Advice for home owners • February 3, 2025

Which real estate agent should I hire to sell my Huntington Beach home?

by Scot Campbell

February 2, 2025 | 714-336-0394 | Scot@CampbellRealtors.com | Broker of Record – Coldwell Banker-Campbell Realtors

It is a pleasure to answer this question because I am a Huntington Beach Realtor who stands out from all the rest.

There are many estate agents you can hire to sell your Huntington Beach home, but which one is right for you?

Certainly, not all real estate agents are the same. You might have a family member that is an agent who you can trust, but they are not an expert in your area… and they do not do very many sales. In your neighborhood there are new agents who have closed no sales, and a few older agents who have closed 100s. Some agents are very nice, and others who are not as nice. Some agents will tell you to just sell your property “as-is”, and others will help you prepare your home for the market recommending improvements that have a positive return on investment. Some agents use an old phone to take pictures, and others use a professional photographer to create an amazing image package for their listings. Some agents just input the home into the Realtor MLS and do no other advertising. A few top agents have a 12 channel advertising program to ensure all the best buyers learn about the property.

So, when choosing a real estate agent to sell your Huntington Beach home, you can consider their experience, reputation, and services. You can also research their marketing plan and ask for a list of recent clients.

Experience

Scot Campbell: Has a total of 38 years of experience, and is at Coldwell Banker.
He received his State of California real estate license in 1986 and obtained his State of California real estate broker’s license in 1990.
He was Certified by the State of California to do real estate appraisals in 1992.

Reputation

Clients love Scot Campbell: Nice and easy to work with. He is the Realtor recommended by your Huntington Beach friends, family, and neighbors.
He works at the conveniently located Coldwell Banker-Campbell Realtors office on Pacific Coast Highway that you have passed by many times when driving around town.
He has all 5-Star Reviews from his past clients on Google and Zillow.
There are many testimonials on his website from recent satisfied clients.

Services

Comparative Market Analysis (CMA): Scot Campbell has a Free Instant Home Value tool on his website that shows you the recent sales in your neighborhood, and provides 3 separate valuation estimates. The system is powered by Black Knight and is considered to have the highest quality data in the industry. For homeowners who want to more thorough and precise home value estimate, Scot will come tour the home, then select the best and most recent sales comparables in your immediate neighborhood to provide you with a very accurate home value estimate.
Marketing: Scot Campbell starts the marketing process of your home by helping to prepare it for the market including recommended enhancements & repairs. Then he works with a stager to best illustrate the livability of the home and has the home professionally photographed including HDRI enhanced still images, aerial drone images, 3D tour, 2D floorplan drawing, and video. Finally, he implements his 12 channel advertising program.
Advertising: Online Exposure (Zillow, realtor.com, homes.com, Trulia, and 1000s more), Single Property Website, Broker Preview, Realtor MLS, Area Realtor Notification, Open House, For Sale Sign, YouTube Videos, Social Media, Direct Mail, Geofence Targeting, eMail Marketing, Text Messaging, and beautiful full color Property Brochure.
Negotiation: Scot Campbell negotiates effectively on your behalf. Many times a successful negotiation starts with listening to the other side. By conceding to opposing requests that cost little or no money, it is sometimes possible to gain concessions on items which are most important to the client… usually the price.
Guidance: Scot Campbell has brokered over 3,500 homes. He effectively guides clients through the inspections, disclosures, escrow, and finalization of the transaction.
Local knowledge: Scot Campbell understands there are important considerations that buyers have in determining where to live. School districts, nearby recreation, shopping, and neighborhood vibe are all important. He has the local knowledge to help buyers understand why your property’s location is suited to their desires.

Other things to consider

Awards: Scot Campbell was ranked as the #1 individual real estate agent in Huntington Beach in 2024 by the Real Trends verified city rankings.

Education: Scot Campbell has a Bachelor of Arts degree in real estate finance from California State University, Fullerton. He did his graduate studies in Real Estate Economics. His education includes much more completed real estate related classwork than most other real estate professionals in California.

Licensed Broker: Scot Campbell is a licensed real estate broker. Most other Realtors you will encounter in Huntington Beach have a real estate sale license, and must work under a supervising broker. In order to sit for the broker’s exam in the State of California, the applicant must have completed eight college level real estate courses and have documented four years of full time real estate sales experience.

Office Location: Scot Campbell has a brick and mortar office at 1720 Pacific Coast Highway in Huntington Beach with free parking and highly accessible bottom floor office with no stairs for customers to climb.

Individual Agent: When you hire Scot Campbell as your Realtor, he is the agent you will be working with on your transaction. Unlike the Big Teams, you do not have to worry about your file being delegated to a less experienced or recently licensed agent.

Advice for home buyers • February 2, 2025

What does the NAR Settlement Means for me as a Home Buyer?

by Scot Campbell

February 2, 2025 | 714-336-0394 | Scot@CampbellRealtors.com | Broker of Record – Coldwell Banker-Campbell Realtors

NAR’s recent settlement has led to several changes related to broker commissions that benefit both buyers and sellers.

The California legislature passed Assembly Bill 2992 as a result of the NAR settlement, and it went into effect on January 1, 2025.

As a home buyer, you have a wide range of choices when it comes to the agent you hire to help you purchase a home.

Not all buyers need the same level of service, and not all Buyer Agents can offer the level of service you will receive if you hire a Top Individual Agent in your market area.

Buyers benefit from the New Rules because they can select the Buyer Agent that best meets their needs with a maximum commission rate determined by the Buyer (not the Seller).

Agents who are REALTORS® are a trusted source of advice and stand ready to help you navigate this complex process and make the choices that work best for you.

