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Tag: buyer

  • Buyer for Oceanwide Plaza’s infamous graffitied towers emerges

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    A buyer has emerged for the notorious graffiti-bedecked towers in downtown Los Angeles — a Riverside County developer who intends to finish the stalled $1.2-billion project.

    The proposed buyer of the residential, hotel and retail project in bankruptcy proceedings is a partnership led by Kali P. Chaudhuri, whose KPC Development Co. owns and builds commercial properties in California and India.

    Kali P. Chaudhuri celebrates Kali Hotel reaching its maximum height during construction on Sept. 10 in Inglewood.

    (William Liang / For The Times)

    KPC is building a $300-million hotel next to SoFi Stadium, an addition to Rams owner Stan Kroenke’s sprawling mixed-use development on the former site of the Hollywood Park horse racing venue in Inglewood.

    On Monday KPC and its partner Lendlease, the original contractor for the project, filed an initial purchase agreement in federal bankruptcy court that establishes a baseline price of $470 million for the complex. If no higher qualified offer is received by April 9, the court could approve the sale.

    “I’m very excited,” Chaudhuri said. “I’ll try my very best to turn it around and make it the jewel of downtown L.A.”

    If the court approves the sale, it would take several months to complete due diligence and secure city construction approvals, he said. KPC would then take title and begin work.

    Removing the graffiti would be “first priority,” he said. The plan is to complete the project as it was created with housing, a hotel, stores and restaurants.

    The first phase of construction would include putting on the massive LED screen planned to wrap around the base of the complex on 11th Street, Figueroa Street and 12th Street.

    Street level view from Hope St. and 12th St. of Oceanwide Plaza in downtown Los Angeles.

    Street level view from Hope St. and 12th St. of Oceanwide Plaza in downtown Los Angeles.

    (Robert Gauthier/Los Angeles Times)

    Chaudhuri also intends to change the name of the complex, which was named after its original developer Oceanwide Holdings, though he didn’t say what the new name might be.

    Work on Oceanwide Plaza stalled in 2019 as its developers ran out of money. Early in 2024, taggers began turning its skyscrapers into canvases for florid graffiti art. Base jumpers parachuted from its heights and a performance artist filmed himself teetering along a 1-inch-wide slackline strung between two of the derelict properties’ 40-story towers.

    The complex gained fame as an arresting sight on the L.A. skyline, a graffiti-covered oddity on Figueroa Street — the wide thoroughfare that connects downtown’s financial district with L.A. Live, Crypto.com Arena and the Los Angeles Convention Center. It fills a large city block across the street from the arena, an A-plus location in real estate terms for being in the midst of year-round activity.

    An April 2024 appraisal by real estate brokerage Colliers submitted in a bankruptcy case involving the project estimated the as-is market value of the complex at nearly $434 million. Colliers also projected a cost of $865 million to complete the buildings, which are 60% finished. Other industry estimates to complete the project reach $1 billion.

    Real estate developments stall from time to time as developers run out of money, but rarely do they fail in such a high-profile manner as Oceanwide Plaza, which was supposed to be a glamorous addition to the skyline and center of activity in the bustling sports and entertainment district of downtown’s South Park neighborhood.

    Beijing-based Oceanwide Holdings bought a sprawling parking lot across from the arena in 2014 and soon set to work on a three-tower complex intended to house luxury condominiums and apartments, and a five-star hotel supported by upmarket stores and restaurants. It was also to include a massive electronic sign intended to help bring a Times Square flavor to Figueroa Street.

    The international company ran into financial problems that coincided with a Chinese government decision to restrict the flow of outbound investment. Work stopped on Oceanwide Plaza in early 2019 as contractors building it stopped being paid.

    In February 2024, general contractor Lendlease filed a petition for the involuntary Chapter 11 bankruptcy of Oceanwide Holdings to force a sale of the property and pay creditors who were demanding almost $400 million. Major creditors include Lendlease and EB-5 visa investors, who helped fund construction.

    Oceanwide also owes back taxes to Los Angeles County and money to repay the city for security put in place in response to the graffiti and other incidents such as parachute leaps.

