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https://www.instagram.com/tessmarquez/ Understanding the Divide in Today’s Real Estate Market The U.S. housing market looks very different depending on where you live. In some states, buyers have more leverage, while in others, sellers still hold the upper hand. This divide is driven by three key factors: inventory, home prices, and days on market. By looking at national housing data, you’ll see how buyer-friendly vs. seller-strong conditions are playing out, and why your local real estate market expertise  matters most when making a move. Inventory Shapes Buyer and Seller Power The biggest factor influencing today’s housing market is inventory. While the number of homes for sale has increased overall, the amount of growth varies widely from state to state. Buyer-friendly states (darker blue):  Inventory has grown faster, giving buyers more choices and stronger negotiating power. Seller-strong states (lighter blue):  Inventory is still low, so homes sell quickly and with fewer concessions. How Prices Follow Inventory Trends The next major factor is home prices. Inventory and pricing go hand in hand. Buyer-friendly states:  Prices are flattening or declining slightly as sellers adjust to higher competition. Buyers may see lower prices and more incentives. Seller-strong states:  Prices continue to rise where inventory is tight. Sellers in these areas may still attract multiple offers and higher sales prices. Time on Market Confirms the Split Another indicator is how long homes stay on the market. Buyer-friendly states:  Homes linger longer, giving buyers more time to make decisions and negotiate. Sellers may need to rethink pricing strategies. Seller-strong states:  Homes are selling fast, forcing buyers to act quickly while giving sellers more confidence. Why Local Expertise Is Key in This Market The bottom line is clear: real estate is hyper-local.  Statewide data shows general trends, but what really matters is what’s happening in your city and neighborhood. A local agent can help you interpret the numbers, explain buyer vs. seller dynamics in your area, and guide you through your next move. Final Thoughts The housing market is divided, and whether you’re in a buyer’s market or seller’s market  depends on your location. If you’re planning to buy or sell, don’t rely only on national headlines. Let’s connect, I’ll provide insights into your neighborhood market so you can make the right decision with confidence. 📩 Contact me at   TessMarquez.com  | (626) 712-5156  or call/text anytime! By Tess Marquez, Realtor & Probate Specialist |   TessMarquez.com

https://www.instagram.com/tessmarquez/ For the past few years, homebuyers across the U.S. have felt the squeeze of higher mortgage rates, fast-rising prices, and limited inventory. But this fall, the housing market is finally showing some signs of relief. While affordability is still a hurdle, recent shifts are making it just a little easier for buyers to make their move. If you’ve been wondering whether it’s worth revisiting your home search, here are three reasons affordability is improving right now. 1. Mortgage Rates Are Cooling Interest rates may still feel high compared to a few years ago, but even small declines can make a meaningful difference in your monthly budget. For example, if you’re buying with a $400,000 mortgage, the difference between 7% and 6.3% saves you about $190 per month . That’s money that can go toward other expenses, or give you the breathing room to afford the home you really want. And that’s not just theory. Joel Kan, VP and Deputy Chief Economist at the Mortgage Bankers Association (MBA), noted: “The downward rate movement spurred the strongest week of borrower demand since 2022 . . . Purchase applications increased to the highest level since July and continued to run more than 20 percent ahead of last year’s pace.” Bottom line: as rates ease, more buyers are reentering the market,proof that even small shifts matter. 2. Home Prices Have Moderated After several years of double-digit growth, national home prices are finally slowing down. While values are still edging higher, it’s happening at a much more manageable pace. Odeta Kushi, Deputy Chief Economist at First American, explains: “National home price growth remains positive, but muted — low single digits — and we expect this trend to continue in the second half of the year.” For buyers, that moderation makes it easier to plan ahead and stick to a budget. And in some markets, prices have even ticked down slightly, creating opportunities that weren’t there before. 