Kevin Oliver & Trista Newton

Broker, DRE# 01917843 & 01989506

The Single Hardest Working Broker's in California

"Beaches to Bakersfield - Excellence in Real Estate"

We work for you!!

Serving Ventura, San Luis Obispo, Santa Barbara and Kern Counties

BUYERS

SELLERS

OUR LISTINGS

"Real estate wealth often starts with one simple decision: buying a home that creates opportunities beyond your own front door."

— Kevin Oliver & Trista Newton

🌞 Good Morning California – Your Weekly Real Estate Wake-Up Call!

Start your week with insight, clarity, and opportunity. Good Morning California is our weekly 2-minute video series bringing you powerful real estate tips, market updates, and financial strategies, all from the perspective of a seasoned California real estate broker.

Click the link below and subscribe for semi-weekly, bite-sized real estate insights that can save you money and make you smarter about buying, selling, and investing in California. New episodes every Monday and Thursday.

🎥 Catch the latest episodes on our YouTube channel and stay ahead of the curve!

City of Bakersfield

County of Kern

City of Pismo Beach

County of San Luis Obispo

Weather for Bakersfield

California School Dashboard

Restaurant Guide for Bakersfield

Restaurant Guide for Pismo Beach and Surrounding areas

BUYERS

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House Hacking in 2026 What Actually Works

Hi Friends,

With housing costs continuing to outpace wage growth, more buyers are rethinking how a home can work harder for them and house hacking is one of the most practical strategies gaining mainstream traction in 2026.

We recently published a blog post that cuts through the social media hype and gets into what house hacking actually looks like today from ADUs and secondary suites to multi-generational living and small multi-family properties. It covers the honest math, the financing options available right now, and who this strategy works best for.

→ House Hacking in 2026: What the Hype Got Wrong and What Actually Works

- Rental income can lower your net payment significantly

- ADUs and secondary suites are more financeable than ever

- Multi-generational buying hit a record high in 2024

- Conservative numbers matter more than best-case math

If you've ever wondered whether owning a property that helps offset your mortgage is realistic for your situation, this post gives you a grounded, no-fluff look at how buyers are actually making it work right now. It's worth a read before you dismiss the idea or before you get too excited about it.

Whether you're a first-time buyer facing an affordability gap, part of the sandwich generation juggling caregiving and housing costs, or simply curious about building long-term wealth through real estate, I'm happy to walk through what this strategy could look like for your specific market and numbers. No pressure just a real conversation.

Kevin Oliver, GRI, SRES, AHWD, PTS, MRP, SFR

eXp Realty of California, Inc.

Beaches to Bakersfield Real Estate

CalDRE Broker# 01917843

C: (661) 808-3444

E: kevinoliver.realtor@gmail.com

W: yourrealtor.us

W: www.probate.homes

P.S. Every neighborhood has different zoning rules, rental demand, and property potential vary widely. If a property you're considering has income potential, let's run the actual numbers together before you make any decisions.

The Best Moves Start Before the Sign Goes Up

From the Beaches to Bakersfield Real Estate Report

As California's housing market continues to evolve, real estate professionals are seeing a common trend among successful home sellers: preparation matters more than ever.

Whether homeowners are relocating from Ventura County to Bakersfield, moving closer to family, downsizing for retirement, or making a lifestyle change, the homes receiving the strongest buyer interest are often those that have been carefully prepared before hitting the market.

Industry experts note that selling a home today involves far more than placing a sign in the yard or uploading a few photos online. Buyers have become increasingly selective, especially as inventory levels rise in many markets across California.

"The sellers who tend to achieve the best results are the ones who start preparing weeks before listing," said Trista Newton of Beaches to Bakersfield. "A little planning can make a significant difference in both the selling experience and the final outcome."

Real estate professionals recommend homeowners focus on several key areas before listing their property.

Among the most important steps are understanding the home's current market value, decluttering living spaces, completing minor repairs, improving curb appeal, and deep cleaning the property. Professional photography and a comprehensive marketing plan also remain critical components of a successful sale.

Many agents are also encouraging sellers to think beyond the transaction itself.

