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        <title>Real Estate Blog</title>
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    <guid>https://www.matthewfletcherhomes.com/blog/matts-design-notes-from-the-field---drought-tolerant-doesnt-mean-barren-and-hot/</guid>
    <link>https://www.matthewfletcherhomes.com/blog/matts-design-notes-from-the-field---drought-tolerant-doesnt-mean-barren-and-hot/</link>
        <author>matthewf@sevengables.com (Matthew Fletcher)</author>
        <title>Matt's design notes from the field - Drought-tolerant doesn't mean barren and hot</title>
    <description> <![CDATA[ 
For Landscaping, water-Wise doesn’t have to be a sacrifice — It can be the New Luxury


For years, &quot;drought-tolerant&quot; meant gravel, a few succulents, and an apology to your neighbors  We’re past that now, I’m happy to report. Southern California's newest landscape trend is replacing the barren desert stereotype for something closer to a Mediterranean ideal — silvery sage, sculptural agave, olive trees, and lavender layered like a designer garden, not just a water-saving compromise.


For homeowners and home sellers alike, this matters. Buyers touring homes today are increasingly put off by thirsty lawns that signal high water bills and high-maintenance upkeep, not unlike an old pool.  A well-designed water-wise front yard shows as intentional and current, the same way a newer pool adds value.


If you’re thinking about using less water (and money for that water), consider this:  many water municipalities offer rebate programs for grass removal.  For those of you in Costa Mesa,  Mesa Water District's turf rebate for Costa Mesa customers starts at $1 per square foot.  Homeowners in other OC cities can seek out water-efficiency rebates through OC Water Smart, part of a countywide Turf Replacement Program available to residents and businesses. Programs regularly stack a base regional rebate with a local top-up, plus an extra $100 bonus per tree planted as part of the same project. An important tip to remember if you’re considering going for one of these grass replacement rebates: homeowners should not remove grass until their application is approved, since projects that are already underway are  no longer eligible.


Like any change to a home, the key is design and planning, not simply plant swapping. A thoughtfully composed water-wise garden,  with structure, seasonal color, and a clear sense of intention, will pay for itself.  We’ve all seen the opposite:  a random cactus dropped in gravel and then untended for years.  If you’re considering or have completed a big change to your landscaping, I’d love to hear about your experience. 


 





 

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    <pubDate>Thu, 20 Aug 2026 09:51:00 -0700</pubDate>
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    <guid>https://www.matthewfletcherhomes.com/blog/matts-market-hot-take---august-2026/</guid>
    <link>https://www.matthewfletcherhomes.com/blog/matts-market-hot-take---august-2026/</link>
        <author>matthewf@sevengables.com (Matthew Fletcher)</author>
        <title>Matt's Market Hot Take - August 2026</title>
    <description> <![CDATA[ 


Condo sales taking longer than detached homes to sell.


Average 30 yr. fixed rate hovering between 6.5 and 6.75.


Market tipping in buyers' favor, finally.  Discounts from list price increasing.





What was once the ideal stepping stone for buyers who are unable to afford a detached home for their first purchase, condos and townhomes are getting more expensive to buy and own.  Orange County condo and townhome inventory is up 17 over last year, according to local economist Steven Thomas, while demand is down 8.  Detached home inventory, for comparison, is down a more modest 11 while demand is down 6.  Expected Market Time is 114 days for attached homes and 93 days for detached homes.  This gap is the largest it's been in years.  Why would this be?   Not surprisingly, it's the HOA dues and related costs that are causing most of this separation.   



Senate Bill 326 requires condo associations to inspect and retrofit, if necessary, any wood-supported balconies, which has caused more than a few associations to make special assessments, while conventional lending can be withdrawn prior to the satisfaction of these new requirements.  Increasing insurance costs in California have had a further impact on HOA dues, causing an affordability knock-on affect.  Plus, starting in January 2027, HOA reserve requirements will increase from 10-15 of the annual budget for Fannie Mae and Freddie Mac loans  (70 of condo loans).  This will cause a monthly dues increase or a special assessment for many associations.  All of these financial implications are causing downward pressure on condominium affordability and therefore sales volume.  