    “Right in the heart of downtown Los Angeles, the blighted Oceanwide Plaza has been an eyesore for too long due to failed ownership,” Mayor Karen Bass said in a statement Friday. “With the resurgence of our Downtown and as we prepare to host Olympic and Paralympic events right across the street, I look forward to working with the new ownership to transform this plaza into something that spurs further investment — and that Angelenos can be proud of.”

    “Downtown’s resurgence is real, and the interest in this property proves it,” said Nella McOsker, president of the Central City Assn. business support group. “We call on the new owners to immediately clean this site and join us in leading the DTLA turnaround. Erasing this stain on our skyline is essential to restoring confidence and accelerating DTLA’s comeback.”

    Among KPC’s other developments are hospitals in Riverside and Orange counties and a 300,000-square-foot office campus in Corona, where the company is based. It has built a nursing college and 1,000-bed hospital in Kolkata, West Bengal, India. KPC is also building two residential projects in Kolkata, including a 74-story skyscraper, the company said.

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    Roger Vincent

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  • Torrance shopping center sells for record price on strong demand for humble neighborhood locations

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    A well-known shopping center in Torrance, anchored by a grocery store, has sold for a record price in the South Bay as real estate investors look for retail properties that don’t have to compete directly with online shopping.

    Village Del Amo sold for $108.5 million last month, the highest price paid in 2025 for a retail property in the South Bay, according to real estate data provider CoStar.

    It last changed hands in 2004 for $36.3 million.

    The buyers were Emmanuel “Manny” and Ofelia David, Redondo Beach investors and nursing home operators. The seller was Costa Mesa real estate developer DJM Capital Group.

    The buyers “have been coming to this neighborhood serving retail center for decades and jumped at the opportunity to own it,” said David Jordon of SSV Properties, which will manage the property. “They view this as a generational investment and are looking forward in the coming years to improving upon the tremendous success that the center has enjoyed for decades.”

    The leap in its value was attributed in part to investors’ desire to acquire unglamorous yet financially well-performing shopping centers.

    In greater Los Angeles, apartments and industrial buildings that are in short supply for tenants “have been the darlings” for big investors over the last few years, said real estate broker Stefan Neumann of NAI Capital Commercial, who helped represent the buyer in the transaction.

    Now, institutional investors such as pension funds and investment banks are zeroing in on retail centers that serve everyday needs and leisure activities, Neumann said.

    Neighborhood shopping centers that are typically anchored by grocery stores are “e-commerce proof,” Neumann said, especially if they include other services that people use in person such as fitness centers, restaurants and medical-related services.

    Village Del Amo is anchored by Korean grocer Hannam Chain and warehouse spirit seller BevMo, the state’s biggest liquor chain.

    It also has multiple restaurants including Benihana, bank branches and offices for rent.

    “While retail has faced heightened scrutiny from investors in recent years, this transaction underscores the strength of well-located, grocery-anchored assets in affluent markets,” said real estate broker David Shaby of NAI Capital Commercial.

    Investment sales of retail properties in the Los Angeles area totaled more than $1.6 billion in the third quarter of 2025, compared to less than $637 million in the previous quarter, real estate brokerage CBRE reported.

    South Bay retail properties had a vacancy of 6.9%, compared with more than 9% on the Westside and nearly 8.4% in downtown Los Angeles.

    “In the last 10 or 15 years, the demographics of the South Bay have become increasingly desirable for not only residents, but for businesses and retail tenants,” Neumann said. “Incomes, not just in the beach cities, but throughout the South Bay are very strong.”

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    Roger Vincent

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  • Diane Crump, first woman to ride in Kentucky Derby, dies at 77

