May 1st, 2025

Happy Thursday

This past weekend, I was hosting an open house when a couple walked in. They loved the property — you could tell right away. After walking through it twice, they told me something that stuck with me:

"We’re going to talk to our agent about writing multiple offers. We have to get into contract on something this weekend."

At first glance, it sounds smart, right?
More offers = more chances to win.

But here's the truth most buyers don't realize: whoever controls the right option — not the most options — has the real leverage.

More Offers Doesn’t Mean More Power

In real estate, every offer you make is a real, legal commitment once accepted.
If two (or more) sellers accept your offers at the same time, you're on the hook — legally obligated to buy both homes or risk losing your deposit (or worse).

It’s kind of like proposing to multiple people at once and hoping only one says yes. Awkward, right?

And here’s where it gets even trickier:
​ If you submit multiple offers without disclosing it — and without the real intention or ability to follow through on all of them — you could be breaching your contract by not acting in good faith.

Sellers expect you to perform if they accept your offer.
Hiding your true intentions isn't just risky — it's potentially a violation of the very agreement you signed.

The buyer who tries to play the "spray and pray" game often loses negotiating power because:

• They’re spread too thin.
• They signal desperation (which sellers can smell a mile away).
• They create chaos instead of making strategic moves.

Meanwhile, the buyer who focuses on the right property, writes a strong offer, and negotiates from a position of clarity tends to win more often — and on better terms.

The Big Lesson:

In real estate, clarity beats quantity.

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:

Looking at the numbers this week, we're definitely seeing more homes hitting the market - listings jumped almost 13%! But here's the thing - buyers seem to be pumping the brakes a bit, with pending sales down I'm hearing more (and experiencing more) buyers being picky.

Inventory keeps climbing, which is actually good news if you're house hunting - finally more options! Rates inched up slightly to 6.93%, not helping matters for those on the fence.

We're watching a slow shift from the crazy seller's market toward something a bit more balanced. Buyers are taking their time now that they don't have to make snap decisions with more homes to choose from.

Median Prices This Week

3 Properties to check out

2820 Cacatua St Carlsbad, CA 92009 $1,795,000 Perched on a prime La Costa lot with jaw-dropping forever views, this house is a rare gem. Smart pricing = crazy open house traffic and multiple offers. A little love here could easily turn this into a $2M+ stunner. Full of upside! View property

1562 Camino Del Mar, Unit 639 Del Mar, CA 92014 $1,649,000 Beach life hack: snag a Del Mar address and access to L’Auberge’s dreamy amenities for under $2M. This 1-bed condo feels like a permanent vacation spot—think pools, tennis, and ocean breezes just steps away. Walk to everything. $685/ month HOA. Worth it? ​ View property

1326 Rainbow Ridge Ln Encinitas, CA 92024 $5,500,000 Tucked away on a private hilltop, this modern Encinitas beauty brings sleek style, wide-open views, and a separate guest house ready for visitors. Feels a world away, yet close to everything you love about coastal living ​ View property

2 News Articles

• ​This housing market map shows where sellers—and buyers—have the most power right now ​

An interactive housing market map from ResiClub shows San Diego now scoring a 61 on the “market heat” scale—still a seller’s market, but moving toward balance faster than we’ve seen in years. Translation? Sellers still have an edge, but buyers are gaining leverage compared to the frenzied post-pandemic years. If you’ve been waiting for the market to “cool,” this is your signal to start paying closer attention. Nationally, Zillow rates the U.S. housing market at 55 for its March 2025 reading, published in April 2025.

According to Zillow:

• Score of 70 or above = strong sellers market
• Score from 55 to 69 = sellers market
• Score from 44 to 55 = neutral market
• Score from 28 to 44 = buyers market
• Score of 27 or below = strong buyers market

• ​Existing Home Sales Dip Nationally—But Prices Are Still Up​

The National Association of Realtors reports that existing home sales dropped 5.9% in March, thanks to higher mortgage rates and low inventory. Headlines might scream "slowing market," but it’s key to know: median home prices are still rising nationally and here locally. Fewer sales doesn’t mean falling prices. In North County San Diego, demand is still strong—buyers just have to be more strategic, and sellers need smart pricing to stand out.
​

1 Tip or Thought

How to Get Real Estate Clarity in a Foggy Market

When headlines scream uncertainty — interest rates rising, tech layoffs, election year chaos — it’s easy to freeze. But in real estate, clarity comes from local action, not national noise.

If you’re buying or selling in North County San Diego, here’s what matters right now:

• Inventory is still tight. Well-priced homes are moving quickly, even in a "high-rate" market.
  ​
• Demand isn’t dead — it’s just more selective. Serious buyers and sellers are still making smart moves while casual ones sit on the sidelines.

The real strategy isn’t trying to time the market — it’s knowing how to move confidently inside the one we’re already in.When everyone else is distracted by headlines, you can find clarity by focusing on what you can control: timing, preparation, negotiation, and local expertise.Confusion freezes opportunity. Clarity unlocks it.

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

P.S. The Carlsbad Village Street Faire brings over 100,000 visitors to town twice a year for the largest one-day street faire in the nation.

May 4, 2025, 8AM-5PM

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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.