California real estate news

California Real Estate News

More Incremental Gains for Southland Real Estate Market

April 13, 2010

La Jolla, CA---Home sales and prices continued their steady but pokey climb up from the bottom in Southern California last month as buyers scrambled to take advantage of low prices and low mortgage interest rates. The market is still tilted toward low-cost distress sales, but not by as much as previously, a real estate information service reported.

A total of 20,476 new and resale homes sold in Los Angeles, Riverside, San Diego, Ventura, San Bernardino and Orange counties last month. That was up 33.3 percent from 15,359 in February, and up 5.0 percent from 19,506 in March 2009, according to MDA DataQuick of San Diego.

Sales always go up from February to March. Last month was the 21st in a row with a year-over-year sales increase. The March sales average is 24,936 going back to 1988, when DataQuick’s statistics begin.

“It’s a reflection of just how grim things got, that we’ve now had almost two years of sales gains and we’re still 18 percent below the sales average. The market won’t rebalance until mortgage lending patterns normalize, and that’s just not happening yet. Some of the best deals out there right now are happening when the buyer comes in with cash,” said John Walsh, MDA DataQuick president.

The median price paid for a Southland home was $285,000 last month, up 3.6 percent from $275,000 in February, and up 14.0 percent from $250,000 for March 2009.

The median peaked at $505,000 in mid 2007 and appears, so far, to have bottomed out at $247,000 in April last year. The peak-to-trough drop in the median was due to a decline in home values as well as a shift in sales toward low-cost homes, especially foreclosures.

Foreclosure resales accounted for 38.4 percent of the resale market last month, down from 42.3 percent in February, and down from 54.8 percent a year ago. The all-time high was in February 2009 at 56.7 percent.

As sales of lower-cost foreclosure properties have waned over the past year, activity has picked up from very low levels in many high-end areas. Last month sales of homes priced at $500,000 or more made up 19.4 percent of all Southland transactions, compared with 18.5 percent in February and 14.9 percent in March 2009. Over the past five years, $500,000-plus deals averaged 35 percent of monthly sales, while over the past 10 years they averaged 26 percent of all transactions.

Higher-end sales are still hampered by the troubled jumbo loan market, which has improved only modestly over the past year. Jumbo loans, mortgages above the old conforming limit of $417,000, accounted for 15.7 percent of last month’s purchase lending, up from 14.8 percent in February and from 10.5 percent in March 2009. However, before the credit crisis in the fall of 2007, jumbos accounted for 40 percent of the market.

Adjustable-rate mortgages (ARMs) haven’t come close to recovering from the credit crunch, either. While 44.6 percent of all Southland purchase mortgages since 2000 have been ARMs, last month they represented just 4.8 percent, up from 4.0 percent in February and 2.1 percent in March last year.

Meanwhile, Uncle Sam continues to prop up lending for many low-to mid-priced homes. Government-insured FHA loans, a popular choice among first-time buyers, accounted for 38.6 percent of all mortgages used to purchase Southland homes in March.

Absentee buyers – mostly investors and some second-home purchasers – bought 21.3 percent of the homes sold in March.

Buyers who appeared to have paid all cash – meaning there was no indication that a corresponding purchase loan was recorded – accounted for 27.1 percent of March sales. In February it was a revised 30.0 percent – an all-time high. The 22-year monthly average for Southland homes purchased with cash is 13.8 percent.

The “flipping” of homes has also trended higher the past year, though it eased a bit in March. Last month the percentage of Southland homes flipped – bought and re-sold – within a three-week to six-month period was 3.2 percent of total sales, down from 3.5 percent in February but up from 1.6 percent a year ago. Last month flipping varied from as little as 2.6 percent of total sales in Riverside County to as much as 3.9 percent in Los Angeles County.

MDA DataQuick, a subsidiary of Vancouver-based MacDonald Dettwiler and Associates, monitors real estate activity nationwide and provides information to consumers, educational institutions, public agencies, lending institutions, title companies and industry analysts.