Here is what the settlement and AB 2992 means for home buyers:

Buyer Agents cannot show / tour properties with buyers until a Buyer Representation has been signed by the Buyer Agent and the Buyer.
The amount of the Buyer Agent Compensation will be determined by negotiation between the Buyer and Buyer Agent and memorialized in a written Buyer Representation Agreement.
Since the Buyer must agree to the amount of the commission being paid, it is possible that commission rates will be lower for some Buyer Agents.
The seller still has a choice of offering compensation to Buyer Agents, but the offer of compensation will not be an irrevocable commission published in the Realtor MLS.
If the Seller does not offer Buyer Agent Compensation, the Buyer will be required to pay the commission in escrow per the terms of the Buyer Representation Agreement.
If the Seller refuses to pay the Buyer Agent Compensation, this will reduce the amount of available funds for down payment and closing costs (which could result in a reduction in the maximum price the buyer can pay for the home).
If the Seller pays the commission, this will maximize the number of buyers who can afford to purchase the home.
When your Buyer Agent contacts Listing Agents for showing instructions on the homes you want to see, your agent should verify the Seller’s willingness to pay compensation to your Buyer Agent.
The new Best Practice in the industry is ask the Seller to pay the agreed Buyer Agent Compensation in the Residential Purchase Agreement.
Your Buyer Representation Agreement can be written to incentivize your Buyer Agent to find Off-Market homes for your consideration.
If you hire a Buyer Agent who is skilled in finding Off-Market homes, you have a much better chance of purchasing a home that meets your needs in a location you love. Off-Market homes often sell for less money than homes published in the Realtor MLS.

The settlement practice changes went into effect August 17, 2024 and AB 2992 went into effect on January 1, 2025.

Here is what the settlement doesn’t change:

Buyers still want to purchase homes, Sellers still want to sell homes.
Agents who are REALTORS® are still here to help you navigate the process of buying a home and are ethically obligated to work in your best interest.
REALTOR® still abide by the REALTOR® Code of Ethics and have clear and transparent discussions with you about compensation.
Payment of commissions can be handled in such a way that effective buyer purchasing power remains the same.
In most transactions, the seller pays the Buyer Agent Commission in escrow as has been done in the past.
Buyer Agents will still work hard to find you a your home, and perhaps harder if you authorize him/her to locate Off-Market homes for your consideration.
With your consent, the agent you hire can act as a Dual Agent representing both the buyer and seller. This will likely be the case if your Buyer Agent finds you an Off-Market home.

When selecting a Buyer Agent to work with, be sure ask questions about Buyer Agent Compensation, Experience, Education, and ability to locate Off-Market Homes. Ask what information sources and skills the agent intends to use to locate both on-market and off-market homes for your consideration.

Final Thoughts

Finding a home doesn’t have to be overwhelming. By understanding the key steps, you can navigate the process confidently and maximize your home’s value.

Here is a link to my Home Buyer Guide with all the details on the process: https://scotcampbell.com/home-buyer-guide

Important tip: Do not assume listing your home with a big “team” or “group” will result in you working with the most knowledgeable and experienced agent. While the “teams” tout their success in closing many homes and being #1 (in the state, country, or universe), the fact is they have many realtors who give “credit” to just one “team leader”. When listing your home, you may speak to that team leader initially, but your file will most likely be passed to a junior associate for the remainder of the transaction. The junior associate will have nowhere near the education, experience, and skill to be found in a top individual Realtor working in your market. A top individual agent will have assistants that help with photography, marketing, and transaction paperwork, but the important transaction tasks will be handled by the Realtor you hired!

Advice for home owners • February 2, 2025

What does the NAR Commission Settlement Mean for me as a Home Seller?

by Scot Campbell

February 2, 2025 | 714-336-0394 | Scot@CampbellRealtors.com | Broker of Record – Coldwell Banker-Campbell Realtors

NAR’s recent settlement has led to several changes related to broker commissions that benefit sellers.

The California legislature passed Assembly Bill 2992 as a result of the NAR settlement, and it went into effect on January 1, 2025.

As a home seller, you have a wide range of choices when it comes to listing your home.

Agents who are REALTORS® are a trusted source of advice and stand ready to help you navigate this complex process and make the choices that work best for you.

REALTORS® are still here to help you navigate the process of selling your home and are ethically obligated to work in your best interest.

Here is what the settlement and AB 2992 means for home sellers:

Buyer Agents cannot show / tour properties with buyers until a Buyer Representation has been signed by the Buyer Agent and the Buyer.
The amount of the Buyer Agent Compensation will be determined by negotiation between the Buyer and Buyer Agent and memorialized in a written Buyer Representation Agreement.
Since the Buyer must agree to the amount of the commission being paid, it is possible that commission rates will be lower for some Buyer Agents.
You still have the choice of offering compensation to Buyer Agents, but the offer of compensation will no longer be published in the Realtor MLS.
If you refuse to pay the Buyer Agent Compensation, the Buyer will be required to pay the commission in escrow per the terms of the Buyer Representation Agreement. However, if you refuse to pay compensation, this will reduce the amount of funds the buyer has for down payment and closing costs (which could result in a reduction in the maximum price the buyer can pay for your home).
Making it known through your agent that you will pay a commission at close of escrow will increase the number of buyers who are “aware” that they can afford to purchase your home.
When Buyer Agents contact your Listing Agent for showing instructions, you should have a script (approved in advance) that your agent will text to the Buyer Agent in regard to your willingness to pay compensation to the Buyer Agent.
Transparency in your intent to pay a Buyer Agent Commission will increase the marketability of your property, and better incentivize Buyer Agents who are working in good faith to bring you a Buyer for your home.

Here is what the settlement doesn’t change:

Buyers still want to purchase homes.
Payment of commissions can be handled in such a way that effective buyer purchasing power remains the same.
You can pay the Buyer Agent Commission in escrow just as you (and other sellers) have done in the past.
Buyer Agents will still work hard to sell your home.
Your Listing Agent can still advertise your listing via off-MLS platforms such as social media, flyers and websites.
Your Listing Agent can still communicate your intention to offer compensation to Buyer Agents, but your agent cannot include it in the Multiple Listing Service (MLS) or IDX (MLS data linked) Websites.
You can still offer “Buyer Concessions” and have your Listing Agent publish the concessions in the MLS. An example of a concession you could have your agent publish is a Credit to the Buyer in escrow for buyer closing costs.
Compensation for your Listing Agent remains fully negotiable, and with your consent can act as a Dual Agent representing both the buyer and seller.
You still have choices on the commission payable to the Buyer’s Agent. Work with your agent to understand the full range of Buyer Agent compensation choices you have when selling your home, then choose the option you feel best fits your circumstances and marketing strategy.
If your agent is a REALTOR®, they must still abide by the REALTOR® Code of Ethics and have clear and transparent discussions with you about compensation.