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    The first woman to ride in the Kentucky Derby, Diane Crump, has died.She was 77.”Mom passed away peacefully tonight. She ended her life surrounded by friends and family. Thank you for being the best support system. We have been truly blessed by your generosity and kindness. I hope my mom’s legacy of following dreams and helping others continues through those that were touched by her amazing life,” said Crump’s daughter, Della Payne, in a GoFundMe post on New Year’s Day.In the player up top: Diane Crump’s Kentucky Derby boots on display at Kentucky Derby MuseumCrump had been battling glioblastoma, an aggressive form of brain cancer.For the first 95 years of the Kentucky Derby’s existence, only male jockeys were allowed to compete. But that all changed in 1970 when Crump became the first woman to ride in the Derby.She received her jockey license just one year prior and would go on to finish 15th in the 96th Run for the Roses.Through 1,682 starts, Crump amassed 228 wins and collected more than $1.2 million in earnings during her jockeying career.“Diane Crump was an iconic trailblazer who admirably fulfilled her childhood dreams. As the first female to ride professionally at a major Thoroughbred racetrack in 1969 and to become the first female to ride in the Kentucky Derby one year later, she will forever be respected and fondly remembered in horse racing lore. The entire Churchill Downs family extends our condolences to her family and friends,” Churchill Downs said in a statement.Following her career as a jockey, Crump started Diane Crump Equine Sales as a way to connect buyers and owners in the sporthorse world. She also volunteered at hospitals and nursing homes with her dachshunds to provide animal-assisted therapy.

    The first woman to ride in the Kentucky Derby, Diane Crump, has died.

    She was 77.

    “Mom passed away peacefully tonight. She ended her life surrounded by friends and family. Thank you for being the best support system. We have been truly blessed by your generosity and kindness. I hope my mom’s legacy of following dreams and helping others continues through those that were touched by her amazing life,” said Crump’s daughter, Della Payne, in a GoFundMe post on New Year’s Day.

    In the player up top: Diane Crump’s Kentucky Derby boots on display at Kentucky Derby Museum

    Crump had been battling glioblastoma, an aggressive form of brain cancer.

    For the first 95 years of the Kentucky Derby’s existence, only male jockeys were allowed to compete. But that all changed in 1970 when Crump became the first woman to ride in the Derby.

    She received her jockey license just one year prior and would go on to finish 15th in the 96th Run for the Roses.

    Through 1,682 starts, Crump amassed 228 wins and collected more than $1.2 million in earnings during her jockeying career.

    “Diane Crump was an iconic trailblazer who admirably fulfilled her childhood dreams. As the first female to ride professionally at a major Thoroughbred racetrack in 1969 and to become the first female to ride in the Kentucky Derby one year later, she will forever be respected and fondly remembered in horse racing lore. The entire Churchill Downs family extends our condolences to her family and friends,” Churchill Downs said in a statement.

    Following her career as a jockey, Crump started Diane Crump Equine Sales as a way to connect buyers and owners in the sporthorse world. She also volunteered at hospitals and nursing homes with her dachshunds to provide animal-assisted therapy.

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  • Why you’re having a hard time getting a matcha latte around L.A.

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    The matcha drinks at Kin Bakeshop are so popular that some customers wait hours for their fix.

    The little Santa Barbara cafe was going through more than four pounds of the Japanese tea on its busiest days when it started getting tough to get a reliable supply.

    This summer, the matcha dealer called to say that after a decade of importing from Japan, she had been forced to start rationing supply. There was no longer enough of the potent powder for everyone.

    Kin Bakeshop found new supplies and hiked its prices, but the customers kept coming, said Tommy Chang, owner of the cafe.

    “It’s like the harder that it is to get your hands on it, the more people want it,” he said. “They just need their matcha. They’ll come here no matter what.”

    A growing thirst for matcha is roiling a delicate supply chain from Japanese tea farms to California’s cafes. The tea leaves are grown in the shade, specially processed and then stone-ground into the bright green, earthy powder used in drinks and desserts.

    Tea farm owner Masahiro Okutomi in Sayama, Japan, in June 2025.

    (Philip Fong / AFP/Getty Images)

    As matcha’s bold aesthetic and health benefits have taken social media and consumers by storm, Japanese production is under strain from an aging population and hotter climate. That’s sent prices surging, and businesses scrambling to secure supply.

    Exacerbating the problem is the fact that coffee shops are doubling and tripling down on their demand by heaping more matcha in drinks, said Lauren Purvis, who supplies Kin Bakeshop and other local cafes with tea and matcha. Traditionally, she has trained shops to use three grams of matcha in one serving, but recently she said some are using as many as nine grams, a fact that shocked her producers.

    “A lot of my producers are like, ‘We have never seen a moment like this in the history of Japanese tea,’” she said.

    Before the recent matcha boom, Japanese tea farmers were struggling to keep the industry alive. Younger Japanese have abandoned tea fields to work in cities and generally prefer coffee over tea. But signs of a shortage began to emerge in the summer last year as demand skyrocketed overseas.