The typical monthly mortgage payment that Southland buyers committed themselves to paying was $1,220 last month, up from $1,180 for February, and up from $1,074 for March a year ago. Adjusted for inflation, current payments are 45.2 percent below typical payments in the spring of 1989, the peak of the prior real estate cycle. They were 55.1 percent below the current cycle’s peak in July 2007.

Indicators of market distress continue to move in different directions. Foreclosure activity remains high by historical standards but is lower than peak levels reached over the last two years. Financing with multiple mortgages is low, down payment sizes are stable, and non-owner occupied buying is above-average, MDA DataQuick reported

Million-dollar home sales plummet in Golden State

February 4, 2010

The number of California homes that sold for $1 million-plus declined for the fourth consecutive year in 2009, the result of buyer reticence, a difficult mortgage market and several years of price drops that tugged the value of many homes below the million-dollar threshold, a real estate information service reported.

A total of 18,621 Golden State homes sold for a million dollars or more last year. That was down 23.8 percent from 24,436 in 2008. In 2007 it was 42,506; in 2006 it was 50,010; and in 2005 it peaked at 54,773. Last year was the lowest sales count since 2002, when 15,703 were sold, according to San Diego-based MDA DataQuick.

Total California home sales - including all price levels -increased 16.9 percent last year, to 460,166 from 393,703 in 2008. One in 25 homes sold for a million dollars or more last year, while the year before it was one in 16, and in 2006 it was one in nine.

"Prestige home sales are a unique sub-category of the real estate market. The buyers and sellers respond to a different set of motivations. In the multi-million-dollar price ranges, decisions are largely discretionary and aren't as dependent upon jobs, prices and interest rates the way they are for most buyers and sellers," said John Walsh, DataQuick president.

"Traditional million-dollar markets are holding up relatively well, while expensive markets that emerged four or five years ago are not," he said.

Million-dollar home sales in Riverside County dropped 48.6 percent last year, while they dropped 13.3 percent in Los Angeles County.

Statewide, there were 332 sales for more than $5 million last year, 228 sales were in the $4-$5 million range, 590 in the $3 million range, 1,902 sales in the $2 million range, and the rest - 83 percent - between $1 million and $2 million.

About 1,900 of the homes that sold statewide last year for less than $1 million had previously sold for $1 million or more. The median date of the prior sale was April 2006; the median price decline between the 2009 sale and the previously $1 million-plus sale was about $420,000. The median percentage decline was about 35 percent.

MDA DataQuick is a division of MDA Lending Solutions, a subsidiary of Vancouver-based MacDonald Dettwiler and Associates. MDA DataQuick monitors real estate activity nationwide and provides information to consumers, educational institutions, public agencies, lending institutions, title companies and industry analysts.

The numbers include home sales where it could be determined from public records that there was a buyer, a seller, that money changed hands, and that there was a legal transfer of property ownership. Not included were property swaps, sales of multiple lots, sales where no price or loan amount was available, teardowns, and large farm or ranch properties. Sales to companies and trusts were included.

The most expensive confirmed purchase last year was a 22,721-square-foot, 9-bedroom, 10-bathroom Bel Air house built in 2008 which went for $26,500,000 in July. It was also the largest million-dollar home sold last year.

The communities where virtually all home sales were in the million-dollar category were Portola Valley and Atherton in San Mateo County, Newport Beach in Orange County, Ross in Marin County and Rancho Santa Fe in San Diego County.

Newly-built homes accounted for 1,457 of last year's $1 million-plus sales, down 50.3 percent from 2,933 for 2008. There were 1,542 condo sales in the million-dollar category, down 34.7 percent from 2,362 the year before. Most $1 million-plus condos were sold in San Diego, Los Angeles and San Francisco.

The median-sized million-dollar home was 2,646 sq.ft., with 4 bedrooms and 3 bathrooms. The median price paid per square foot for all million-dollar homes was $605, down 10.1 percent from a revised $672 in 2008. For the overall market, the square-foot median declined 20.7 percent from $188 in 2008 to $149 last year, DataQuick reported.

Last year 4,925 Notices of Default, the first step of the formal foreclosure process, were recorded on homes that previously had sold for a million dollars or more. The number of Trustees Deeds, or the actual loss of a home to the foreclosure process, totaled 2,698 for those homes that previously sold for $1 million-plus.

