The Tustin Insider: February 2026 Edition by The O'Dell Group

THE TUSTIN

Serving The Communities of Tustin, North Tustin & Tustin Ranch Since 1994

Sales Team

Dean O’Dell Broker Associate License# 01060767

Carmina Johansson Realtor® Associate License# 01851643

Sarah O’Dell Broker Associate License# 00646527

Peter Cuomo Broker Associate License# 01990203

April O’Dell Nugent Realtor® Associate License# 01955551

Nicole Janes Realtor® Associate License# 02099505

Evan Fredericks Realtor® Associate License# 02245691

Administrative Team

Gary O’Dell Transaction Facilitator License# 00413708

Dani O’Dell Director of Finance

Beth Mehlberger Sales Manager License# 02022106

Jennifer O’Donoghue Director of Operations License# 01725073

Mallen IT & Digital Marketing

Julie Peterman Director of Marketing

Yolanda Sellers Accounting Associate

Dena Zum

WHAT OUR CLIENTS ARE SAYING

"It has been a great experience working with The Dean O’Dell Group. I have never seen a more courteous and professional group of people. As a business owner for over thirty years, I can honestly say that I would not hesitate to hire anyone in this group for my business. They all went above and beyond what we expected. I would recommend Dean and his team to anyone wanting to purchase or sell their home. My wife and I could not be happier! Thank you again."

-Michael & Shirley Willey

“We had an outstanding experience with The O’Dell Group. Dean O’Dell represented us as both buyer and seller, and the entire process—from preparing our home to selling it and moving into our new one—was completed in less than a month. His team’s expertise, professionalism, and seamless coordination made everything easy. We trusted them completely, and our home sold immediately after the first open house. Their ‘above and beyond’ approach exceeded our expectations, and we highly recommend The O’Dell Group to anyone buying or selling a home.”

— Jim & Brenda Murphy

"Peter was an incredible partner throughout our home-buying process, especially as we purchased remotely. He made everything easy with virtual showings, follow-up videos, and constant communication, even coordinating in-person viewings with our friends and family. As our search evolved,

Peter remained patient and never made us feel rushed. When unexpected issues arose during escrow, he guided us calmly and clearly, reviewed our solar contract, and even covered the cost of its evaluation. He continued to go above and beyond after we went into contract—meeting vendors, helping with quotes, and assisting with small post-closing items. Peter was consistently responsive, thorough, and genuinely cared about our experience. We highly recommend him.”

— Heerad Farkhoor

"What a pleasure it was working with Dean O’Dell and the entire O’Dell team, Jennifer, Julie, Beth and April. Not only are they highly knowledgeable on the housing market but they are organized and efficient making the selling process less stressful!

Thank you The O’Dell Group!"

— John and Susan Hanson

"We were incredibly impressed with April O’Dell Nugent’s market knowledge and expert negotiation, which helped us sell our home in just three days. Her professional, friendly team—including Julie Peterman, Marketing Director—handled everything from repairs and painting to landscaping, cleaning, staging, and marketingmaking the entire process seamless. We truly appreciate April, Julie, and the team for making our home-selling experience both successful and enjoyable."

— Christine Pappas

92 SALES BY THE O’DELL GROUP IN 2025

RANKED #6 OF ALL AGENTS IN ORANGE COUNTY FOR CLOSED SALES IN 2025

SELLING YOUR HOME WHILE LIVING IN IT!

HERE’S WHAT YOU NEED TO KNOW.

Many sellers remain in their homes throughout the sales process, making it essential to balance daily life with creating an inviting environment for buyers. Success comes from a consistent, manageable approach to keeping your home show-ready.

Create Buyer-Friendly Spaces

Start by viewing your home through a buyer’s eyes. Real estate professionals recommend neutralizing your space by removing personal items and excess belongings so visitors can imagine themselves living there. The goal isn’t a sterile showroom, but a calm, hotel-like atmosphere that feels welcoming and uncluttered. Clutter can quickly undermine buyer perception. Items like mail, dirty dishes, or general disorganization can make rooms feel smaller and raise concerns about upkeep. Because emotional reactions often drive buying decisions, cleanliness and order are critical during showings.

