San Diego Real Estate

10/31/2026

Great opportunity to book a wonderful Condo over looking the Pacific Ocean in Cabo San Lucas. 2 bedrooms with 2 bathrooms.

https://cabocondovacations.com/accommodation/copala7304/?fbclid=IwdGRjcAVTNPNleHRuA2FlbQIxMQBwZG9mBWZkaWQWURVjDubt-UXNZ8MYMEESCWm-9PL2aXNydGMGYXBwX2lkCjY2Mjg1NjgzNzkAAR_lmA9onGW6tPfUXZsLbCh7CLeadW5CryFYXTAOYudmFpgkpYmbsLbvvAtF_g_aem_rBdljSFmz_CfiRH0KIw8MA

Discover this terrific ocean view 2BR gem at Copala in Cabo San Lucas. This cozy condo features 1 king bed and 2 double beds, perfect for a peaceful getaway

10/30/2026

The Market Did Something Interesting This Week...
One of the more interesting things I observed this week is that mortgage rates improved slightly even though the news seemed stacked against them.
The Federal Reserve left short-term rates unchanged, and the latest reports showed an economy that's still growing, consumers are still spending, and inflation that's proving stubbornly difficult to bring down. Under normal circumstances, that's not the recipe for lower rates.
Yet that's exactly what happened…
Instead of focusing on the economic reports, investors appeared more concerned about other parts of the market, particularly signs of weakness in the once red-hot AI sector. As money moved into the relative safety of bonds, the 10-Year Treasury slipped back below the 5% level, providing a little support for mortgage rates.
That's what caught my attention. On paper, rates probably should have moved the other way.
In fact, it's one of the reasons I usually smile when someone tells me they know exactly where rates are headed next.
The truth is that buyers don't purchase homes because a chart tells them to. They buy because they got married, accepted a new job, welcomed a child, retired, or simply decided they're ready for a different chapter of life.
And while everyone is trying to figure out what rates will do next week or next month, life keeps moving.
For those who follow the markets, the 10-Year Treasury is currently:
image001.png
US10Y: 4.923% -0.066 (-1.3229%)
TODAY'S MORTGAGE RATES
Program
Rate
Cost
Conforming Low-Balance 30-Year Fixed
7.075%
Zero Points
Conforming High-Balance 30-Year Fixed
7.500%
Zero Points (Jumbo remains the best ex*****on when loans exceed Low-Balance loan limits)
Jumbo 30-Year Fixed
6.750%
Zero Points
VA 30-Year Fixed
6.625%
Zero Points
FHA 30-Year Fixed
6.550%
Zero Points
USDA 30-Year Fixed
6.500%
Zero Points
Every buyer's situation is unique, which is why creative financing solutions matter now more than ever. If you have a well-qualified buyer who doesn't fit traditional underwriting guidelines, let's talk. Our non-QM solutions can often turn a "no" into a successful closing.

And oh by the way, if you happen to have a friend or family that’s interested in buying or selling real estate please have them contact me

Neil Libin
Four Seasons Properties Inc.
760-803-3908




This information was given to me by:
Glenn Warren
Give GLENN a call if you have any interest in mortgage rates or more information about borrowing money on a home.
NMLS # 568792
VP of Mortgage Lending
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10/27/2026

*🤖 Automated message — sent by the CCV/CYV AI assistant on Dave's behalf*

Today's post features your home: https://www.facebook.com/270971377132958/posts/1751165260344939 https://www.instagram.com/p/De-f4yoDR2a/ A like or share really helps it reach more guests - thank you!

10/23/2026

Quivira Golf – Stay on the Course

Quivira golf: private condos and villas minutes from the Jack Nicklaus Signature course, booked direct for about 20% less than Airbnb or Vrbo.
CCV Quivira Golf 020
Quivira golf, with your own home on the course. Play the Jack Nicklaus Signature course and stay a few minutes from the first tee. Whole home, full kitchen, resort pools, and usually about 20% under the same home on Airbnb or Vrbo when you book direct with us.