Around 29 percent of the $1 million-plus buyers paid cash, up from 24 percent in 2008. In the over-$5 million category, two thirds of the purchases were cash. Of those who did finance their purchase, the median down payment was 39.4 percent of the purchase price. The lending institutions most willing to provide mortgage financing for $1 million-plus homes were Bank of America, Wells Fargo and Union Bank.

There are 8.52 million homes in California. Of those, 241,456 are assessed for more than a million dollars by county assessor offices, down 5.2 percent from 254,745 in 2008, DataQuick reported.

Housing Crash Continues

It's Still A Terrible Time To Buy

Why?

By Patrick Killelea, last updated Sat May 8, 2010

Because house prices will keep falling in most places. Prices are still dangerously high compared to incomes and rents. Banks say a safe mortgage is a maximum of 3 times the buyer's annual income with 20% downpayment. Landlords say a safe price is a maximum of 15 times the house's annual rent. Yet on the coasts, both those safety rules are still being violated. Buyers are still borrowing 6 times their income and putting only 3% down, and sellers are still asking 30 times annual rent, even after recent price declines. Renting is a cash business that proves what people can really pay based on their salary, not how much they can borrow. Salaries and rents prove that prices will keep falling for a long time. Anyone who bought a "bargain" this time last year is already sitting on a very painful loss.

Because it's still much cheaper to rent than to own the same size and quality house, in the same school district. On the coasts, annual rents are 3% of purchase price while mortgage rates are 6%, so it costs twice as much to borrow the money as it does to borrow the house. Renters win and owners lose! Worse, total owner costs including taxes, maintenance, and insurance come to about 9% of purchase price, which is three times the cost of renting and wipes out any income tax benefit. Buying a house is still a very bad deal in the richer neighborhoods, but it does make sense to buy in some relatively poor neighborhoods where prices have already fallen into line with salaries and rents. Check whether you should rent or buy in your own area with this NY Times calculator.

The only true sign of a bottom is a price low enough so that you could rent out the house and make a profit. Then you'll know it's safe to buy for yourself because then rent could cover the mortgage and all expenses if necessary, eliminating most of your risk. The basic buying safety rule is to divide annual rent by the purchase price for the house:

annual rent / purchase price = 3% means do not buy

annual rent / purchase price = 6% means borderline

annual rent / purchase price = 9% means ok to buy

So for example, it's borderline to pay $200,000 for a house that would cost you $1,000 per month to rent. That's $12,000 per year in rent. If you buy it with a 6% mortgage, that's $12,000 per year in interest instead, so it works out about the same. Owners can pay interest with pre-tax money, but that benefit gets wiped out by the eternal debts of repairs and property tax, equalizing things. It is foolish to pay $400,000 for that same house, because renting it would cost only half as much per year, and renters are completely safe from falling house prices.

Because it's a terrible time to buy when interest rates are low, like now. Realtors just lie without shame about this fundamental fact. House prices fall as interest rates rise, because a fixed monthly payment covers a smaller mortgage at a higher interest rate. Since interest rates have nowhere to go but up, prices have nowhere to go but down. The way to win the game is to have cash on hand to buy outright at a low price when others cannot borrow very much because of high interest rates. Then you get a low price, and you get capital appreciation caused by future interest rate declines. To buy at a time of low interest rates and high prices like now is a mistake for both reasons.

It is far better to pay a low price with a high interest rate than a high price with a low interest rate, even if the mortgage payment is the same either way.

Your property taxes will be lower with a low purchase price.

A low price gives you the ability to pay it all off instead of being a debt-slave for the rest of your life.

As interest rates fall from high to low, house prices increase.

Paying a high price now may trap you "under water", meaning you'll have a mortgage larger than the value of the house. Then you will not be able to refinance because there you'll have no equity, and will not be able to sell without a loss. Even if you get a long-term fixed rate mortgage, when rates inevitably go up the value of your property will go down. Paying a low price minimizes your damage.

