If your real estate photos don't dazzle buyers, you've wasted your time. Prospective buyers used to see a listing in a newspaper or local flyer, and then drive by the home to get a better look. If they liked what they saw, your agent's phone would ring.

Back then, curb appeal was the most important factor. Some extra nosey people might creep up the front step and take a peek in the window but most would use the exterior to extrapolate their first impression of the entire house.

Even agents would use a similar method: when new homes were added to the MLS, all the local real estate agents would flock to the home in a drive by as well. They would check out the house, get an overall impression and then consider whether it was a good match for any of their clients.

But that's changed. Now, both agents and buyers look at the photos of your house, inside and out, before they ever drive to your neighborhood. Instead of judging your home simply on the adorable tree in the yard and whether you painted this year, they are looking at every single room. If your pictures don't impress, you will never hear from that buyer.

Let's take a look at a couple examples of how a poor quality photo can undermine your entire sale:

Examples: Out of Focus / Poor Quality & Too Dark

But those show the room just fine, right? Wrong. Buyers aren't going to analyze your photos and see your home the way you do. They don't look at a dark photo and imagine the room with more light, and they certainly aren't seeing clearly with a bad quality image. Most people spend less than a second looking at a photo, which means you have to make an instant impression.

So, what does that room actually look like?

Example: Fantastic Professional Photo

It's the interior of an expensive luxury home and the original photo was taken by a professional photographer. You can really see how the poor example photos above undermined the actual beauty of this room. And if your home isn't a stunner in the first place, the effects of a bad photo are even worse.

Don't even think of taking your photos with an iPhone or Blackberry, and fire anyone who mentions the word "Instagram." Also forget about using the pictures you took last winter, and absolutely don't list your home until you have the perfect photos. If you don't know how to take a great photo, this isn't the time to learn—instead, hire a pro. The investment is worth it.

Even in Orange County's super seller's market there are still properties that are taking time to sell. Before your judge your neighbor or beat yourself up over your failure to sell, let's take a closer look at what's actually happening in the market.

When we evaluate the current market and talk about what's going on, we often look at in broad terms. By looking at all the homes together, it's easier to report overall trends and give advice that applies to most people. But Orange County currently has three distinct price markets that are in play: homes below $750k, homes between $750k - $1.5M, and homes over $1.5 Million. While all three markets are linked and follow the same overall trends, the way they behave is slightly different.

Here's a quick look at what was happening in these three markets just last week, on November 21:

As you can see, the largest portion of the market is the under $750k market, which is absolutely thriving. It makes up the majority of the inventory and this is the market that media is usually talking about. But hang on! While 5.57 months may seem like a long time for a luxury home to be kicking around, let's take a look at these same markets one year ago (Nov. 23, 2011):

...Whoa. There's some perspective. The market now is completely different than it was then, and you can really see what the difference a low inventory makes all across the board. We'll do the math for you on what that means:

• $0 - $750k: Homes are selling 2077% faster
• $750k - $1.5M: Mid-range homes are selling 151% faster
• $1.5M +: Luxury homes are selling 148% faster

In the majority of cases, higher-end homes follow the same overall trends that are seen in less expensive markets, but the effects aren't as severe. While this means you may still have to wait a few months to see new neighbors in those luxury homes, that doesn't mean these sales are suffering. All selling markets are strongly benefitting from the lower inventory, regardless of price point.

We would love to talk to you more about the current market or send you our regular market update report. Contact us online to request more information!

We're going to tell you something you already know: one of the best real estate investment strategies is to buy a home in a community that isn't popular now, yet will be in the next few years. But unless you possess psychic powers, there's no guarantee of which neighborhoods are next on the top lists. Luckily for you, we've been in the business for decades and know some tips to help you spot the next great community.

1. New major chains are opening. Companies like Starbucks take their franchising seriously, which means they thoroughly research an area before settling down routes. Piggy-back on their extensive market analysis by keeping an eye out for neighborhoods with new stores opening.

2. Large student, artist and young adult populations. Let's face it, young adults are usually looking for cheap rent in safe neighborhoods, and their friends have the insider intel on finding it. This means they're the grassroots in fringe communities that are about to become the next big thing. Students migrate first to areas they can afford, then fall in love with the neighborhood after it has been home sweet home for a few years. When you have hundreds of talented and educated people putting down roots, the neighborhood starts to improve and a vibrant community is born.

3. Ask your friends where they'd never live. Then find out why. Once you have a list of the least desirable neighborhoods, do some research. Evaluate crime stats, check out property values and figure out whether the reputation actually holds true to the neighborhood. Neighborhoods that used to be bad often have a rep that lingers for years after, for no real reason. People eventually realize their assumptions are unfounded and property values rocket.