When finding an Listing Agent to work with, be sure ask questions about Buyer Agent compensation transparency techniques and discuss what compensation you would like to offer Buyer Agents.

Final Thoughts

Selling your Huntington Beach home doesn’t have to be overwhelming. By understanding the key steps—from pricing and contingencies to commissions and timing—you can navigate the process confidently and maximize your home’s value.

Advice for home owners • January 21, 2025

What are the Most Common Questions people have when selling a Huntington Beach home?

by Scot Campbell

January 20, 2025 | 714-336-0394 | Scot@CampbellRealtors.com | Broker of Record – Coldwell Banker-Campbell Realtors

If you’re having thoughts of selling your home in Huntington Beach, you probably have questions.

This comprehensive FAQ covers everything from pricing and closing costs to selling strategies and market timing. Whether you’re a first-time seller or a seasoned pro, these answers will help you navigate the home-selling process with confidence.

How Much Is My House Worth?

Determining your home’s value is one of the most critical steps when selling. Here are your options:

Consult with a Real Estate Agent: An experienced local Huntington Beach agent will provide a Comparative Market Analysis (CMA) based on recent sales of comparable homes in your neighborhood. There is typically no cost or obligation for requesting a CMA from a real estate agent.

Online Research: Use tools on your agent’s website or other sites like: Zillow & Realtor.com to compare similar properties nearby. Focus on recent sales of homes similar to your home in living area, location, and features.

Get an Appraisal: If there is a lack of good sales comparables or you have a very unique property, a professional home appraiser can provide a much more accurate valuation than Zillow. The appraiser will use Standards of Professional Practice which result in a more precise value estimate when good sales comparables are not available.

What Are Contingencies?

Contingencies are conditions that must be met for a real estate deal to proceed. Common examples include:

Buyer’s Home Sale Contingency: The buyer can cancel the contract if their current home doesn’t sell.
Inspection Contingency: The sale depends on a satisfactory home inspection.
Financing Contingency: The buyer must secure a mortgage for the deal to close.
Disclosure Contingency: The buyer typically has 2 to 5 days to back out of the transaction based on what they read in the disclosure reports.

Contingencies protect buyers and sellers but can slow down the process if not managed carefully. A good experienced real estate agent can manage the contingencies and reduce the time frames significantly. Most importantly, they will have the buyers removed the contingencies in writing as the time frames come to an end. The sooner the buyer has removed all the continencies in writing, the better… and more likely that the property will successfully close escrow.

How Much Are Closing Costs for Sellers?

While buyers typically pay most closing costs, sellers are responsible for key expenses:

Agent Commissions: Usually 4% to 5% of the final sale price, split between the buyer’s and seller’s agents.
Pre-Sale Repairs: Sellers may spend around $5,000 on home prep, such as cleaning, staging, or minor repairs.
Disclosure Reports, HOA Disclosures, and Termite Report can be $250 to $1,000.
Other Costs: Transfer taxes, title insurance, and escrow fees add up to about ½ of one percent of the sale price.
The buyer may ask for general repairs, termite treatment, and wood repairs upon review of their inspections and the termite report. These items vary in cost.

When Is the Best Time to Sell a House in Huntington Beach?

The best time to sell is spring and early summer (March through June). Here’s why:

School Schedules: Families aim to move before the new school year begins.
Curb Appeal: Homes look their best with Huntington Beach’s sunny weather and vibrant landscaping.
Longer Days: More daylight means more time for showings.
2nd Home Buyers: Huntington Beach is a resort area favored by 2nd Home Buyers. They like to purchase and be into the home by early May.

What Is a Home Appraisal?

The appraiser will use Standards of Professional Practice to form a precise value estimate, especially when good sales comparables are available. The appraisal estimates your home’s market value, and is submitted to the lender. The investor who funds the loan wants to verify that the property value aligns with the contract sale price. Appraisers evaluate:

Location, square footage, layout, upgrades, features, and condition of the home
Comparable recent sales of homes similar to your home
The indicated value of your home based on comparison to the similar homes which recently sold in your neighborhood

Appraisals typically cost around $750-$1,500 and are often required by the buyers’ lender.

How Long Does It Take to Sell a House?

The average timeline in Huntington Beach is 30-60 days, depending on market conditions. However, we have many homes which are sold to cash buyers with closings in as little as 14 days. Factors that impact timing include:

Pricing: Accurately priced homes sell faster and receive more offers.
Market Demand: Low inventory or a seller’s market speeds up sales, while a buyer’s market may result in a longer marketing period.
Preparation: Homes with great curb appeal and staging attract more buyers and sell more quickly… often with multiple offers.

How Can I Increase My Home’s Value?

Focus on upgrades that provide the best return on investment:

Decluttering & Cleaning: Removing excess furniture, staging, and cleaning offer the best return.
Fresh Paint and Flooring: Neutral paint and new flooring can make a big impact.
Curb Appeal: Refresh landscaping, repaint the exterior, and repair walkways.
Energy Efficiency & Technology: A new furnace & air conditioning,tankless water heater, and smart home devices.

Who pays Realtor Fees and how much are they?

The seller definitely pays the real estate commission for the Seller’s (Listing) Agent. This agent is in charge of helping to prepare the home for the market, estimating market value, the image package (professional photography, 3D Tour, 2D Floorplan Drawing, drone images, and video), advertising program, showings, open houses, and managing all the aspects of the escrow. The listing agent commission varies from agent-to-agent based on quality of service and experience. Many agents in Huntington Beach quote 2% to 3% for the listing commission depending on the price of the property.

The commission to the buyer’s agent depends upon the meeting of the minds between the buyer and their agent. The amount of the commission will be written into a Buyer Representation Agreement, and in most cases the buyer’s agent will request that the seller pay the buyer agent commission when they write the offer on the home desired by the buyer.

In Huntington Beach the commission for the buyer’s agent payable by the seller can vary from zero to 3% depending on what the buyer and their agent agreed. Some buyers want to pay the commission to their agent direct so that the property tax assessment is lower.

What Should I Disclose to Buyers?