If you're currently shopping for an attached home with HOA, and want to know the health of its HOA, ask the listing agent.   Buyers typically get a full set of HOA docs to review (including CC&amp;Rs, meeting minutes, AND the all-important budget and annual audit), but they don't get this until  they open escrow.   A good listing agent will have access to most of these documents from the seller beforehand.   Similarly, I recommend having your mortgage lender look into any HOA complex you're considering before you get too attached to the home.  You want to be sure you can get a loan there.  Remember that balcony inspection requirement?  Associations that haven't been able to satisfy the inspection and retrofit requirements are temporarily are causing buyers to seek alternative financing (read:  higher interest rates).  Your great agent can fill you in on all of this.  If they don't, find a great agent



Until next time, 


Matt


949 677 3618
 ]]> </description>
    <pubDate>Thu, 20 Aug 2026 05:52:00 -0700</pubDate>
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    <guid>https://www.matthewfletcherhomes.com/blog/matts-market-hot-take---july-2026/</guid>
    <link>https://www.matthewfletcherhomes.com/blog/matts-market-hot-take---july-2026/</link>
        <author>matthewf@sevengables.com (Matthew Fletcher)</author>
        <title>Matt's Market Hot Take - July 2026</title>
    <description> <![CDATA[ 



Overall, the current market is balanced.  Supply currently matches demand, and as a result, prices have plateaued.


Expected market time (no. of days to sell entire market inventory) is UP year over year in all price points up to $1.5m, but is trending SHORTER for all homes from $1.5m - $6m+   The luxury market is sizzling




 As the chart below shows, the expected market time, defined as the number of days it would take for the current inventory to sell if no new homes were added, is speeding up in the $1.5m+ market, while it's slowing below that price point.  Historically, anything below $1.5m that's priced correctly flies off the shelf.  It's been years since we've had enough inventory to satisfy the appetites of buyers at this attractive price point, so why would it be stalling?    2 reasons in my opinion:  over-ambitious sellers and a higher sensitivity to interest rate fluctuations.    In Orange County, roughly 30 of home purchases are made without a loan, all-cash.  With the $1.5m and below market more likely to be first time buyers, the likelihood a loan is involved is higher, and equity moved from another property is typically lower, if anything.  However, in the $1.5m+ market, we see large transfers of equity in move-up buyers, thereby requiring less, or even no, mortgage financing.  With such volatility in interest rates since early 2026, it's no wonder that homes below $1.5m are trending towards a longer expected market time compared to prior years.    Another reason the lower end market is slowing: over-ambitious sellers causing some homes to sit.  The sellers that want to &quot;test the market&quot; with a higher price don't usually pass that &quot;test&quot;.  Instead they sit longer, get fewer offers, and ultimately sell for less, driving up the days on market, and stretching out the expected market time.  Well-priced homes are still selling with multiple offers and for over list price, but that initial list price MUST be correct. 


If you'd like my opinion on where you should price your home in order to match buyers' expectations in this market, and to sell your home for the highest price in the least amount of time, I'm always a phone call away.



Until next time, Matt


(949) 677 3618



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    <pubDate>Sat, 11 Jul 2026 10:48:00 -0700</pubDate>
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    <guid>https://www.matthewfletcherhomes.com/blog/matts-market-hot-take---june-2026/</guid>
    <link>https://www.matthewfletcherhomes.com/blog/matts-market-hot-take---june-2026/</link>
        <author>matthewf@sevengables.com (Matthew Fletcher)</author>
        <title>Matt's Market Hot Take - June 2026</title>
    <description> <![CDATA[ 


De-listed homes match 2020 numbers - and we don't have a global pandemic


List price sensitivity at all time highs.  Well-priced homes flying.  Over-priced homes, not so much


Iran conflict has pushed interest rates above 6.5, and experts don't see relief this year.  Buyers re-calibrate.





When Covid-19 hit in 2020, market uncertainty hit all time highs.   Not surprisingly, thousands of Orange County home sellers pulled their homes off the market, or &quot;de-listed&quot;.   The number of Orange County homes that have been de-listed in 2026 is approaching 2020 numbers, but for different reasons.   We now know how the 2020 low-inventory market, coupled with historically low interest rates, spurned a rapid 6 year home price increase.  Surely 2026's de-listing phenomenon is different?  It is   This time, we're seeing overly-ambitious sellers &quot;test the market&quot; with list prices that simply don't align with recent sales and the current buyer demand.  After a couple of price reductions they're throwing in the towel and removing their listings from the market.  At the risk of sounding like a broken record, pricing a home is more crucial than ever   With uncertainty surrounding resolution in the Iran conflict, 6.5+ interest rates appear to be the norm, and could remain for the rest of the year according to local economist Steven Thomas.  Buyers who are in the market now are serious buyers (savvy ones see less competition and know their odds of refinancing later are favorable), but today's buyers are not willing to over-pay, unless the value is plain to see.  While well-priced homes continue to generate multiple offers and some homes are selling over list price, poorly-prepared (cluttered homes and even the opposite, un-staged vacant homes), poorly-marketed (iPhone photos, really?), and those with challenging location or condition MUST be priced accordingly. Simply put, if you're overpriced and under-prepared, your home will sit, showings will be slim to none, and days on market will accumulate.  Average days on market in Orange County is currently at 83 days.  The heady days of 10 days or less on market are gone, unless you price correctly.   If you're considering selling soon, please interview multiple agents and please select the agent who will develop a marketing and pricing strategy and set realistic expectations with you supported by market data.  Please don't choose the agent who appeals to your ego with the highest list price without back up.   I'd love to be one of the agents you interview, and I won't sugarcoat it.