Strategic Decluttering Guidelines

Experts suggest reducing items on visible surfaces by about one-third and limiting décor to three pieces per area. Closets and cabinets should be pared down by roughly half, as buyers frequently check storage. Overstuffed spaces can signal a lack of room and discourage offers. For items you don’t want to discard, use existing storage—garages, basements, or spare rooms—before renting off-site units. Organized, neatly stacked boxes won’t deter serious buyers as long as they don’t block access.

Presentation Without Professional Staging

Professional staging isn’t required for occupied homes. Buyers understand you’re still living there, but presentation still matters. Remove excess or damaged furniture, add simple updates like fresh pillows or throws, and use flowers to introduce color and subtle scent. Curb appeal is equally important. Landscaping and exterior touch-ups often deliver a stronger return than elaborate interior staging, as buyers may never step inside if the exterior falls short.

Managing Daily Showings

A routine makes staying show-ready easier. Kitchens and bathrooms deserve extra attention—keep surfaces spotless, toilets closed, and shower curtains drawn. Make beds daily, since last-minute showing requests are common, especially from motivated buyers. Families with children or pets can simplify by designating toy zones and planning pet arrangements during showings.

Understand Your Local Market

Market conditions vary by neighborhood and price point, shaping buyer expectations and showing activity. Some areas favor sellers, others buyers, and many fall somewhere in between. A knowledgeable real estate agent can offer insight into local trends and comparable sales, helping you set realistic expectations and prepare effectively throughout the process.

Reach out to your local Neighborhood Expert today to learn more!

TEAM PROJECT MANAGER ASSIGNED TO MANAGE ALL IMPROVEMENTS & CONTRACTOR PAYMENTS OF $92,250, WITH SELLER APPROVAL IN ADVANCE. $350,000 NET PROFIT IN LESS THAN 90 DAYS!

•

• New C arpet in Main Living Spaces

• Professional St aging

• Hauling Ser vices

• Professional Photos, Drone Photography & V ideo

• Custom Proper t y Website

•

• A g gressive Pricing Strateg y to Maximize Home E xposure WHAT WE DID

• Minimal L andsc aping for Curb A ppeal

• 91, 589 Online V iews

• • • Happy Buyer & Seller RE SULTS

“We truly appreciate everything The O’Dell Group did for us during the sale of our home. Hong & Jane Shim

10219 SUNRISE LANE, NORTH TUSTIN

CHARLES WAY, COWAN

North Tustin Over $1M

AVERAGE DAYS ON MARKET

AVERAGE SALE PRICE

$2,076,689

NUMBER OF HOMES SOLD

AVERAGE PRICE PER SQ. FT. $699

HIGHEST SALE

$4,950,000

AVERAGE LISTING PRICE

$2,124,742

Based on the information from the Pacific West Association of Realtors as of 1/7/2026. (alternatively from the Southern California MLS). Display of MLS data is deemed reliable but is not guaranteed by the MLS.

Tustin Ranch Over $1.5M

AVERAGE DAYS ON MARKET

AVERAGE SALE PRICE

$2,447,333

NUMBER OF HOMES SOLD

AVERAGE PRICE PER SQ. FT.

$799

HIGHEST SALE

$5,380,000

AVERAGE LISTING PRICE

$2,460,000

The History of Cupid

Surprising Facts About Valentine's Day Traditions

That chubby cherub with the bow and arrow has a more complex history than you might expect.

Cupid's origins trace back to ancient Roman mythology, where he was known as the god of desire and affection. However, he wasn't always depicted as the adorable baby we see on Valentine's cards today. In early Roman art, Cupid (called Eros in Greek mythology) was often shown as a handsome young man, sometimes even mischievous or dangerous, wielding his arrows to make both mortals and gods fall helplessly in love—not always with happy results. The transformation into a cute rolly infant began during the Renaissance when artists reimagined him as a symbol of innocent, playful love. His blindfold, added in later depictions, represents the idea that love is blind and strikes without reason or warning.

