George Lorimer
Your Home Sold Guaranteed Or I'll Buy It!*
ProWest Properties,DRE# 01146839, *Conditions apply
Each month, we publish a series of articles of interest to homeowners -- money-saving tips, household safety checklists, home improvement advice, real estate insider secrets, etc. Whether you currently are in the market for a new home, or not, we hope that this information is of value to you. Please feel free to pass these articles on to your family and friends.
In This Issue:
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How to Make Your Move Smoother Faster and Less Stressful — Smart planning strategies to reduce chaos, lower costs, and keep your move organized from start to finish.
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Inspection Proof Your Sale: Get Ready Before Buyers Arrive — Learn how to avoid surprises, reduce renegotiations, and show your home in its best light before the inspection happens.
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How To Win Without Overpaying: Negotiation Tips That Work — Proven strategies that help buyers secure the right home without overspending or getting caught in a bidding war.
Read More »
How to Make Your Move Smoother Faster and Less Stressful
Summary
Moving is one of life’s most stressful events—but it doesn’t have to be. With smart planning and the right strategies, you can minimize chaos, reduce costs, and protect your peace of mind. This guide offers a step-by-step approach to making your move smoother, faster, and more organized—whether you’re relocating across town or across the country.
Moving may mark the beginning of an exciting new chapter—but it’s also a major logistical undertaking. From packing and paperwork to timelines and transitions, it’s easy to get overwhelmed. That’s why a well-organized move plan makes all the difference.
Here’s how to make your move smoother, faster, and far less stressful.
1. Start Early—Earlier Than You Think
Begin prepping at least 6–8 weeks before your move date:
- Declutter your home and donate/sell unused items
- Research moving companies and get quotes
- Create a moving binder or digital folder to track tasks
Divide your tasks into weekly to-dos:
- Week 6: Notify landlord, schedule movers, start purging
- Week 4: Change address, order packing supplies
- Week 2: Confirm plans, start serious packing
- Week 1: Pack essentials box, defrost freezer, clean
For peak seasons (spring/summer), movers book quickly. Compare:
- Full-service movers
- Truck rental + friends/family
- Hybrid options (labor-only help)
Get insurance for valuables and check mover reviews.
4. Pack Like a Pro- Label boxes by room and color code
- Write key contents on the sides
- Wrap fragile items in towels or clothes
- Use suitcase space for heavy items (books, tools)
- Pack essentials separately (clothes, toiletries, chargers, meds)
Don’t forget to:
- Cancel or transfer electricity, gas, water, internet
- Schedule service start dates at your new place
- Forward your mail via your national postal service
- Update addresses on bank accounts, ID, insurance, and subscriptions
Make arrangements for:
- Childcare or pet care on moving day
- Transportation of pets and plants
- School transfers and medical records
If you’re not hiring movers:
- Rent proper moving equipment (dollies, straps, blankets)
- Protect floors and doorways
- Ask friends early and provide snacks or compensation
Don’t leave cleaning to the last day. Clean room-by-room as you pack. For rentals, photograph everything for your deposit.
9. Handle EmotionsMoving can bring grief, anxiety, or fatigue—especially for kids or seniors. Give everyone time to adjust and say goodbye to their space. Plan fun or relaxing activities after move-in.
10. Unpack Strategically- Focus on essentials (kitchen, beds, bathroom) first
- Leave décor or extras for later
- Flatten and recycle boxes as you go
- Update your home inventory
Apps like Sortly (for inventory), TaskRabbit (for help), and Google Sheets (for tracking) can streamline the process.
Moving doesn’t have to mean chaos. With a plan in place, a few hacks, and a little help, you can turn a stressful event into a smooth transition. Start early, stay organized, and take it step by step—and your next move might be your easiest yet.
Inspection Proof Your Sale Get Ready Before Buyers Arrive
Summary
The home inspection can make or break your sale. It’s the moment buyers discover what’s beneath the surface—and any surprises can lead to renegotiations, delays, or even a collapsed deal. This report shows you how to inspection-proof your home with smart pre-listing repairs, preventative fixes, and buyer-friendly presentation. Don’t wait for bad news—prepare now and protect your sale.
You’ve accepted an offer, and the buyer is excited. But there’s one major step before closing: the home inspection. It’s the buyer’s chance to uncover problems—and their leverage to ask for repairs, credits, or even walk away. Avoiding surprises and showing your home in its best light is key to a smooth, profitable sale. Here’s how to get inspection-ready.
- Understand What Inspectors Look For
Inspectors are trained to assess:- Roofing, gutters, and drainage
- Electrical panels, outlets, and wiring
- Plumbing systems and water pressure
- HVAC operation and ventilation
- Structural integrity (foundation, framing, windows)
- Attic, insulation, and crawlspaces
- Appliances, walls, floors, and ceilings
- Safety features like smoke detectors, carbon monoxide alarms, handrails
They don’t evaluate décor or cosmetic flaws—but serious maintenance issues will be flagged.
