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From The Kapowich Vault:

Selling a rental property with tenants? Buying an occupied home? Living in a property that's about to be sold? This evergreen interview from The Kapowich Vault covers what every party needs to know.

California real estate attorneys Adam Pedersen and Ashlee D. Gonzales from Brewer Offord & Pedersen LLP join Pat Kapowich to explain the legal framework that protects—and affects—everyone involved in the sale of tenant-occupied property.

What you'll learn:

• Why planning one year changes everything for sellers

• How rent control and cause eviction laws work in practice

• The tenant estoppel certificate and why it matters

• Notice of Sale and Entry form (C.A.R.) for real estate agents

• What tenants should know about their rights and leverage

• How buyers inherit existing lease obligations

• Cash for keys negotiations and relocation payments

Key Takeaways:

• Tenant-occupied homes can sell for 20-30% less than vacant properties

• Mandatory relocation payments can reach $10,000-$12,000 per adult tenant

• Cash for keys buyouts in rent-controlled areas can exceed $50,000

• Tenants have more negotiating leverage than most realize

• The right approach benefits all parties involved

NEED HELP WITH A TENANT-OCCUPIED PROPERTY?

Contact Brewer Offord & Pedersen LLP for Legal Consultation:

Real Estate Attorneys | Palo Alto, CA

Phone: (650) 327-2900

Adam Pedersen, Esq. (ext. 20)

Ashlee D. Gonzales, Esq. (ext. 22)

Website:brewerfirm.com

LEGAL DISCLAIMER: This episode is for educational purposes only and does not constitute legal advice. Landlord-tenant laws vary by jurisdiction and individual circumstances. Rent control ordinances differ by city. Always consult a licensed real estate attorney in your county before making decisions about the sale of tenant-occupied property. Pat Kapowich is a California real estate broker (DRE #00979413) and does not practice law. The information presented was accurate as of the original recording date, but laws and procedures may have changed.

PRODUCTION CREDITS: This program was originally produced at CreaTV San Jose—production funded by Pat Kapowich. We extend our sincere thanks to CreaTV for their professional production service

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

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November 2025 California Real Estate Data for Buyers and Sellers

California’s November 2025 housing data is in. In this episode, I break down the latest numbers from the California Association of Realtors for existing single-family homes — statewide and across five major regions.

What you’ll learn:

• Why California’s median price held steady at $852,680

• Which region saw the biggest price decline (hint: it’s the Bay Area)

• Where homebuyers have the most negotiating power right now

• What 32 days on market tells us about the shift from 2024

• Why this is normalization, not a crash

Statewide November 2025 Highlights: - Median Price: $852,680 (0.0% vs Nov 2024) - Sales Volume: 287,940 (+2.6% vs Nov 2024) - Inventory: 3.6 months - Days on Market: 32 days

Regional Breakdown: - Bay Area: $1,275,000 (-3.2%) - Southern California: $860,000 (+1.2%) - Central Valley: $490,000 (-1.0%) - Central Coast: $1,032,500 (+0.2%) - Far North: $385,000 (+2.7%)

Resources: - Data Source: California Association of REALTORS® (C.A.R.) November 2025 Existing Home Sales Report - Watch Pat's video version: [https://youtu.be/i9N77gF4ImQ?si=Du-fDiAr8TWrTykw]

About the Host: Pat Kapowich, DRE #00979413, is a Certified Real Estate Brokerage Manager (CRB) with decades of experience tracking California housing data.

Connect: - YouTube: Pat Kapowich Real Estate Protection - Website: [https://www.siliconvalleybroker.com/]

This episode covers existing single-family home sales (pre-owned homes), not new construction.

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

Send us a text

California's new real estate law AB 723 requires disclosure of digitally altered property images. Effective January 1, 2026, this legislation protects consumers from misleading advertising.

In this episode, Realtor Pat Kapowich explains:
• AB 723 disclosure requirements for altered images
• Virtual staging and photo manipulation rules
• MLS compliance vs. state law requirements
• Exceptions for color correction and standard photography
• Legal consequences and enforcement

For California home buyers, sellers, and real estate professionals: understand what this law means for property advertising transparency.

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

Send us a text

Title: Bay Area Housing Market: 9 Counties Analyzed - November 2025

Description:

The San Francisco Bay Area doesn't have one housing market—it has nine. California Real Estate Broker Pat Kapowich breaks down November 2025 single-family home data across all nine Bay Area counties, revealing which markets favor buyers, which demand competitive offers, and where the real opportunities exist.

What You'll Discover:

• San Francisco's inventory crisis: Only 135 active listings, homes selling 15% above asking in 31 days
• The Tale of Two Markets: Silicon Valley's 11-day sales vs. Napa's 96-day marketing time
• Price Winners & Losers: San Francisco up 12.6%, Marin down 9.5%
• Where Buyers Have Leverage: Solano County's 49% price reduction rate vs. San Francisco's 14%
• County-by-County Breakdown: Median prices from $580K (Solano) to $2M (San Mateo)

Key Insights: Every Bay Area county tells a different story. Pat analyzes closed sales, active inventory, days on market, list-to-sale price ratios, and price reduction trends to help you understand exactly what's happening in YOUR target market.

Whether you're buying in Contra Costa, selling in Santa Clara, or investing in Alameda—this data-driven analysis gives you the market intelligence advantage.

