The 2026 Buyer Wave Is Building in LA

LA buyers are gearing up for 2026

The LA market has been brutal. High prices, stubborn interest rates, and not enough inventory have kept a lot of buyers on the sidelines. But here's the thing: new research from RE/MAX shows 88% of prospective buyers still plan to purchase in 2026.

They haven't given up. They're just waiting for the right moment and getting strategic about where to buy.

What the data tells us:

• 88% of buyers say they're "very" or "somewhat likely" to purchase a home in 2026

• 71% have put their plans on hold because of affordability challenges

• 78% would move within six months if prices become more accessible

How this plays out in LA

LA proper is still expensive and competitive. But more than half of buyers are now looking beyond the urban core. Places like Pasadena, Torrance, Burbank, and the San Gabriel Valley are getting more attention. Even areas farther out (Simi Valley, Valencia, parts of the Inland Empire) are on buyers' radars as they chase space, value, and lifestyle over proximity to downtown.

What LA buyers actually care about

Safety: Nearly 80% rank this as a top concern. In LA, where neighborhoods can change block by block, this matters.

Walkable amenities: Grocery stores, cafes, restaurants within reach. With LA traffic, nearby conveniences save hours every week.

Parks and outdoor spaces: Year-round weather makes outdoor living part of the lifestyle here. Green spaces rank high.

Reasonable commutes: 58% prioritize proximity to work. In LA, that means finding the sweet spot between affordability and commute tolerance.

Community connection is the new priority

Here's something interesting: 71% of buyers would pay extra for a neighborhood with engaged, friendly residents. Not for bigger square footage or fancier finishes. For connection. According to the survey, this sense of community has become a major deciding factor.

In a sprawling metro like LA where isolation is common despite living near millions of people, this makes sense. Younger buyers especially (Gen Z and Millennials at 78% and 74% respectively) are willing to pay significantly more for neighborhoods that feel like actual communities.

Think: active community centers, local events, farmers markets, established social scenes. Areas like Eagle Rock, Atwater Village, and El Segundo have built strong reputations for exactly this.

The lifestyle premium

76% of buyers say they'd pay at least 5% more for a home in a neighborhood with community amenities (shared pools, fitness centers, gathering spaces). On an $800K LA home, that's $40,000+ buyers are willing to invest for lifestyle benefits.

My take

If you're planning to buy in LA this year, here's what's working:

Expand your search. The best value neighborhoods aren't always the ones you started with. Be open to areas that meet your lifestyle needs even if they're farther from your original target.

Prioritize fundamentals. Safety, schools (if relevant), and commute come first. Everything else is negotiable.

Think long-term. More than half of buyers care about future development. New retail, transit, or housing projects signal a neighborhood on the rise.

Stay ready. When conditions improve even slightly, competition will heat up fast. Get pre-approved now so you're positioned to act.

Let's Make a Game Plan

Let's talk about which LA neighborhoods align with your budget, lifestyle, and timeline. The market is shifting. Let's make sure you're positioned to take advantage.

Schedule a Consultation

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Your Real Estate Toolkit

6 Buyer Negotiation Tips

Ready to make an offer? These tips will help you negotiate like a pro—even in a shifting market.

Read the Tips

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Are LA Home Prices Finally Coming Down? Here’s the Truth for 2025–26

You’ve probably heard people say Los Angeles home prices are dropping—but the data tells a different story. Prices are essentially flat year over year, with mild softening in certain pockets while well-priced, turnkey homes continue to hold their value.

Big Picture: Prices Are Flat, Not Falling

• The Case-Shiller LA Index is up just 0.4% from last year—basically unchanged once inflation is considered.

• Zillow shows LA home values down 2–3%, suggesting small dips in specific segments, not a citywide correction.

LA is not in a downturn. It’s in a paused, selective market.

Where Prices Are Coming Down

Softening shows up most in:

• Overpriced or outdated listings

• Homes that sit on the market

• Higher-priced segments with more inventory

These properties often close 5–10% below peak values.

Where Prices Are Holding Strong

Turnkey, updated, and well-located homes—especially in NELA, Toluca Lake, Silver Lake, and good school districts—continue to attract strong demand and often sell near asking.

Looking Ahead to 2026

Most forecasts call for 3–4% annual appreciation, not price declines. If rates move into the low-6% range, expect sideways to slightly up pricing.

Bottom Line

Los Angeles is a flat, highly selective market, not a falling one.
Price drops are happening case by case, not across the entire city.

Hidden Hills vs. Calabasas: Ultra-Private Celebrity Estates and Long-Term Wealth Building

Which location offers better privacy and long-term wealth protection for ultra-high-net-worth buyers?