4. Talk to your trusted real estate agent. We live and breathe this market, which means we see the trends first. We know what communities your neighbors are trying to move to and what houses can't stay on the market. If you're looking for the next hot area, talk to your local real estate agent. They might know just the place.

Now, this doesn't mean you can count on a community to be the next big thing just because you see an artsy-looking student drinking Starbucks. But it does give you a launching point for consideration and a good place, literally, to start doing research. Good luck out there!

The home inventory in Orange County is starting to make people nervous, as the figures have dropped to a record low. With only 3,753 homes for sale in the entire county, the demand for well-priced property is hot and the O.C. has turned into a super seller's market.

Where have all the homes gone?

Nowhere! They're still right there. Homeowners simply aren't listing their real estate, despite the rising values. A lot of people are just starting to get comfortable again after the housing market's 2007 crash, and aren't motivated to sell yet. Orange County is settling in, the economy is gradually recovering and the current residents plan to stick around for awhile, plain and simple.

When will this let up?

We don't know. Real estate analysts are expecting this anemic market to continue into 2013 and are anticipating low inventory for at least the first part of the next year.

Does this mean I'm going to lose my home?

You will not lose your home as a result of low inventory. We don't know your specific financial circumstance, so it's impossible for us to promise you won't lose your home in the next few months. However, a super seller's market doesn't put any extra pressure on existing home owners and won't result in a flood of foreclosures or distressed properties. In fact, the number of distressed properties on the market has also dropped in recent months. (If you are worried about losing your home, please contact us! We have decades of experience with distressed properties and can talk to you about your options.)

Is this because of the election?

No.

So, what should I do?

Be patient. Regardless of where you are in your life, the current real estate market is going to take patience, perseverance and expertise to navigate. Patience will help you ride out the current trends or it will help you find your dream home within this competitive super seller's market. If you're looking to buy or sell in the near future, hire an experienced real estate team to guide you and ensure you know all the facts before you make any moves.

What's my home worth right now?

Fill out our Home Evaluation form and we'll be in touch with you shortly to let you know your home is worth in today's super seller's market.

If you're interested in receiving regular market updates for the Orange County region, contact us now! We will gladly add you to our mailing list to keep you informed of all the latest real estate trends.

Orange County is experiencing one of the strongest seller's markets we've seen in years and it's easy to sell your property for a little bit extra. But eager home owners are pricing their homes too high and, in turn, are negatively affecting the market—and their sale!

So what happens to overpriced homes? Almost nothing. They sit on the market, stagnant, and rack up the number of days unsold. As time goes on and this number increases, the real estate looks less desirable and some buyers won't even look at the property. They'll assume there's a big flaw that's causing other people to turn down the home. People want to feel like they're getting a good deal and a home that remains unsold after several weeks will rarely seem like a fortunate discovery.

In the end, overpriced homes are often sold for less than the market value. This is a direct result of having your most motivated buyers move on during the most productive stage of home-selling. When a home is first listed, the best buyers will show up right away. If the price is too high and they move on, lowering the price later won't draw them back. Even if they haven't found a different home, their enthusiasm for your house will have dwindled and they might not consider an offer.

Overpriced homes can also help your neighbor sell their home. Savvy real estate agents will tour their clients through overpriced homes simply to make other homes look more desirable. By showing their client your home and then taking them to Bob's comparable-but-less-expensive home down the street, buyers are more likely to snap up the "bargain" they found at Bob's. If you're seeing a lot of traffic to your home but no actual offers, consider the larger role your home may be playing in the market.

The overall root of the overpricing issue tends to be a misunderstanding of how an overpriced home can actually hurt, more than it helps. Inexperienced sellers think of a seller's market as a way to make a quick buck, assuming they can lower the price if needed. This oversight lacks an understanding of how the market works and the long-term implications of their actions.

In addition, a lot of sellers simply have the math wrong. Home values have risen about 6 percent in Orange County and sellers are consequently trying to price their homes at 6 percent higher than the price of similar sold listings. But the 6 percent is the annual rate of increase, which means sellers need to be looking at comparable homes that sold around this time last year, not last month or last week.

If your home isn't selling in a seller's market, call your real estate agent. Something's amiss, and it's probably your price.

Are you interested in receiving regular market updates for Orange County? Message us online to let us know and we'll be happy to add you to our mailing list!

The whole world is watching Hurricane Sandy, and now we're watching our local Orange County heroes too.

Orange County search and rescue teams have responded to the post-tropical cyclone, with 75 individuals prepared to help at a moment's notice. These individuals have specialty training in disaster assistance, medical aid and search and rescue activities. Our heroes are highly experienced, many of which previously assisted with Hurricanes Katrina and Ivan.

Three members of Orange County search-and-rescue teams were already requested by the Federal Emergency Management Agency, and have been deployed to the East Coast for duty. There, they will assist families and help restore the communities that are being negatively affected by Hurricane Sandy.

