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New Listing! 4 Bedroom 3 Bath Santa Maria Home

This Harvest Glen home is like brand new! This four bedroom, three bath, one story home has a great floorplan! One bedroom and bath is in the front of the home with the other three bedrooms (including the master suite) is in the back. Beautiful granite counters in the kitchen with island and open to dining area and family rooms. Extra concrete in the backyard for BBQs and outside fun. All bedrooms have ceiling fans, too!
Wendy Teixeira 805.310.3505

Written by Keith Byrd - Go to Keith's Website/Profile

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New Listing! Beautiful Custom Santa Maria Home

Beautiful Custom Home in Sculptures. This immaculate single story home has 4 BR, 2 1/2 Bath and a 3 car tandem garage. Wonderful Kitchen features granite counters, electric oven/range, newer dishwasher, stainless steel refrigerator, RO system and breakfast nook. Family room with included 65 inch flat screen Samsung TV. Large dinning area with custom china cabinet included. Large Master Bath with dual sinks and separate tub and shower. Professionally landscaped front yard and back yard with a covered patio. Property has Central A/C and Water softener included. ***Information deemed reliable but not verified or guaranteed by broker***
Shea Hutchinson 805.260.6322

Written by Keith Byrd - Go to Keith's Website/Profile

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2016 4th Quarter Central Coast Real Estate Report

The San Luisa Obispo County’s Real Estate update includes data for all cities and surrounding areas of the Central Coast for the four quarters that made up the year of 2016 (January-December).

  • 2,869 Total Home Sales (2016) vs. 2,852 (2015)
  • $555,000 Median Home Price (2016) vs. $525,000 (2015)
  • 98.05% Sales per List Price (2016) vs. 97.92% (2015)
  • $342.15 Average Price per Square Foot (2016) vs. $325.80 (2015)
  • 68 Cumulative Days on the Market (2016) vs. 73 (2015)

All five of the reported components of the real estate report for San Luis Obispo County improved in 2016 from the year prior, 2015.

Total home sales increased by a small 17 total homes. However, the total number of sales that were normal vs. the distressed sales (REOs and short sales) increased by 1%, meaning there were less foreclosures in the year of 2016 vs. 2015.

The median home price increased from $525,000 in 2015 to $555,000 in 2016 for an increase of over 5% or a total of $25,000.

The price per which a home is sold for vs. what it was listed for increased by .13% on a year on year basis. This increase means homebuyers are willing to pay more of the listing price of a home when compared to last year.

The average price per square foot increased by a total of $16.35 on a yearly basis.

The cumulative days a home for sale sits on the market for decreased by five days meaning homes are selling at a faster pace for the year of 2016 when compared to the year prior.

Written by Central Coast Lending - Go to Central Coast Lending's Website/Profile
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The Floating Rate Lock

The floating rate lock sometimes allows you to take advantage of improvements in rates.

Some lenders allow a float down for some fraction of the improvement.  For example, if you are locked at 3.625% paying one point and mortgage prices improve such that 3.625% is no points, then some lenders will allow a float down.  Generally, a float down requires at least one point improvement in fees and then the lender will agree to give you half the improvement.  This means that in our scenario above, the new rate after the float down is 3.625% paying a half point.

Note: not all lenders allow a float down, so make sure you find out what policy you are locking in ahead of time.

Float downs are a way for banks to avoid loosing business when rates are in a downward environment. Every bank that offers float downs has some fee associated with the service so it’s important to understand that cost.  Usually it makes more sense to switch banks if the savings is compelling.  Switching banks within a brokers list of approved lenders is easier than moving from a large commercial bank to another.  Of course, if you are moving from a bank to a broker, your savings are likely to be substantial!

Written by Central Coast Lending - Go to Central Coast Lending's Website/Profile
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Need a lot of Bedrooms?

Following is the number of 4+ bedroom homes sold in 2016 (by city):

Paso Robles – 243 homes sold with 4+ bedrooms
San Luis Obispo – 135
Arroyo Grande – 94
Atascadero – 85
Nipomo – 69
Templeton – 48
Pismo Beach – 27
Morro Bay – 26
Los Osos – 23
Cambria -22
Grover Beach – 13
Oceano – 8
Cayucos – 2
Avila Beach – 1

4+ bedroom home sales were 25.8% of the total number of home sales for SLO County in 2016.

Written by Keith Byrd - Go to Keith's Website/Profile

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Upcoming Changes with Central Coast Realtors

For many years, there has been a Central Coast Regional MLS made up by 7 individual Association of Realtors. What this did was to provide a way for local Realtor to see every listing on the Central Coast and provided a “cooperative” agreement where Agents could bring Buyers to homes anywhere on the Central Coast.

This all changes in a few months.

The Central Coast Regional MLS goes away on March 31st, 2017. The Santa Maria Association has decided to start a new MLS (North Santa Barbara County Regional MLS) while the Realtor Associations in SLO County are all joining the California Regional MLS (CRMLS).  One impact this will cause on Home Sellers is the amount of exposure their listing will have with local real estate agents and how many agents can bring Buyers to their home.

Currently (pre-3/31/17), Central Coast Realtors can expose their Sellers home listing to ALL local agents.  When the CCRMLS goes away, Realtors will have the choice of belonging to the new North Santa Barbara MLS, the California Regional MLS, or both.  If a Seller chooses an Agent that does not belong to both MLSs, their listing will receive less exposure.

For example, if a Santa Maria home seller lists their home with an Agent that only belongs to the North Santa Barbara County MLS, the Sellers home will NOT be exposed to over 2,000 Realtors in SLO County, nor will their home listing appear on SLO County Realtors home search sites. A Realtor in Nipomo that is only a member of a SLO County Realtor Association will not see the Santa Maria listings, nor have an agreement in place that if they did bring a Buyer to a Santa Maria home listing, they will be paid any commission.

If you are listing a home after 3/31/17 and want maximum exposure for your listing, make sure you hire an agent that belongs to BOTH the North Santa Barbara County MLS and the California Regional MLS.

Because it will cost Brokerages and Agents to join multiple MLSs, the result is that there will be two levels of Realtors on the Central Coast; ones that provide exposure to all Agents and others that provide limited exposure. Which type of Realtor/Brokerage do you want to market and sell your home?


Before 3/31/17

Listing Exposure in MLS and on Home Search Sites 2674 Agents


After 3/31/17 (CCRMLS goes away)

Santa Maria/North Santa Barbara MLS SLO County MLS Santa Maria + SLO County MLS
Listing Exposure in MLS and on Home Search Sites 670 Agents 2004 Agents 2674 Agents

(Note: # of Agents was determined by a roster search in the CCRMLS as of 1/10/17)

Written by Keith Byrd - Go to Keith's Website/Profile