Honesty is key to avoiding legal issues. Always disclose the defects and past repairs that you are aware of and items which may be of concern to the buyer including:

Environmental Hazards: Lead paint, asbestos, radon, or mold
Pest Problems: Termite damage, rodent issues, or infestations
Structural Defects: Roof leaks, plumbing problems, or electrical issues
Neighborhood Information: HOA rules, property disputes, or zoning issues
Insurance claims: Past claims for flooding, fires, or weather damage should be disclosed to the buyer

Final Thoughts

Selling your Huntington Beach home doesn’t have to be overwhelming. By understanding the key steps—from pricing and contingencies to closing costs and timing—you can navigate the process confidently and maximize your home’s value.

Advice for home owners • January 21, 2025

How do I sell my Huntington Beach home to an investor?

by Scot Campbell

January 20, 2025 | 714-336-0394 | Scot@CampbellRealtors.com | Broker of Record – Coldwell Banker-Campbell Realtors

Selling Your Home to a Real Estate Investor in Huntington Beach

Did you get a letter in the mail or see an advertisement from a real estate investor looking to purchase your home?

If you’re looking to sell your home quickly and without the complications of a traditional sale, selling to a real estate investor may be an option worth considering.

Every situation is unique, so understanding the benefits, processes, and costs involved will help you decide if this path aligns with your goals in the Huntington Beach market.

Why Sell to an Investor?

Selling to an investor offers several advantages, particularly if you’re in a situation that requires a fast, uncomplicated transaction. Key benefits include:

Speed of Sale: Investors often purchase homes with cash and in as-is condition, eliminating the need for repairs, inspections, and financing delays. This can significantly expedite the process.
Reduced Commission: Unlike traditional sales, you won’t have to pay a full Buyer Agent commission, which can save you 2 to 3% of the purchase price.
Avoiding Foreclosure or Financial Stress: If you’re facing foreclosure, behind in property tax payments, or facing other financial pressures, selling to an investor can provide a quick solution to resolve the situation.

While not every homeowner will find this option ideal, if your property needs significant repairs, you’re on a tight timeline, or you’re looking to avoid fees, working with an investor might be the right move.

How to Work With an Investor

Real estate investors are professionals looking for properties with strong investment potential. Here are steps to ensure a smooth process when working with an investor:

Consult a Trusted Real Estate Agent: Even if you’re considering an investor who contacted you direct, an experienced agent who understands the Huntington Beach market can guide you through unsolicited offer(s) you received (and procure additional offers from reputable investors). Top individual listings agents have a book of 50 to 200 investors who contact them regularly looking for new projects.
Vet Potential Investors: Do your research. Ask about recent deals they’ve completed, especially for properties similar to yours. Reliable investors will have a proven track record.
Network With Developers and Investment Clubs: Huntington Beach is a desirable market with opportunities for redevelopment. Reaching out to local developers or investment groups can help you connect with interested buyers.
Ask the Right Questions: Find out how the investor plans to use the property (e.g., flipping, renting, or holding) and whether their offer aligns with your needs.

A good Realtor can help you sell to an investor for top dollar

A Top Individual real estate agent will contact 50 to 100 active investors regarding your property in addition to MLS and other advertising channels… the goal is to get you multiple offers and a bidding war. Having multiple buyers to choose from is fantastic, because choosing the right investor ensures a smoother transaction and a fair closing price for your home.

Important: Do not hire a big “team” or “group”. While the “teams” tout their success in closing many homes and being #1 (in the state, country, or universe), the fact is they have many realtors who give “credit” to just one “team leader”. When hiring the team, you may speak to that team leader initially, but your file will eventually be passed to a junior associate for the remainder of the transaction. The junior associate will not have anywhere near the education, experience, and skill to be found in a top individual Realtor working in your market.

Costs of Selling to an Investor

One of the biggest advantages of selling to an investor is the reduction in buyer agent commissions since most investors have a buyer agent on staff. However, there are trade-offs to consider:

Discounted Sale Price: Investors typically offer less than market value, as they plan to take on repairs or reposition the property for profit.
Minimal Additional Costs: Unlike traditional sales, you usually won’t need to spend money on repairs, staging, or marketing.

Selling to an investor often means exchanging a higher price for speed and simplicity. This trade-off can be beneficial if you’re prioritizing a quick sale or need to avoid the expenses of preparing your home for the market.

Types of Real Estate Investors

Understanding the different types of investors can help you find the right buyer for your home:

Buy-and-Hold Investors: These investors purchase properties to rent out for long-term income. They focus on neighborhoods with strong rental demand, such as areas near schools, shopping centers, or beaches in Huntington Beach.
House Flippers: Flippers purchase homes at a discount, invest in renovations, and sell quickly for a profit. If your home needs significant repairs or updates, a flipper may see its potential value post-renovation and make you an offer.
Wholesalers: Wholesalers specialize in distressed properties and quick turnarounds. They typically secure a property under contract and resell it to another buyer (during the escrow period), often without completing repairs or taking legal ownership of the property. Wholesalers are opportunists looking to make money at your expense and put little or no skin in the game. If they do not find a buyer that allows them to make a profit, they will cancel escrow and demand return of their deposit using a bogus excuse. It is best to avoid them.

Knowing how your property aligns with these investor strategies can help you negotiate a better deal and find the right buyer.

Full Disclosure is Still Required when selling to an investor

It is essential that you properly disclose your knowledge of the condition of the house using the industry accepted forms during escrow. If you make an error of omission, you can be sued after the closing for thousands of dollars. A good Realtor can make certain you are in compliance with all the disclosure paperwork and procedures. A Seller’s Agent will also estimate the market value, evaluate the terms of unsolicited offers, aid in negotiations, follow-up with the buyer’s lender, and manage the escrow process.

Final Thoughts

Selling your Huntington Beach home to a real estate investor can be a practical option if you’re seeking a quick, hassle-free transaction. Whether you’re facing foreclosure, managing an inherited property, or simply want to avoid the costs of a traditional sale, investors offer speed and convenience in exchange for discounted pricing.

By understanding the process, vetting potential investors, and knowing the types of buyers in the market, you can make an informed decision that aligns with your goals.

In the end, “Make no mistake… the investor is looking to WIN on price at your expense”.

