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Pillar Real Estate - Helping You Achieve Your Real Estate Dreams in San Luis Obispo County

Amber and Zoe discuss real estate market conditions, interest rates, expectations for the market, recommendations for Buyer’s and more!

Reach out to Zoe directly with any questions or to start the loan approval process:

Zoe Raithel
Mortgage Advisor
M 805.400.8585
D 805.668.3929
F 805.635.8962
E [email protected]
CrossCountry Mortgage, LLC. 1101 Riverside Ave., Suite B Paso Robles, CA 93446
Personal NMLS894102
Branch NMLS 2023965
Company NMLS3029

The markets in general are volatile, but what are we seeing locally on the Central Coast?

A shift. The shift we have been discussing for the last few months has come to fruition in the last month or so.

How so? The short version is that a significant increase of new listings have entered the market and rates have continued to climb (although they have gone up and down in the few couple of weeks, an upward trend is still expected).

In the month of April 2022 there were 93 active listings in SLO County. In May 2022, this increased to 188 active. As far as interest rates, we have seen an approximate 2% increase since the start of the year.

What does all of this translate to? We may start to see some homes sitting longer on the market, more price reductions and offers being made with standard terms and contingencies. The data thus far does not suggest a real estate market crash, but rather a possible correction. As far as prices go, experts still predict an increase in prices this year, but a much more modest rate than we have seen the past two years. (Think more along the lines of 8-10% versus 25%). Yes, it is still possible to see price appreciation with a market correction. We should be looking at this as more of a shift than anything – it is still a Sellers Market, and still a strong and competitive market. The changes discussed are more in line with a balanced, healthy market, not the drastic market we have seen over the last two years. At the present and near future, price reductions will likely happen with homes that are at a higher price point (1 million +). There is such a pent up demand for homes in the $400,000-$600,000 range that a change in the direction of the market will likely take longer to impact those price points.

Tips for Buyers:

  1. Get Preapproved Stat- This step should always be first, but more so now. Not just to be ready to pull the trigger when the right home hits the market, but it is important to have a reputable lender in your corner educating you through rate changes and possibly looking into creative options if necessary. (If you need a recommendation, I am blessed to work with the best lenders in the business!)
  2. Work with a real estate professional that is active & knowledgeable in this market. Working with an agent that knows what’s happening locally and beyond is imperative to your success. The market is changing constantly and you need someone guiding you that has their finger on the pulse of the market.
  3. Do not wait for the “market to crash” or a huge drop in prices, otherwise you may be waiting a very long time. If you are able to secure something now, seriously consider it, especially since rates and prices are still expected to rise. (Refinancing can be an option to, when rates are more optimal)
  4. Save, save, save! Put as much down as you can, keep money in the bank for reserves and even save to buy down to a lower interest rate.

Tips for Sellers:

  1. Price your home correctly out of the gate. Particularly as inventory begins to increase, pricing your home too high is detrimental to your bottom line. Over-priced homes typically sit longer on the market and sell for less than they would if priced correctly. Plus, Buyers and Buyers Agents know what your home is worth, and listing too high may deter them from writing an offer or even looking at your home. Stick to the numbers and let your real estate professional market the heck out of it!
  2. Same as #2 above!
  3. Be prepared to see offers with contingencies, requesting concessions (such as seller paying a certain amount of buyer closing costs) and offer prices more in line with fair market value versus drastically over. Buyers can no longer afford what they could 3, 6, 12 months ago.

Key Takeaway: None of us have a crystal ball and there are a lot of external factors that determine the overall status of the market. Thus far, however, the state of the market is in line with recent predictions. I am keeping an eye on all of it, and am happy to discuss your concerns or any questions you may have. Education is key, so even if you decide to not buy or sell, it’s better to make that decision because of data and discussion based on your personal goals and situation with a trusted professional.

All the Best,


5 Ways to Write a Winning Offer in Today’s Real Estate Market
Our nation is in the midst of a serious housing crunch. A lack of inventory, high prices, and climbing mortgage rates have left many would-be homebuyers feeling pinched. But if you’ve been struggling to buy a home, we have some good news. While it’s true that a high offer price gets attention, most sellers consider a variety of factors when evaluating an offer. With that in mind, here are five tactics you can utilize to sweeten your proposal and outshine your competition. We can help you weigh the risks and benefits of each and craft a compelling offer designed to get you your dream home—without giving away the farm.
Sellers favor offers with a high probability of closing. They particularly love all-cash offers because there’s no chance that the financing will fall through. But if you can prove that your financing is solid, buying with a mortgage doesn’t have to be a big disadvantage. The most important step you can take is to get preapproved before you start looking for homes. A preapproval letter shows sellers that you are serious about buying and that you will be able to make good on your offer. We can refer you to a reputable lender who can help.
Buyers can show sellers that they have “skin in the game” by putting down a large earnest money deposit. Earnest money is a deposit held in escrow by a title company or the seller’s broker or lawyer. If the purchase goes through, it is applied to the down payment. However, if the sale falls through, the buyer may lose their deposit, so this strategy can be risky. We can help you determine an appropriate deposit to offer based on your circumstances.
Contingencies enable a buyer to cancel the purchase agreement if certain conditions are not met. Buyers in a competitive market often volunteer to waive certain contingencies. However, it’s very important to recognize the risks of doing so. For example, a buyer who chooses to waive an inspection contingency may find out too late that the home requires extensive renovations. If you back out of a purchase without the protection of a contingency, you could lose your deposit.We can help you assess the risks and benefits involved.
Every seller is unique. Some want a quick closing, while others prefer a longer timeline so they can find their next home. And many sellers appreciate a short-term leaseback option, in which the sale is completed but the seller retains the right to rent the home for a specified period of time. We can reach out to the listing agent to find out the seller’s preferred terms and then collaborate with you on an offer that works for both parties.
In this ultra-competitive market, one of the greatest advantages you can give yourself is to work with a skilled real estate professional. We will help you submit an appealing offer without taking on too much risk. Once your offer is accepted, we’ll also handle any further negotiations and coordinate all the paperwork and other details involved in your home purchase. The best part is, you’ll have a knowledgeable, licensed advocate on your side who is watching out for your best interests every step of the way.
In many cases, a competitive offer doesn’t need to be all-cash, contingency-free, or significantly above asking price. But if you’re buying a home in today’s market, it’s important to consider what you can do to sweeten the deal. Contact us today to schedule a free consultation.