Until next time, 


Matthew


(949) 677 3618
 ]]> </description>
    <pubDate>Wed, 17 Jun 2026 07:09:00 -0700</pubDate>
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    <guid>https://www.matthewfletcherhomes.com/blog/matts-design-notes-from-the-field---burrowcore-more-accessible-than-cottagecore/</guid>
    <link>https://www.matthewfletcherhomes.com/blog/matts-design-notes-from-the-field---burrowcore-more-accessible-than-cottagecore/</link>
        <author>matthewf@sevengables.com (Matthew Fletcher)</author>
        <title>Matt's design notes from the field - &quot;Burrowcore&quot; more accessible than &quot;Cottagecore&quot;?</title>
    <description> <![CDATA[ 
Burrowcore: The Design Trend That Makes Home Feel Like a Refuge


Move over, cottagecore. The latest interior trend taking hold is burrowcore — and it's less about picture-perfect aesthetics and more about creating a space you genuinely never want to leave.   OK, I can't say I'm seeing this trend flooding the Orange County market (yet), but I think you'll agree that some of the key tenets are admirable.  Who doesn't want to create a home that you don't want to leave?


Where other design movements prioritize polish, burrowcore leans into warmth, character, and comfort. Think overstuffed seating, worn woods, layered textiles, vintage finds, and lighting that flatters rather than interrogates. The look feels collected over time — not decorated all at once — with antiques, secondhand pieces, inherited furniture, and bookshelves that actually hold books doing the heavy lifting.  As so many younger generations have parted ways with their grandparents antiques for decades, I predict there will be some serious regret.  Antiques are back in a big way, especially if there's a ancestry connection.





 


Natural materials are central to the aesthetic: weathered floorboards, wool blankets, wicker baskets, and fabric lampshades all contribute texture and warmth. But perhaps the biggest burrowcore essential is lighting. Swap harsh overhead fixtures for table lamps, floor lamps, and wall sconces that cast a softer, more inviting glow.


For sellers, this is worth paying attention to. Buyers are increasingly drawn to homes that feel like something — warm, livable, and personal. A few intentional burrowcore touches during staging can make a listing feel less like a showroom and more like somewhere worth coming home to.  Let me know if you're making your home more cozy and less cold.  I'd love to see what you're doing.


 


Until next time, 


Matthew


 
 ]]> </description>
    <pubDate>Mon, 15 Jun 2026 10:27:00 -0700</pubDate>
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    <guid>https://www.matthewfletcherhomes.com/blog/matts-design-notes-from-the-field---limewashed-walls/</guid>
    <link>https://www.matthewfletcherhomes.com/blog/matts-design-notes-from-the-field---limewashed-walls/</link>
        <author>matthewf@sevengables.com (Matthew Fletcher)</author>
        <title>Matt's design notes from the field - limewashed walls </title>
    <description> <![CDATA[ 
Limewashed Walls Are Popping Up and They Look Great


If you're like me and scroll through design pages on Instagram, you're probably seeing soft, cloudy, almost ancient-looking walls — well, that's limewash. I'm not suggesting anyone go out and change everything in your house, obviously.  Like previous posts, I'm sharing some things I'm seeing in newer remodels that I feel are more than passing trends  Check back in 5 years and see how I did


So what is Limewash?  It's a paint technique made from slaked lime (calcium hydroxide) that's been used for centuries. Unlike regular paint, it doesn't just sit on the surface — this binding mortar simply soaks in, creating a layered depth that changes subtly depending on the light. Morning sun hits it differently than an afternoon glow. It has a sheen unlike normal painted wall.


I'm definitely seeing a reaction against the all-white, sterile interiors that dominated the last decade. People want their homes to feel lived in — warm, textural, a little imperfect in the best way. Limewash delivers that without feeling overdone or trendy in a way you'll regret in five years.