You will get more money for your home if you hire a good Realtor and conduct a conventional sale.

If you are a trustee, executor, or other fiduciary. You may have a responsibility to others to make a good faith effort get top dollar. The quick investor sale may seem like a good idea, but think it over carefully. Your family (beneficiaries) may be very upset if they feel you did not try to get top dollar for the property.

Advice for home owners • January 21, 2025

How can I increase the value of my Huntington Beach property using Smart Home Technology?

by Scot Campbell

January 20, 2025 | 714-336-0394 | Scot@CampbellRealtors.com | Broker of Record – Coldwell Banker-Campbell Realtors

From Wi-Fi to Bye Bye – Smart Home Tech makes your home more valuable and will help it sell faster!

From smart locks to Wi-Fi-controlled lighting, integrating smart home technology into your property can be a powerful way to attract modern buyers. In a competitive market like Huntington Beach, smart tech upgrades offer an affordable, effective way to convey value and convenience to potential buyers—especially millennials, who represent a growing share of the real estate market.

Here’s a look at the pros and cons of adding smart home features to your Huntington Beach property.

Why Smart Tech Sells

Adding smart technology to your home can make it stand out in a crowded market. According to CNET, 81% of homebuyers said they would be more likely to purchase a home if it already included smart home features. For many buyers, smart tech signals a modern, move-in-ready property.

Leading real estate firms are even embracing this trend. For example, Coldwell Banker’s “Smart Home Staging Kits” include popular items like:

Nest Thermostat
Nest Smoke Detector and Security Camera
Lutron Caseta Smart Lighting Kit
August Smart Lock and Wi-Fi Gateway

At an average cost of around $1,000, these upgrades can make a strong first impression while boosting buyer confidence in the home’s value.

Key Smart Devices to Consider

If you’re looking to upgrade your Huntington Beach home, focus on cost-effective and universally appealing devices:

Smart Thermostats: Devices like the Nest Thermostat help buyers save on energy costs and appeal to eco-conscious consumers.

Smart Locks: A smart lock on the front door creates a strong first impression and conveys modern security.

Smart Lighting: Wi-Fi-controlled lighting systems, such as Lutron Caseta, allow buyers to envision convenient, customizable living spaces.

Smart Shades: Wi-Fi controlled window shades available from many manufacturers provide automatic privacy after dark and daylight when the morning arrives.

Smart Audio Controls: WiFi speakers can be integrated into the canned lighting or the house can be wired for whole house audio with built-in speakers and audio receiver. Either way, Smart Home audio systems can control music room-to-room in the home.

Security Cameras: Affordable security cameras, like Ring or Nest, add peace of mind for buyers who value safety.

In all cases, ensure smart devices are intuitive and well-documented. When your home sells you will need to provide written materials and passwords to the buyer.

Keep Instruction Manuals: Leave manuals or links to setup instructions for the new owners.
Factory Reset Devices: Before you hand over the home, you will need to wipe all devices clean and return them to factory settings. The buyer will want to make a fresh start with their own passwords on their own devices.

Final Thoughts

Adding smart home technology to your Huntington Beach property is a smart move when done thoughtfully. Small, strategic upgrades like smart locks, lighting, and thermostats can enhance your home’s appeal, particularly to tech-conscious buyers looking for modern convenience.

Keep the choices simple, focus on user-friendly devices, and remember that a well-wired home can be a win-win for buyers of all ages.

When the time comes to sell, your home will be more desirable. And, I will be here to help you!

Advice for home buyers • January 14, 2025

What tips do you have for long distance Huntington Beach house hunting?

by Scot Campbell

January 9, 2025 | 714-336-0394 | Scot@CampbellRealtors.com | Broker of Record – Coldwell Banker-Campbell Realtors

Here are some Tips for Relocating and Buying a Home in Huntington Beach at the Same Time

Relocating and buying a home simultaneously might feel overwhelming, especially when you’re house hunting from afar. Huntington Beach’s beautiful coastal lifestyle makes it a dream destination for many, but how do you ensure you find the right home and neighborhood remotely? Whether you’re relocating for work, lifestyle, or retirement, here are five practical tips to streamline the process and make your move to Huntington Beach as smooth as possible.

1. Know What You Want

Before diving into research, get crystal clear on your non-negotiables for your new home and neighborhood. Huntington Beach has a variety of communities—from beachside neighborhoods like Downtown and Sunset Beach to family-friendly areas like Goldenwest and Huntington Harbour. Decide on the must-haves that matter most to you:

Home Features: How many bedrooms & baths? Do you need a big lot, small lot, 3 car garage, pool/spa, one story? A backyard for entertaining? Modern finishes, newer construction, move-in ready, or fixer?
Neighborhood Essentials: Are you looking for proximity to the beach, schools, parks, shopping, Central Park, Senior Center, or running trails?
Lifestyle Factors: Will you feel happiest within walking distance of the beach, Pacific City, Main Street’s shops, the Pier, and restaurants, or do you prefer a quieter location with minimal traffic?

Defining these priorities upfront will help you narrow your search and avoid feeling overwhelmed.

2. Research the Neighborhoods

House hunting remotely requires extensive research, and the internet is your best friend. Start with a city map of Huntington Beach to pinpoint neighborhoods that align with your must-haves. Then dig deeper:

Crime Rates and Schools: Even if you don’t have children, areas with good schools retain higher property values. Check resources like GreatSchools.org.
Community Vibe: Visit local forums like Nextdoor or Facebook neighborhood groups. Ask questions about traffic, local amenities, community events, and dining options. Residents often share candid insights you won’t find in a brochure.
Local News and Blogs: Follow local news outlets or lifestyle blogs that cover Huntington Beach events and trends.

Understanding the vibe of each neighborhood will give you confidence when deciding on your new home from afar.

3. Hire a Real Estate Agent Who Knows Huntington Beach Relocations

The right real estate agent will be your greatest asset during this process. Look for a professional with specific experience in relocations and deep knowledge of Huntington Beach’s communities. A relocation-focused agent can:

Help you compare neighborhoods like Downtown Huntington Beach, Seacliff, Huntington Harbour, Edwards Hill, South Huntington Beach, Summerlane, Bolsa Landmark, Huntington Park & Place, and Brightwater.
Provide insights on commute times, traffic, and nearby amenities.
Offer virtual tours and guide you through homes via video chat if you can’t visit in person.