Because buyers already borrowed too much money and cannot pay it back. They spent it on houses that are now worth less than the loan. This means most banks are actually bankrupt. But since the banks have friends in Washington, they get special treatment that you do not. The Federal Reserve prints up bales of new money to buy worthless mortgages from the most irresponsible banks, slowing down the buyer-friendly deflation in prices and socializing bank losses.

Big bank cash flow will never run out as long as the Federal Reserve exists. The Fed exists simply to protect big banks from the free market. Banks get to keep any profits they make, but bank losses just get passed on to you as inflation, when the Fed prints up money and buys their bad mortgages.

As if that were not enough corruption, Congress authorized vast amounts of TARP bailout cash taken from taxpayers, to be loaned directly to the worst-run banks, those that already gambled on mortgages and lost. The Fed and Congress are letting the banks "extend and pretend" that their mortgage loans will get paid back.

It is necessary that YOU be forced deeply into debt, and therefore forced into slavery, for the banks to make a profit. If you pay a low price for a house and manage to avoid debt, the banks lose control over you. Unacceptable to them. It's all a filthy battle for control over your labor.

Because buyers used too much leverage. Leverage means using debt to amplify gain. Most people forget that debt amplifies losses as well. If a buyer puts 10% down and the house goes down 10%, he has lost 100% of his money on paper. If he has to sell due to job loss or a mortgage rate adjustment, he lost 100% in the real world.

The simple fact is that the renter - if willing and able to save his money - can buy a house outright in half the time that a conventional buyer can pay off a mortgage. Interest generally accounts for more than half of the cost of a house. The saver/renter not only pays no interest, he also gets interest on his savings. Leveraged housing appreciation, usually presented as the "secret" to wealth, cannot be counted on, and can just as easily work against the buyer. In fact, that leverage is the danger that got current buyers into trouble.

Higher-end houses especially are now set up for a huge fall in prices, since there is no more fake paper equity from the sale of a previously overvalued property. Without that equity, most people don't have the money needed for a down payment on an expensive house. It takes a very long time indeed to save up for a 20% downpayment when you're still making mortgage payments on an underwater house.

It's worse than that. House prices do not even have to fall to cause big losses. The cost of selling a house is 6% because of the realtor lobby's corruption of US legislators. On a $300,000 house, that's $18,000 lost even if prices just stay flat. So a 4% decline in housing prices bankrupts all those with 10% equity or less.

Because the housing bubble was not driven by supply and demand. There is huge supply because of overbuilding, and there is less demand now that the baby boomers are retiring and selling. Prices in the bubble, even now, are entirely a function of how much the banks are willing to lend. Most people will borrow as much as they possibly can, amounts that are completely disconnected from their salaries or from the rental value of the property. Banks have been willing to accomodate crazy borrowers because banker control of the US government means that banks do not yet have to acknowledge their losses, or can push losses onto taxpayers through government housing agencies like the FHA.

Because there is a massive and growing backlog of latent foreclosures. Millions of owners have simply stopped paying their mortgages, and the banks are doing nothing about it, letting the owner live in the house for free. If a bank forecloses and takes possession of a house, that means the bank is responsible for property taxes and maintenance. Banks don't like those costs. If a bank then sells the foreclosure at current prices, the bank has to admit a loss on the loan. Banks like that cost even less. So there is a tsunami of foreclosures on the way that the banks are ignoring, for now. To prevent a justified foreclosure is also to prevent a deserving family from buying that house at a low price. One day, those foreclosures will wash over the landscape, decimating prices, and benefitting millions of families which will be able to buy a house without a suicidal level of debt, and maybe without any debt at all! Why is it that news articles about foreclosure never mention the happy young families that can finally buy at a low price?

Because first-time buyers have all been ruthlessly exploited and the supply of new victims is very low. From The Herald: "We were all corrupted by the housing boom, to some extent. People talked endlessly about how their houses were earning more than they did, never asking where all this free money was coming from. Well the truth is that it was being stolen from the next generation. Houses price increases don't produce wealth, they merely transfer it from the young to the old - from the coming generation of families who have to burden themselves with colossal debts if they want to own, to the baby boomers who are about to retire and live on the cash they make when they downsize."

