Housing Market Savvy

Pat Kapowich
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Housing Market Savvy with Pat Kapowich: Real Data. Real Experience. Real Market Intelligence. Navigate the Bay Area real estate market with veteran Realtor® Pat Kapowich, the "Market Wise" columnist for the Mercury News and Bay Area News Group. Since 1988, Pat has guided hundreds of clients through every type of market cycle across five counties in the San Francisco Bay Area—from the savings and loan crisis, the dot-com boom and bust, to the 2008 housing crash and the pandemic surge. As a Certified Real Estate Brokerage Manager (CRB) and Certified Trust and Probate Specialist (CTPS), along with holding additional designations such as CRS, ABR, GRI, and SRES, Pat translates complex market trends into actionable insights for homebuyers, sellers, and property owners. Pat is your trusted source for housing intelligence, based in his hometown in the heart of Silicon Valley. Pat Kapowich | Kapowich Real Estate Market Intelligence | SiliconValleyBroker.com | CalDRE Broker #00979413

  1. FEB 21

    From the CAR Economists February 2026 Market Signals Every Serious Buyer and Seller Should Study

    Send a text The California Association of Realtors (CAR) economists are signaling a stabilizing economy  From inflation data to jobs reports to mortgage rate movement, every economic signal shapes your negotiating position in real estate. This episode explains what this week's CAR report means for your bottom line. •       CAR economists say the economy is stabilizing, which could lead to Fed rate cuts in the second half of 2026 •       Core CPI dropped to 2.5,% its best reading since March 2021, signaling easing inflation •       The average 30-year fixed mortgage rate declined to a three-year low as of February 14 2026 •       Monthly mortgage payments on a median-priced California home fell 4.7% from the prior quarter •       Understanding macro trends gives sellers and buyers a meaningful edge at the negotiating table For more market insights and consumer protection resources from Pat Kapowich, visit the following: 📺 THE KAPOWICH VAULT  Pat Kapowich Real Estate Protection https://www.youtube.com/@PatKapowich Kapowich Real Estate Market Intelligence  https://www.youtube.com/@RealEstateMarketTrendsData 📰 Read more Marketwise columns in The Mercury News archive: mercurynews.com/author/pat-kapowich/ PAT KAPOWICH | REALTOR® | CAREER RESULTS  Don't Leave Money on the Table When You Sell Pat Kapowich has guided sellers through every type of housing market — from the S&L crisis and dot-com boom to the 2008 crash, the pandemic surge, and every market condition in between. The results are a career-long record of homes selling in a median days-on-market of 9 days for houses and 8 days for condos/townhomes — even across dramatically different market cycles over decades.Before listing a home, get a professional pricing and preparation consultation.Realtor® Pat kapowich CalDRE 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

    11 min

  2. FEB 13

    Selling Tenant Occupied Property in California and What Attorneys Say

    Send a text 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

    27 min

  3. FEB 1

    California Housing Market November 2025 Statewide and Regional Data Analysis

    Send a text 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

    8 min

  4. JAN 29

    AB 723 - Transparency in Real Estate Advertising (Effective January 2026)

    Send 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

    10 min

  5. JAN 22

    San Francisco Bay Area Bay Area Housing Market: 9 Counties Analyzed - November 2025 | Pat Kapowich

    Send 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 daysThe Tale of Two Markets: Silicon Valley's 11-day sales vs. Napa's 96-day marketing timePrice 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

    15 min

  6. JAN 1

    Laws That Didn't Get Much Attention: The Home Flipper Disclosure Law (AB 968)

    Send 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 968The 18-month ownership triggerWhy the $500 contractor threshold catches almost all renovation work4 action steps for home buyersAdvice for home sellers: when in doubt, discloseDISCLAIMER: 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=202320240AB968California Association of Realtors: car.orgCalifornia Department of Real Estate: dre.ca.govPat 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

    16 min

  7. 11/17/2025

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

    Send 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

    15 min

  8. 08/15/2025

    California Housing Affordability: What Q2 2025 Data Means for You

    Send 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-yearHow elevated interest rates and rising home prices are shaping buyer behaviorWhich counties are the most and least affordable in CaliforniaWhat condo and townhome buyers need to knowHow California compares to national affordability trendsWhether 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

    5 min
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About

Housing Market Savvy with Pat Kapowich: Real Data. Real Experience. Real Market Intelligence. Navigate the Bay Area real estate market with veteran Realtor® Pat Kapowich, the "Market Wise" columnist for the Mercury News and Bay Area News Group. Since 1988, Pat has guided hundreds of clients through every type of market cycle across five counties in the San Francisco Bay Area—from the savings and loan crisis, the dot-com boom and bust, to the 2008 housing crash and the pandemic surge. As a Certified Real Estate Brokerage Manager (CRB) and Certified Trust and Probate Specialist (CTPS), along with holding additional designations such as CRS, ABR, GRI, and SRES, Pat translates complex market trends into actionable insights for homebuyers, sellers, and property owners. Pat is your trusted source for housing intelligence, based in his hometown in the heart of Silicon Valley. Pat Kapowich | Kapowich Real Estate Market Intelligence | SiliconValleyBroker.com | CalDRE Broker #00979413

Information

  • Creator
    Pat Kapowich
  • Years Active
    2K
  • Episodes
    21
  • Rating
    Explicit
  • Copyright
    © 2026 Housing Market Savvy
  • Show Website
    Housing Market Savvy