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If you’ve been following the headlines, you’d think the real estate market is either crashing… or exploding.
Neither is true.
What we’re experiencing in Los Angeles and Ventura County isn’t a collapse. It’s not a frenzy either. It’s a market correction and recalibration — and this is what I call the new normal.
After more than three decades helping buyers and sellers across West Hills, Woodland Hills, Calabasas, Hidden Hills, Bell Canyon, Agoura, Oak Park, Thousand Oaks, and Westlake Village, one thing is clear:
Markets shift. Smart strategy wins.
Let’s break down what the market actually looks like right now.
1. The Frenzy Is Over — But So Is the Fear
The ultra-low interest rate era of 2020–2021 created artificial acceleration. Homes sold in days. Multiple offers were the norm. Over-asking became expected.
That environment was never sustainable.
Now?
- Interest rates are higher but stabilizing.
- Buyers are more selective.
- Sellers must be strategic.
- Homes are taking longer — unless priced correctly.
This isn’t a crash. It’s normalization.
And in desirable LA and Ventura County neighborhoods, well-positioned homes are still selling — often for strong numbers.
2. Pricing Has Become the Deciding Factor
Here’s the reality most sellers need to hear:
Overpricing in 2026 is dangerous.
Buyers today are informed. They’re watching days on market. They know price reductions signal leverage.
In Westlake Village, Calabasas, and Thousand Oaks especially, the homes that:
- Show well
- Are updated or move-in ready
- And are priced accurately
…are still attracting serious buyers.
The homes that “test the market”?
They sit. And sitting costs money.
Strategic pricing is no longer optional — it’s essential.
3. Insurance & Climate Concerns Are Part of the Conversation
In Southern California, insurance availability and cost have become real factors in transactions.
Buyers are asking:
- Is this property in a high fire zone?
- What are insurance premiums?
- Are there mitigation features?
Sellers who prepare upfront — by gathering insurance quotes and documenting improvements — are reducing surprises and protecting their value.
This is part of the new normal in LA and Ventura County real estate. It’s manageable — but it must be addressed early.
4. Buyers Have More Leverage (But Not Unlimited Power)
We are no longer in an extreme seller’s market.
Buyers now:
- Negotiate more confidently
- Ask for credits
- Conduct thorough inspections
- Move more deliberately
However, in high-demand areas like Hidden Hills, Bell Canyon, and certain parts of Woodland Hills, desirable properties still create competition.
The opportunity for buyers right now isn’t “cheap homes.”
It’s:
- Negotiation flexibility
- More inventory to choose from
- Less emotional bidding wars
That’s leverage — and it’s valuable.
5. Luxury Market: Reset, Not Retreat
In the higher-end markets of Calabasas, Hidden Hills, and Westlake Village, we’re seeing a reset.
Luxury buyers are:
- Sophisticated
- Patient
- Data-driven
Presentation matters more than ever.
Design trends, staging, lighting, and photography are no longer “nice extras.” They are mandatory.
Homes that feel turnkey and aligned with current design trends are moving.
Homes that feel dated?
They’re being discounted.
6. What Hasn’t Changed
Despite the noise, some fundamentals remain untouched:
- Prime location always wins long term.
- Move-in-ready homes command premiums.
- Real estate in LA & Ventura County remains supply-constrained.
- Long-term ownership still builds wealth.
Southern California continues to attract lifestyle-driven buyers. Proximity to the coast, strong school districts, privacy communities, and quality of life still drive demand.
The fundamentals are intact.
7. What This Means for Sellers in 2026
If you’re thinking about selling, here’s the honest truth:
This market rewards preparation.
That means:
- Strategic pricing from day one
- Pre-listing inspections when appropriate
- Professional marketing
- Realistic timelines
- Strong negotiation strategy
The days of throwing a sign in the yard and hoping for 15 offers are behind us.
But properly positioned homes are still selling — and selling well.
8. What This Means for Buyers
For buyers sitting on the sidelines waiting for “the crash”:
Be careful.
Trying to time the absolute bottom is nearly impossible. And if interest rates decline even modestly, buyer competition will increase quickly.
Right now, buyers have:
- Negotiation opportunity
- More choice
- Less pressure
That combination doesn’t last forever.
Final Thoughts: The Market Is Not Bad — It’s Balanced
The new normal isn’t dramatic.
It’s disciplined.
It’s a market that rewards strategy, preparation, and professional guidance.
Whether you’re in West Hills, Agoura, Oak Park, Thousand Oaks, Calabasas, or anywhere along the LA–Ventura corridor, your specific neighborhood data matters more than national headlines.
If you want a clear picture of what your home is worth — or what buying power looks like right now — the smart move is to look at real numbers, not noise.
The market hasn’t collapsed.
It’s matured.
And in a mature market, experience matters.
