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Todd Foust
Los Angeles and Orange County Real Estate Agent | Specializing in North Orange County Real Estate,Yorba Linda, Anaheim Real Estate, Fullerton Real Estate, for buyers, sellers and investors
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Bruce Brockmeier
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Yorba Linda, CA Real Estate News

By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
Updated October 2026. Last reviewed October 2026.The citywide median is the number everyone grabs first, and it's the one most likely to mislead a long-time owner. A detached house in Yorba Linda carries a median sale price of $1,634,348 for the rolling three months ending September 30, 2026, per Redfin. That figure blends original 1970s floor plans with newer hillside construction. It's a reference point, not the value of your client's specific tract home.Why does the citywide median fail a 1970s seller?Because it averages everything that sold, and a 1970s original rarely sits in the middle of that blend. The honest way to price a long-held home is to pull closed sales inside the owner's own tract, then adjust for lot size, square footage, and whether the kitchen and systems are origin...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
Updated August 2026. Last reviewed August 2026.Here is what I see other agents miss on a long-hold Yorba Linda file: they quote the seller their equity and treat it like the gain. Those are two different numbers, and confusing them can lead a homeowner to make a listing decision based on bad math. Equity is what's left after the loan. Taxable gain depends on adjusted basis, which most owners have never calculated.What is the short version of the Yorba Linda capital gains math?Start with the likely sale price, subtract the adjusted basis, subtract eligible selling costs, then apply the federal home-sale exclusion of up to $250,000 for a single filer or up to $500,000 for a married couple filing jointly who qualify. Whatever remains may be taxable. California generally taxes that survivin...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
Updated August 2026. Last reviewed August 2026.The mistake I see most often in East Lake Village files is pricing off the citywide Yorba Linda median rather than using closings pulled from within the community. East Lake Village is a master-planned community of roughly 2,240 homes, built from the late 1970s through 2005, with an on-site association called the East Lake Village Community Association. The citywide detached median in June 2026 was $1,526,778, but that figure is not the price of any specific home here. To price a unit, you need same-community closings filtered by property type, lot, and condition.Why does the citywide median fail as a comp in this community?Because a community of about 2,240 homes was built over many phases and lot configurations, two homes a block apart ca...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
Why the Yorba Linda High School Boundary Matters to BuyersWe just published a detailed breakdown of pricing across every home type zoned for Yorba Linda High School within the Placentia-Yorba Linda Unified School District (PYLUSD). For agents working in North Orange County, this is worth a look because the price spread inside a single school boundary is wider than most buyers expect: condos starting around $635K up through estates priced at $5M and above.What This Means for PositioningWhen a school assignment is the deciding factor for a client, price point often becomes secondary until they see the available inventory range. That's the conversation we're having with buyers right now. A young family stretching for a starter condo and a move-up buyer eyeing a larger estate can end up zon...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
A first-time buyer in Yorba Linda runs into a specific math problem before any showing appointment: the median sale price sits at $1,389,000, while the Orange County conforming loan limit is $1,249,125. That gap decides whether a purchase stays conforming, goes FHA, or tips into jumbo territory, and it comes down to the loan amount, not the sale price itself. Where FHA and Conventional SplitFHA tends to work better for buyers who are still building credit or have less saved for a down payment, but it carries its own mortgage insurance structure that often stays for the life of the loan. Conventional financing usually asks for stronger credit and a larger down payment, with the option to remove mortgage insurance once enough equity builds. Neither is a universal winner. The right fit dep...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
Which Loan Product Actually Saves You Money?Every first-time buyer in Yorba Linda asks the same question: "Should I go FHA or conventional?"The answer isn't one-size-fits-all, and choosing wrong can cost you tens of thousands over the life of your loan.The 3.5% Down MythFHA's low down payment sounds perfect, but the mortgage insurance premium stays with you for the life of the loan if you put down less than 10%. On a $950,000 Yorba Linda home (the median), that's $792/month in PMI alone.Conventional loans let you drop PMI at 80% loan-to-value, often within 5-7 years in our appreciating market.Credit Score Sweet SpotBelow 680? FHA pricing may beat conventional. Above 720? Conventional rates and terms win almost every time.Between 680-720? You need to model both scenarios with your lender...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
The Question Every Long-Term Yorba Linda Owner Is AskingYou've lived in Yorba Linda for 20, 30, maybe 40 years. The kids are gone. The house feels too big. And now you're hearing whispers about Prop 19, reassessments, and tax bills that could double overnight.So the question lands: Do I sell before Prop 19 impacts my equity, or after?Here's what we're seeing with clients downsizing in Yorba Linda right now.Prop 19 Changed the Math, Not the TimelineUnder the old Prop 13 rules, you could pass your low property tax base to your kids. Prop 19 ended that for most homes. Now, when you pass, your heirs face reassessment at the current market value unless they move in and meet strict conditions.That's created urgency. But urgency doesn't mean panic.If you're 55+, you still get to transfer your ...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