Hidden Hills and Calabasas are two of Southern California’s most coveted luxury communities—but for buyers prioritizing maximum privacy and elite long-term value, Hidden Hills consistently comes out ahead.

Hidden Hills: The Gold Standard for Privacy & Exclusivity

Hidden Hills is one of Los Angeles’ most private residential enclaves, designed for seclusion and peace of mind.

• Fully gated city with monitored access

• Large lots and low-density living

• High-profile residents enhancing exclusivity and long-term value

While Calabasas has gated communities, none offer the full-city privacy structure found in Hidden Hills.

Long-Term Appreciation & Wealth Protection

Hidden Hills consistently outperforms due to scarcity and demand:

• Limited inventory

• Ultra-high-net-worth buyer appeal

• Brand reputation as a stable luxury market

Calabasas remains strong but is influenced by a broader variety of price points and property styles.

Lifestyle & Amenities: Rural Luxury vs. Suburban Convenience

Hidden Hills offers a rural, equestrian-inspired lifestyle with open land and community events.
Calabasas leans more suburban, with elevated convenience—shopping, dining, fitness clubs, and quick access to everyday amenities.

Financial Considerations

When weighing investment factors, consider:

• Property tax implications

• Estate maintenance needs

• Rental or legacy wealth potential

Hidden Hills demands a premium but historically rewards buyers with stronger long-term appreciation.

Final Thoughts: Which Neighborhood Is Right for You?

Choose Hidden Hills for unmatched privacy and wealth preservation.
Choose Calabasas if you want luxury living with suburban convenience.

Both offer exceptional lifestyles—your choice depends on your priorities.

FAQ

Is Hidden Hills more secure than Calabasas?

Yes. Hidden Hills is fully gated with controlled access and minimal entry points.

Which area has better amenities?

Calabasas offers more suburban amenities—shopping, dining, schools—while Hidden Hills focuses on rural luxury and equestrian living.

Which appreciates more?

Hidden Hills historically sees stronger appreciation due to limited supply and continued celebrity demand.

Modern Gated Home Steps from Griffith Park & the LA River

Architectural Living in Atwater Village

4270 Perlita Avenue 3 BED + 3 BATH | 1534 SF | LISTED FOR $1,279,000

Open HouseS Saturday 9/20 | 1-4pm Sunday 9/21 | 1-4pm Tuesday 9/23 | 11-2pm Tucked within the gated, sought-after Mews community of Atwater Village, this modern residence by acclaimed architects Corsini and Stark offers a rare blend of privacy, serenity, and refined indoor-outdoor living. Thoughtfully designed, the home welcomes you with a private courtyard that sets a calming tone from the moment you arrive. Inside, soaring ceilings and expansive glass sliders flood the space with natural light and seamlessly connect the interiors to the outdoors. With an open-concept layout, polished concrete floors run throughout the living and dining areas. The sleek kitchen features wood cabinetry, stainless steel appliances, and a large island. A well-positioned powder room adds convenience for guests. Just beyond, a second patio surrounded by lush landscaping flows directly from the main living space, effortlessly pulling the outdoors in. Property Info Upstairs, the primary suite is a true retreat with clerestory windows and breathtaking views of the surrounding hills. The en-suite bath features a dual vanity, soaking tub, and separate stand-up shower. Two additional bedrooms, a full bathroom, and a laundry closet round out the second floor. Additional features include solar panels, direct entry to the 2-car garage, and low-maintenance grounds. Located moments from Griffith Park, Frogtown, the LA River bike and pedestrian path, and favorite local spots like Proof Bakery, Cafecito Organico, Spina, and Dune. This home blends calm, curated design with the vibrancy of city living.

Jeremiah & Renee Vancans REALTOR® DRE 01944484 | 02102230 M: 310.363.1416 | 714.290.4513 jeremiah@vancansgroup.com renee@vancansgroup.com

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material is intended for informational purposes only and is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to the accuracy of any description or measurements (including square footage). This is not intended to solicit property already listed. No financial or legal advice provided. Equal Housing Opportunity. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions.