It works especially well in Southern California, where natural light is abundant and indoor-outdoor flow is so common.  Colors are typically never bright, but rather earthy, muted tones — warm whites, soft clays, dusty greens —  these are more common. And because no two walls come out exactly the same, there's an authenticity to it that mass-produced finishes just can't replicate.


The other thing worth knowing: it's surprisingly approachable. It can be applied over existing paint in most cases, it's low-VOC, and it actually gets better with age as it develops a natural patina.


If you've been thinking about refreshing a room without committing to a full renovation, limewash might be a great option  


I'm always following design trends and specifically which add value in homes right now.  As always, let me know if you're making some changes or if you have a a question.  I'd love to hear what you're up to. 
 ]]> </description>
    <pubDate>Mon, 18 May 2026 18:51:00 -0700</pubDate>
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    <guid>https://www.matthewfletcherhomes.com/blog/matts-market-hot-take---may-2026/</guid>
    <link>https://www.matthewfletcherhomes.com/blog/matts-market-hot-take---may-2026/</link>
        <author>matthewf@sevengables.com (Matthew Fletcher)</author>
        <title>Matt's Market Hot Take - May 2026</title>
    <description> <![CDATA[ 




Interest rates are hovering in mid to high 6s.  10 year treasury pushed up to 4.6 with war uncertainty.






Buyers mistakenly feeling it’s a buyers’ market where they call all the shots.  It’s actually pretty balanced






Sellers must focus on accurate pricing for location and condition during uncertain times or risk longer market time, and ultimately a lower price.  I know I sound like a broken record







 An eye-opening 52 of Orange County home sales closed above list price last month  Buyers who barge in expecting to haggle when a home is priced correctly may be bitterly disappointed.  If a home checks all the boxes and is ready to move-in, priced correctly, and professionally marketed (I can't believe some agents still list homes using iPhone photos), there will still be multiple offers and buyers will have to pay over list price to secure the home.   Unfortunately, for sellers (and agents who take overpriced listings), over-pricing a home for its condition and location will mean slower open houses, fewer private showings, and possibly no offers until the inevitable price reduction.  Then, sellers are waiting around for that one buyer to bite when the price drops just enough, losing all negotiating leverage that exists when multiple buyers push prices up   If you're considering selling your home, and the listing agent you interview doesn't go into depth to rationalize his/her suggested list price, and simply accepts the first number you mention, beware.  You may have met an agent who's willing to &quot;buy the listing&quot;, and then work on you for a price reduction when the traffic isn't as expected.  You have so many choices of wonderfully experienced agents out there.  You're taking a big risk signing a listing agreement without interviewing several agents and getting multiple opinions on your home's value.  Of course, if that first agent has delivered great results for you before, and presents a compelling case for a list price you're comfortable with, you may not need more opinions, but it never hurts   After selling homes for almost 17 years, I am fortunate to get calls to list homes with no agent competition.  However, I never assume I'm the only agent being interviewed, and take the opportunity for granted.  I deliver the same researched opinion of market value, marketing strategy, and expectation setting for any client, whether brand new or very familiar.   


Good luck out there  The economy is unpredictable and many are suffering.  I hope you're doing well, and know that I'm always a phone call away, whether we're old friends, or you're just finding me through the marvels of a Google or ChatGPT search  Let's talk and let's plan



Matthew


949 677 3618
 ]]> </description>
    <pubDate>Mon, 18 May 2026 17:33:00 -0700</pubDate>
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    <guid>https://www.matthewfletcherhomes.com/blog/2026-family-trust-event--free--may-28-from-6-8pm-in-huntington-beach/</guid>
    <link>https://www.matthewfletcherhomes.com/blog/2026-family-trust-event--free--may-28-from-6-8pm-in-huntington-beach/</link>
        <author>matthewf@sevengables.com (Matthew Fletcher)</author>
        <title>2026 Family Trust Event &gt;&gt; FREE </title>
    <description> <![CDATA[ 
EVENT HAS PASSED. 


CALL OR TEXT MATT FOR DETAILS FOR THE NEXT ONE


Annual FREE Living Trust Event


with Trust Attorney Sarah Rinelli, Esq.


Thursday, May 28 from 6 - 7:30pm


Seven Gables Real Estate 


19671 BEACH BLVD


Huntington Beach, CA 92648


More information below


Call or text me with any questions.


Matt (949) 677 3618


Click &quot;read full post&quot; for link to activate.