The 36-Day BenchmarkYorba Linda sellers face a clear choice in spring 2026: price aggressively for a sub-30-day sale or aim higher and wait.Recent Redfin data shows the median Yorba Linda home sells in 36 days. But our team has tracked dozens of listings that pushed pricing above comps and sat for 60, 90, even 120+ days.What the Comps Actually Tell UsWe pulled three months' worth of closed sales from Yorba Linda's most active price bands. Homes priced within 2% of recent comparable sales moved in under 30 days. Listings that started 5-8% above comps? They averaged 72 days on the market and typically sold for less than they would have if they'd been priced right initially.Carrying costs add up. At $8,000/month (mortgage, taxes, insurance), an extra 60 days costs $16,000. That erases any ...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
The Real ROI on Pre-Sale UpgradesHere's what most sellers don't realize: that $40,000 kitchen remodel you're eyeing? Industry data shows it'll recoup less than 50% at the $1.265 million median in Yorba Linda real estate.Our team sees this scenario weekly. Sellers pour money into major renovations, expecting dollar-for-dollar returns, then watch buyers negotiate down anyway. The math rarely works.What Actually Moves the NeedleTargeted cosmetic work tells a different story. Paint, staging, and minor fixes return 60-80% of the cost. That's the sweet spot.At Circa Properties, we walk sellers through a pre-list audit. Fresh paint in builder-grade neutrals? Yes. New countertops when yours are dated but clean? Probably not.The 61-Day Market RealityWith Yorba Linda homes sitting a median of 61 ...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
The $500K Question Every Long-Time Homeowner Is AskingIf you bought your Yorba Linda home twenty years ago, congratulations: you're probably sitting on a six-figure gain. But with the median sale price now at $1,265,000 and prices down 4.8% year over year, many homeowners are wrestling with a tough decision.Do you sell now while inventory is lean, or wait and hope for a bigger capital gains exclusion?Why Waiting Often BackfiresThe $500,000 married-couple exclusion sounds generous until you run the numbers. A home purchased in 2005 for $650,000 and sold today at $1,265,000 carries a $615,000 gain. That's $115,000 exposed to federal tax, plus California's rates.Some homeowners delay, hoping Congress will raise the cap. But tax policy moves slowly, and Yorba Linda homes aren't getting chea...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
As a North Orange County REALTOR® for over 15 years, I've watched buyers struggle with Orange County's complex Mello-Roos landscape. Today, I'm sharing why Yorba Linda offers exceptional value with virtually no special tax assessments.The Remarkable NumbersYorba Linda maintains just ONE Mello-Roos district affecting 293 homes out of approximately 22,500 properties. That's less than 1.5% of our housing stock carrying special assessments, compared to cities like Irvine, where multiple overlapping districts are standard.Understanding the Financial ImpactConsider this comparison: Typical Irvine home: $8,000-$15,000 annual Mello-Roos Yorba Linda (99% of dwellings): $0 Mello-Roos 20-year savings: $32,000-$52,000 These aren't just numbers on paper. Last month, I helped three families specifica...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
Why November 2025 is an Opportune Time for Yorba Linda Real EstateAfter serving the Yorba Linda market since 2011, I've learned that market timing isn't just about interest rates or inventory levels. It's about understanding the psychological and practical factors that create opportunities for both buyers and sellers. November 2025 presents a particularly interesting window in our local market.Current Market Conditions: What the Data Tells UsThe Yorba Linda real estate market is exhibiting notable shifts compared to this time last year. While the median home price has appreciated by 2.6% to $1.5 million, the number of days on market has increased from 37 to 54 days. This 46% increase in market time creates different dynamics than the rapid-fire spring market.Homes are still receiving mu...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
I've been fielding an unusual number of calls from clients about accessory dwelling units over the past six months, and I suspect many of you are seeing the same trend. With California's housing affordability crisis and multi-generational living becoming more common, ADUs have shifted from a niche conversation to a mainstream strategy.If you work in Orange County, it's worth understanding what's actually changed with the regulations, because your clients are asking, and the rules vary significantly by city.Why Yorba Linda Is Worth Paying Attention ToYorba Linda has implemented the state's ADU mandates in a way that actually functions. The city processes applications efficiently, the building department is reasonably helpful, and I'm seeing consistent 60-day approvals for compliant proje...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
I get asked constantly: "Is the YLHS premium really worth $200K-$400K more than similar homes?"After 15+ years selling in North Orange County (and as a PYLUSD parent whose kids actually attend these schools), I finally sat down and documented everything I know about buying in the Yorba Linda High School zone. The boundaries, the pricing, the neighborhoods, and most importantly, the actual return on investment analysis.The Numbers That Matter: As of October 2025, YLHS zone homes hit median prices around $1,399,000. But here's what makes this market fascinating: the zone includes everything from $635K condos to $5M+ estates, so that median only tells part of the story.The real insight comes from comparative analysis:• YLHS zone median: $1,399,000• Esperanza High zone: $1,305,417 (7% less)...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