What’s New With Homes For Heroes®

Greetings! If you are new here, I am a Homes For Heroes® Real Estate Specialist serving the central coast area. I am wildly passionate about this amazing program and it has become a huge part of my business. I love being able to give back to our local Heroes when they Buy or Sell a home. Below are FAQ’s – I will add that the average Hero Reward® for my clients is between $4,000-$5,000. For more information or to sign up, click here

Hero Appreciation

May is a very busy month for Hero Appreciation! We have National Nurses Week, National Police Week and we are celebrating our Military ALL month long! If you see or know one of these Heroes, don’t forget to thank them!

Golden Apple Teacher of the Month

Pillar Real Estate is the proud sponsor for KJug’s Golden Apple Teacher of the Month! Each month, KJug selects a teacher to honor on the radio and via social media, as well as give them some awesome prizes supplied by various local businesses. To nominate your favorite local teacher in SLO County, visit KJug’s website here

Thinking about selling your home?

Major projects are often not necessary to maximize your value and return on investment. In fact, the most important items on the pre-sale to-do list are quite simple and not costly! Check out the quick video below for some great tips and ways to boost curb appeal (and your bottom line!).More information on the selling process here. Want to see my marketing plan and full service listing package? Call or email and I will send it over!

The median price point in the county is up to $903,000 from $831,000, compared to data shared last month.The unsold inventory figure is 2.1 months, which means that under the current market conditions, it would take approximately 2 months for the current available inventory to be depleted. Historically, 6 months of supply is indicative of moderate price appreciation. (Source: National Association of REALTORS®)
 Median days on market dropped from 9 to 6 days from the proceeding month.Home sales continue to decline, likely resulting from very little inventory available coupled with rising interest rates.
Spring & Summer Inventory Increase
According to a survey conducted at the national level by®, 64% of the 3,000 Sellers surveyed planning to list their homes in 2022 intend to do so this Spring and Summer. Whether these sellers follow-through with their plans will be key to the forecasted 2022 inventory recovery and critical for buyers hoping to find a home before mortgage rates climb even further.The majority of 2022 prospective sellers plan to list within the next six months, with 9% already listed and the remaining getting ready to list within the next 30 days (11%), 1-3 months (24%) or 4-6 months (20%).When asked why they’re planning to list in 2022, surveyed sellers’ top reason was wanting to profit off the current market, tied with their home no longer meeting their families needs (each at 31%).Homeowners’ motivating factors behind moving also reflect the impact of pandemic trends, such as wanting different features after spending so much time at home (15%) and no longer needing to live near their office (14%)
Millennials are moving on up, signaling more starter homes for first-time buyers
With the oldest millennials already 40-years-old, these homeowners are playing an important role in adding to the supply of starter homes. Millennials represent nearly half (49%) of sellers who plan to list within the next six months and many anticipate selling at relatively affordable prices. This is welcome news for first-time buyers, who face fierce competition for limited available starter homes. Combined with rising affordability issues as home prices and mortgage rates climb, survey data offers some hope for first-time buyers, based on:
More millennials plan to list within the next six months than in March 2021 (75% vs. 66%), and account for a higher share of all 2022 prospective sellers (42.0% vs. 26.0%).In a further sign that older millennials are moving on up from their starter homes, the share of surveyed millennials who have sold a home before was nearly as high as the overall rate (61% vs. 64%).Millennials have plenty of financial motivation to stick to their plans, with top reasons for selling reflecting the pressures of rising inflation and economic uncertainties. Compared to all survey respondents, higher shares of Gen Y sellers want a more affordable home (34% vs. 21%) and need the sale money ASAP (14% vs. 11%).In a potential sign of more starter homes coming onto the market, the majority of 2022 prospective sellers expect to list in relatively affordable price ranges: $350,000 or less (43%) and $351,000-$500,000 (22%).(Source:
Featured Listing ~
9198 Ash St. Atascadero ~ This updated manufactured home features 1,488 square feet of functional living space consisting of 2 bedrooms plus a bonus room, which is perfectly suited as a third bedroom. There are two living areas, ideal for families and entertaining, one of which opens up to the dining area and kitchen. The dining area has a built in bar top with extra storage and a gorgeous modern light fixture. Granite counter tops, a breakfast bar, pantry, stainless appliances and an abundance of storage and counter space can be found through out the kitchen. Through the sliding barn door is the indoor laundry room with a sink & even more cabinet and counter space to utilize (Washer & Dryer are included too!). The master ensuite has a double vanity, large soaking tub & granite counter tops. Outside you will enjoy a fully fenced yard with newer and mature landscaping ~ large established shade trees, fig trees, raised planter beds & lovely flowers and greenery. There is also an outdoor storage space, part of which has been finished and is currently used as an office. Additional noteworthy updates include ~ new double pane windows (2021), newer paint and water heater & wifi controlled irrigation. This home sits atop a permanent foundation on owned land and NO park/space rent or HOA to contend with. Close to shopping, schools, restaurants and beautiful downtown Atascadero.
Offered at $440,000
Find out more about this listing or start your property search here

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