3. Wages Are Rising Faster than Prices The latest data from the Bureau of Labor Statistics shows wages are up nearly 4% annually . That’s important because, for the first time in a while, paychecks are growing faster than home prices. Lawrence Yun, Chief Economist at NAR, sums it up: “Wage growth is now comfortably outpacing home price growth, and buyers have more choices.” When your income grows faster than housing costs, affordability improves—even if just by a little. In today’s tight market, every bit counts. What This Means for You Put it all together, lower mortgage rates, slower home price growth, and rising wages , and buyers are seeing a window of opportunity this fall. According to Redfin, the typical monthly mortgage payment is already about $290 lower  than it was earlier this year. That shift could be enough to finally make the numbers work for you. Bottom Line Affordability is still a challenge, but conditions are improving compared to just a few months ago. If you’ve been sitting on the sidelines, now could be the right time to take another look. Let’s crunch the numbers together and see what this market means for your budget. Whether you’re ready to buy this season or just planning ahead, I can help you prepare and put a strategy in place. 📩 Contact me at   TessMarquez.com  | (626) 712-5156  or call/text anytime! By Tess Marquez, Realtor & Probate Specialist |   TessMarquez.com

https://www.instagram.com/tessmarquez/ Technology is reshaping the real estate industry in ways that were unimaginable just a decade ago. From how properties are marketed to the way buyers and investors make decisions, new technologies in real estate are setting a new standard for what it means to navigate the housing market. Virtual Tours and Augmented Reality One of the most visible changes has been the rise of virtual tours in real estate . Instead of driving from one listing to another, buyers can now walk through homes online using 3D imaging or augmented reality. This makes property shopping more efficient, removing barriers of distance and time, and enabling international real estate investors to explore opportunities remotely. Data-Driven Decision Making Modern real estate technology trends are anchored in data. Advanced analytics tools predict housing market shifts, evaluate neighborhood growth potential, and project long-term ROI. Artificial intelligence in real estate allows investors to assess risks quickly, while homebuyers get deeper insights into property valuation, schools, local amenities, and infrastructure before making decisions. Online Marketplaces and Blockchain The growth of online real estate platforms has transformed property buying, selling, and renting. Blockchain in real estate takes it a step further by digitizing property records and using smart contracts. These innovations speed up sales, increase transparency, and reduce fraud—historical pain points in the industry. Smart Homes and Sustainable Living Technology continues inside homes. Smart home technology —from AI-powered security systems to smart thermostats—has become a selling point for buyers. Adding to this, sustainable real estate technology such as solar panels and energy-efficient appliances not only reduce costs but also boost property value and long-term appeal. Remote Work and Market Shifts The rise of remote work technology has changed buyer demand. People now prioritize home offices, reliable internet connectivity, and peaceful suburban or rural environments over proximity to urban job centers. This shift is reshaping real estate markets, opening up opportunities in areas that were once overlooked. The Balance Between Tech and Human Expertise Even with rapid digital transformation, the human element in real estate still matters. Buying or investing in property remains an emotional decision, and experienced real estate agents provide guidance, negotiation skills, and community knowledge that technology can’t replace. The future of real estate technology is not just about faster transactions—it’s about creating smarter, safer, and more sustainable homes while keeping human connections at the heart of the industry. Final Thoughts Technology isn’t replacing real estate professionals — it’s empowering them. By leveraging these innovations, agents can market more effectively, buyers can make more informed decisions, and investors can uncover opportunities with greater precision. What technology do you think is changing real estate the most — virtual tours, smart homes, or AI? Let’s talk! 📩 Contact me at   TessMarquez.com  | (626) 712-5156  or call/text anytime! By Tess Marquez, Realtor & Probate Specialist |   TessMarquez.com

https://www.instagram.com/tessmarquez/ What Are Property Taxes? Property taxes are local taxes charged on real estate. They’re usually based on the assessed value of your property  (land plus home) and the local property tax rate  set by your city, county, or school district. In the San Gabriel Valley , property taxes fund schools, public safety, roads, and city services that directly impact your neighborhood. How Are Property Taxes Calculated? The formula is simple: Assessed Value × Local Tax Rate = Property Tax Bill For example, if your Covina home is assessed at $500,000  and your local property tax rate is 1.2% , your yearly property tax would be $6,000 . 