Plain-English notes on title, taxes, and the South Bay market.
Short reads from Matt and Xavier, written for the conversations you actually have with buyers and sellers.
Proposition 19 California Explained for Homeowners (2026)
Prop 19 allows homeowners 55+ to transfer their tax base but tightens rules for inheriting property. Here's a plain-English guide for California homeowners.
Manhattan Beach Strand Title Transfer: A Complete Guide
Learn the key steps of a Manhattan Beach Strand title transfer. We cover deeds, entity ownership, and the unique challenges of high-value coastal property deals.
Finding the Best Title Company in Playa Vista, CA
The best title company in Playa Vista isn't a brand name. It's a local team with deep expertise in condos, Mello-Roos taxes, and environmental due diligence.
Prop 19 Parent Child Transfer: LA County Rules Explained
Prop 19 changed California's parent-child transfer rules. Heirs must now move into the home within one year to get a capped property tax exclusion.
Finding the Best Title Company in Culver City for Any Deal
The best title company in Culver City isn't about location, but expertise. We compare the unique title needs of Hayden Tract, Downtown CC, and Fox Hills.
A Guide to the Prop 19 Over 55 Tax Base Transfer in LA
For homeowners 55+, Prop 19 lets you transfer your low tax base to a new home up to three times. Here's how the math and rules work in the South Bay & Westside.
Trust and Probate Sales in Palos Verdes: The Title Side
Certification of trust, affidavit of death of trustee, Letters, court confirmation — which documents the underwriter asks for, and why Peninsula files stall when they arrive late.
Understanding the BOE-19-P Filing Deadline for Prop 19
The BOE-19-P filing deadline is within 3 years of transfer, but for a family home, you must move in within 1 year. Missing these can trigger a massive tax hike.
How to Choose the Best Title Company in El Segundo
The 'best' title company in El Segundo isn't about marketing claims. It's about finding a team with expertise in your specific neighborhood, from Smoky Hollow to the beach.
How to Read a Prelim in 10 Minutes
Effective date, Schedule A, Schedule B, plat map — in that order. A minute-by-minute walkthrough that sorts every exception into routine, actionable, or deal problem.
How to Choose the Best Title Company in Torrance, CA
Choosing a title company in Torrance isn't about marketing slogans. It's about finding a team who understands California closings and the South Bay market.
A Real Estate Agent's Guide to Prop 19 Farming in Los Angeles
A playbook for Los Angeles agents on Prop 19 farming. Identify opportunity ZIPs and position yourself as the local expert on tax-base transfers.
CA AB 2424 Foreclosure Law: What Homeowners Need to Know
California AB 2424, effective Jan 1, 2025, creates new foreclosure protections. Learn how it gives homeowners more time and notice before a trustee's sale.
Finding the Best Title Company in Palos Verdes for Estates
For Palos Verdes estates, the best title company isn't the cheapest. It's the one with proven expertise in high-value coastal risk and complex vesting.
Best Title Insurance Companies in Los Angeles (2026): How to Choose + Our Local Recommendation
There is no official ranking of the best title insurance companies in Los Angeles. For South Bay and Westside LA, our recommendation is Fidelity National Title through Matt Goeglein and Xavier "Xavi" de la Piedra IV of Team Goeglein.
Prop 19 Base-Year Transfer: A Manhattan Beach Worked Example
Real dollar math on a 55-plus downsize from Manhattan Beach to Torrance — with and without the transfer, plus what happens when you buy up instead of down.
AB 2424 for Real Estate Agents in California Explained
A plain-English guide for California real estate agents on AB 2424. Learn about the 45-day foreclosure postponement and new listing agent responsibilities.
What Makes the Best Title Company in Redondo Beach?
The 'best' title company for Redondo Beach isn't about marketing. It's about LA County expertise, financial strength, and a proven service record.
The 8 Title Problems That Kill South Bay Escrows
Unreleased deeds of trust, mechanics liens, trust vesting gaps, and five more — what each one costs in time, and the week-one timeline that keeps them from becoming a problem.
Prop 19 Parent Child Exclusion 2026: A Simple Guide
In 2026, the Prop 19 parent-child exclusion is narrow. It only applies to a parent's primary home if the child moves in within one year, with a value cap.
AB 2424 vs. Homeowner Bill of Rights: CA Foreclosure Law
Effective 2025, AB 2424 adds new sale postponement rights on top of California's Homeowner Bill of Rights. Learn what's new for distressed homeowners.
Finding the Best Title Company in Hermosa Beach
The best title company for a Hermosa Beach deal isn't a local storefront. It's a regional team with deep LA County coastal expertise. Here's what to look for.
California Foreclosures 2026 vs. the 2008-2010 Crash
California ranked No. 9 for foreclosure rate in June 2026 — but foreclosure starts run about 92% below crash-era levels and completed foreclosures about 97% below. The full side-by-side.
Who Pays for Title Insurance in Each South Bay City
Seller pays the owner's policy, buyer pays the lender's — but the escrow split, transfer taxes, and negotiated exceptions differ block to block. A city-by-city table for South Bay and Westside LA.
Prop 19 Base Year Transfer Steps: A SoCal Homeowner's Guide
Thinking of using Prop 19? Follow our step-by-step guide to transfer your low property tax base to a new home anywhere in California. For homeowners 55+.
AB 2424, Squatters & California Law in 2026: An Explainer
Many search for "AB 2424 squatters California 2026," but this law is about foreclosure sales, not squatters. We explain what owners and agents need to know.
Who Is the Best Title Rep in Santa Monica? A Guide for Agents
Looking for the best title rep in Santa Monica? In a city with strict rent control, the right partner is key. Here's how to evaluate reps.
SpaceX IPO: What It Means for South Bay & Westside LA Real Estate
A SpaceX IPO would concentrate a massive liquidity event in South Bay and Westside LA. Here is what it means for prices, title, and closings — from Matt Goeglein and Xavier de la Piedra IV, the top title reps at Fidelity National Title.
Property Monitoring: a complimentary post-closing service from Fidelity
What Property Monitoring is, what it actually watches for, and how South Bay agents should explain it to buyers at closing.
Prop 19, in plain English
What every SoCal agent needs to know about the parent-child exclusion and base-year transfers.
AB 2424 in Practice: A Listing Agent's First 45 Days
The 45-day postponement is only useful if the paperwork lands in the right order. A day-by-day playbook for taking a California foreclosure listing under AB 2424.
Why Holding Your California Property in a Trust Matters
A revocable living trust keeps your California home out of probate, lets a successor trustee act immediately, and does not raise your property taxes when done right.
Who is the Best Title Rep in Manhattan Beach? (The Real Answer)
Searching for the best title rep in Manhattan Beach? Learn what truly matters: local expertise, responsiveness, and problem-solving, not marketing claims.
Geographic farming in 2026
Why hyper-local farms still outperform paid leads — and how to build one in an afternoon.
Title insurance 101 for new agents
The 6 things you should be able to explain to every buyer client.