House price inflation has been very unfair to new families, especially those with children. It is foolish for them to buy at current high prices, yet government leaders never talk about how lower house prices are good for American families, instead preferring to sacrifice the young and poor to benefit the old and rich, and to make sure bankers have plenty of debt to earn interest on. Every "affordability" program drives prices higher by pushing buyers deeper into debt. Increased debt is not affordability, it's just pushing the reckoning into the future. To really help Americans, Fannie Mae and Freddie Mac and the FHA should be completely eliminated, along with the mortgage-interest deduction. Canada has no mortgage-interest deduction at all, and has a more affordable and stable housing market because of that.

The government pretends to be interested in affordable housing, but now that housing is becoming truly affordable via falling prices, they want to stop it? Their actions speak louder than their words.

Because boomers are retiring. There are 70 million Americans born between 1945-1960. One-third have zero retirement savings. The oldest are 64. The only money they have is equity in a house, so they must sell. This will add yet another flood of houses to the market, driving prices down even more.

Because there is a huge glut of empty new houses. Builders are being forced to drop prices even faster than owners, because builders must sell to keep their business going. They need the money now. Builders have huge excess inventory that they cannot sell at current prices, and more houses are completed each day, making the housing slump

Cities Served:

Agoura Hills Alameda Alamo, California (CA) Albany, California (CA) Alhambra, California (CA) Aliso Viejo Alondra Park Alpine, California (CA) Alta Sierra Altadena Alum Rock American Canyon Anaheim, California (CA) Anderson, California (CA) Antioch, California (CA) Apple Valley, California (CA) Aptos Arcadia, California (CA) Arcata Arden-Arcade Arroyo Grande Artesia, California (CA) Arvin Ashland, California (CA) Atascadero Atherton Atwater, California (CA) Auburn, California (CA) August Avenal Avocado Heights Azusa Bakersfield, California (CA) Baldwin Park Banning Barstow, California (CA) Bay Point Baywood-Los Osos Beaumont, California (CA) Bell Gardens Bell, California (CA) Bellflower, California (CA) Belmont, California (CA) Benicia Berkeley, California (CA) Bermuda Dunes Beverly Hills, California (CA) Blackhawk-Camino Tassajara Bloomington, California (CA) Blythe, California (CA) Bonadelle Ranchos-Madera Ranchos Bonita, California (CA) Bostonia Boyes Hot Springs Brawley Brea Brentwood, California (CA) Buena Park Burbank, California (CA) Burlingame, California (CA) Calabasas Calexico California City Calimesa Calipatria Camarillo Cambria, California (CA) Cameron Park, California (CA) Camp Pendleton North Camp Pendleton South Campbell, California (CA) Canyon Lake, California (CA) Capitola Carlsbad, California (CA) Carmichael Carpinteria Carson, California (CA) Casa de Oro-Mount Helix Castro Valley Castroville, California (CA) Cathedral City Ceres Cerritos Charter Oak, California (CA) Cherryland Chico, California (CA) Chino Chino Hills Chowchilla Chula Vista, California (CA) Citrus Citrus Heights Claremont, California (CA) Clayton, California (CA) Clearlake Cloverdale, California (CA) Clovis, California (CA) Coachella Coalinga Colton, California (CA) Commerce, California (CA) Compton, California (CA) Concord, California (CA) Corcoran, California (CA) Corning, California (CA) Corona, California (CA) Coronado Corte Madera Costa Mesa, California (CA) Cotati Coto de Caza Country Club, California (CA) Covina Crestline, California (CA) Cudahy, California (CA) Culver City Cupertino Cypress, California (CA) Daly City, California (CA) Dana Point Danville, California (CA) Davis, California (CA) Del Aire Delano, California (CA) Delhi, California (CA) Desert Hot Springs Diamond Bar Dinuba Discovery Bay Dixon, California (CA) Downey, California (CA) Duarte Dublin, California (CA) Earlimart East Compton East Foothills East Hemet East La Mirada East Los Angeles, California (CA) East Palo Alto East Pasadena East Porterville East San Gabriel El Cajon El Centro El Cerrito El Dorado Hills El Monte, California (CA) El Paso de Robles (Paso Robles) El Rio El Segundo El Sobrante Elk Grove, California (CA) Emeryville Encinitas Escondido, California (CA) Eureka, California (CA) Exeter, California (CA) Fair Oaks, California (CA) Fairfax, California (CA) Fairfield, California (CA) Fairview, California (CA) Fallbrook Farmersville, California (CA) Fillmore, California (CA) Florence-Graham Florin Folsom, California (CA) Fontana, California (CA) Foothill Farms Foothill Ranch Fort Bragg, California (CA) Fortuna Foster City Fountain Valley Fremont, California (CA) Fresno, California (CA) Fullerton, California (CA) Galt, California (CA) Garden Acres Garden Grove, California (CA) Gardena Gilroy Glen Avon Glendale, California (CA) Glendora, California (CA) Gold River Golden Hills Goleta Gonzales, California (CA) Grand Terrace Granite Bay Grass Valley Greenfield, California (CA) Grover Beach Hacienda Heights Half Moon Bay Hanford Hawaiian Gardens Hawthorne, California (CA) Hayward, California (CA) Healdsburg Hemet Hercules Hermosa Beach Hesperia, California (CA) Highland, California (CA) Hillsborough, California (CA) Hollister, California (CA) Home Gardens Huntington Beach, California (CA) Huntington Park Huron, California (CA) Imperial Beach Imperial, California (CA) Indio Inglewood, California (CA) Interlaken, California (CA) Ione, California (CA) Irvine, California (CA) Isla Vista Kentfield Kerman King City, California (CA) Kingsburg La Canada Flintridge La Crescenta-Montrose La Habra La Mesa La Mirada La Palma La Presa, California (CA) La Puente La Quinta La Riviera La Verne Ladera Heights Lafayette, California (CA) Laguna Beach, California (CA) Laguna Hills Laguna Niguel Laguna West-Lakeside Laguna Woods Laguna, California (CA) Lake Arrowhead, California (CA) Lake Elsinore Lake Forest, California (CA) Lake Los Angeles Lakeside, California (CA) Lakewood, California (CA) Lamont, California (CA) Lancaster, California (CA) Larkfield-Wikiup Larkspur, California (CA) Lathrop, California (CA) Lawndale, California (CA) Lemon Grove Lemoore Lennox, California (CA) Lincoln, California (CA) Linda Lindsay, California (CA) Live Oak, California (CA) Livermore, California (CA) Livingston, California (CA) Lodi, California (CA) Loma Linda, California (CA) Lomita Lompoc Long Beach, California (CA) Loomis, California (CA) Los Alamitos Los Altos Los Altos Hills Los Angeles, California (CA) Los Banos Los Gatos Lucas Valley-Marinwood Lynwood, California (CA) Madera Madera Acres Magalia Malibu Mammoth Lakes Manhattan Beach Manteca Marina Marina del Rey Martinez, California (CA) Marysville, California (CA) Maywood, California (CA) McFarland, California (CA) McKinleyville Mendota, California (CA) Menlo Park Mentone, California (CA) Merced Mill Valley Millbrae Milpitas Mira Loma Mira Monte Mission Viejo Modesto, California (CA) Monrovia, California (CA) Montclair, California (CA) Montebello, California (CA) Montecito Monterey Park Monterey, California (CA) Moorpark Moraga Moreno Valley, California (CA) Morgan Hill Morro Bay Mountain View, California (CA) Murrieta Muscoy Napa National City Newark, California (CA) Newman, California (CA) Newport Beach Nipomo Norco, California (CA) North Auburn North Fair Oaks North Highlands Norwalk, California (CA) Novato Oakdale, California (CA) Oakland, California (CA) Oakley, California (CA) Oceano Oceanside, California (CA) Oildale Ojai Olivehurst Ontario, California (CA) Opal Cliffs Orange Cove Orange, California (CA) Orangevale Orcutt Orinda Orland, California (CA) Orosi Oroville East Oroville, California (CA) Oxnard, California (CA) Pacific Grove Pacifica Palm Desert Palm Springs, California (CA) Palmdale, California (CA) Palo Alto, California (CA) Palos Verdes Estates Paradise, California (CA) Paramount Parkway-South Sacramento Parlier Pasadena, California (CA) Patterson, California (CA) Pedley Perris Petaluma Pico Rivera Piedmont, California (CA) Pinole Pismo Beach Pittsburg, California (CA) Placentia Placerville Pleasant Hill, California (CA) Pleasanton, California (CA) Pomona, California (CA) Port Hueneme Porterville Portola Hills Poway Prunedale Quartz Hill Ramona, California (CA) Rancho Cordova Rancho Cucamonga, California (CA) Rancho Mirage Rancho Palos Verdes Rancho San Diego Rancho Santa Margarita Red Bluff Redding, California (CA) Redlands, California (CA) Redondo Beach Redwood City Reedley Rialto Richmond, California (CA) Ridgecrest, California (CA) Rio del Mar Rio Linda Ripon, California (CA) Riverbank Riverside, California (CA) Rocklin Rodeo Rohnert Park Rolling Hills Estates Rosamond Rosedale, California (CA) Roseland, California (CA) Rosemead Rosemont, California (CA) Roseville, California (CA) Rossmoor, California (CA) Rowland Heights Rubidoux Sacramento, California (CA) Salida, California (CA) Salinas, California (CA) San Anselmo San Bernardino, California (CA) San Bruno San Buenaventura (Ventura), California (CA) San Carlos, California (CA) San Clemente San Diego Country Estates San Diego, California (CA) San Dimas San Fernando San Francisco, California (CA) San Gabriel San Jacinto San Jose, California (CA) San Juan Capistrano San Leandro San Lorenzo San Luis Obispo San Marcos, California (CA) San Marino San Mateo San Pablo San Rafael San Ramon Sanger, California (CA) Santa Ana, California (CA) Santa Barbara Santa Clara, California (CA) Santa Clarita, California (CA) Santa Cruz, California (CA) Santa Fe Springs Santa Maria, California (CA) Santa Monica Santa Paula Santa Rosa, California (CA) Santee, California (CA) Saratoga, California (CA) Sausalito Scotts Valley Seal Beach Seaside, California (CA) Sebastopol, California (CA) Selma, California (CA) Shafter Shasta Lake Sierra Madre Signal Hill Simi Valley, California (CA) Solana Beach Soledad Sonoma South El Monte South Gate, California (CA) South Lake Tahoe South Oroville South Pasadena, California (CA) South San Francisco South San Gabriel South San Jose Hills South Whittier South Yuba City Spring Valley, California (CA) Stanford, California (CA) Stanton, California (CA) Stockton, California (CA) Suisun City Sun City, California (CA) Sunnyvale, California (CA) Susanville Taft, California (CA) Tamalpais-Homestead Valley Tehachapi Temecula Temple City Thermalito Thousand Oaks, California (CA) Tiburon Torrance, California (CA) Tracy, California (CA) Truckee Tulare, California (CA) Turlock Tustin Foothills Tustin, California (CA) Twentynine Palms Twentynine Palms Base Ukiah, California (CA) Union City, California (CA) Upland, California (CA) Vacaville Valinda Valle Vista Vallejo, California (CA) Valley Center, California (CA) Vandenberg AFB Victorville View Park-Windsor Hills Vincent, California (CA) Vineyard Visalia Vista Walnut Creek, California (CA) Walnut Park Walnut, California (CA) Wasco, California (CA) Waterford, California (CA) Watsonville West Athens West Carson West Covina, California (CA) West Hollywood West Modesto

West Puente Valley West Sacramento West Whittier-Los Nietos Westlake Village Westminster, California (CA) Westmont, California (CA) Whittier Wildomar Willowbrook, California (CA) Willows Windsor, California (CA) Winter Gardens Winters, California (CA) Winton, California (CA) Woodcrest Woodlake Woodland, California (CA) Yorba Linda Yreka Yuba City Yucaipa Yucca Valley