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A Peaceful Pasadena Retreat in Linda Vista

Single-level elegance with a spa, koi pond, studio, and lush outdoor spaces. 🏡

Hey friends, I’m excited to share my newest listing in the prestigious Linda Vista neighborhood of Pasadena!   This beautifully updated single-level traditional blends timeless style with luxurious finishes, offering effortless indoor-outdoor living in one of Pasadena’s most desirable neighborhoods. Set on a large, private lot and surrounded by lush landscaping and towering trees, this home is a true retreat designed for comfort, connection, and everyday elegance. 1265 Inverness Dr 4 Bed | 4 Bath | 3,195 Sq Ft | Detached Studio | Koi Pond & Spa Offered at $3,350,000 📄 Want more details on this home? 👉 View the full property info here   Inside you’ll find: 🛋️ A spacious layout with hardwood floors and natural light throughout 🔥 Formal living room with fireplace and French doors to the backyard 👨‍🍳 Chef’s kitchen with center island, farmhouse sink, and charming breakfast nook 🛏️ Private bedroom wing with expansive primary suite and spa-like bath 🎶 Family room with built-in speakers and adjacent powder room   Outside is a true sanctuary:   🐟 Koi pond with a gentle waterfall 🛁 Oversized in-ground spa under the trees 🍽️ Built-in BBQ and covered patio for entertaining 🎨 Detached custom-built structure for a home office, studio, or creative retreat 🌳 Flat, grassy front yard perfect for lounging or playing with your family   📍 The Location All just minutes from the Rose Bowl, Brookside Park, and a number of renowned schools.     📆 Open House Schedule Come see this stunning Pasadena retreat in person!  I’ll be hosting open houses on the following dates: Saturday, June 28th – 2 to 4 PM Sunday, June 29th  – 1 to 4 PM 📅 Schedule a Tour Want to experience this home in person outside of the open house times? Book a private showing that fits your schedule. 👉 Schedule a Tour 👉 View the full property info here Jeremiah Vancans Real Estate Agent Vancans Group | Compass jeremiah@vancansgroup.com vancansgroup.com CELL: 310-363-1416  OFFICE: 310-299-9305 DRE: 01944484 Renee Vancans Real Estate Agent Vancans Group | Compass renee@vancansgroup.com vancansgroup.com CELL: 714-290-4513 DRE: 02102230   ✅ Check This Out!   🏠 My 4 Steps to Marketing a Home Want to see how I prep, position, and present homes for maximum impact? 👉 Check out this video 🏠 Property Alerts for Buyers Get real-time updates on new listings tailored to your preferences. 👉 Sign Up for Alerts 📊 Market Insights & Seller Reports See current home prices, trends, and local stats — plus get a personalized report on your home’s value. 👉 View Market Insights and Seller Report 📈 Home Equity Report Track your home’s value, current equity, outstanding loan balances, and leverage opportunities — updated monthly. 👉 Get Your Equity Report ⭐ Trusted by Clients: With over 200 five-star reviews, our past clients rave about our exceptional customer service and commitment to transparent transactions. See why we’re their top choice! REVIEWS VANCANSGROUP.COM Our mailing address is: Vancans Group | Compass 8560 Sunset Blvd, 3rd Floor  West Hollywood, CA 90069 Want to change how you receive these emails? You can update your preferences or unsubscribe from this list.