- Do a Pre-Listing Inspection (Optional but Smart)
Hiring your own inspector before listing allows you to:- Uncover and fix hidden issues early
- Price your home more accurately
- Avoid surprises during negotiations
- Build buyer trust by showing transparency
You don’t have to fix everything—but knowing what’s ahead helps you prepare.
- Tackle Easy Repairs Ahead of Time
Before inspection day, fix any obvious red flags like:- Leaky faucets or toilets
- Flickering lights or non-working outlets
- Loose handrails or steps
- Missing smoke detectors
- Water stains or signs of past leaks
- Doors or windows that stick or won’t lock
These are inexpensive but reassure buyers the home is well-maintained.
- Service Major Systems
If your HVAC, water heater, or roof are older but functional, get them professionally serviced and keep the paperwork. Inspectors note signs of wear, but maintenance records can help buyers feel confident.
- Clean and Declutter Utility Areas
Clear the way to the attic, furnace, electrical panel, and crawlspaces. Inspectors need access—and a clean space sends the message that your home is cared for.
- Label Systems and Shutoffs
Label water shutoff valves, fuse box switches, and any non-obvious features. This helps inspectors and shows you’re organized and proactive.
- Test Everything in Advance
Check that light switches, appliances, garbage disposals, fans, and garage doors work properly. If they don’t, fix them now to avoid last-minute stress.
- Leave the House (and the Lights On)
During the inspection, you (and pets) should leave the home. Turn on lights in all rooms and leave a note with any helpful details or quirks. Let the inspector do their job undisturbed.
- Prepare for the Report
Even the cleanest home will have a few inspection findings—no home is perfect. Be ready to:- Fix major issues
- Offer repair credits
- Renegotiate if necessary
Your agent can help you respond strategically.
- Bonus: Create an Inspection Binder
Impress buyers by leaving a binder or folder with:- Maintenance records
- Recent repair invoices
- Manuals for appliances
- Warranty information
It shows pride of ownership and reduces buyer anxiety.
Conclusion:
A smooth inspection starts long before the inspector arrives. By addressing issues ahead of time and presenting your home as well-cared-for, you minimize surprises and maximize buyer confidence. Don’t let preventable problems derail your sale—get ahead of the inspection and keep your closing on track.
How To Win Without Overpaying Negotiation Tips That Work
Summary
In a competitive market, paying more isn’t the only way to win. This report shares proven negotiation strategies that help buyers secure their dream home, without falling into a bidding war trap. From reading the seller’s signals to crafting creative offers, you’ll learn how to stand out, stay on budget, and make a winning move with confidence.
When the market is hot, it’s easy to feel like the only way to win a home is to overpay. But savvy buyers know that smart strategy, not just big numbers, can make the difference. Whether you’re buying your first home or your fifth, here’s how to negotiate like a pro and come out ahead.
1. Get Pre-Approved, Not Just Pre-QualifiedA pre-approval letter from a trusted lender shows sellers you’re serious and financially ready. It gives you leverage when competing with less-prepared buyers.
2. Know the Market Before You BidUnderstand current conditions:
- Are homes selling above or below asking?
- How long are homes staying on the market?
- How many offers are typical in your target area?
Your agent can help you interpret local trends so you’re not blindly overbidding.
3. Lead With a Clean OfferContingencies are important, but too many can turn sellers off. Consider:
- Keeping inspection and appraisal timelines tight
- Offering a larger earnest money deposit
- Flexing on the closing date to suit the seller’s timeline
A clean, flexible offer can beat a slightly higher one with lots of strings attached.
4. Look for Seller SignalsWhat does the listing say, or not say?
- “Motivated seller” or “vacant home” could indicate urgency
- Long time on market might mean they’re ready to negotiate
- Fast response times may signal interest
Understanding the seller’s situation helps you tailor your offer.
5. Use an Escalation Clause WiselyAn escalation clause automatically increases your bid above other offers (up to a cap). This lets you compete without blindly bidding high from the start, but make sure it’s structured properly and includes proof of competing bids.
6. Show That You’re Serious- Offer a higher earnest money deposit
- Be responsive and communicate quickly
- Include a short, sincere cover letter (if appropriate in your market)
Sellers want a buyer they trust to close the deal smoothly.
7. Don’t Overfocus on Price, Negotiate on TermsSometimes the best offer isn’t the highest, it’s the most convenient. Negotiate on:
- Possession date (let them stay post-close if needed)
- Covering minor fees or repairs
- Offering flexibility or speed
Great agents do more than write offers; they build trust with the listing agent. That can help your offer stand out even when numbers are similar.
9. Know When to WalkSometimes, winning means walking away. If bidding gets too aggressive or the home has red flags, stick to your budget. Another opportunity will come.
