We're halfway through 2026, so I sat back down with Steven Thomas, chief economist of Reports On Housing, to grade his January predictions and talk about what is actually happening in the housing market right now. Steven has been tracking Orange County data since 2004, and his team now covers all of Southern California, the Bay Area, Phoenix and Vegas. He is one of the few voices I trust to put numbers in context, and this is the kind of conversation every buyer, seller and homeowner in California should be listening to before they make a move this fall.

In this episode we cover:

• Why mortgage rates are stuck above 6.5% right now, the role the Iran conflict and the March 6th jobs report played, and where Steven thinks rates land by year end
• Why inventory flipped from rising to slightly below last year, and what "hunkering down" really means for sellers
• The 3 ingredients a real housing crash needs, and why we only have one of them today
• What "expected market time" tells you that days on market does not, plus what a 34% national price reduction rate is really saying about how sellers are pricing
• Why the spring market is officially over, why the fall is the smarter window for a major move, and where the actual deals are hiding right now

Connect with Steven Thomas and Reports On Housing:

Website: https://reportsonhousing.com

YouTube: https://www.youtube.com/channel/UC7hVMNgI8gye3pBhAHeg_Zw

X: https://x.com/HouseReports

Facebook: https://www.facebook.com/ReportsOnHousing/

Email: [email protected]

Connect with me, Audra Lambert:

Website: http://www.LambertGroupHomes.com

YouTube: https://www.youtube.com/@AudraLambert

Instagram: https://www.instagram.com/lambertaudra

Facebook: https://www.facebook.com/audra.lambert1

Linktree: https://linktr.ee/audralambertgroup

Phone: (949) 312-4541

Email: [email protected]

If you're thinking about buying or selling in Orange County, or you just want a referral to a top agent in your area, start here: https://www.lambertgrouphomes.com/agent-referrals

If your home insurance premium has doubled, tripled, or you can't even get a policy, you are not alone, and you are not crazy. I brought in Kaelynn Gozony, the insurance broker I personally send all my clients to, to explain exactly what is happening in the California market right now and what to do about it.

Kaelynn has been in insurance for 11 years and works with about 15 different carriers through Comparion Insurance Agency. We talk about why premiums exploded after the 3 year rate freeze, what underwriters are actually inspecting after closing, why filing a small claim can quietly cost you for the next 5 years, and how the California Fair Plan really works. We also get into the rent back insurance problem that can blow up a deal if nobody is paying attention.

Key takeaways:

• Why California premiums climbed so fast after the 3 year rate freeze and how major carriers responded
• What underwriters are flagging now: electrical panels, plumbing, roof condition, even moss
• Why a claim under your deductible is almost never worth filing
• The California Fair Plan, what it covers, what it doesn't, and the $3M aggregate cap on high value homes
• The rent back insurance trap and how buyers, sellers, and lenders should handle it
• Why documenting your home on video and storing it in the cloud is a non negotiable

Work with Audra Lambert and the Lambert Group Homes team:

Visit the website: https://www.lambertgrouphomes.com

Subscribe on YouTube: https://www.youtube.com/@AudraLambert

Ask Audra a question: https://lambertgrouphomes.com/contact

Grab the free resources and checklists: https://lambertgrouphomes.com/resources

Get matched with a top agent in your area: https://www.lambertgrouphomes.com/agent-referrals

Find out what your home is worth: https://hmbt.co/TaWy3g

Get a quote from Kaelynn Gozony (Comparion Insurance Agency, Irvine, CA | licensed in California, Texas, and Alaska):

Call or text: 949-382-3281

Email: [email protected]

Request a quote: https://www.comparioninsurance.com/insurance-agent/pacific-region/kaelynn-gozony

Connect on LinkedIn: https://www.linkedin.com/in/kaelynn-gozony/

Follow on Instagram: https://www.instagram.com/yourinsuranceladykae/

Most investors don't think about a 1031 Exchange — until they get that devastating tax bill in April. By then? It's too late.

In this episode, Audra Lambert sits down with Edward Fernandez, CEO of 1031 Crowdfunding, Forbes Business Council Member, and one of the most respected voices in real estate investment. With over $3.5 billion in transactions and 26 years in the industry, Ed is the real deal — and he's making it simple for all of us.

Here's what you'll learn in this episode:

• The exact IRS code behind the 1031 Exchange and who qualifies
• How to convert your personal residence into an investment property (the 2-year rule)
• The "Swap Until You Drop" wealth strategy used by the ultra-wealthy
• The 45-day identification window and 3 rules for choosing replacement properties
• What "boot" means and how to avoid paying unnecessary taxes
• The Delaware Statutory Trust (DST) — close your exchange in as little as 5 days
• How the step-up in basis passes generational wealth to your heirs tax-free
• Why 66% of 1031 exchanges FAIL — and how to make sure yours doesn't
• Ed's inspiring journey from $7/hour grocery clerk to billion-dollar CEO

Plus — current market insights: what $10 trillion in maturing real estate loans means for savvy investors in 2026, and why Ed is BULLISH on real estate right now.

Whether you're a first-time investor or an experienced landlord looking to offload the "tenants, toilets, and trash," this episode is packed with actionable, wealth-building knowledge you won't find anywhere else.

Reach Ed Fernandez:

Phone: 844-533-1031
www.1031crowdfunding.com

Work with Audra:
www.lambertgrouphomes.com

This podcast is for educational purposes only and does not constitute financial, tax, or legal advice. Please consult qualified professionals for your specific situation.

Audra Lambert sits down with certified residential appraiser and real estate broker Jim Finney to dissect the monumental shift coming to the appraisal industry: the mandatory transition from the antiquated Uniform Appraiser Data Set (UAD) 2.6 to the data-driven UAD 3.6 format, set for November 2, 2026. Jim provides an authoritative perspective on the systemic issues facing the market, including the shortage of certified appraisers and the controversial "race to the bottom" selection process via Appraisal Management Companies (AMCs).

This episode is essential listening for real estate professionals, lenders, and serious homeowners seeking to understand and prepare for the new, highly granular, and time-intensive appraisal process.

Key Takeaways:

• UAD 3.6: The transition from a static, 209 data-point format to a dynamic, machine-readable system collecting over 1,200 granular data points.
• Industry Bottleneck: An aging appraiser community and a high barrier to entry are leading to a potential resource crisis as new, more complex reporting standards are introduced.
• Agent Cooperation: Listing agents must actively prepare homes with detailed documentation (e.g., receipts for upgrades, solar panel contract specifics) to ensure the appraiser has all the data required for a credible valuation.
• Market Value: A clear explanation of the appraiser's legal definition of Market Value and why personal aspirations or financial concessions must be accounted for.

The Future: An introduction to the coming roles of the Property Data Collector and the Hybrid Appraisal model.