💡 Tip: Los Angeles County reassesses homes at sale or when major improvements are made, which means your tax bill may increase if you remodel or sell. Why Do Property Taxes Go Up? Homeowners across West Covina, Glendora, San Dimas, Diamond Bar, and La Puente  often ask: “Why are my property taxes rising?” Here are the main reasons: Rising Home Values  – When home prices in the San Gabriel Valley increase, tax bills follow. Voter-Approved Measures  – Bonds for schools, libraries, or parks may raise rates. Reassessments  – California’s Prop 13 limits increases, but reassessments at sale or transfer can cause a jump. Can You Lower Your Property Taxes? Yes—there are strategies to reduce your bill: Check Your Assessment : Errors happen. If your home’s assessed value is too high, appeal through Los Angeles County. Apply for Exemptions : Homeowner’s, senior citizen, and veteran exemptions can reduce your taxable value. Stay Informed : Market downturns in Glendora or Diamond Bar might allow you to request a reassessment. 👉 More info: California State Board of Equalization – Property Taxes Why Property Taxes Matter for Buyers and Sellers For Buyers : Always factor in property taxes when budgeting for a home in San Dimas, Covina, or West Covina. A lower-priced home with higher taxes may actually cost you more monthly than a higher-priced home with lower taxes. For Sellers : Buyers often ask about annual property taxes when considering affordability, so having this info ready can make your home more attractive. Final Thoughts Property taxes may not be the most glamorous part of owning a home, but in the San Gabriel Valley , they’re an important part of your financial picture. By understanding how they’re calculated, why they change, and what options you have to manage them, you’ll be better prepared to make smart real estate decisions. Curious how property taxes could impact your next move in the San Gabriel Valley? Let’s talk! 📩 Contact me at   TessMarquez.com  | (626) 712-5156  or call/text anytime! By Tess Marquez, Realtor & Probate Specialist |   TessMarquez.com

https://www.instagram.com/tessmarquez/ Buying a home is about more than square footage, updated kitchens, or a big backyard. While the house itself matters, the neighborhood around it often has an even greater impact on your daily life and long-term satisfaction . You can remodel a kitchen or add a deck, but you can’t change the street you live on, the school district it falls under, or how safe you feel taking an evening walk. That’s why doing thorough neighborhood research is just as important as evaluating the home itself. Why Neighborhood Research Matters When you buy a home, you’re also buying into a community. The neighbors, local amenities, schools, and overall vibe of the area will influence your lifestyle more than you may realize. A home can check every box on your wish list, but if it’s in a neighborhood that doesn’t align with your needs, it can quickly lose its appeal. 1. Quality of Life Do you like peace and quiet, or do you thrive in a lively, social environment? Some neighborhoods are bustling with activity, while others are quiet and suburban. Choosing an area that fits your lifestyle makes daily living more enjoyable. 2. Schools and Education Even if you don’t have children, buying in a strong school district can positively affect property values and resale potential. Families often prioritize top-rated schools, which can make your home more desirable in the future. 3. Safety and Security Safety should always be at the top of the list. Research local crime rates, but also pay attention to how the neighborhood feels. Are there streetlights? Do you see families walking their dogs or kids playing outside? These small observations say a lot about how safe a community feels. 4. Commute and Convenience A dream home can lose its shine if it adds an hour to your daily commute. Test drive the route to work during rush hour, and check the distance to grocery stores, restaurants, healthcare facilities, and other essentials. Convenience can make a big difference in your daily routine. 5. Future Growth and Value Look into city planning and upcoming developments. Is the area up-and-coming, with new businesses and infrastructure planned? Or are there concerns about overdevelopment or declining property values? A little research now can protect your investment in the long run. How to Research a Neighborhood Visit at different times of the day.  A quiet afternoon might turn into a noisy evening. Talk to locals.  Neighbors are often the best source of insight about a community. Use online tools.  Websites that track crime, school ratings, and walkability can provide helpful data. Drive or walk around.  Notice the condition of homes, streets, and public spaces. Pride of ownership is a good sign. Final Thoughts When you buy a home, you’re choosing more than a property—you’re choosing the setting for your daily life and future memories. By taking the time to thoroughly research the neighborhood, you’ll have greater confidence that your new home truly fits your lifestyle and long-term goals. Remember: you can change the house, but you can’t change the neighborhood. Ready to start your home search? Let’s find the right house, and the right neighborhood, for you. 📩 Contact me at   TessMarquez.com  | (626) 712-5156  or call/text anytime! By Tess Marquez, Realtor & Probate Specialist |   TessMarquez.com