LA Market Shift: What Buyers & Sellers Should Know

📊 Buyers have leverage, but sellers still have a shot—here’s the breakdown

In LA, the tables are turning for buyers If you’ve been dreaming of lowballing a home offer without getting ghosted by the agent, your time has come.  Redfin reports there are nearly 500,000 more home sellers than buyers in the U.S.  This is the biggest gap on record and LA is no exception. With a bump in inventory and buyers pulling back, LA’s housing scene seems to be flipping.  Redfin earlier this month predicted that home prices will drop 1% year over year by the end of 2025, and the growing imbalance between buyers and sellers is the basis for that prediction.  When sellers are competing for a small pool of buyers, that indicates a buyer’s market. And when it’s a buyer’s market, home prices can fall because buyers have negotiating power.   🔑 Why this is happening: 🏦 Mortgage rates are still hovering around 6.87%, pricing out many would-be buyers 💸 LA’s median home price remains high, too high for many to stomach 🔁 Pandemic-era sellers with low rates are listing due to job changes, life shifts, and now, adjustable-rate mortgages that are coming due 💵  Economic uncertainty: tariffs, stock market volatility, and inflation are making buyers cautious and slowing decisions in a shifting environment 📉 Specifically in LA: 🏠 There are 27% more single-family sellers than buyers 🏢 Condo listings outweigh buyer interest significantly 🕰️ 44% of homes listed in April sat for 60+ days, the longest April wait since 2020 💰 Sellers are clinging to outdated price comps, scaring off realistic offers   💭 My Take: It’s a shifting market. Some homes are still getting multiple offers, usually when they’re priced aggressively low and have the it-factors: charm, good design, a great street in a sought-after area. The kind of house buyers wait out for. But overall, more homes are sitting on the market, inventory is climbing, and things are tilting toward a buyer’s market. It’s been a minute, but we’re here now. Market conditions are constantly changing. Buyers, this is your moment to make moves while there’s less competition. If you own a home and are worried about your equity, remember: this is just a moment in time, and it will pass. 😎 Buyers: Tips on negotiating smart in today’s market → 🏡 Sellers: My top pricing and prep strategies → 👉 Let’s Make a Game Plan Jeremiah Vancans Real Estate Agent Vancans Group | Compass jeremiah@vancansgroup.com vancansgroup.com CELL: 310-363-1416  OFFICE: 310-299-9305 DRE: 01944484 📍 Your Real Estate Toolkit 🔑  6 Buyer Negotiation Tips Ready to make an offer? These tips will help you negotiate like a pro—even in a shifting market. 👉 Read the Tips 🔔 Property Alerts for Buyers Get real-time updates on new listings that match your must-haves. 👉 Sign Up for Alerts 📊 Market Insights & Seller Reports Explore local trends, price shifts, and get a custom report on your home’s value. 👉 View Market Insights   📈 Home Equity Report Track your home’s value, equity, loan balance, and potential—all in one monthly update. 👉 Get Your Equity Report   ⭐ Trusted by Clients: With over 200 five-star reviews, our past clients rave about our exceptional customer service and commitment to transparent transactions. See why we’re their top choice! REVIEWS VANCANSGROUP.COM Our mailing address is: Vancans Group | Compass 8560 Sunset Blvd, 3rd Floor  West Hollywood, CA 90069 Want to change how you receive these emails? You can update your preferences or unsubscribe from this list.

How to Negotiate Like a Pro in a Buyer’s Market

We always aim to bring real value to our buyers. Not just by finding the right home, but by helping you negotiate the best possible terms. In today’s market, there’s more room for negotiation, and the right strategy can save you thousands. Here are six smart approaches we can use to your advantage:

1. Ask for Seller Paid Closing Costs
Sellers can contribute toward your closing costs as a flat amount or a percentage. This lowers your upfront cash requirement and is a common win in today’s market.

2. Negotiate Repair Credits or Prepaid Work
If the home needs updates or the inspection turns up issues, we can ask for a credit at closing or have repairs completed by the seller before closing. It’s a cleaner way to keep the deal moving without overpaying.

3. Use Appraisal Gaps as Leverage
When a home appraises below the contract price, we can renegotiate. Whether it’s a price reduction, a credit, or other concessions, this is often a second chance to improve the terms.

4. Offer Leaseback Flexibility
If the seller needs more time to move, we can offer a short leaseback after closing in exchange for a better deal. Flexibility on your end can unlock savings.

5. Trade Speed and Certainty for Value
If you’re pre-approved, light on contingencies, and able to close quickly, we can use that certainty to negotiate stronger terms. Many sellers will value a smooth close over a slightly higher offer.

6. Request a Rate Buydown
We can ask the seller to pay points toward lowering your mortgage rate. This can significantly reduce your monthly payment and may cost the seller less than a direct price cut.

Let us know if you'd like to talk more about how we can apply these to your search. We’re here to help you make confident, informed decisions every step of the way.

Just Listed in Glassell Park — Modern Craftsman Retreat 🛁🌿

Vaulted ceilings, a cedar-wrapped hot tub, bonus studio, and walkable to LA’s favorite hotspots — come see what makes this home unforgettable.