Why golfers stay with us

Inside the gates. All our homes are inside the Quivira community. Course, clubhouse and restaurants are a short shuttle, not a drive across Cabo.
Room for the group. 2, 3 and 4BR condos and villas. Four to ten golfers, each with their own bed.
20% less than exact same home on Airbnb or VRBO. Same home, same calendar, no platform service fee.
We are on site. Local team in Quivira for check-in and anything that comes up mid-stay.
Quivira golf at sunset
Quivira golf hole on the headland
Quivira cliffside fairway with the lighthouse
Quivira tee box with ocean view
Quivira golf green above the ocean
Quivira golf aerial with the Pacific coast
Quivira golf aerial over the ocean
‹›

10/23/2026

Great deals renting directly from property management instead of VRBO or Airbnb

10/13/2026

Does San Diego real estate really go quiet in late fall and winter?

The market doesn't pause. It changes shape.

Inventory thins out, and casual shoppers disappear. But many buyers still looking have a hard deadline: a new job, an ending lease, a family change, or a 1031 exchange deadline.

For sellers, fewer nearby alternatives can mean more attention per listing. But it’s not permission to overprice. Serious buyers compare value, condition and recent sales, and can wait if the numbers don’t make sense.

The honest tradeoffs:
• Fewer showings
• Slower appraisal and lender turn times
• Contractors harder to book

Rainy season reveals what spring can’t: hillside, canyon-adjacent and view properties in Mount Helix, Del Cerro, San Carlos and La Mesa get their drainage, roofs and retaining walls tested. Owners should review these before inspection raises questions.

For buyers, there may be fewer competing offers, more room to discuss terms and easier access to inspectors, but less choice.

With nearly 25 years of San Diego real estate experience, I’ve seen how timing depends on preparation, pricing and the reason for the move.

Selling now, preparing for January, or starting to look? Let’s talk through your options and the current competition.

Neil Libin | Four Seasons Properties | 760-803-3908
neillibin.com

10/13/2026

# The Quiet Season: How Late Fall Into the New Year Really Affects Buying and Selling in San Diego County

If you’re wondering whether late fall or winter is the wrong time to buy or sell a home, it’s natural to feel uncertain. Holiday plans, shorter days and fewer homes on the market can make this stretch seem like a pause button for real estate.

But San Diego County doesn’t shut down for winter. The market changes shape. There are usually fewer listings and fewer casual shoppers, while many of the people still looking have a specific reason to move. That can create opportunity, but it doesn’t make every home an easy sale or every purchase a bargain.

With nearly 25 years in real estate, I’ve seen how much timing depends on a home’s preparation, pricing and the needs of the people involved. Here’s what to consider as the year winds down and a new one begins.

# # Why the market feels different

The holiday season brings competing priorities. Families may prefer to move between school terms, avoid disrupting holiday routines or wait until they have more time to prepare. Shorter daylight hours and rainy days can make showings less convenient, while many people put discretionary moves on hold until the new year.

At the same time, some buyers can’t simply wait. A new job may have a firm start date. A lease may be ending. A family’s needs may have changed, or an investor may be working toward an exchange deadline. These circumstances help explain why the market’s character shifts: there may be fewer shoppers overall, but a higher share of those still active have a concrete reason to act.

That change in activity does not automatically mean home values are collapsing. It means the pool of buyers and sellers is different, and individual homes can perform differently depending on their price, condition, location and competition.

# # What thinner inventory means for sellers

When fewer homes are listed, yours may get more attention from buyers who are actively searching. With fewer nearby alternatives, buyers may have less direct price comparison. But that is not a reason to price above what the market supports. Serious buyers still compare value, condition and recent sales, and they can wait if the numbers don’t make sense.

Pay attention to homes that have already been on the market through fall. A stale listing can shape what buyers think a neighborhood’s upper price limit is, especially if it has had price reductions or visible condition issues. Your launch strategy should account for those competing listings, not just the number of new signs going up.