https://www.instagram.com/tessmarquez/ How Important is the Title to a Property? When buying or selling a home, most people focus on price, location, and condition. But there’s one critical factor that often gets overlooked, the property title . A title is more than just paperwork; it’s the legal foundation of property ownership. Without a clear title, even the most beautiful home can become a legal headache. So, just how important is the title to a property? Let’s break it down. What Exactly is a Property Title? In real estate, the title  represents your legal rights to a property. It means you have the right to occupy it, use it, sell it, or pass it on. Many people confuse the title with the deed, but they’re not the same. Deed:  The physical document that transfers ownership. Title:  The legal concept that proves who owns the property and what rights they have. Think of the deed as the receipt, and the title as the actual ownership. Why a Clear Title Matters Having a clear title  is essential in any real estate transaction. Without it, you can’t confidently sell, buy, or finance a property. Here’s why it matters: Prevents disputes:  Ensures no one else can claim ownership. Guarantees marketability:  A buyer (and their lender) won’t move forward if the title isn’t clear. Protects financial security:  Unresolved liens or debts can follow the property, not the previous owner. For sellers, resolving title issues early makes the home selling process  smoother. For buyers, a clean title provides peace of mind that they’re truly the rightful owner. Common Title Issues That Can Arise Even with professional records, mistakes happen, and those errors can surface during a sale. Some of the most common title problems  include: Errors in public records  (typos or filing mistakes). Unknown liens  from unpaid contractors or taxes. Heirship claims  when a deceased owner’s relatives come forward. Boundary disputes  if property lines weren’t recorded correctly. Fraud or forgery  in past documents. Any of these can delay or even derail a transaction, which is why the title search  is so important. Role of Title Search and Title Insurance Before closing, a title company  conducts a thorough title search to confirm ownership and uncover potential issues. This process digs into decades of public records to ensure nothing is overlooked. But even the most detailed search can miss something. That’s where title insurance  comes in. Title insurance protects both buyers and lenders from financial loss if an unexpected claim pops up later. For example: Imagine buying a home and later discovering there’s a lien from a contractor the previous owner never paid. Without title insurance, that problem becomes your responsibility. With insurance, you’re covered. What Sellers Should Do Before Listing If you’re planning to sell, it’s smart to review your title early in the process. Here’s what you can do: Check for liens or unpaid debts  tied to the property. Resolve ownership disputes  before listing. Work with a trusted real estate agent and title company  who can guide you step-by-step. A little preparation goes a long way toward avoiding closing delays and keeping buyers confident. Final Thoughts At the end of the day, the property title  is the backbone of any real estate transaction. It confirms ownership, protects against disputes, and ensures that your investment is secure. Whether you’re buying your first home or preparing to sell, making sure your title is clear can save you from stress, and unexpected costs. If you’re thinking about selling and aren’t sure where to start, I’d be happy to walk you through the process, including checking your property title. A smooth closing starts with clarity and preparation. 📩 Contact me at   TessMarquez.com  | (626) 712-5156  or call/text anytime! By Tess Marquez, Realtor & Probate Specialist |   TessMarquez.com

https://www.instagram.com/tessmarquez/ What You Need to Know Before Selling or Buying in Probate If a loved one passes away and leaves behind a house, you can’t just put it on the market right away. Instead, the property usually has to go through probate , a court process that makes sure everything is handled fairly and legally. If you’re an heir, an executor, or even a buyer interested in probate properties , knowing how the process works can save you from stress and surprises down the road. What Exactly Is Probate in Real Estate? Probate is the legal process of transferring someone’s assets, like a home, after they’ve passed away. For real estate, this means the court oversees the sale or transfer of the property before heirs can officially inherit or sell it. You’ll usually run into probate if: The home was owned solely by the person who passed (not in a trust or with joint ownership). There wasn’t a transfer-on-death deed. The property wasn’t already set up to go directly to heirs. In short: if the property isn’t protected by estate planning tools, it’s going through probate. Selling a House in Probate Yes, you can sell a house in probate, but it’s not as simple as a traditional sale. Here’s what typically happens: Executor or Administrator is Appointed: The court names someone (usually a family member or the person listed in the will) to manage the estate. This person is in charge of the home sale. The Property Gets Valued: A probate referee or appraiser sets the fair