👋 Hey friends, I’m excited to share my newest listing in the Flats of Glassell Park! This fully reimagined Modern Craftsman blends timeless charm with fresh contemporary design. All set on a large lot in one of LA’s most creative and connected neighborhoods.   🏡 2814 Moss Avenue 3 Bed | 3 Bath | Bonus Studio | Hot Tub   Inside you’ll find: ✔️ 17-foot vaulted ceilings & wide-plank oak floors ✔️ Skylights and an open concept floor plan ✔️ Designer kitchen with quartz countertops, hand-painted tile, Bertazzoni range & Miele fridge ✔️ Primary suite with handcrafted cement tile and direct access to the backyard deck ✔️ Powder room for guests 📄 Want more details on this home? 👉 View the full property info here 🌿 Backyard Goals The outdoor space has been reimagined for both relaxation and creativity — featuring: ✔️ Mahogany decks ✔️ Cedar-wrapped hot tub ✔️ Cement planter boxes & raised garden beds ✔️ A 360 sq ft converted garage with 16-foot glass sliders — ideal as an office, studio, or gym   ✨ Plus: Paid-off solar EV charger Outdoor shower Retrofitted foundation New electric panels Drought-tolerant landscaping with desert willow, palo verde, Aussie willow, cactus, and acacia   📍 The Location Walkable to some of Northeast LA's favorite spots: Dunsmoor, The Grant, Bub and Grandma’s, Lemon Poppy Kitchen, and Wife and the Somm     📆 Open House Schedule Come see this stunning Glassell Park retreat in person! I’ll be hosting open houses on the following dates: Saturday, May 17 – 2:00 PM to 4:00 PM Sunday, May 18 – 2:00 PM to 4:00 PM Tuesday, May 20 – 11:00 AM to 2:00 PM Thursday, May 22 – 5:30 PM to 7:30 PM Saturday, May 24 – 2:00 PM to 4:00 PM Sunday, May 25 – 2:00 PM to 4:00 PM 📅 Schedule a Tour Want to experience this home in person outside of the open house times? Book a private showing that fits your schedule. 👉 Schedule a Tour Jeremiah Vancans Real Estate Agent Vancans Group | Compass jeremiah@vancansgroup.com vancansgroup.com CELL: 310-363-1416  OFFICE: 310-299-9305 DRE: 01944484 ✅ Check This Out! 🎥 Check out my video on how I prepped the photos for this home! 👉 Watch the video here 🏠 My 4 Steps to Marketing a Home Want to see how I prep, position, and present homes for maximum impact? 👉 Check out this video 🏠 Property Alerts for Buyers Get real-time updates on new listings tailored to your preferences. 👉 Sign Up for Alerts 📊 Market Insights & Seller Reports See current home prices, trends, and local stats — plus get a personalized report on your home’s value. 👉 View Market Insights and Seller Report 📈 Home Equity Report Track your home’s value, current equity, outstanding loan balances, and leverage opportunities — updated monthly. 👉 Get Your Equity Report ⭐ Trusted by Clients: With over 200 five-star reviews, our past clients rave about our exceptional customer service and commitment to transparent transactions. See why we’re their top choice! REVIEWS VANCANSGROUP.COM Our mailing address is: Vancans Group | Compass 8560 Sunset Blvd, 3rd Floor  West Hollywood, CA 90069 Want to change how you receive these emails? You can update your preferences or unsubscribe from this list.

Crossword Puzzle - How L.A. Are You?

Constructed with the online crossword puzzle creator from Amuse Labs

Rare Corner Unit w/ Private Yard | Frogtown | $765K

Just Listed

Frogtown 2970 Ripple Place, Unit 101 2 BD 2 BA 1010 SF $765,000 Property Info Open Houses: Tuesday, March 4th 11-2pm Saturday, March 8th 1-4pm Sunday, March 9th 1-4pm Rare corner unit in the gated Riverhouse complex featuring an expansive private patio and landscaped yard, perfect for entertaining, outdoor dining, or creating your own garden retreat. This modern 2 bed 2 bath home is filled with amazing natural light and offers high-end finishes, an open floor plan, and seamless indoor outdoor living. The spacious kitchen with a peninsula effortlessly connects to the dining and living areas, creating a perfect flow for cooking, hosting, and everyday living. As you step into your own private outdoor space, complete with a grassy yard, mature olive tree, and fire pit, you'll be amazed by the tranquility and charm it offers. The primary suite boasts an en-suite bathroom with an oversized shower. The second bedroom and full guest bath provide versatility for guests. Hardwood floors throughout, in-unit laundry, and generous closet space complete the home's thoughtful design. Built in 2016, Riverhouse is a premier gated riverfront community with beautifully designed courtyards, BBQs, an outdoor fireplace, and lounge areas. The secured underground garage includes two parking spaces, personal storage space, secured bike storage, and ample guest parking. With direct access to the LA River bike path, Marsh Park, and top dining spots like Salazar, Spoke Cafe, Lingua Franca, and Frogtown Brewery, this home offers the perfect blend of urban convenience and outdoor lifestyle. Easy access to Silver Lake, Atwater Village, DTLA, and Pasadena makes this a prime location for work and play. This is a unique opportunity to own in one of LA's most vibrant and evolving neighborhoods!

Schedule a showing! Contact me today

Jeremiah Vancans DRE 01944484 REALTOR® M: 310.363.1416 jeremiah@vancansgroup.com

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material is intended for informational purposes only and is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to the accuracy of any description or measurements (including square footage). This is not intended to solicit property already listed. No financial or legal advice provided. Equal Housing Opportunity. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions.

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