    A wooden spoon pushes green powder through a sieve into a white bowl

    Barista Julia Peng sifts matcha powder for lattes at Kin Bakeshop on Oct. 21, 2025 in Santa Barbara. The store no longer uses matcha in desserts, reserving it for beverages due to a shortage.

    (Juliana Yamada / Los Angeles Times)

    Purvis, who founded Mizuba Tea Co. in 2013, first felt the effects in December. An order was months late because one of her usually reliable Japanese suppliers didn’t have enough of the specialized tins used to package the matcha.

    Then her producers told her that as much as 30% of their spring harvest was lost due to abnormally hot temperatures. When the tea leaves went up for auction in the summer, prices tripled.

    Those increases have started to hit U.S. consumers, who are facing an added cost due to 15% tariffs on imports from Japan.

    The Japan Tea Export Promotion Council has warned that shipments to the U.S. have been delayed by tariff processing. Some shipments have been stuck at customs and are at risk of being disposed of or sent back.

    “Tariffs are just the icing on the cake,” Purvis said. “Matcha is just going to get a lot more limited and a lot more expensive.”

    When Chang started Kin Bakeshop in 2020, he only needed a couple of bags per week. Now he buys them by the dozen, with extra orders whenever he can get it. After the first time the store ran out of matcha, he started keeping emergency stores, though those are often empty too.

    “I’m in shock that it’s happening,” he said.

    Matcha has taken over his menu. It now includes a strawberry matcha latte, black sesame matcha, and coconut matcha cloud.

    When he learned that the supply of his usual matcha was restricted, Chang decided to spend about $135 per pound, or 70% more, on a higher grade of matcha that was less prone to shortages.

    The store used to serve matcha desserts too, such as lemon yuzu mochi doughnuts dusted with matcha, but now saves the precious powder for beverages.

    A green-colored drink with a white-colored cream in a glass

    A matcha latte with whipped cream at Kin Bakeshop. Historically, the U.S. has been the largest consumer of Japanese tea.

    (Juliana Yamada / Los Angeles Times)

    Historically, the U.S. has been the largest consumer of Japanese tea. But as matcha demand has gone global, U.S. businesses are increasingly competing with buyers from Europe to the Middle East to Southeast Asia.

    The Japan Tea Export Promotion Council estimates that the total volume of tea exports increased by 154% in 2024 compared with a decade earlier. The U.S. went from accounting for 45% of exports to 32% in the same time frame.

    To meet market demand, the Japanese government has encouraged tea farmers to increase production of tencha, the tea used to make matcha, sometimes at the expense of other types of tea.

    Other countries such as China, Vietnam and South Korea are also growing more tencha. But new plants take years to cultivate, and suppliers said there is deep penchant among buyers for Japanese matcha, which is seen as the highest quality.

    The scarcity has prompted some businesses to resort to extreme measures. Purvis said one producer she works with had a stranger show up and refuse to leave without matcha.

    Jason Eng, who works in business development and partnerships for Kametani Tea in Nara, Japan, said buyers are asking to sign annual contracts to secure matcha for the following year.

    “Our buyers and partners overseas, they are all running dry, and they’re panicking,” he said. “Even new clients are asking for a ridiculous amount of tea. It’s completely unsustainable.”

    Luke Alcock, founder of Premium Health Japan, a matcha supplier in Uji — a city near Kyoto famous for its fine tea —said he’s gone from simply facilitating sales to buying and holding his own stock to ensure he can supply brands through next year’s harvest.

    Although about 40% of his clientele is in the U.S., he’s gotten increasing inquiries from the Middle East and Europe, even with rising prices.

    He’s also been careful to protect the privacy of his suppliers, since buyers are so eager to get more matcha.

    He’s also been careful to protect the privacy of his suppliers, since buyers are so eager to get more matcha. One customer requested the contact information of a manufacturer, which Alcock assumed was for customs clearance. That customer then used the details to reach out to his supplier and do business directly.

    “People are just ruthless,” he said. “We’re still seeing how the market reacts, but it’s showing that people are going to keep buying.”

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    Stephanie Yang

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  • Mortgage rates are falling. How far will they go?

    Mortgage rates are falling. How far will they go?

