California
Housing tracker: A slowdown in the Southern California market for homes and rentals
The Southern California housing market is downshifting.
The average home price in the six-county region fell 0.3% from October to $869,288 in November, according to Zillow, marking the fourth consecutive month of declines.
“There is really no urgency from buyers,” said Mark Schlosser, a Compass agent in the Los Angeles area. “They are waiting.”
Prices are now 1.3% off their all-time high in July, but some economists say prospective home buyers and sellers shouldn’t expect home values to plunge — one reason behind the shift is the market typically slows in the fall and prices are still above where they were a year ago.
Still, more homes are hitting the market and mortgage interest rates remain high, creating a situation of slightly more supply and slightly less demand.
As a result, annual price growth has slowed. Last month, Southern California home prices were 4.3% higher than a year earlier, compared to a recent peak of 9.5% in April.
Orphe Divounguy, a senior economist with Zillow, said he expects annual price growth in Southern California to slow further next year, but not turn negative.
Though more home owners are choosing to sell their home, many others still don’t want to give up their ultra-low mortgage rates they took out during the pandemic.
Divounguy said there’s also California’s long-running problem of building too few homes for all the people who want to live here. In some places that build more, prices are already falling compared to last year.
In the Austin metro area, prices were down 3.4% in November, according to Zillow.
“Until we see inventory catch up, like we have in some of these big metros that built a ton of housing, I don’t think we are going to see negative prices,” he said.
Locally, Zillow forecasts home prices in November 2025 to be 1.5% higher than they are today across Orange and Los Angeles counties. In the Inland Empire, values should climb 2.7%
Though prices may keep rising, if incomes climb as well and mortgage rates fall, the housing market could become more affordable to people looking to break in.
Depending on the time frame one looks at, that’s already happening to some extent.
Inflation and economic growth play a major role in the direction of mortgage rates. In May, mortgage rates were above 7%, but then steadily declined to 6.08% in September, amid signs inflation was easing and the economy was weakening.
Rates started climbing again, following stronger than expected job growth and fear among investors that an incoming Trump administration would institute policies such as sweeping tariffs and tax cuts that would reignite inflation.
In late November, mortgages rates hit 6.84%, but have declined somewhat since, clocking in at 6.6% as of Dec. 12, according to Freddie Mac.
In a statement announcing the latest mortgage rate figures, Freddie Mac chief economist Sam Khater noted that “while the outlook for the housing market is improving, the improvement is limited given that homebuyers continue to face stiff affordability headwinds.”
Housing prices by city and neighborhood
Note to readers
Welcome to the Los Angeles Times’ Real Estate Tracker. Every month we will publish a report with data on housing prices, mortgage rates and rental prices. Our reporters will explain what the new data mean for Los Angeles and surrounding areas and help you understand what you can expect to pay for an apartment or house. You can read last month’s real estate breakdown here.
Explore home prices and rents for November
Use the tables below to search for home sale prices and apartment rental prices by city, neighborhood and county.
Rental prices in Southern California
In the last year, asking rents for apartments in many parts of Southern California have ticked down.
Experts say the trend is driven by a rising number of vacancies, which have forced some landlords to accept less in rent. Vacancies have risen because apartment supply is expanding and demand has fallen as consumers worry about the economy and inflation.
Additionally, the large millennial generation is increasingly aging into homeownership, as the smaller Generation Z enters the apartment market.
Prospective renters shouldn’t get too excited, however. Rent is still extremely high.
In November, the median rent for vacant units of all sizes across Los Angeles County was $2,057, down 1.2% from a year earlier but 7.2% more than in November 2019, according to data from Apartment List.
California
California governor race heats up with uncertainty and potential surprises
BAKERSFIELD, Calif. (KBAK/KBFX) As the race for California’s next governor intensifies, uncertainty looms with the primary election just six months away.
A recent Emerson College poll shows Republican Chad Bianco leading by a narrow margin of one point, while 31% of voters remain undecided.
“The field remains wide open,” said Tal Eslick, owner of Vista Consulting. “There’s a half dozen credible Democrats in the race. There’s really a couple – two – namely Republicans.”
Eslick noted that Bianco’s lead is more reflective of the crowded Democratic field than a shift toward Republicans statewide.
California governor race heats up with uncertainty and potential surprises (Photo: AdobeStock)
He suggested a “black horse candidate” could still emerge, possibly from Hollywood or outside politics.
With rising energy and gas prices, affordability is expected to be a key issue for voters.
California governor race heats up with uncertainty and potential surprises (AP Photo/Juliana Yamada, File)
“I think that you could also see voters vote with their pockets,” Eslick said, highlighting the potential for a non-traditional candidate to gain traction.
California
California threatens Tesla with 30-day suspension of sales license for deceptive self-driving claims
SAN FRANCISCO — California regulators are threatening to suspend Tesla’s license to sell its electric cars in the state early next year unless the automaker tones down its marketing tactics for its self-driving features after a judge concluded the Elon Musk-led company has been misleading consumers about the technology’s capabilities.