One of the most overlooked aspects of selling a home is having a clear plan for what comes next. Whether moving from the coast to the Central Valley or vice versa, understanding relocation timelines, housing options, and financial goals can help reduce stress and avoid costly last-minute decisions.

Another growing trend is the use of pre-listing inspections. By identifying potential issues before buyers discover them, sellers can address concerns proactively and often avoid negotiations that could delay or derail a transaction.

As more buyers begin their home search online, presentation has become increasingly important. Organized closets, well-maintained landscaping, clean interiors, and professional photography all contribute to creating a positive first impression.

For homeowners considering a move in the coming months, real estate professionals recommend creating a pre-sale checklist and beginning preparations as early as possible.

"The market rewards preparation," Oliver said. "The sellers who take time to get their homes ready are often the ones who attract more buyers, negotiate from a stronger position, and make their move with greater confidence."

Beaches to Bakersfield Insight

From the beaches of Ventura County to the neighborhoods of Bakersfield, every move represents a new chapter. While every market is different, one principle remains the same: preparation creates opportunity.

For homeowners considering a sale in 2026, now may be the ideal time to begin planning, organizing, and preparing for a successful transition.

Thinking about selling? Start with a professional home value review and personalized selling strategy before making your next move.

Kevin Oliver & Trista Newton

Real Estate Brokers, Beaches to Bakersfield Real Estate Team

BUYERS

SELLERS

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The Beaches to Bakersfield Market Pulse

(New MLS Data Published the Second Week of Each Month)

As of May 2026 (County of Kern)

* All reports are published June 2026, based on data available at the end of May 2026.

** Data Derived from MLS and internet sources

Brief Market Overview Kern County

The Kern County housing market remained active in May, with home prices rising and buyer activity strengthening.

Median Sold Price: $415,000 ▲ (up from $405,000)
Average Days on Market: 36 ▼ (down from 39)
Active Listings: 1,408 ▲ (up from 1,379)
New Listings: 789 ▼ (down from 886)
Sold Listings: 503 ▼ (down from 548)
Pending Sales: 640 ▲ (up from 583)

What It Means

Home prices increased while homes sold faster, signaling continued buyer demand. Although new listings and closed sales declined, pending sales jumped nearly 10%, indicating that more closings may be on the horizon. With inventory continuing to grow, buyers have more options while sellers can still benefit from a healthy market.

Market Insight: The increase in pending sales is an encouraging sign heading into summer, suggesting buyer confidence remains strong despite changing market conditions.

**(numbers in parenthesis from last month)

As of May 2026 (City of Bakersfield)

* All reports are published June 2026, based on data available at the end of May 2026.

** Data Derived from MLS and internet sources

Brief Market Overview Bakersfield

The Bakersfield housing market remained steady in May, with rising home prices and a notable increase in buyer activity.

Median Sold Price: $415,000 ▲ (up from $410,000)
Average Days on Market: 37 ➡ (unchanged)
Active Listings: 1,084 ▲ (up from 1,064)
New Listings: 645 ▼ (down from 745)
Sold Listings: 431 ▼ (down from 462)
Pending Sales: 558 ▲ (up from 484)

What It Means

Bakersfield continues to show signs of a balanced market. Home prices increased while days on market remained stable, indicating consistent demand. Although both new listings and closed sales declined, pending sales jumped more than 15%, suggesting buyer activity is accelerating and could lead to stronger sales numbers in the coming months.

With inventory continuing to grow, buyers have more choices than earlier in the year, while sellers who price and market their homes correctly are still seeing solid results.

Market Insight: The sharp increase in pending sales is one of the strongest indicators in this month's report, pointing to healthy buyer demand and a potentially active summer market ahead.

**(numbers in parenthesis from last month)

As of May 2026 (County of San Luis Obispo)

* All reports are published June 2026, based on data available at the end of May 2026.

** Data Derived from internet sources

Brief Market Overview: SLO County

The San Luis Obispo County housing market continues to move toward a more balanced environment. Inventory has increased compared to recent years, giving buyers more options, while sellers still benefit from limited housing supply and strong demand for the Central Coast lifestyle. Homes are taking slightly longer to sell than in the peak pandemic market, but well-priced properties continue to attract strong interest.