The California National Guard has also provided assistance, deploying several aircraft and helicopters to assist the efforts. Two Pararescue teams were sent to North Carolina yesterday and will now be helping Hurricane Sandy victims as well.

From across the nation, our feelings are mixed. Our hearts go out to the families affected by Hurricane Sandy, as we continue to be grateful and thankful for the wonderful people in our lives. We're proud to be part of such a fantastic community and sincerely thank our local S&R teams for their ongoing courage and dedication to our nation.

Stay safe.

Did you see us mentioned in the Sept 10 issue of the Orange County Business Journal? In case you missed it, you can now check it out online!

We love a good success story and were happy to help this family find the gorgeous home they've always wanted.

Click on the article to the right to read the full story!

Short sales are being swept off the market with record speeds, and the expected market time is down to 13 days. That means that the bounty of short sale homes is slim and the likelihood of getting a phenomenal deal is even slimmer. We've talked a lot about the Orange County's seller's market in recent weeks and even the demise of the foreclosure market, and now it's short sales on our radar.

This is good news for the overall market because it means that short sales will be priced closer to their actual market value, which will in turn have a positive affect on the entire community. When a house is being appraised, the value of neighboring houses has a strong effect on the overall property value.

With an abundance of short sales being purchased at below their true value, the property values of entire communities began to sag. Now that the dominance of short sales is over and prices are rising again, these communities can return to their former glory and may even surpass previous appraisal values.

If your heart is set on finding a short sale home, we do have an idea of where you can start your quest. Here's a list of the South Orange County communities that still have the highest percentage of homes in the distressed (short sale or foreclosure) category:

• Lake Forest: 31.0%
• Foothill Ranch: 30.0%
• Ladera Ranch: 26.8%
• Portola Hills: 25.0%
• Aliso Viejo: 23.7%
• Laguna Hills: 20.5%

We recommend not wasting your time trying to find distressed properties in Laguna Beach (6%), Dana Point (7.9%), or Newport Beach (3.9%), as these communities have the lowest percentage of distressed homes in the region.

Consider yourself warned! Finding and securing a distressed property in this market won't be easy. Contact us onlineor call us at 1-877-442-5652 and we'll help you navigate the current real estate market with finesse.

If you're interested in receiving regular Orange County market updates, let us know! We release reports regularly and would be happy to add you to our mailing list.

Congratulations to Aliso Creek Trail! Come out and join your fellow community members this Thursday in celebration of the Aliso Creek Regional Trail as it officially becomes a National Recreational Trail. The U.S. Secretary of the Interior just recognized this trail as one of the five best recreational trails in the entire country.

Everyone is welcome to join the celebrations on October 18 at 10 am, when Orange County residents will be gathering to walk, bike, and horseback ride the trail in unison. Together, local citizens will appreciate this fabulous feature and celebrate the Aliso Creek National Trail designation.

The Aliso Creek Trail is one of the many reasons we love south Orange County and we're glad that this fantastic recreational destination is receiving the recognition that it deserves. The 15 mile trail meanders through Lake Forest, Mission Viejo, Laguna Hills, Aliso Viejo and Laguna Niguel, making it a fantastic outdoor venue for the local residents of these prominent communities.

Let us know if you go to the Aliso Creek Trail Celebration in a comment below!

There's no doubt Orange County is currently in a seller's market, but that doesn't mean everything is selling. The average expected market time is a mere 39 days and we haven't seen lows like that since May 2005, yet some listings are stagnant. Why?

Simply put, opportunistic sellers are attempting to sell their homes at well above their market value. Appreciation of value is something that takes time and simply saying that your home is worth 20% more than it was in last year's market doesn't actually make it so, even if buyer demand is high. Buyers may recognize the need to invest a little more due to the record low inventory rate, but it doesn't mean they are going to let themselves be blatantly ripped off.

Even in a seller's market, homes need to be priced competitively. By pricing a home right, competing offers can drive up the value of offers and result in a home being sold quickly and above listing price. Some sellers underestimate the value of this competition factor and miss the big picture of how the market actually works, jumping straight to an overpriced home. That's not going to work.

It always comes down to the listing price—any home will sell for the right price within the current market. You may find the occasional home that does manage to sell for an extremely inflated price but it's a one-off. If you've listed a home in the current market and you haven't sold within that 39 day threshold, it's time to re-evaluate your pricing strategy.

These trends are abnormal, so we're still uncertain when Orange County is going to turn back into a buyer's market. But in the meantime, sellers need to remember the basics of real estate and how competitive pricing works. We're always happy to help our clients find the right price for their home, which will be true of any good real estate agent. If your home isn't selling, go back to the basics and take a look at your price.

Are you interested in receiving regular market reports for the Orange County real estate market? Contact us today and we'll send you our regular market updates!