For a seller searching “sell my house San Diego,” the better question may not be “Is winter a good time?” but “Can I bring this home to market well, at a price buyers can understand, when there are fewer competing listings?”


# # The buyers who are still looking

Buyers in November, December and January may include:

- Professionals relocating for a job or a firm start date
- People whose lease or other housing arrangement is ending
- Families moving because of a change in space or life circumstances
- Downsizers who are ready to make a transition
- Investors looking for a property that fits a specific plan

Some of these buyers may be less focused on waiting for the “perfect” season because their timing is tied to a real deadline. That doesn’t mean they won’t negotiate or that they’re automatically willing to pay more. It means they may be ready to move forward when the right home, terms and timing align.

Investors completing a qualifying 1031 exchange may also be active during the holidays. IRS rules generally include a 45-day period to identify replacement property and a 180-day period to receive it, subject to specific requirements and an earlier tax-return deadline in some cases. These deadlines can make an investment search time-sensitive. They are not a reason to rush into a purchase without careful review: exchange rules are technical, and investors should confirm their situation with a qualified intermediary and their CPA. [The IRS explains like-kind exchange reporting and requirements here.](https://www.irs.gov/instructions/i8824)

# # The seller’s tradeoff: fewer showings, more focused attention

There can be fewer showings in late fall and December, and scheduling around travel, family gatherings and work can take more coordination. In exchange, the buyers who do come through may be more purposeful. Think of it as trading volume for quality of attention, not a guarantee of a faster sale or a stronger offer.

Holiday presentation deserves a little extra thought. A welcoming home can feel warm and lived-in, but too much seasonal décor can distract from the rooms, crowd photographs or make the listing feel overly personal. Consider keeping decorations light and neutral, leaving clear paths through rooms and making sure the home’s best features remain the focus.

San Diego has an advantage over colder markets: our version of winter is rain and shorter days, not snow and frozen ground. Outdoor spaces and indoor-outdoor flow can remain compelling year-round. A sunny patio, garden or covered outdoor area may still be a meaningful selling point, even when the calendar says winter.

# # Rainy season can reveal important details

Rain is not only a scheduling issue. It gives buyers and sellers a chance to notice how a home handles water. This matters particularly for hillside, canyon-adjacent and view properties in Mount Helix, Del Cerro, San Carlos and La Mesa. Drainage, roof condition, retaining walls and the way water moves across a sloped lot deserve close attention.

If you own a home in a hillside area, consider reviewing drainage and exterior maintenance before listing rather than waiting for a buyer’s inspection to raise questions. Where buyers have concerns, clear documentation and appropriate professional evaluations can help everyone understand what they’re looking at.


# # The January reset, and the case for getting ready early

As the holidays pass, some sellers begin preparing to list in January or February with the goal of reaching buyers ahead of spring. More listings may return to the market as the year gets underway, though the timing varies by neighborhood and year.

Listing in late December or early January can give a well-prepared home a head start before more competition arrives. But it’s not a shortcut. Holiday staffing can affect appraisal, lending, contractor and escrow timelines, and the available buyer pool may still be smaller than it is later in the year. A home that launches before it’s ready can lose the advantage of being one of fewer choices.

If you’re considering an early-year listing, book repairs before contractors’ schedules tighten, plan photographs around daylight and weather, and agree on a pricing strategy based on current competition. My advice is straightforward: a longer showing window can be normal during a quiet stretch. But if buyers consistently pass on the home, don’t assume the season is the only explanation. If a property did not sell in fall, winter alone may not fix a mismatch in price or preparation.

# # What buyers may gain, and what they may give up

For someone hoping to buy a home in San Diego, late fall and winter may bring fewer competing offers, more room to discuss terms and a less hurried inspection process. With fewer buyers looking, you may also find it easier to arrange access to inspectors or contractors, though holiday schedules can limit availability, so plan ahead.

