Maybe the best thing to do first is to take a step back and consider what has taken place over the past year in San Diego real estate, as a whole and specifically the North San Diego Coastal towns we focus on at CoastalHomeFinder.com Here is our updated report with San Diego County real estate stat's which includes residential real estate, condo, town home & detached properties is below:

The North San Diego Coastal Market Trends Report:

One thing to note from both reports is that the Months Supply of Inventory for San Diego and the North San Diego Coastal real estate markets fall within the balanced market category, with north San Diego Coastal having a bit higher supply at 6.9 months, and San Diego County having under 5.3 months supply of housing inventory.

A couple of interesting stats that came out recently in the distress area of the real estate market in San Diego: For July, Notice of Defaults, the first step in the foreclosure process fell approximately 50 percent from a year ago. To be sure there are debates on why this is. It could be there are less people in trouble, more loan modifications getting done or more short sales being approved. It is most likely all of these factors.

Foreclosures: July foreclosures in San Diego county were down 32 percent from a year ago. July Sales Volume for San Diego County was down 19.4% according to MDA DataQuick but median price was up year over year 5.6% to $338,000.

I am not sure who, other than the media, has been surprised by the slowdown recently in the number of sales. We should keep in mind that we have just experienced the largest amount of stimulus in history poured into the real estate market. It has now come to an end. With one big exception, mortgage rates are still extremely low. The tax credit has served it's purpose of stabilizing the real estate market. Now the fear debate has heated up again. We are headed for a double dip some say. After 13 months straight of median price increases in San Diego, we are due for a bit of a pause or dip in median prices. I tend to think the over-hyped stories will end up being just that, nice stories, but only time will tell.

There are a couple of facts to consider: Mortgage Rates are at all time, historic lows, and prices are significantly less that they were just a few years ago. Lastly, investors are buying right now, some very smart folks that called the fall of real estate are back in the game buying.

One of the most helpful ways to figure out your best path, especially in times like these is to look at things from three perspectives:

1. What is the best case scenario? 2. What is the likely scenario? and 3. What is the worst case scenario?

Run the numbers. For example, a $417000 loan today in the 4.25% range would cost approximately $2051 per month for principal and interest. If the market dropped to allow you to buy the same house with a $50,000 lower loan amount of $367,000 but mortgage rates went up to 5.5%, your monthly principal and interest payment would actually be higher at approximately $2083 per month. So I suggest looking at it from several different scenarios.

Make sure you are buying for the right reasons and that those reasons make sense long term. If you would like to discuss what your options are in today's real estate market just call me directly at 760-602-1000 or Loren@Coastalhomefinder.com

See this weeks list of coastal distressed deals

So BIG opportunities can begin

I just made a move to Sea Coast Exclusive Properties (formerly Century 21 Sea Coast), which has a new name but a host of knowledgeable real estate pro's working there. I am excited to be a new member of the team. We have three North San Diego Coastal locations: Aviara/La Costa, Olivenhain and downtown Encinitas. I'll likely be running in and out of all of them depending on where my clients need me, but the La Costa/ Aviara office will be my official address. In many respects, I am going back to my real estate home. I helped open the La Costa/ Aviara office with the broker/ owner Mike Evans about 13 years ago. The time has come to move on with my real estate career by returning to work with some of my favorite people in the industry. My phone numbers remain the same (760) 602-1000 is my direct line and my fax number is (760) 476-9999.

Many times real estate agents move because they are unhappy or feel unappreciated at their current office. For me, this was not the case. I truly enjoyed being a part of the Windermere team and will always be thankful for their kindness and professional manner. The folks there are terrific people. They have a great team of agents, staff, brokers, managers and owners. I have said this before but I will say it again, "thank you for showing me the Windermere Way".

There are a number of reasons to make this change in my affiliation. Top on the list is my belief that the big franchise real estate operations have lost their way in the real estate business and their model in many ways is broken. There was a time when their advertising and name recognition meant something. I believe this dominance of the real estate industry will fade in years to come. What does the public think of when asked about a brand name these days? After years and years of advertising you would think there would be one brand in real estate that meant something to the real estate buying and selling public. I would argue there is not. Sure you might recognize a brand as a real estate company but does that determine whom you hire to represent your interests?

More importantly which one lives up to the Realtor Code of Ethics? It is likely your average agent has never read it. Maybe a more important question would be "why" are they in real estate? Is it to be the number one company or number one agent, and is that the driving force underlying all decisions? Is it to completely change the perception of a real estate agent for the better and serve clients accordingly? I would submit that the answer to this question significantly influences the experience of the consumer.

An effective real estate agent knows why they are in the business and how they can best serve their clients. The standard real estate drivel of "we are #1*" or "#2*" or "#13*" with all the asterisks and disclaimers is really of no use to the consumer. Too much of what we in the real estate industry put out just seems to miss the point. It is not about me or my company, or condos or homes or land, it is about people and service. Below is a funny video that captures some of what has gone on for too long.

I welcome the opportunity to sit down and talk with you about what is important to you, give me a call at (760) 602-1000 and "Relax...we'll handle the details."

If you click on the map in some cities like Oceanside California, you will find home prices

have been moving up. In Del Mar Ca, home prices look like they may have reached a bottom.

For San Marcos Ca, the market has been rebounding nicely and in some North San Diego

Coastal real estate markets it looks like prices are going down. The curious thing in all these

charts is that if you segment out the market in quarters you may even see prices moving up

in the lower end of the home market, while prices are still coming down in the upper end. The

real estate market is not only local by city but specific by price ranges. Even types of homes

can offer stronger pricing, for instance 1 story homes have held their price and moved up due

to the low over all inventory of this type of home. During the past three years the North San Diego

Coastal locations have done better than inland locations in San Diego. By the way we have had

13 months in a row of median price increases in San Diego County, so a pause in upward movement

may be in order. If you are a home buyer you may want to seriously consider buying this pause.

The perfect storm of LOW, LOW interest rates and low home prices are likely to make you very

happy when you purchase now. Here are some available homes at attractive prices, check them out.

If you would like information on the market or want to talk about a potential purchase

call me direct 760-602-1000.

and a short walk to the Village of Carlsbad we have two residential building lots available

that are zoned R-3. Each lot is priced at $699,000. Carlsbad California features not only

wonderful beaches, picturesque lagoons, walking trails, challenging golf courses including

Aviara Resort Course and The Crossings at Carlsbad, but our own airport, Palomar Airport,

excellent schools, shopping and more. For more details on these lots

email Loren@Coastalhomefinder.com or Call 760-602-1000.