May 8, 2025

Happy Thursday

I finally made the call to get shoulder surgery next week. After dealing with a dislocation from a Jiu Jitsu tournament, I realized trying to rehab it and hope for the best wasn’t a real plan. It might’ve bought me time, but it wasn’t going to fix the problem long term. So I chose the harder route now, knowing it’s the smarter move later.

That same idea showed up in the Fed meeting this week. They didn’t cut rates, but behind the scenes, the bond market is already making moves. Mortgage rates have actually started to improve, not because of what the Fed did, but because of what smart money thinks is coming.

It’s a good reminder: this market is playing chess, not checkers. The best moves don’t always show up in headlines. They happen when you’re thinking a few steps ahead.

Here’s what’s happening in real estate today:

3 properties to watch, 2 news updates on market trends, and 1 thought-provoking insight from me + a snapshot of current market conditions.

📈 Market Stats & Trends:

Spring break is officially over, and buyers are back in action.

We’re seeing a clear shift now that May is here. This time of year, especially May and June, is usually the most active stretch for new escrows, and right on cue, buyer activity is picking up. At the same time, new listings are on the rise, which means inventory is building, but demand is still outpacing supply in most price points.

That gap is what continues to drive competition, especially for well-prepped, well-priced homes.

Median Prices This Week

3 Properties to check out

3341 Tyler St Carlsbad, CA 92008 $1,749,000 This one’s all about location and lifestyle. A few blocks to the sand, short stroll to coffee and tacos, and tucked into one of Carlsbad Village’s best walkable pockets. Inside you’ve got charm, updates, and natural light. Outside? A great courtyard with fire pit vibes. View property

1647 Hawk View Dr Encinitas, CA 92024 $1,999,900 This home feels like a retreat. Set in the hills near Saxony, you get panoramic canyon views, space to breathe, and room for the whole crew. Plus: a huge bonus loft, 3-car garage, and low-maintenance yard with turf. Perfect for buyers who want peace, privacy, and Encinitas schools—without giving up modern comforts. View property

1006 Neptune Ave Encinitas, CA 92024 $5,495,000 Front-row Neptune with those unreal sunset views. This home is the dream. Newly built, sleek, and designed to take full advantage of the blufftop setting. Walls of glass, clean lines, and a layout that just flows. If you’re looking for a legacy property or the ultimate coastal spot, this one delivers. View property

2 News Articles

• ​The Typical Home Seller Wants A Lot More Than the Typical Buyer Is Willing to Pay​

Why? Simple. Sellers are pricing based on yesterday’s market, not today’s. List prices are up over 6% year-over-year, but actual sale prices are only creeping up around 2.5%. Even January comps feel stale right now. Demand has cooled, and buyers aren’t biting on inflated asks.

In North County, we’re still seeing strong offers—but only when homes are priced to reflect current realities. Overpricing leads to sitting. Sitting leads to price cuts. Price cuts lead to a weaker negotiating position.

Want top dollar? It starts with a smart launch. We’ll dig into this more below in this week’s tip.

• ​What Today’s Sellers Wish They Knew Before Listing​

Opendoor surveyed recent home sellers, and the results are a goldmine for anyone thinking about hitting the market this summer.

The biggest regret? Overpricing. Nearly 40% of sellers said they wish they had priced their home more competitively from the start. Many were surprised by how much effort it took to prep the home, how long the process dragged out, and how much negotiation was involved once offers came in.

Even in a solid market like North County, this tracks. Homes that are dialed-in and priced right are flying. The ones that aren’t? They linger—and usually sell for less than if they had come out of the gate strong.

Bottom line: strategy matters. The right prep, price, and launch plan can save you time, stress, and serious money.
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1 Tip or Thought

💡 The #1 Mistake Sellers Are Making Right Now

They’re pricing for the market they wish they were in. Not the one we’re actually in.

Here’s what that looks like:
You see a neighbor’s sale from January and think, “We’ll list a little higher—why not?” But what you don’t see is that buyer locked their rate in months earlier, competition was stronger, and demand was peaking after the holidays. Fast forward to May, and buyers are more selective. They’ve seen price cuts. They’re watching rates daily. And they’re not overpaying.

Overpricing today won’t “leave room to negotiate.” It actually turns buyers off before they even step inside. Worse, it leads to longer days on market, bigger price drops, and weaker offers when they finally come in.

The best pricing strategy right now? Nail it from day one.
​ Price at or just below the true market value, drive early interest, and let competition do the rest. It’s how sellers win in this shifting landscape.

Smart pricing isn’t leaving money on the table—it’s how you earn the highest net.

Josh Meltzer DRE 02098859 REALTOR® M: 858.585.0309​ ​Josh@joshmeltz.com​ ​joshmeltz.com​

P.S. NCAA D1 Championship Golf returns to the Omni La Costa in Carlsbad
​May 23-28, 2025

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DISCLAIMER: Due to recent changes by California Association of Realtors, and the SDMLS Clear Cooperation Policy (the “Policy”), Brokers are limited in their ability to share off-market properties. It is the intent of this letter to be in compliance with the Policy. For this reason, Talechia & Associates can only share such property information with clients of Talechia & Associates. If you would like more information on our properties that are not publicized in the MLS, and becoming a client of Compass, please contact Josh (858) 585-0309 or Talechia (858) 229-2181

Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01991628, 01527235, 01527365. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to the accuracy of any description. All measurements and square footage are approximate. If your property is currently listed for sale this is not a solicitation.