The tradeoff is choice. Some sellers wait until January or later, so the home you want may not be listed yet. And a desirable property can still attract strong interest in any season. Getting financing organized, clarifying your priorities and being ready to tour can help you act thoughtfully without feeling pressured.

Seasonality also varies by price point and property type. Entry-level homes may draw a different mix of buyers and face different competition than luxury homes in San Diego. High-end buyers can be less tied to the calendar, with moves often driven by life events and individual timing. That doesn’t make luxury sales immune to seasonal changes; it means the calendar may be only one part of the decision.


# # A practical plan for the quiet season

Whether you’re selling or buying, a few steps can make this period easier:

**If you’re selling:**
- Complete key repairs before holiday schedules get crowded.
- Keep décor simple so buyers can picture their own belongings in the space.
- Prepare for weather-related showing changes and use daylight thoughtfully.
- Price for the homes buyers can choose from now, not an imagined spring market.
- Consider whether a deliberate early launch puts you ahead of competing listings.

**If you’re buying:**
- Get clear on your budget, timing and must-haves before touring.
- Expect fewer choices, and decide which tradeoffs you’re comfortable making.
- Build time for inspections, appraisals and lender steps around holiday closures.
- Ask questions about drainage and exterior condition, especially on hillside or canyon-adjacent properties.

The quiet season isn’t automatically better or worse. It’s a different set of tradeoffs: fewer casual shoppers, potentially less competition, fewer listings to choose from and practical scheduling challenges. For someone asking a San Diego luxury realtor about Mount Helix homes for sale, a family moving in La Mesa or an investor considering San Diego property investment, the right timing depends on the property and the reason for moving, not just the month.

If you’re weighing a move, take time to look at your options and the current competition. I’m happy to talk through your goals, whether you’re planning to sell now, prepare for January or start looking for a home. For more guidance, visit Neil Libin Real Estate’s [seller resources](https://neillibin.com/sellers/), [buyer shopping guide](https://neillibin.com/buyer/time-to-go-shopping/) or [Mount Helix community page](https://neillibin.com/community/mount-helix/).

10/06/2026

# Termites and Dry Rot: How Wood Damage Quietly Kills a San Diego Real Estate Deal


A termite or dry rot finding does not always look dramatic at first. Sometimes it is a few damaged boards, a small area beneath a balcony, or evidence of moisture near a stucco wall.

But in a real estate transaction, a seemingly minor discovery can quickly become a major problem.

The issue is not simply the cost of treatment. Wood-destroying organism findings can affect the contract, financing, appraisal, escrow timeline, disclosures, and the buyer’s confidence in the entire property.

If you are preparing to sell a home, trying to **sell my house San Diego** homeowners often ask the same question: “Will this finding destroy my sale?”

Not necessarily. But it can if it is discovered late, poorly explained, or connected to a larger structural or moisture problem.

# # What a WDO report actually tells you

In California, the relevant inspection is generally called a **Wood Destroying Organism, or WDO, inspection**. It is performed by a licensed Branch 3 professional operating under the California Structural Pest Control Board.

The report is a **visual inspection** of visible and accessible portions of the property. It is not a structural engineering report, and the inspector does not necessarily open walls, remove finishes, or expose concealed framing.

By law, the report must be delivered within 10 business days of the inspection.

Findings are divided into two main sections:

# # # Section 1

Section 1 identifies active infestation, active infection, or damage that resulted from infestation or infection. Examples may include:

- Live termites
- Active fungus infection
- Existing wood decay or dry rot
- Wood damaged by wood-destroying organisms

A property certified as free of active Section 1 findings is often described as having **“Section 1 clearance.”** Clearance work is normally followed by a re-inspection and certification.

# # # Section 2

Section 2 identifies conditions likely to lead to future infestation or infection when no active damage is visible yet.

Examples include:

- Earth-to-wood contact
- Excessive moisture
- Poor drainage
- Faulty grading
- Unvented crawlspaces
- Irrigation or landscaping against the structure

Section 2 is where many sellers are surprised. The list can be longer than Section 1, and buyers may read it as a long list of defects, even though much of it may be maintenance or prevention rather than existing damage.