LINK to RSVP 


 


 
 ]]> </description>
    <pubDate>Sun, 17 May 2026 06:00:00 -0700</pubDate>
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    <guid>https://www.matthewfletcherhomes.com/blog/matts-design-notes-from-the-field---april-2026/</guid>
    <link>https://www.matthewfletcherhomes.com/blog/matts-design-notes-from-the-field---april-2026/</link>
        <author>matthewf@sevengables.com (Matthew Fletcher)</author>
        <title>Matt's Design notes from the field - April 2026</title>
    <description> <![CDATA[ 
The Disappearing Kitchen: Why Today's Best Appliances Are the Ones You Can't See


Walk into a high-end home today like my upcoming listing on Evergreen Place in Costa Mesa, and you might notice something is missing — the appliances. No stainless steel refrigerator dominating the wall. No dishwasher door breaking up the cabinetry. Just clean lines, seamless surfaces, and a kitchen that looks more like a piece of furniture than a workspace, and I love it


I’m seeing a rise of the integrated appliance and I think it’s here to stay.


Refrigerators now hide behind custom cabinet panels, dishwashers tuck beneath counters with no visible controls, and induction cooktops sit flush with stone surfaces — sometimes revealing nothing but a subtle knob.  Personally, I love the seamless wood panels of the cabinetry hiding cabinets or appliances.  While it could prove to be a nightmare for a visiting cook, it becomes second nature in your own home  If you're thinking about a kitchen remodel, this trend is worth a serious look. Sometimes the most impressive feature in a kitchen is what you don't see.  Let me know if you prefer to see your appliances in their stainless steel glory or like this more subtle concept.


 


 

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    <pubDate>Mon, 20 Apr 2026 08:06:00 -0700</pubDate>
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    <guid>https://www.matthewfletcherhomes.com/blog/matts-market-hot-take---april-2026/</guid>
    <link>https://www.matthewfletcherhomes.com/blog/matts-market-hot-take---april-2026/</link>
        <author>matthewf@sevengables.com (Matthew Fletcher)</author>
        <title>Matt's market hot take - April 2026</title>
    <description> <![CDATA[ 




Interest rates are back at 6 despite doom and gloom reports in the news.






Inventory is creeping up and buyer demand is a little lower than normal (see recent rate spikes)




OFF-MARKET sales are dominating my workflow this quarter.  




When I meet with a home seller, my first thought is almost always to prepare the home to look its best and to take it to market for full exposure.  This may involve some light remodeling, or just de-cluttering, touch-up painting, and staging.  Additionally, I always present the opportunity to sell the home off-market to my clients.  Conventional wisdom would suggest this limited exposure would likely net the seller less.  But, it's not quite that simple.  


As dues-paying Realtors (members of the National Assoc. of Realtors), members of our local board of Realtors, and dues-paying members of the CA Regional MLS, we abide by a strict set of rules concerning marketing a home off-market.  In a nutshell, I can't promote and market a home to an exclusive group (like only my Instagram followers) unless I expose it to the full buying public via the MLS.  I understand the vision and intent of this policy which is to guarantee all buyers see the same homes.  However, in some instances, sellers want a private sale, a quick sale, or just the opportunity to consider a simpler process.  To my own buyers, as well as my 400+ colleagues at Seven Gables, I CAN promote my upcoming listings, and this is exactly what I've done to great success this month, twice, and maybe it'll be three times by month-end   For my Fountain Valley listing earlier this month, my sellers avoided spending an estimated $10,000 on preparation costs as I was able to schedule two showings before work could even begin.  A bidding war ensued, followed by a quick close at a price higher than my projected ON-market price.  Similarly, I put together both buyer and seller together in my cherished Canyon Park neighborhood of W. Costa Mesa for another off-market sale last week.  Once again, before the seller spent a penny on preparation, I was able to show the home twice, and again fetched the seller a great price in record time.  Off-market sales aren't for everyone, but when they work for all parties, they sure work well   To understand how an off-market sale with one or two buyers could possibly fetch the same price or more as thousands of online views and multiple offers, put yourself into the mind of a buyer who's being shown an opportunity that just one or two others are getting, and I think you'll understand why these buyers are willing to step up and pay a premium for the right to buy without the fanfare and unknown competition of an on-market sale.  Ultimately, if I can confidently show value to buyers and sellers for an off-market sale, I'll always present the option.  



If you're looking for a home and not seeing what you want ON the market, press your agent on how he/she is digging up off-market opportunities for you.  If you're not working with an agent, give me a call.


Until next time, 


Matt


949 677 3618

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    <pubDate>Sun, 19 Apr 2026 22:07:00 -0700</pubDate>
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