redfin's three-month period ending August shows a 0.6% rise in median sale price but a 1.5% decline in sold price per square foot. These measure different things, so do not promise that all values are flat or rising, or label every neighborhood uniformly balanced. (Zillow; Redfin)
• Sales totals corrected: Existing-home sales were approximately 5.64 million in 2020, 6.12 million in 2021, 4.09 million in 2023, and 4.06 million in both 2024 and 2025. These are transactions in existing homes, not all new-plus-existing home sales or counts of unique buyers and sellers. (NAR data via YCharts)
• Next-year outlook: The spoken 3% forecast is J.P. Morgan's July 29, 2026 national Case-Shiller outlook for 2027, not a Temecula forecast. A September Reuters poll forecast 2.3% growth in the 20-city index and a 4.1-million annualized existing-sales pace in the first quarter of 2027; that quarterly pace is not a forecast of exactly four million sales for the full year. (J.P. Morgan; Reuters, September 15, 2026)
• The “80%” claim: I could not verify a reliable statewide percentage of California homeowners whose homes are not held in a trust. Do not use the 80% figure or substitute a national survey of wills for a California measure of deeded trust ownership.
• Comparable sales: Two miles and six months describe a useful initial search, not a universal appraisal requirement or an exact value formula. Comparable quality, market changes, concessions, and adjustments matter; a well-matched older or more distant sale may be appropriate. (Fannie Mae)
• Speaker positioning: The two buyer/seller groups are your service focus, not a claim that they constitute the whole market. Frame preparation as a recommendation, not a guarantee of a premium or a requirement that every home be renovated.

Proposition 19 details for questions

• Value thresholds: The “equal or lesser value” comparison generally uses 100% of the original home's market value when buying before the sale, 105% within the first year after sale, and 110% within the second year. Above the applicable threshold, the excess is added to the transferred factored base-year value; the assessor determines the calculation. (California BOE)
• Buying first: Before the original home sells, the replacement home is generally taxed at its full market value; the later transfer does not refund that interim period. Include this in the cash-flow plan. (California BOE)
• Filing: Use BOE-19-B for the age-55 category, filed with the replacement county's assessor after both transactions are complete and occupancy requirements are met. Filing beyond three years generally provides prospective rather than full retroactive relief. (California BOE filing guide)
• Not the same tax bill: This transfers qualifying taxable value, not the mortgage, insurance premium, or a guarantee of identical taxes and local assessments. Obtain a property-specific estimate from the assessor and escrow/title professionals.
• Inheritance is different: A trust does not automatically preserve the parent's property-tax basis for children; Proposition 19's inheritance rules have separate occupancy, value, and filing requirements. Have the estate attorney and assessor coordinate the plan. (California BOE)

Trust and probate details for questions

• What “family trust” means here: This talk concerns a properly drafted and funded revocable living trust, not every possible trust arrangement. Trust administration still involves duties, debts, distributions, and sometimes professional fees or disputes. (Alameda Superior Court, living trusts; trust administration)
• Fee example arithmetic: For an $800,000 estate subject to the ordinary statutory schedule: $4,000 on the first $100,000, plus $3,000 on the next $100,000, plus $12,000 on the remaining $600,000 = $19,000 for one fee schedule, or $38,000 if both the attorney and personal representative take the full ordinary amounts. The schedule is based on the estate accounted for without deducting mortgages; actual awards and total costs vary, and additional fees may apply. (California Probate Code §10810; §10800 and §10810 fee comparison)
• No automatic probate claim: Not having a trust does not always mean full probate. Joint ownership, beneficiary arrangements, and simplified procedures may apply; California provides a simplified court petition for qualifying primary residences up to $750,000 for deaths from April 1, 2025 through March 31, 2028. (California Courts; California Probate Code §§13150–13154)
• Professional boundary: This is general real estate education, not individualized legal or tax advice. Invite attendees to consult a California estate-planning attorney, tax adviser, and county assessor; do not promise elimination of all taxes, expenses, disputes, or delays.

Lloyd Mize | Broker Associate | Coldwell Banker Realty

951-551-1677 | Lloyd@LloydMizeRealtyGroup.com

LloydMize.com | CA BRE #00640092

Helping people get from where they are to where they want to be.

Prepared September 24, 2026. Market figures and forecasts reflect the cited reporting dates; verify any updated figures, do your own research and due diligence.