10. Don’t Let Emotions LeadStay focused on your needs, goals, and limits. Emotional bidding leads to regret. Let your agent guide you through tough decisions with clarity, not pressure.
Winning in real estate doesn’t mean overpaying, it means outsmarting. With the right strategy, preparation, and expert support, you can land the home you want without blowing your budget. Remember: strong offers win hearts, not just wallets.
Surprising San Diego Home Trends I See in Person, Not on Zillow
If you’re considering selling in the next 0–6 months, this is the part most homeowners miss: the “market” you read about online is not the same market I see inside homes, during showings, and at the negotiation table. Here are a few trends I’m seeing in San Diego right now: Online estimates won’t tell you what matters most: what buyers will actually pay today, the concessions they’re asking for, and how leverage changes when more inventory hits after the new year. If there’s even a chance you’ll sell soon, the smartest move is to get real numbers and real options now—before the window shifts. PS: The sellers who regret waiting are usually the ones who said, “Let’s just see what happens after the new year.” If that thought has crossed your mind, click the link above and get the real numbers before the window shifts.
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2026 San Diego Housing Outlook — What Buyers and Sellers Should Know Now
The most honest outlook for 2026 is this: the market looks relatively flat overall — and there’s no way to predict exactly where prices land in your neighborhood. Rates are the swing factor. If mortgage rates move from about 6.2% (now) up toward 6.5%+, affordability gets tighter and prices can soften. If rates drop into the 5.5%–5.75% range, demand can heat up fast — and prices can push higher with more competition. Bottom line: there’s no “sure deal” or perfect timing. If moving now or soon is right for you, we can make it up on the sale or purchase depending on the market conditions at the time. The waiting game rarely works — it’s usually better to move forward and get the best deal for this market. I’m here to help. Call or text me today to get your free 2026 plan: 619-846-1244. Want neighborhood-specific numbers? Text George at 619-846-1244. As Christmas approaches, many San Diego homeowners and buyers are quietly thinking about what’s next. I’m grateful for the conversations and trust this year — even when it’s just to get clear, honest answers. If a move might be on your radar in the next few months, here are a few things I can help with that aren’t easy to find online: No pressure. If this would help, just text or call 619-846-1244. P.S. Buying, selling, or just planning — even a short text like “We’re thinking about a move” is enough to start. Forecasts are helpful — but what matters most is how they apply to a home like yours. Here are simple examples using today’s typical San Diego price points. If you want this run for your neighborhood and price range, text me at 619-846-1244. Most forecasts point to modest price movement and a market that rewards the basics: pricing, condition, and location. Well-located homes still attract buyers, while overpriced or problem listings sit. Condos often become more negotiable when rates are higher; detached homes tend to hold value better over time. The winning strategy is not guessing the future — it’s making the right moves for the market you’re in. Want the short version that applies to you (not the internet)? Text me your situation + timeline and I’ll reply with real numbers.
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Rancho Peñasquitos & Torrey Highlands Homes 92129 Homes
Fast market snapshot (last 6 months as of Dec 19, 2025). If you want the full spreadsheet (every address + list/sold history), text “92129 DATA” to 619-846-1244. Most Torrey Highlands & newer RP sellers focus here (last 6 months). Want model-by-model detail? Text “92129 DATA” to 619-846-1244. Rancho Peñasquitos overall — sold last 6 months. Thinking of selling? Text your address & timeline to 619-846-1244. Source: SDMLS / ShowingTime ProWest Properties • DRE #01146839 • Your Home Sold Guaranteed or I’ll Buy It* • *Conditions apply I’ve lived and worked in San Diego for over 20 years, helping homeowners make smart decisions about when to sell, when to wait, and how to maximize value without pressure. Real estate is personal — that’s how I treat it. George Lorimer • ProWest Properties • DRE #01146839
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San Diego home and short sales
George Lorimer at 619-846-1244 Here’s a big opportunity that doesn’t come around often. I’m tracking a San Diego condo listed under $400,000 — and it appears to be a possible short sale. If you’re considering buying, these can offer strong value, but they often involve uncertainty and a waiting game. Assumable condo at 3.375% and possible short sale under $400,000: Click here to view the listing Note: Assumable loans and short sales can have extra steps and timelines. I’ll confirm the details and what’s realistic before you waste time. If you own a home with less than 10% equity and you’re experiencing a financial hardship, you may qualify for a short sale. If you bought your home between 2021 and 2025, there’s a real chance your current value is similar to or less than what you paid. Rule of thumb: If what you owe is within ~10% of what your home can sell for, you may qualify for a short sale. If you want to understand how this works — and whether it applies to your situation — I’ll walk you through it step by step. Text “Short Sale” to 619-846-1244 and I’ll send it to you — plus let you know if this looks like a fit. Rancho Peñasquitos & Torrey Highlands — see the latest market update here . George Lorimer • ProWest Properties • DRE #01146839
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San Diego’s Best “Quiet Window” to Plan a 2026 Move (Free 10-Minute Strategy Call)
Even with 70° December weather, Christmas week is when the smartest buyers and sellers quietly set themselves up to win in early 2026. *(conditions apply). During the holidays, most people pause. That’s exactly why this is a powerful time to plan. When you take 10 minutes now, you’re not scrambling later—especially if you want to buy or sell in early 2026. No pressure. No obligation. Just clear options and a simple plan. If you want to move in early 2026, the best next step is a quick call or text so I can point you to the right options.