Affordability remains a challenge due to elevated home prices and mortgage rates, yet demand remains steady across many communities throughout the county. Overall, the market favors neither buyers nor sellers exclusively, creating opportunities for both sides when pricing and negotiation strategies are aligned with current market conditions.

Median Sold Price: ~ $905,000 (904K) ⬆
Original Price vs. Sold Price: 99.0% (99.3%) ⬇
Average Days on Market: 35 Days (~45 Days) ⬇
Active Listings: ~ 800 (~1150) ⬇
Sold Listings: ~ 237 (~250) ⬇

Market Insight: The San Luis Obispo County housing market continues to demonstrate resilience despite ongoing affordability challenges. Inventory levels have improved, providing buyers with more choices, while demand remains strong due to the area's desirable coastal lifestyle and limited long-term housing supply. Homes that are priced correctly and presented well continue to attract attention, though buyers are taking more time to evaluate options. Overall, the market is becoming more balanced, creating opportunities for both buyers and sellers as we move through the summer season.

As of May 2026 (City of Pismo Beach)

* All reports are published June 2026, based on data available at the end of May 2026.

** Data Derived from internet sources

Brief Market Overview Pismo Beach

The Pismo Beach housing market remains stable and highly desirable, with demand supported by the area's coastal lifestyle, limited housing inventory, and strong appeal to retirees, second-home buyers, and remote workers. While homes are taking slightly longer to sell compared to the fast-paced market of recent years, sellers continue to benefit from strong pricing and a healthy sale-to-list price ratio.

Inventory remains relatively limited by historical standards, helping support home values despite affordability challenges and higher mortgage rates. Buyers have more opportunities to negotiate than they did during the peak seller's market, but desirable properties continue to attract significant interest.

Median Sold Price: $985,000 (1.4M) ⬇
Original Price vs. Sold Price: 98.0% (98.5%) ⬇
Average Days on Market: 43 Days (56 Days) ⬇
Active Listings: 62 (75) ⬇
Sold Listings: 14 (22) ⬇

Market Insight: Pismo Beach continues to outperform many California markets due to its unique combination of coastal location, lifestyle appeal, and limited land available for future development. Buyers are becoming more selective and value-conscious, making pricing and property presentation more important than ever. Well-positioned homes are still selling, while overpriced listings may experience longer market times and price adjustments before attracting offers.

As of May 2026 (Five Cities Area)

* All reports are published June 2026, based on data available at the end of May 2026.

** Data Derived from internet sources

Brief “Five Cities” Market Overview

The Five Cities market (Arroyo Grande, Grover Beach, Oceano, Pismo Beach, and Shell Beach) remains one of the Central Coast's most sought-after housing markets. Home prices continue to hold firm as limited inventory and strong lifestyle demand support property values. While buyers have more choices than they did a year ago, well-priced homes continue to attract strong interest and competitive offers.

Market activity has become more balanced, with homes taking slightly longer to sell and buyers exercising greater caution due to mortgage rates and affordability concerns. However, demand for coastal living continues to provide stability across all five communities.

Median Sold Price: $899,000 (950K) ⬇
Original Price vs. Sold Price: 98.5% (98.5%) ➡
Average Days on Market: 39 Days (46 Days) ⬇
Active Listings: 118 (175) ⬇
Sold Listings: 29 (62) ⬇

Market Insight: The Five Cities area continues to benefit from a unique combination of limited housing supply, strong local employment, and consistent demand from both primary and second-home buyers. As inventory slowly increases, buyers are gaining more negotiating leverage, but sellers who price appropriately and present their homes well are still achieving excellent results. The market remains healthy, balanced, and positioned for steady activity throughout the summer season.

Five Cities Area: (Pismo Beach, Arroyo Grande, Grover Beach, Shell Beach, Oceano)

** Shell Beach isn’t its own city reporting unit (it’s part of Pismo Beach), so the most reliable way to isolate it is by ZIP-based reporting like 93449.