📊 Data Source: California Association of REALTORS® (C.A.R.)
November 2025 Existing Single-Family Home Sales Report

Note: This report covers existing single-family home sales (pre-owned homes), not new construction.

Disclaimer: This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Real estate markets vary by location. Consult with a licensed real estate professional for personalized guidance.

Pat Kapowich, CalDRE #00979413
Certified Real Estate Brokerage Manager (CRB)

https://www.siliconvalleybroker.com/

Pat@SiliconValleyBroker.com

Consumer-Protection and #HomeSellingTips

https://www.youtube.com/PatKapowich

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

Send us a text

What happens when decades of real estate mastery meet a law most agents have never heard of? You get this episode.

Pat Kapowich has guided home buyers and home sellers through every imaginable market cycle—and delivered results that speak for themselves. His home seller clients achieve a median of just 9 days on market for single-family homes and 8 days for condo/townhome listings. That kind of performance doesn't happen by accident. It reflects a strategic, client-focused methodology built over a career.

Now, Pat is sharing the insights that set him apart.

• In the first episode of "Laws That Didn't Get Much Attention," Pat breaks down AB 968—the flipper disclosure law that went into effect July 1, 2024. If you're buying a recently renovated home, this law gives you rights to contractor information, permit documentation, and detailed work disclosures that could save you tens of thousands of dollars.

Pat also explains why the California Association of Realtors recommends applying this law to ALL 1-4 unit residential properties—not just single-family homes.

What you'll learn:

• The 3 disclosure requirements under AB 968
• The 18-month ownership trigger
• Why the $500 contractor threshold catches almost all renovation work
• 4 action steps for home buyers
• Advice for home sellers: when in doubt, disclose

DISCLAIMER: This podcast is for educational and informational purposes only and does not constitute legal, financial, or professional advice. Consult qualified professionals regarding your specific situation. Laws are subject to change.

REFERRAL DISCLOSURE: Need a Realtor outside my service area? I personally locate, vet, and interview agents before recommending them—so you get a credentialed professional, not a random name. Referral fees may apply and are paid by the receiving agent, not you.

Resources:

• AB 968 (full text): https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202320240AB968
• California Association of Realtors: car.org
• California Department of Real Estate: dre.ca.gov
• Pat Kapowich: https://www.siliconvalleybroker.com/

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

Send us a text

August 2025 San Francisco Bay Area Housing Market Analysis: Single-Family Home Trends Across All Nine Counties

Why is August the most critical month for understanding where San Francisco Bay Area single-family home prices are really headed?

In this episode, Pat Kapowich—a California Real Estate Realtor® with 37 years of navigating San Francisco Bay Area market cycles—breaks down the latest single-family home data from the California Association of Realtors across all nine San Francisco Bay Area counties.

What You'll Discover:

• Why August single-family home data reveals San Francisco Bay Area market direction better than any other month

• Dramatic county-by-county variations across the nine counties: which single-family home markets show stability vs. substantial price corrections

• Single-family home price trends, sales volumes, and inventory shifts impacting the San Francisco Bay Area

• How 37 years of Bay Area market cycle experience translates raw data into actionable single-family home intelligence

Perfect for: San Francisco Bay Area homebuyers and home sellers, real estate professionals, investors, and anyone making single-family home decisions across the nine counties in this shifting market.

00:00 Introduction to August 2025 Bay Area Housing Market
00:45 Importance of August in Housing Trends
01:29 Expertise and Experience in Market Cycles
02:39 Diving into August 2025 Data
03:08 County-by-County Analysis
04:42 Alameda County Insights
07:24 Contra Costa County Insights
08:43 Marin County Insights
12:07 Napa County Insights
13:46 San Francisco County Insights
15:51 San Mateo County Insights
18:14 Santa Clara County Insights
21:09 Solano County Insights
22:34 Sonoma County Insights
23:35 Key Takeaways and Market Trends
27:32 Conclusion and Further Resources

📊 Get San Francisco Bay Area single-family home data and market reports: SiliconValleyBroker.com

Pat Kapowich, Certified Residential Real Estate Brokerage

California Broker #00979413

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

Send us a text

In this episode of Housing Market Savvy, Realtor Pat Kapowich breaks down the latest housing affordability report from the California Association of Realtors, released August 12, 2025. With only 15% of California households able to afford a median-priced single-family home, Pat explores what this means for buyers, sellers, and the broader market.

Tune in as Pat explains:

• Why affordability dipped from the previous quarter but improved year-over-year
• How elevated interest rates and rising home prices are shaping buyer behavior
• Which counties are the most and least affordable in California
• What condo and townhome buyers need to know
• How California compares to national affordability trends

Whether you're a first-time buyer, seasoned investor, or just housing-curious, Pat delivers insights in his signature clear, consumer-friendly style. Don’t miss this essential update on California’s housing landscape!

🔗 Visit siliconvalleybroker.com for more insights and resources.https://www.siliconvalleybroker.com

https://www.siliconvalleybroker.com/market

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

Send us a text

Pat Kapowich demystifies property disclosures in this compelling episode. He breaks down the five costliest disclosure mistakes that can derail your home sale. From unpermitted renovations to misunderstanding grandfathered structures, discover how proper disclosure creates trust and positions sellers for success. Learn why that initial 'magic in a bottle' moment when your home hits the market should not be wasted with incomplete disclosures.

Pat shares real-world examples of how proper disclosure leads to faster sales and fewer cancellations, drawing from decades of success where over 50% of his listings sell in 10 or fewer days.

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market