Your agent should act as part advisor, part problem-solver—someone who’s willing to go the extra mile to ensure you feel confident about your decision.

Tip: Ask about relocation services they provide, such as connecting you with moving companies or temporary housing options.

Important tip: Do not assume listing with a big “team” or “group” will result in you working with the most knowledgeable and experienced agent. While the “teams” tout their success in closing many homes and being #1 (in the state, country, or universe), the fact is they have many realtors who give “credit” to just one “team leader”. When listing your home, you may speak to that team leader initially, but your file will most likely be passed to a junior associate for the remainder of the transaction. The junior associate will have nowhere near the education, experience, and skill to be found in a top individual Realtor working in your market. A top individual agent will have assistants that help with photography, marketing, and transaction paperwork, but the important transaction tasks will be handled by the Realtor you hired!

Advice for home owners • January 14, 2025

Should I sell my Huntington Beach home by owner?

by Scot Campbell

January 9, 2025 | 714-336-0394 | Scot@CampbellRealtors.com | Broker of Record – Coldwell Banker-Campbell Realtors

Selling Your Huntington Beach Home FSBO: A Guide for DIY Sellers

Selling your home in Huntington Beach without a real estate agent, also known as going For Sale By Owner (FSBO), can be a great way to save money in a hot market.

With the wealth of resources and tools available online, it’s more achievable than ever for organized, detail-oriented homeowners to handle the selling process themselves.

Perhaps you can save money, perhaps not. So, should you sell your home by owner? Here’s what you need to know to make it work:

Consider the Savings

The most significant cost in selling a home is often the Seller’s Agent commission, which typically ranges from 2% to 3% of the final purchase price. By selling FSBO, you can eliminate the seller’s agent commission, potentially saving thousands of dollars.

However, since most buyers work with agents who also expect a commission, be prepared in your budget to offer 2% to 2.5% buyer’s agent commission.

Cooperating with Buyer Agents by offering a commission will dramatically increase the traffic to your property. This small concession may make the difference in attracting serious buyers.

Some buyers may come to see your home without an agent, consider pricing your home strategically. Offering a slight discount to these “No Agent Buyers” may still allow you to hit your target sale price.

Let’s Talk Negotiations

Selling FSBO gives you the opportunity to negotiate directly with buyers, which can be both a pro and a con depending on your negotiation skills. Here’s why it matters:

Control: As the seller, you’re in direct control of the terms and pricing.
Potential for Savings: Without an agent mediating the process, you might strike a better deal.
Challenges: Negotiating can be stressful, especially if you’re not comfortable discussing money or handling buyer objections. It’s essential to remain professional and firm while keeping the process moving forward.

Keep in mind that buyer’s agents may push harder to secure a lower price for their clients, so staying informed about your home’s true market value will give you confidence during negotiations.

Make-or-Break Marketing

Marketing your home effectively is critical to FSBO success. This includes creating an eye-catching listing, promoting it in the right places, and presenting your home in its best light. Here are key steps:

Photography: Invest in professional photography to showcase your home. High-quality images make your listing stand out online and attract more interest.
Listing Description: Write a compelling, detailed description of your property, highlighting features like proximity to the beach, updated interiors, or neighborhood amenities.
Posting Your Listing: Unfortunately your home will not be in the Realtor MLS, but you can use social media platforms and Craig’s List to advertise your home listing. Also, you can place your listing on local Huntington Beach Facebook groups or community forums.
Staging and Showings: Stage your home for photos and in-person tours to create a welcoming atmosphere. Be prepared to host open houses or private showings.

If marketing feels overwhelming, consider hiring professionals to handle photography, copywriting, or staging. Even with these added costs, FSBO can still result in significant savings compared to working with an agent.

Is FSBO Right for You?

Managing every aspect of selling a home isn’t for everyone. Here are some factors to consider:

Your Skillset: Do you enjoy organization, marketing, and negotiations? If so, FSBO may be a good fit.
Time Commitment: Selling FSBO requires time and effort to coordinate showings, manage inquiries, and handle paperwork.
Market Conditions: Huntington Beach’s competitive market might require extra effort to attract buyers, especially if you’re aiming for a higher price point.

If FSBO doesn’t yield the results you’re hoping for, you can always hire a real estate agent to take over. You’ll gain valuable insights about the selling process along the way, empowering you to work more effectively with an agent if needed.

Understand that there are many real estate agents who follow a business plan of contacting FSBOs to secure home listings. They are experienced telemarketers who will contact you and follow carefully worded script to build rapport. Their goal is to convince you will list with them, but they are not necessarily the best or most experienced listing agent in your area.

If you do not get an acceptable offer within a few weeks and want to get more serious about selling, you should list the home with a Realtor who is one of the Top Individual Agents in Huntington Beach.

Do not list with one of the agents who contacted you when you put you first advertised your home For Sale by Owner.

Partnering with a more experienced individual real estate agent in Huntington Beach will improve your results. A knowledgeable agent brings expertise in the local market, sharp negotiation skills, and access to a much larger network of potential buyers. They’ll guide you through every stage, from market timing, preparing the home, determining the perfect listing price, marketing your home effectively, and managing the escrow to insure the on-time closing. If the Realtor generates multiple offers, the higher “bidding war” sale price may be much more than the commission you save by not hiring a good agent.

Final Thoughts

Selling your home FSBO in Huntington Beach can be a rewarding experience that saves you money and gives you greater control over the process. By understanding the market, pricing strategically, and investing in quality marketing, you can set yourself up for success. If the DIY approach doesn’t work out, hiring an agent remains a viable backup plan, armed with the knowledge and confidence you’ve gained from your FSBO experience.

Once in escrow, you must by State of California statute, provide all the same disclosure information for your home as a For Sale by Owner as you would if the home was listed by a broker.

Essential Consideration: If you do not disclose the defects you are aware of during escrow, the buyer can simply make a list of these undisclosed defects after close of escrow, obtain estimates for repair, and then file a lawsuit against you for the total cost of the repairs.