market value. Listing the Home: The house goes on the market with a real estate agent familiar with probate sales . Listings often mention that the sale is “subject to court approval.” Court Approval (in some cases): Sometimes the judge must confirm the buyer and final price. This can add a few extra months to the probate timeline . Funds Are Distributed: Once the sale closes, the money is used to pay debts and expenses. The rest goes to the heirs. Probate Sale vs. Regular Sale Here’s the big difference: Probate Sale : Takes longer (6–12 months on average), may require court approval, and can involve bidding in court. Traditional Sale : Faster, simpler, and more flexible for buyers and sellers. That’s why buyers should be patient with probate sales, and heirs should expect more paperwork and delays compared to a normal transaction. Can Probate Be Avoided? The good news is, yes. Homeowners can save their family from going through probate by planning ahead. Some common tools are: Living Trusts  – keeps property out of probate entirely. Joint Ownership with Right of Survivorship  – the property automatically transfers to the surviving owner. Transfer-on-Death Deeds  – available in some states, this lets you name who gets the property without probate. Final Thoughts Probate real estate can feel complicated, but it doesn’t have to be overwhelming. If you’re handling the sale of a loved one’s home, or if you’re looking to buy a probate property , the key is working with professionals who know the process. A probate attorney and a real estate agent experienced in probate sales can guide you step by step, making sure the process is handled correctly and as smoothly as possible. Have probate real estate questions? Call me today—I’ll walk you through the process. 📩 Contact me at   TessMarquez.com  | (626) 712-5156  or call/text anytime! By Tess Marquez, Realtor & Probate Specialist |   TessMarquez.com

https://www.instagram.com/tessmarquez/ If you’ve been watching the West Covina real estate market  or browsing homes for sale in the San Gabriel Valley , you’ve probably seen it happen: two properties in the same neighborhood, similar in size and price — one sells in under a week, and the other sits for months. It’s not just luck, and it’s not always about price. As a local REALTOR®  who’s helped buyers and sellers navigate this market, I can tell you: a few key factors can make all the difference in how quickly your home sells. 1. First Impressions Matter — Especially Online In today’s real estate market , buyers often see your home online before they step through the door. Poor-quality listing photos can cost you showings before you even get started. Professional real estate photography is your first marketing tool. Bright, well-composed images and thoughtful staging (or even virtual staging ) help buyers imagine themselves living there — a critical step in making your listing stand out among homes for sale in West Covina  or anywhere in the San Gabriel Valley. 2. Strategic Pricing Drives Demand Overpricing is one of the most common reasons homes stay on the market too long. When priced correctly, your home can attract multiple offers and potentially sell over asking. In competitive areas like West Covina  and San Gabriel Valley , pricing isn’t guesswork — it’s a strategy based on recent sales, market trends, and buyer behavior. 3. Tell the Home’s Story Numbers and stats matter, but buyers connect emotionally. Sharing the unique aspects of your home — a peaceful backyard, a sunny breakfast nook, or a history of family gatherings — can set your listing apart from others in the local housing market . 4. Timing and Market Cycles While spring and early summer often bring more buyers, serious house hunters shop year-round in Southern California. Understanding your local real estate cycle  can help you time your listing for maximum visibility and minimal competition. 5. The Realtor You Choose Matters An experienced West Covina real estate agent  knows how to position your home for a fast sale. From professional marketing to strong negotiation, having the right agent can turn a “90 days on the market” listing into a “sold in two weeks” success story. Selling Fast Is About Strategy, Not Luck If your home has been sitting without offers, the issue may not be the property, it could be the presentation, pricing, or marketing strategy. If you’re ready to sell, I’d love to help make your home one of the “sold in days” stories. 📩 Contact me at   TessMarquez.com  | (626) 712-5156  or call/text anytime! By Tess Marquez, Realtor & Probate Specialist |   TessMarquez.com