# # Dry rot is not a termite problem

Dry rot is caused by fungus, not insects. The fungus needs moisture, which is why killing termites does not solve a dry rot issue.

Likewise, replacing decayed wood without correcting the water source may only postpone the problem.

In San Diego, common moisture sources include:

- Irrigation lines spraying against the house
- Failed flashing around windows, roofs, or decks
- Cracks in stucco
- Clogged scuppers or drainage systems
- Poorly ventilated crawlspaces
- Planter boxes built against stem walls
- Faulty grading around the foundation

Stucco-over-wood framing can hide damage particularly well. By the time moisture or decay becomes visible inside the home, the damage may have already reached framing, sheathing, rim joists, ledger boards, or balcony supports.

Hillside and canyon-edge properties in Mount Helix, La Mesa, El Cajon, Fletcher Hills, Del Cerro, and San Carlos also require careful attention to slope drainage and crawlspace ventilation. Mature landscaping may add beauty and privacy, but irrigation placed too close to exterior walls can create the conditions that produce a difficult Section 2 report.

Coastal properties face another factor: marine-layer humidity. Balconies, decks, and elevated walkways over wood are classic dry rot locations. An issue that can overlap with broader balcony inspection and safety concerns.

# # Six ways wood damage can derail a sale

# # # 1. Old findings become stale

A WDO report is a snapshot of conditions on the date of inspection.

A seller may have ordered a report during a previous listing, completed some work, and then relisted months later. A buyer’s agent may reasonably question whether the report is still current.

The result can be:

- A new inspection
- A re-inspection
- Delays while contractors review the property
- Additional negotiations over whether conditions have changed

Even if nothing has worsened, an outdated report creates uncertainty. In a competitive **San Diego real estate market**, uncertainty can cost momentum.

# # # 2. Section 2 becomes a negotiation weapon

A long Section 2 report may include drainage improvements, vegetation removal, crawlspace ventilation, or corrections to earth-to-wood contact.

Those items may not represent active damage. Still, a buyer looking at several pages of recommendations may attach a large dollar figure to the property and ask for credits, repairs, or a price reduction.

This is where context matters. A thoughtful explanation can separate:

- Active damage from preventive maintenance
- Safety issues from cosmetic concerns
- Immediate repairs from longer-term improvements

Without that context, the report can look worse than it is.

# # # 3. Clearance work collides with escrow deadlines

The typical flow looks simple:

1. Inspection
2. Findings
3. Repair request or contract negotiation
4. Contractor scheduling
5. Treatment and repairs
6. Re-inspection
7. Certification or revised report
8. Delivery to the lender and escrow team

Every step is a place where a deadline can slip.

A licensed contractor may not be available immediately. Treatment may require preparation. Repairs may reveal additional damage. The re-inspection may identify incomplete work.

If the process runs into inspection, loan, or contingency deadlines, the buyer may gain leverage, or decide not to proceed.


# # # 4. Financing and appraisal can change the deal

A conventional buyer may be willing to negotiate over a termite treatment or limited dry rot repair. Government-backed financing can be less flexible.

For a VA loan in California, wood-destroying insect information is generally required as part of the loan process. FHA requirements are more conditional, but an appraiser’s observation of infestation or damage, lender policy, local practice, or the appraisal instructions can trigger a pest inspection and evidence of treatment.

A Section 1 finding may therefore place financing on hold until the problem is corrected and documented. In some cases, the loan cannot proceed without clearance.

This is one reason sellers should not assume that a buyer’s willingness to accept a condition means the lender will accept it too.

# # # 5. A small treatment can become a structural project

Termite treatment may be relatively straightforward. The hidden damage behind it may not be.

A contractor opening a deck ledger, rim joist, balcony, or elevated walkway may find that the framing has deteriorated far beyond the initially visible area.

A problem that began as a small treatment can become a five-figure rebuild. On an elevated element, it may also become a safety issue.