Stay professional, stand firm, and you’ll be well on your way to closing a deal that reflects the true value of your home.

Yes, selling your Huntington Beach home FSBO can save you some commission money—especially with strong demand for coastal properties. But, all the commission savings and much more can be “lost” if you do not disclosure the material defects in writing. Disclose, disclose, disclose.

Advice for home owners • January 13, 2025

How do I sell my Huntington Beach home by owner?

by Scot Campbell

January 5, 2025 | 714-336-0394 | Scot@CampbellRealtors.com | Broker of Record – Coldwell Banker-Campbell Realtors

“For Sale by Owner” Tips for Huntington Beach Home Sellers

You don’t need to be a professional real estate agent to use many of the same tools and strategies to sell your home.

With the right resources, selling your home For Sale By Owner (FSBO) in Huntington Beach can be straightforward and cost-effective. Here’s how to get started.

Selling FSBO: The Pros and Cons

Before diving in, it’s essential to weigh the benefits and challenges of selling your home without a Realtor:

Pros:

Save on Commission: By skipping the agent, you save 2% to 5% of the sale price on average, potentially keeping more profits for yourself.
Full Control: From pricing to marketing, to arranging the showings, evaluating buyer qualifications, handling the offer paperwork, disclosures, and following up on the lender and escrow, you manage every aspect of the sale process.

Cons:

Possibly No Savings: A good Realtor will reach more prospective home buyers than you will as a For Sale by Owner. If the Realtor would have generated a “bidding war” and multiple offers for you, it is possible that your home would have sold for 5% to 10% more by hiring an agent.
Time-Intensive: Handling all aspects of the sale requires significant effort and attention to detail.
Risk of Undervaluing: Without professional market knowledge, you might sell your home for less than it’s worth.
Possible After Closing Lawsuit: It is essential that you properly disclose your knowledge of the condition of the house using the industry accepted forms. If you make an error of omission, you can be sued after close of escrow. A good Realtor will make sure you are in compliance with disclosure paperwork and procedures.

Step 1: Know Your Home’s Value

Accurately pricing your Huntington Beach home is crucial. Avoid relying solely on automated estimates from Zillow or Redfin, as they may not account for unique local factors. Instead:

Hire an Appraiser: Get a professional evaluation to understand your home’s true value.
Research Comparable Sales: Look at recent sales in neighborhoods like Seacliff, Goldenwest, or Huntington Harbour.

Step 2: Prepare Your Home for Market

First impressions matter. Take these steps to make your home stand out:

Deep Clean and Declutter: Ensure your home sparkles inside and out. Remove personal items to create a neutral space.
Stage Your Home: Highlight your property’s best features, design, and finishes. Distract buyers from noticing floorplan inadequacies by using the correct furnishings and artwork.
Professional Photography: High-quality photos are essential for online listings. Consider hiring a professional photographer to take still, drone, and video images. Create a 3D virtual tour so that out of area buyers can experience the home without traveling.

Step 3: Create a Winning Listing

Craft a compelling property description to attract buyers:

Highlight Features: Mention key upgrades like stainless steel appliances, air conditioning, pool/spa, flooring, smart home features, energy-efficient windows, or a remodeled kitchen.
Focus on Lifestyle: Emphasize the benefits of living in Huntington Beach, such as proximity to the beach, pier, shopping, parks, and top-rated schools.
Keep It Concise: Listings around 50 words perform best, so aim to capture your home’s essence in a few paragraphs.

Step 4: Build an Online Presence

Maximize your home’s visibility with digital marketing:

Social Media: Share your listing on platforms like Facebook, Instagram, and Nextdoor. Use high-quality images and virtual tours to engage buyers.
Create a Property Website: Use platforms like Wix or Squarespace to build a dedicated site for your home. Include photos, descriptions, and contact information.
Paid Ads: Consider Facebook or Google Ads to target local buyers.

Step 5: Host an Open House

An open house is an excellent way to attract multiple buyers at once:

Signs: Put up at least 10 Open House directional signs to get prospective buyers to your home. Sign stores have these signs but call ahead for availability.
Set the Scene: Offer light refreshments and ensure the home feels welcoming.
Provide Brochures: Include high-quality photos, property details, and your contact information.
Follow Up: Gather attendee information and follow up promptly.
Neighbors Vs. Buyers: Many people attending the Open House will be neighbors, but be courteous because at least a few of them will be looking at the home for a friend or family member.

Step 6: Market the best you can even though you do not have access to the Realtor MLS:

Email Marketing: Use platforms like MailChimp to send updates to potential buyers and your network.
Referral Marketing: Ask friends, family, and colleagues to spread the word about your property.
Post on Social Media: Facebook, instagram, X, Linked-in are all place you can post information about your home sale.
Craig’s List: You can post your home for sale on Craig’s List.
For Sale Sign: Home Depot has For Sale by Owner signs, stake one in your front lawn.

Do not list with one of the agents who contacted you when you put you first advertised your home For Sale by Owner. Partnering with a more experienced individual real estate agent in Huntington Beach will improve your results. A knowledgeable agent brings expertise in the local market, sharp negotiation skills, and access to a much larger network of potential buyers. They’ll guide you through every stage, from market timing, preparing the home, determining the perfect listing price, marketing your home effectively, and managing the escrow to insure the on-time closing. If the Realtor generates multiple offers, the higher “bidding war” sale price may be much more than the commission you save by not hiring a good agent.

Final Thoughts

Once in escrow, you must by State of California statute, provide all the same disclosure information for your home as a For Sale by Owner as you would if the home was listed by a broker.

Essential information: If you do not disclose the defects you are aware of during escrow, the buyer can simply make a list of these undisclosed defects after close of escrow, obtain estimates for repair, and then file a lawsuit against you for the total cost of the repairs. You have a duty to disclose under real estate law statutes (regardless of being a For Sale by Owner), so you will lose in court if you do not disclose in writing during escrow.

Stay professional, stand firm, and you’ll be well on your way to closing a deal that reflects the true value of your home.

If the DIY approach doesn’t work out, hiring an agent remains a viable backup plan, armed with the knowledge and confidence you’ve gained from your FSBO experience.