https://www.instagram.com/tessmarquez/ Present Local Housing Market Condition Houses are selling quickly in West Covina, but not overnight. Houses in desirable neighborhoods such as South Hills and Eastland typically receive their contracts within 10-15 days. This leaves actual buyers sufficient time to view houses and make sound decisions. House prices are becoming reasonable in the region. Following the high rates in March, sellers are requesting reasonable prices. Houses that are too costly along the high school and Cameron Avenue locations are either reducing their prices or taking longer to sell. It is common to have many offers, but they can be handled. Most good properties get 3-5 strong offers, which allows prepared buyers to buy their dream home successfully. Recent Success Stories of Local Home Sales Get pre-approved from a reputable lender. Pre-qualifying is not enough in the current competitive marketplace. Full underwriting approval provides you with a huge advantage when making offers. Be crystal clear on your home buying budget. Understand your comfort level for monthly payments, your top home price, your down payment, and closing time horizon. Clarity wins deals in the San Gabriel Valley market. Act fast on the right property. When you become enamored with your dream house, be ready to make an offer in 24-48 hours. Don't engage in panic buying,  Summer 2025 Local Real Estate Forecast  Early indicators indicate our housing market slowing a bit this summer. Sellers are taking listings off the market to wait for fall market conditions, and fewer families want to move during school times. This can translate into more inventory and less competition for savvy home buyers. Local Home Buyers' Expert Advice Active buyers: Don't be discouraged by initial rejection. Focus on those properties that have been on the market for at least one week - these sellers will be more price- and term-flexible. Potential buyers:  Get mortgage pre-approval beforehand, and then shop for homes available within your budget to gauge current market expectations. Overwhelmed buyers:  Step back for a brief moment. Sometimes stepping back provides more clarity on true potential. Why Our Community for Your New Home This neighborhood continues to be excellent value in the San Gabriel Valley real estate market . Those who choose our communities enjoy the spacious homes, good schools, and true community character - at dramatically lower prices than in coastal Los Angeles communities. The most successful local home buyers prepare ahead of time and not spontaneously. They prepare themselves financially, they are practical in their expectations, and they deal with experienced local agents who understand the nuances of the region. Ready to Purchase Your Dream Home? I assist pre-qualified buyers in finding good deals on homes each week in our existing market. Would you like to learn about South Hills homes, Eastland neighborhoods, or homes near the best schools? Let's discuss your home purchasing needs. 📩 Contact me at   TessMarquez.com  | (626) 712-5156  or call/text anytime! By Tess Marquez, Realtor & Probate Specialist |   TessMarquez.com

When your child gets accepted into college, there are a million things to think about—dorm life, tuition, meal plans, and... buying them a house? Believe it or not, more and more families are exploring the idea of purchasing property for their college-aged children to live in during their university years. As a real estate professional here in Southern California (and a mom myself), I often get asked: “Is buying a home for my college kid a good investment—or is it just an expensive experiment?”  The answer? It depends. But with the right approach, it can absolutely be a smart, strategic move. Let’s break it down. 💡 Why Parents Are Doing This Southern California rental prices can be sky-high, especially in areas near major universities like UC Irvine, Cal State Fullerton, or Chapman. Instead of pouring thousands into rent for four years, some parents are choosing to invest in a condo, townhome, or small single-family home. This strategy can: ●     Save money over time ●     Build equity ●     Offer more stability and comfort for your child ●     Open up opportunities for rental income (more on that below!) 🏠 What to Look for in a Property When shopping for a property for your college student, location is key—but it’s more than just being close to campus. You want a home in a safe, walkable neighborhood that holds long-term value. Areas with low crime rates, nearby grocery stores, coffee shops, and public transit will always attract renters, which becomes important once your child graduates. Other features to consider: ●     Low-maintenance properties  (think condos or townhomes) ●     HOAs that allow rentals ●     Two to three bedrooms  for roommate potential (hello, rental income!) ●     Proximity to hospitals and major employers (valuable for resale or long-term investment) 📊 Let’s Talk Numbers If you’re spending $1,500–$2,500/month in rent over four years, that’s roughly $72,000–$120,000 down the drain. Buying a $400,000 property with a 10–20% down payment and manageable mortgage could cost a similar amount—but you’re building equity. You might even come out ahead if your student shares with a roommate and you collect rent. Some families even continue renting the property after graduation and turn it into a long-term investment. ⚠️ What Could Go Wrong? Of course, it’s not all upside. Here are some real risks to consider: ●     Market fluctuations (home values aren’t guaranteed to rise) ●     Property management (especially if you live out of town) ●     Maintenance costs and repairs ●     HOA restrictions on rentals ●     The possibility your child might transfer or decide to live elsewhere Also, if you're considering co-signing a mortgage or buying under your child’s name, talk to a financial advisor first. And be cautious with gifting property—it may have long-term tax implications. 