Luxury homes and older properties can be especially vulnerable when attractive finishes conceal aging framing. The same caution applies to **rehab properties San Diego** investors may be evaluating: cosmetic improvements do not eliminate structural risk.

# # # 6. Renovation work can create disclosure problems

Covering damaged framing with new stucco, tile, siding, or flooring is a classic renovation trap. The finished surface may look new while the moisture source and decayed material remain underneath.

This is also where permits and documentation matter.

California’s AB 968, codified as Civil Code Section 1102.6h, applies to qualifying sales where the seller accepts an offer within 18 months of taking title and the offer is accepted on or after July 1, 2024. It requires disclosure of certain contractor-performed repairs, additions, structural modifications, and alterations, along with contractor information and permits as specified by the law.

If you recently purchased and renovated a property, preserve:

- Contractor invoices
- Scope-of-work documents
- Treatment records
- Re-inspection reports
- Permit records
- Photographs taken before walls or finishes were closed

If a buyer discovers undisclosed rot after closing, that can become a liability question, not merely a repair negotiation. Discuss fact-specific concerns with a California real estate attorney.

# # What sellers should do before listing

A proactive seller may want to:

- Order a WDO inspection before putting the property on the market
- Understand both Section 1 and Section 2 findings
- Budget likely Section 1 work into the pricing strategy
- Correct the moisture source, not just replace damaged wood
- Use properly qualified contractors
- Keep repair, treatment, re-inspection, and permit documentation
- Confirm whether decks, balconies, or elevated structures need additional review
- Explain Section 2 as a maintenance conversation rather than presenting it as an unexplained defect list

California law does not generally require a WDO report or repairs simply because a property is being sold. In practice, lenders and purchase contracts often make the report important. Who pays for what is contractual and negotiable, not automatically dictated by statute.

By custom, sellers often pay for Section 1 work while buyers may take on Section 2 items. That is a common approach, not a legal rule. The purchase contract controls.

Neil Libin’s [prepare-to-sell guidance](https://neillibin.com/seller/prepare-to-sell/) emphasizes the value of addressing inspections and disclosures before the property is exposed to buyers. Early information gives you more choices and reduces the chance that a buyer discovers the problem under pressure.

# # What buyers should ask

If you are preparing to [buy a home in San Diego](https://neillibin.com/buyers), read both sections of the WDO report carefully.

Consider asking:

- Is the finding active, or is it a condition that could cause future damage?
- Has the moisture source been identified and corrected?
- Was damaged wood replaced, or merely treated?
- Has the work been completed by an appropriately qualified contractor?
- Is a re-inspection and clearance available?
- Are there inaccessible areas that require further inspection?
- Does the lender have additional requirements?
- Is the problem connected to a deck, balcony, crawlspace, or structural framing?

If the report suggests structural damage, consider bringing in the right professional, such as a qualified contractor or structural engineer. A WDO inspector’s visual report is valuable, but it is not a substitute for every type of building evaluation.

# # The best time to find the problem is before escrow

It is natural to feel anxious when termites or dry rot appear in a transaction. The finding does not automatically mean the sale is over.

The real danger is discovering it late, failing to understand the report, or treating a moisture problem as though it were only an insect problem.

With nearly 25 years in San Diego real estate, I have seen how careful preparation, clear documentation, and creative problem-solving can keep a repair from becoming a deal-ending surprise. Whether you are selling a family home, evaluating **luxury homes in San Diego**, or considering a rehabilitation opportunity, identifying the issue early usually gives you more control.

If you are thinking about selling or buying, don’t hesitate to reach out. A conversation before inspections and negotiations begin can help you understand the condition, the timing, and the choices available to you.

*This article is for general education only and is not legal, engineering, pest-control, or lending advice. Confirm property-specific questions with your real estate professional, a licensed Branch 3 pest control operator, your lender, and a California real estate attorney when liability or disclosure concerns are involved.*

Send a message to learn more

09/27/2026

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09/15/2026

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