The connection between Cupid and Valentine's Day solidified during the Victorian era when mass-produced Valentine's cards became popular. Publishers adorned these cards with images of the cherubic Cupid to represent romance and affection, making him the unofficial mascot of the holiday. Interestingly, the ancient Romans celebrated a fertility festival called Lupercalia in mid-February, which some historians believe influenced the timing of Valentine's Day. While Cupid's arrows were once feared as instruments of chaotic passion, today they symbolize the hope of finding true love—a much gentler interpretation of the ancient god's power. Next time you see a Valentine's Day Cupid, you'll know there's thousands of years of mythology behind that innocent smile.

WHITE CHOCOLATE COVERED

Pretzels

White chocolate chips or white chocolate

Mini pretzels, or any other pretzel - mini pretzels are good because they end up looking like hearts.

Valentine's Day themed sprinkles

1. Melt the chocolate chips or candy melts 1 cup at a time in 30 second increments in a microwave safe bowl. Stir between intervals until the chocolate has fully melted. It should take about 1 minute. If it takes longer, shorten the increments to 10 seconds so that it doesn't burn. *If using candy melts, follow the instructions on the package for melting.

2. Dip each pretzel into the melted chocolate. Wiggle it around a little bit so the chocolate fills the gaps. You can also lay the pretzel on parchment paper and use a spoon to scoop the chocolate on and spread it around evenly.

3. Put the pretzel on parchment or wax paper and sprinkle with the Valentine's Day colored sprinkles. Repeat steps 1-3 for the remaining pretzels. Make sure you add sprinkles before the chocolate hardens.

4. Once all pretzels are decorated, let them cool/harden for about 10 minutes on the counter or in the fridge before eating.

HOUSING AFFORDABILITY

Set to Improve in 2026 Through Flat Prices

The U.S. housing market is shifting toward better buyer conditions after years of low sales, rising prices, and severe affordability issues. According to the 2026 Compass Intelligence Housing Market Outlook, affordability will recover gradually—not via a sharp price crash like 2008, but through flat home prices, growing incomes, and easing mortgage rates.

Affordability hit a 40-year low in mid-2022, with housing costs exceeding 42% of median household income (far above the sustainable 30% threshold). The price-to-income ratio also peaked above 5x that year.

The base-case forecast for 2026 predicts national home prices rising just 0.5%, with possible modest declines or gains. This ends the era of relentless price growth despite weak sales.

Key drivers include:

• Rising inventory: Up 15% from last year by end-2025.

• Prices already flat or down in many areas for three years, while incomes grow ~4% annually.

• In 11 of 20 major Case-Shiller markets, prices are below 2024 levels by late 2025.

• Oversupplied Sun Belt regions like Austin and West Florida now favor buyers after pandemic booms.

Affordability improves via the price-to-income ratio: Expected to fall to ~4.9x by end-2026, nearing the balanced 4x historical norm. Sustained income growth and stable prices drive this, with lower rates accelerating progress.

The mortgage "lock-in" effect is waning. By end2025, more homeowners have rates above 6% than below 3%, with the average outstanding rate at 4.4% (matching pre-pandemic 2019). About 20% of mortgages exceed 6%, rising with new loans. In 2026, ~10 million homeowners with higher rates will be more mobile, boosting sales and supply.

Homeowners retain record equity, low delinquencies, and strong finances, supporting a soft rebalancing.

For buyers, 2026 brings better opportunities, especially in high-inventory metros. Sellers need realistic pricing. Overall, the market is finding equilibrium, with patience key as conditions trend positively.

To learn how to take advantage of this emerging buyer’s market, or how to make sure you’re priced appropriately as a seller, contact your local neighborhood expert today.