📝 My Take as a Realtor & Probate Specialist I've helped several families navigate this exact scenario, and the biggest difference between a money pit and a smart move is strategy.  The best approach is to treat this like a business decision—don’t just buy with your heart. If you're considering buying near a college or university, I can help you identify high-growth neighborhoods and avoid properties with hidden red flags. I also offer guidance on long-term planning—especially important if you want the property to stay in your family’s estate. If the unexpected happens and you end up managing the property later in life or passing it down, understanding probate and estate planning is crucial. (That’s where my experience as a probate specialist comes in!) 🎓 Final Thoughts Buying a property for your college student can be an incredibly smart move—but only if you do it with eyes wide open. With the right advice and a thoughtful plan, it can set your child up for stability while building generational wealth. Have questions? Thinking about exploring properties near a SoCal university? I’d love to help you weigh your options and run the numbers. Let’s turn your child’s college years into an investment opportunity. 📩 Contact me at   TessMarquez.com  | (626) 712-5156 or call/text anytime! By Tess Marquez, Realtor & Probate Specialist |   TessMarquez.com

Hi there, I'm Tess Marquez. If you're reading this, you may be dealing with the loss of a loved one or supporting someone who is. I want you to know you're not alone. Since 1997, I’ve helped families in the San Gabriel Valley, Inland Empire, and San Bernardino County navigate the emotional and legal complexities of probate real estate. This field is very different from regular real estate. When someone passes away without a living trust, their property usually goes through probate court—a legal process that can be confusing without the right help. A probate real estate specialist isn’t just a realtor. We understand court procedures, legal documents, and timelines unique to probate sales. I work closely with probate attorneys to align the real estate process with court expectations, ensuring everything moves as smoothly as possible. Marketing and selling a probate property is a specialized process. Disclosure of the probate status can affect the type of buyers interested, and court confirmation may be required, meaning a hearing where other buyers can submit higher bids. I recently helped a family in Ontario where this process resulted in a $25,000 overbid—an outcome we prepared for from the beginning. Beyond paperwork, probate sales carry emotional weight. Many times, I help families sort through decades of personal belongings, make tough decisions, and manage expectations. These aren't just transactions—they’re transitions. You don’t need to wait for Letters of Administration or Testamentary to contact a probate realtor. There’s prep work that can begin early, such as evaluating the property’s condition, planning repairs, or understanding the market. I once supported a family in Rancho Cucamonga days after their father's passing, helping them prepare so when the time came, they were ready to move forward. When searching for a probate real estate expert, ask about direct probate experience, relationships with attorneys, and knowledge of local procedures. The Inland Empire and San Gabriel Valley have unique court systems, and local knowledge makes a big difference. Ultimately, the right probate real estate specialist offers more than technical skills—they offer support through one of life’s more difficult transitions. I've been honored to walk with hundreds of families through these moments, combining expertise with compassion. If you're facing a probate situation, I’m here to guide you through every step—no pressure, no obligation. Feel free to reach out for a free consultation or market analysis.

If you put your moving plans on hold last year, you weren’t alone—about 70% of buyers did the same. With low inventory, high prices, and rising mortgage rates, it just wasn’t the right time for many. But things are changing—and fast. The Market’s Finding Its Balance  Inventory is up as more homeowners list and builders finish new homes, giving buyers more options. At the same time, supply is still low enough that sellers can move quickly with the right strategy. In fact, inventory has jumped over 28% from this time last year, according to Realtor.com —but it’s still under pre-pandemic levels. That means less chaos for buyers and steady demand for sellers. Why Timing Matters  Experts say inventory will likely keep rising throughout the year. That means your home could stand out more now than later when there’s more competition. Waiting might cost you. Bottom Line  If you’ve been holding off, this could be your sign. Whether you're moving up, downsizing, or relocating, today’s market offers a rare balance. Let’s talk about what this could mean for your next move.