If you’re buying in North Orange County this fall, you’ve likely noticed something we haven’t seen much since pre-2020: choice. Countywide inventory recently moved past 5,000 homes, and about one-third of active listings show price reductions—clear signals the market is more buyer-friendly than it’s been in a while (still stable, not crashing). The Map: October HighlightsMy October map compares relative selection across Anaheim/ANA Hills, Brea, Fullerton, Placentia, Orange, La Habra, and Yorba Linda. It’s not about “cheap vs. expensive”—it’s about where you’ll find more options in your price band, and how quickly good homes go pending.Patterns I’m watching: Entry-to-mid price bands in Anaheim, La Habra, and parts of Fullerton are seeing the most new listings week to week. Move-up segmen...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
If you've been watching Yorba Linda's residential market this year, you know the story's more nuanced than the headlines suggest. While broader Orange County trends indicate stabilization, the three main neighborhoods within the Placentia-Yorba Linda Unified School District boundaries are each telling a slightly different story this October.I analyzed the most recent MLS data for East Lake, Travis Ranch, and Kerrigan Ranch, and here's what local homeowners and agents need to know heading into Q4.Inventory Levels Are Tight, But Not EquallyActive listings across all three neighborhoods remain below historical norms for this time of year. East Lake is showing the tightest supply, with just 12 active listings as of early October. Travis Ranch sits at 18, while Kerrigan Ranch has 14.For cont...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
October can feel like a “should I wait?” month. The answer depends on your price point, property type, and neighborhood. Our Anaheim report keeps things simple: what changed, why it matters, and what to do next.What changed in October A more nuanced split between condo and single-family activity. Inventory pockets vary by neighborhood—some streets feel quiet, while others experience instant traffic. Time to sell isn’t one-size-fits-all; presentation and pricing precision matter more than ever. Neighborhood notes to watch Anaheim Hills: Lifestyle draws remain strong; buyers notice well-kept yards, natural light, and flexible spaces. The Colony: Character homes shine when repairs and photos are dialed in. Platinum Triangle: Newer builds/condos compete on finishes and HOA value. West Anahe...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
Discover why October-November offers Yorba Linda's best negotiating power, which neighborhoods to target, and how school boundaries impact values by $40-60K.Every October, while 35,000 people flood Yorba Linda for Oktoberfest, savvy buyers quietly make their moves. After tracking this market since 2011, I've discovered Q4 patterns that most agents miss.The October OpportunityCurrently, Yorba Linda has 2.1 months of inventory, which is healthier than the 0.8 months we saw in 2021, but still favors sellers. Except in one sweet spot: homes priced $900K-$1.1M show 3.4 months inventory. Translation? Actual negotiating room.Why October works: The musical chairs of school-driven moves ended in August. The holiday market freeze hasn't started. And are sellers still on the market? They want out ...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
If you've been tracking Yorba Linda market reports lately, you've probably noticed something frustrating—the numbers are all over the place. Redfin says one thing, Zillow says another, and your clients are getting confused.After 13 years specializing in North Orange County and completing over 250 transactions in this market, I want to share what I'm seeing on the ground versus what the aggregated reports are telling us.The Data Disconnect ProblemHere's what different platforms are reporting for Yorba Linda right now: Redfin: $1.38M median, down 11.4% year-over-year Zillow: $1.23M average, down just 0.7% Rocket Homes: $1.35M median (April data), up 9.5% Movoto: $1.34M list price median Why the massive variance? Different methodologies, data timing, and whether they're using list prices v...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
Yorba Linda Living FAQ: What Locals Ask Before They MoveIf you’re exploring North Orange County, Yorba Linda comes up fast—and for good reason. It blends small-city calm with everyday convenience and a big outdoor footprint. The city is affectionately known as the “Land of Gracious Living,” a nickname you’ll see echoed in community events and marketing alike. Yorba Linda, CANeighborhoods, at a glanceTwo main zip codes shape the terrain. Central areas offer flatter streets and established tracts, while hillside pockets deliver views and trail access. That contrast helps buyers match budget and lifestyle more precisely. Movoto Real EstateOutdoors & recreationYorba Linda maintains an extensive trail system and significant park acreage—part of why weekend plans often start outside. If you v...
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By Wendy Rawley, Straight Talk. Clear Guidance. Real Results.
(The Wendy Rawley Team)
If you’re planning a sale in 92886, you’ll face an early fork in the road: under-market to spark momentum, or price aspirationally and test demand. The right move depends on the data and your goals.What the Local Signals SayWeekly list-price and inventory snapshots are my first stop. As of Aug 31, 92886’s median list price was about $1.85M, with a “slight seller’s advantage” and roughly 79 active listings. In that context, a compelling entry price can compress days on market and widen your buyer pool. Altos ResearchCitywide, July sales closed around $1.4M on a median basis, with longer DOM year over year—evidence that buyers are more selective and sensitive to perceived overpricing. RedfinWhen Under-Pricing Can Win You see strong early indicators (saved searches, showing requests, open-...
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