The potential 30-day blackout of Tesla’s California sales is the primary punishment being recommended to the state’s Department of Motor Vehicles in a decision released late Tuesday. The ruling by Administrative Law Judge Juliet Cox determined that Tesla had for years engaged in deceptive marketing practices by using the terms “Autopilot” and “Full Self-Driving” to promote the autonomous technology available in many of its cars.
After presiding over five days of hearings held in Oakland, California in July, Cox also recommended suspending Tesla’s license to manufacture cars at its plant in Fremont, California. But California regulators aren’t going to impose that part of the judge’s proposed penalty.
Tesla will have a 90-day window to make changes that more clearly convey the limits of its self-driving technology to avoid having its California sales license suspended. After California regulators filed its action against Tesla in 2023, the Austin, Texas, company already made one significant change by putting in wording that made it clear its Full Self-Driving package still required supervision by a human driver while it’s deployed.
“Tesla can take simple steps to pause this decision and permanently resolve this issue — steps autonomous vehicle companies and other automakers have been able to achieve,” said Steve Gordon, the director of the California Department of Motor Vehicles.
Tesla didn’t immediately respond to a request for comment Wednesday.
The automaker has already been plagued by a global downturn in demand that began during a backlash to Musk’s high-profile role overseeing cuts in the U.S. government budget overseeing the Department of Government that President Donald Trump created in his administration. Increased competition and an older lineup of vehicles also weighed on Tesla sales, although the company did revamp its Model Y, the world’s bestselling vehicle, and unveil less-expensive versions of the Model Y and Model X.
Although Musk left Washington after a falling out with Trump, the fallout has continued to weigh on Tesla’s auto sales, which had decreased by 9% from 2024 through the first nine months of this year.
Despite the slump and the threatened sales suspension in California, Tesla’s stock price touched an all-time high $495.28 during Wednesday’s early trading before backtracking later to fall below $470. Despite that reversal, Tesla’s shares are still worth slightly more than they were before Musk’s ill-fated stint in the Trump administration — a “somewhat successful” assignment he recently said he wouldn’t take on again.
The performance of Tesla’s stock against the backdrop of eroding auto sales reflects the increasing emphasis that investors are placing on Musk’s efforts to develop artificial intelligence technology to implant into humanoid robots and a fleet of self-driving Teslas that will operate as robotaxis across the U.S.
Musk has been promising Tesla’s self-driving technology would fulfill his robotaxi vision for years without delivering on the promise, but the company finally began testing the concept in Austin earlier this year, albeit with a human supervisor in the car to take over if something went awry. Just a few days ago, Musk disclosed Tesla had started tests of its robotaxis without a safety monitor in the vehicle.
California regulators are far from the first critic to accuse Tesla of exaggerating the capabilities of its self-driving technology in a potentially dangerous manner. The company has steadfastly insisted that information contained in its vehicle’s owner’s manual on its website have made it clear that its self-driving technology still requires human supervision, even while releasing a 2020 video depicting one of its cars purportedly driving on its own. The video, cited as evidence against Tesla in the decision recommending a suspension of the company’s California sales license, remained on its website for nearly four years.
Tesla has been targeted in a variety of lawsuits alleging its mischaracterizations about self-driving technology have lulled humans into a false of security that have resulted in lethal accidents. The company has settled or prevailed in several cases, but earlier this year a Miami jury held Tesla partly responsible for a lethal crash in Florida that occurred while Autopilot was deployed and ordered the automaker to pay more than $240 million in damages.
California
California warns Tesla faces 30-day sale ban for misleading use of
The California DMV on Tuesday said Tesla Motors faces a possible 30-day sale ban over its misleading use of the term “autopilot” in its marketing of electric vehicles.
On Nov. 20, an administrative judge ruled that Tesla Motors’ use of “autopilot ” and “full self-driving capability” was a misleading description of its “advanced driving assistant features,” and that it violated state law, the DMV said.
In their decision, the judge proposed suspending Tesla’s manufacturing and dealer license for 30 days. However, the DMV is giving Tesla 60 days to address its use of the term “autopilot” before temporarily suspending its dealer license.
“Tesla can take simple steps to pause this decision and permanently resolve this issue — steps autonomous vehicle companies and other automakers have been able to achieve in California’s nation-leading and supportive innovation marketplace,” DMV Director Steve Gordon said.
Tesla had already stopped its use of “full self-driving capability” and switched to “full self-driving (supervised)” after the DMV filed accusations against it in November 2023.
The DMV said its decision to file those accusations stretches back to Tesla’s 2021 marketing of its advanced driver assistance system. Besides the two terms, the DMV said it also took issue with the phrase, “The system is designed to be able to conduct short and long-distance trips with no action required by the person in the driver’s seat.”
“Vehicles equipped with those ADAS features could not at the time of those advertisements, and cannot now, operate as autonomous vehicles,” the DMV said.
As for the manufacturing license suspension, the DMV issued a permanent stay on that proposal.
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