Advice for home buyers • January 13, 2025

How do I choose the right home for retirement in Huntington Beach?

by Scot Campbell

January 9, 2025 | 714-336-0394 | Scot@CampbellRealtors.com | Broker of Record – Coldwell Banker-Campbell Realtors

Choosing the Right Home for Your Golden Years in Huntington Beach involves several considerations, and a little extra time thinking about what is most important to you will help determine the ideal location, neighborhood, and features.

Retirement is a time to enjoy life—whether that means taking up new hobbies, spending more time with family, or simply relaxing. If you’re considering where to spend your golden years, Huntington Beach offers a unique combination of coastal beauty, vibrant communities, and access to essential amenities. Here are some important factors to consider when choosing your retirement home.

Financial Considerations for Retirees

While you might still be working now, transitioning to a fixed income in retirement means financial planning is crucial. Before you start searching for homes in Huntington Beach or elsewhere, meet with a financial planner to establish a realistic budget. Consider:

Mortgage Payments: If you’re buying, ensure your monthly payments fit comfortably within your retirement income. If you can find the right home, it is wise to have zero debt.
Property Taxes: Huntington Beach offers stunning homes, weather, and recreational opportunities. Our property tax rate is just under 1.1%, which is very low compared to many other areas of Orange County. Per Proposition 13, your taxes cannot exceed 2% increase per year.
Ongoing Maintenance Costs: Plan for routine expenses like landscaping, utilities, and home repairs, which can add up over time. Unlike property taxes, these expenses can go up 5% – 10% per year.

By setting financial boundaries early, you’ll avoid becoming burdened by housing costs during retirement.

Prioritizing Location

Where you live in your retirement years will greatly influence your quality of life. Huntington Beach offers sunny weather, access to healthcare, and recreational opportunities that make it a great choice for retirees. Here are key considerations:

Proximity to Family and Friends: Consider how close you want to be to loved ones. Being near a support system can be invaluable as you age.
Access to Hobbies and Activities: Huntington Beach has a wealth of recreational opportunities, from biking along the coast, to community events downtown, to activities at the Central Park Senior Center. Choose a location that aligns with your interests.
Healthcare Access: Ensure your home is near top-tier medical facilities and specialists. Huntington Beach’s proximity to Orange County’s healthcare network is a significant advantage for retirees.
Weather Preparedness: Huntington Beach boasts mild, sunny weather year-round, minimizing risks associated with extreme weather.

Selecting the Right Home

Your retirement home should be practical and future-proofed for changing needs. Here are features to prioritize:

Single-Story Living: Homes without stairs are easier to navigate as mobility decreases.
Accessible Design: Look for wide hallways, spacious bathrooms, and entryways that can accommodate wheelchairs or walkers if needed.
Low Maintenance: Smaller homes with manageable yards or low-maintenance landscaping are ideal for retirees who want to spend less time on upkeep.
Energy Efficiency: Newer homes with energy-efficient features can reduce utility costs, leaving more money for leisure activities.

If you envision aging in place, consider modifications like grab bars, zero-step showers, or ramps to make your home safer and more comfortable as you grow older.

Exploring Retirement Communities

For retirees seeking a built-in social network and accessible care options, retirement communities can be an excellent choice. Huntington Beach offers several communities that cater to different needs:

Downtown Huntington Beach has single level cottages which were built from 1900 to 1950. They come up for sale occasionally. They are only about 800 to 1200 square feet with lots in the 3000 square foot range. These “beach close” homes represent a “less is more” lifestyle with access to recreation, shops, and restaurants very nearby.
Much of inland Huntington Beach homes built in the 1960 and early 1970s were single story homes from 1200 to 1500 square feet. The lots are typically 5000 to 6500 square feet. These homes are not necessarily walking distance to the beach and recreation, but they offer nice surroundings for retirees who do not want attached housing and would like some yard space.
There are several stacked flat style condominium buildings with elevators in the Downtown Huntington Beach and Huntington Harbour areas. These developments are for residents of all ages, and offer one level living combined with access to recreational opportunities.
Spreadout through Huntington Beach there are several townhouse developments which have one level units with no one above or below. Examples include: Beachwalk, La Cuesta by the Sea, La Cuesta Villas, Landmark Yorktown, and others.
Independent Living Communities (Age 55+): Ideal for active seniors who want a social environment with access to planned activities and amenities. Examples include Huntington Landmark and Windward Cove.

When evaluating retirement communities, consider proximity to family, available activities, and the cost of transitioning to higher levels of care.

Planning for the Future

While it’s exciting to think about retirement, it’s also important to plan for the later stages of life. Discuss these topics with your partner and family:

Long-Term Care Options: Decide whether you prefer to stay in your home with the help of a live-in caregiver or transition to a care facility.
Size and Space: A home with an extra bedroom may be useful for family visits or for live-in assistance in the future.
Estate Planning: Set up trusts and legal documents to ensure your wishes are followed if you’re unable to make decisions for yourself.

Final Thoughts

Huntington Beach offers retirees the chance to enjoy an active, fulfilling lifestyle in a stunning coastal setting. By planning ahead and considering your financial, social, and health needs, you can find a home that supports your golden years. Whether you choose to settle in a cozy beachside bungalow, a low-maintenance condo, or a retirement community, the right home will help you make the most of this exciting chapter in your life.

Important tip: Do not assume working with a big “team” or “group” will result in you working with the most knowledgeable and experienced agent. While the “teams” tout their success in closing many homes and being #1 (in the state, country, or universe), the fact is they have many realtors who give “credit” to just one “team leader”. When listing your home, you may speak to that team leader initially, but your file will most likely be passed to a junior associate for the remainder of the transaction. The junior associate will have nowhere near the education, experience, and skill to be found in a top individual Realtor working in your market. A top individual agent will have assistants that help with photography, marketing, and transaction paperwork, but the important transaction tasks will be handled by the Realtor you hired!

It is a pleasure to answer this question because I am a Huntington Beach Realtor who stands out from all the rest.

Experience

Reputation

Services

Other things to consider

<img decoding="async" class="size-full wp-image-1436 alignleft" src="https://scotcampbell.com/files/2024/05/scot-.jpeg" alt="" width="183" height="275" data-eio="l" />

Final Thoughts

Final Thoughts

Final Thoughts