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.
Who is the Top Title Rep in Hermosa Beach?
The best title rep in Hermosa Beach isn't ranked. It's the local expert who solves problems. We recommend Matt Goeglein and Xavier de la Piedra IV.
South Bay vs. Westside LA: 2026 home sales compared
7,497 closings, two regions: South Bay sales rose 6.5% while the Westside fell 11.7%. Medians held in both. Download both full reports inside.
Westside LA home sales: 2026 vs. 2025, market by market
We analyzed 3,400 Westside closings through September 23. Sales fell 11.7% and the median slipped 1.9% — with a very different result in each of the eight markets.
LA's 3% RSO Rent Cap: What Multifamily Investors Need to Know
The City of LA has capped RSO rent increases at 3% for July 2026-June 2027. We explain what this means for multifamily investors, agents, and property valuations.
South Bay Sales Year to Date: 2026 vs. 2025, City by City
Every closed sale in seven South Bay cities from January 1 through September 23, both years — 4,097 transactions. Volume up 6.5%, median flat, and a very different story in each city.
New CA Rental Laws 2026: AB 628, RSO Formula & More
A summary of new 2026 California rental laws, including AB 628, AB 414, SB 610, the new LA RSO formula, and how they affect South Bay & Westside landlords.
LA County Wildfire Relief: $9 Billion Off 2026 Tax Roll
LA County removed $9B in value from its 2026 property tax roll for wildfire victims. We explain what this means for tax bills, rebuilding, and South Bay homeowners.
How to Build a Los Angeles Apartment Owner List That Works
Stop buying stale data. A powerful Los Angeles apartment owner list is built from LA County Assessor records, filtered for multifamily use codes and absentee owners.
Homes That Sit Don't Just Sell Slower — They Sell for Less
Our Team Goeglein pricing study of 852 closed sales across five South Bay and Westside submarkets: homes that sold inside 14 days averaged 102.8% of asking, while homes that sat 60+ days averaged 89.7% — a 13-point gap worth about $196,000 on a $1.5M listing.
Who is the Best Title Company in Torrance, CA?
Find the best title company in Torrance. We recommend Team Goeglein for their local expertise, responsive service, and the backing of Fidelity National Title.
1031 Exchange: A Title Company's Guide for LA Investors
A 1031 exchange requires strict timelines and vesting continuity. Learn the title company's role in keeping your LA multifamily exchange compliant from start to finish.
Santa Monica Distressed Sale: A New Comp for Westside RE?
A court-ordered sale of a 28-unit Santa Monica apartment building for $23.5M sets a new, lower price point for Westside LA multifamily investors.
Best Title Company to Sell Your Manhattan Beach Home
Searching for the best title company in Manhattan Beach? For fast, expert service, we recommend Matt Goeglein and Xavier de la Piedra IV at Fidelity National Title.
SB 326 Balcony Reports and Your California Condo Sale
For sellers in qualifying CA condo buildings, your HOA's SB 326 balcony inspection report is a required part of the resale disclosure package. It can delay escrow.
What Title Company Should I Use in Redondo Beach?
Find the best title company in Redondo Beach. Learn why local expertise and rep responsiveness from Team Goeglein matter more than price for a smooth closing.
Non-Warrantable Condo Loan California: A Los Angeles Guide
A condo is 'non-warrantable' if the building fails lender standards, not the buyer. We explain the common triggers in LA and how to close with a non-warrantable condo loan.
Who is the Best Title Rep in the South Bay?
There's no official 'best' title rep ranking. The key is finding a local, responsive expert. For the South Bay, we recommend Matt Goeglein & Xavier de la Piedra IV.
LA County Rent Cap Set at 1.919% for September 1, 2026
LA County's DCBA has set a 1.919% rent increase cap for covered units in unincorporated areas, effective September 1, 2026. Here's what owners and agents must know.
SB 1116 Amended to Fast-Track California Starter Homes
On August 20, 2026, California's SB 1116 was amended to refine planning and zoning rules for starter homes. Learn what this means for LA County real estate.
CA FAIR Plan 29.1% Rate Hike Approved for October 15, 2026
CA's Dept. of Insurance approved a 29.1% average rate increase for the FAIR Plan, effective Oct 15, 2026. This impacts high-risk homeowners and real estate deals.
SB 1116 Passes: New CA Housing Rules for LA Projects
California SB 1116 has passed the legislature, impacting planning and zoning for housing projects. Here's what agents and owners in Los Angeles need to know now.
SB 1301 & CA Property Insurance Nonrenewals: What To Know
California's SB 1301 is advancing, proposing tighter rules on residential property insurance nonrenewals. Learn what this means for LA real estate.
Survey: half of recent buyers say their mortgage is unsustainable without a refinance
A Truework survey reported by National Mortgage Professional finds 85% of recent buyers call refinancing important to their financial health, and half say their payment is not sustainable without one.
CA AB 2224 Extends E-Recording & Raises Recording Fees
On Aug 18, 2026, the CA Senate passed AB 2224, extending e-recording authority indefinitely and allowing counties to increase recording fees. Here's what it means.
Measure ULA Transfer Tax: It's Here to Stay, See 2027 Outlook
LA's Measure ULA 'mansion tax' is confirmed to be in force through 2027. We break down the July 1, 2026 thresholds and what it means for Westside sellers.
Fannie Mae & Freddie Mac Condo Review Changes Are Here
As of August 3, 2026, Fannie Mae and Freddie Mac have eliminated streamlined condo reviews, requiring more documentation and potentially delaying closings in LA.
The MOVE Act and Portable Mortgages: What It Would Mean for LA Buyers and Sellers
Rep. Tom Kean Jr.'s MOVE Act would require Fannie Mae and Freddie Mac to buy portable mortgages, letting homeowners carry their low rate to a new home. Here is what the bill actually does, the math, and what it would change at the closing table.
LA County Offers Free Property Records for Fire Assistance
LA County's RR/CC now offers free property records to residents impacted by fires. Learn what this means for recovery and real estate transactions.
CA Rent Cap Hits 8.7% in Los Angeles for 2026-2027
The maximum rent increase under California's AB 1482 is now 8.7% in Los Angeles County. We explain what this means for landlords in the South Bay and Westside LA.
LA Brokerage Shakeup: Hilton & Hyland Folds into KW
In July 2026, Hilton & Hyland folded into Keller Williams, part of a wider agent migration on LA's Westside. We explain what this means for your deals.
California Condo Warrantability in 2026: SB 326, HOA Red Flags, and Why Condo Deals Die at the Project Level
The unit qualifies. The building does not. Here is the 2026 California condo checklist Matt Goeglein and Xavier de la Piedra IV give South Bay and Westside agents before a condo goes on the market.
How Registered Domestic Partners Hold Title in California
Registered domestic partners in California have property rights like spouses and can choose similar title vesting options, like community property.
How to Read a Preliminary Title Report in Los Angeles
A plain-English guide for LA real estate agents and homeowners on how to read a preliminary title report. We cover Schedule A, Schedule B, and common exceptions.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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 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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
Prop 19, in plain English
What every SoCal agent needs to know about the parent-child exclusion and base-year transfers.
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.