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How Long Does It Take to Sell a San Diego Home?
If you’re thinking about selling in 2026, here’s the truth: you don’t have to rush out after you sell. You can sell now and move later with a rent-back, or sell very fast if timing matters. Timeline example used below starts January 10, 2026. Your exact timing depends on pricing, condition, neighborhood, and strategy. You get paid first and move later — ideal if you’re finishing the school year or planning a summer move. Single-family homes typically sell faster than condos. Downtown and HOA-heavy condos often take longer, while well-priced houses in strong school districts move quicker. Want a clear plan for your timeline? George Lorimer • ProWest Properties • DRE #01146839
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Buy a San Diego Home With an Under-6% Mortgage — Guaranteed
The Fed cut rates by 0.25% on December 10, 2025. Good news — but mortgage rates don’t drop automatically. They’re driven by the bond market. The smart move is learning how to secure the lowest rate available right now through negotiation. Call or text 619-846-1244 for a 10-minute strategy call. Want a free, customized report based on your price range and off-market homes? Call or text George at 619-846-1244. 30-year fixed rates are hovering in the low-6% range. FHA and VA can be lower. Sub-6% is achievable when offers are structured correctly. How do you guarantee an under-6% mortgage? I negotiate it with the seller as part of your offer. If they don’t accept it, my lender and I pay the loan discount so you still get the lower rate. Simple — just work with us on your purchase. George Lorimer • 619-846-1244 George Lorimer • ProWest Properties • DRE #01146839
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San Diego 4-Step Plan to Buy or Sell a Home Without Stress
Most people don’t need more “advice.” They need a simple plan that reduces risk, prevents surprises, and gets them to the finish line. Here’s the exact 4-step process my team uses to help buyers and sellers move fast, stay protected, and avoid drama. Prefer a quick call? Call/Text George Lorimer at 619-846-1244 for a 10-minute strategy session. If the video doesn’t load, view it here: https://www.youtube.com/shorts/AuwjkgTXOxw?feature=share Buyers worry about overpaying or missing out. Sellers worry about pricing wrong, getting lowballed, dealing with repairs and showings, or buying the next home before the current one sells. The solution isn’t hope — it’s a clear process that removes risk. We start with clarity: updated home value, realistic net, buying power, neighborhoods, and what homes are actually available (including unlisted opportunities). This is where you stop spinning and start making smart moves. Most people only see one path: list it and hope, or buy and compete. We lay out multiple paths so you can choose what fits you: cash offer options, multiple investor offers competing, buy-before-you-sell solutions, and the right timing strategy for your goals. Once you choose the best path, my team handles the details: pricing, prep guidance, marketing, negotiation, inspections, and timelines — with one goal: get you the result you want with the least stress and the least wasted time. This is where most agents disappear — and where we do the opposite. We troubleshoot, protect your deal, and keep you informed. If plans change or something comes up, you’ve got an experienced team and real safeguards behind you. Bottom line: I have your back. If you’re thinking about buying or selling in the next 30–90 days, don’t wing it. Get the numbers and your best options first. George Lorimer • ProWest Properties • DRE #01146839
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Meet George Lorimer San Diego broker and realtor
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How to avoid the first mistake that San Diego home sellers makeIf you’ve been wondering what's going on in the San Diego housing market, here’s a quick reality check: The reason I tell you this is that there's an opportunity to buy at a good deal in this market. And if you're thinking of selling, don't price your home speculatively. For example, these speculative sellers say things like, "If I could get this price, I'd sell." (usually "their price" is higher than today's market value). For buyers, it becomes clear that the price may or may not have been based on today's statistics. For sellers, it's evident that unless you price it right, you may not sell. Here's my simple 3-step strategy that's helped over 1,000 sellers. 1) Determine that you are committed to selling. 2) Then price your home against competing listings, the homes buyers are comparing yours to. 3) Listen to feedback from the market and buyers and implement changes. Do this right, and you create urgency, competition, and the best chance of selling for top dollar. Call or text me, George, at 619-846-1244 to get your Complimentary Home Seller Report. All the best, George Lorimer Secret selling options that other agents don't offer.
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San Diego County Housing Report: Go for Gold, No Waiting
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