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    For many prospective homebuyers, the last two years have been brutal as high home prices and mortgage rates produced the most unaffordable housing market since the 2000s bubble.

    Many experts don’t expect drastic improvement soon, but a shift could finally be underway.

    The cost of a 30-year fixed mortgage has fallen from above 7% in May to the low-6% range as of last week. On Wednesday, the Federal Reserve is expected to cut its benchmark interest rate for the first time since it began raising it in 2022 in a bid to fight inflation.

    “I think for the next two years, we are in a world where the pressure is on rates to come down,” said Daryl Fairweather, chief economist with real estate brokerage Redfin.

    How much mortgage rates will decline is unclear.

    The cost for a mortgage is heavily influenced by inflation because institutional investors that buy 30-year mortgages that are packed into bundles don’t want to see the value of their investment eaten away.

    Experts attribute the recent decline in mortgage rates to easing inflation, as well as expectations that because consumer prices are rising less, that will enable the Fed to cut its benchmark interest rate.

    The central bank’s federal funds rate does not directly affect mortgage rates, but it can do so indirectly since it sets a floor on all borrowing costs and provides a signal of how entrenched the Fed thinks inflation is.

    Keith Gumbinger, vice president of research firm HSH.com, said a Fed cut Wednesday may not move mortgage rates much because, to some extent, mortgage investors have already priced in the expectation that rates would decline.

    More cuts, however, are expected in the future.

    Gumbinger said if the Fed achieves a so-called soft landing — taming inflation without causing a recession — he would expect mortgage rates to be in the mid-5% range by this time next year.

    If the economy turns sour, mortgage rates could fall further, though even in that scenario Gumbinger doubted they’d reach the 3% and below range of the pandemic.

    Orphe Divounguy, a senior economist with Zillow, predicted that rates would not even fall to 5.5% but would stay around where they are, arguing that the economy is relatively strong and inflation is unlikely to ease much.

    “I don’t think we are going to see a huge drop, but what we have seen has been great for homebuyers so far,” he said.

    Indeed, even modest drops in borrowing costs can have a big effect on affordability.

    If a buyer puts 20% down on an $800,000 house, the monthly principal and interest payments would equal $4,258 with a 7% mortgage; $3,837 with a 6% mortgage; and $3,436 with a 5% mortgage.

    Whether dropping rates bring lasting relief is another question. Falling borrowing costs could attract a flood of additional buyers and send home prices higher — especially if increased demand isn’t met by an increase in supply.

    For now, the number of homes for sale is increasing modestly, rates are falling and home price growth is slowing.

    In August, home prices across Southern California dipped slightly from the prior month. Values were still up nearly 6% from a year earlier, but that was smaller than the 12-month increase of 9.5% in April, according to data from Zillow.

    In theory, this combination of factors could provide prospective buyers an opportunity to get into the market. Many don’t appear to be doing so.

    According to Redfin, 7.8% fewer homes across the U.S. went into escrow during the four weeks that ended Sept 8 compared with a year earlier.

    In Los Angeles County, pending sales were up 2% from a year ago but down from earlier in the summer.

    Fairweather said buyers might not be jumping in now because they haven’t realized rates have gone down or they are temporarily scared off by recent changes to real estate commission rules.

    Some agents say they are noticing a pickup.

    Costanza Genoese-Zerbi, an L.A.-area Redfin agent, said she’s recently noticed more first-time buyers out shopping, leading to an uptick in multiple offers in entry-level neighborhoods where people are more sensitive to rates.

    Other agents aren’t seeing much of a boost.

    Real estate agent Jake Sullivan, who specializes in the South Bay and San Pedro, has a theory: Homes are still far more expensive than they were just a few years ago.

    Home insurance costs have risen as well.

    “The cost of living is just so high,” Sullivan said.

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    Andrew Khouri

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  • Buying a home in Southern California? There are now more options

    Buying a home in Southern California? There are now more options

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    For much of the past year, the Southern California housing market has been defined by an extreme shortage of homes for sale.

    The abnormal scarcity — compounded by the region’s long-running underproduction of housing — emerged when homeowners chose not to sell and give up pandemic-era mortgage rates. The so-called seller strike helped pushed home values to new records, despite rising borrowing costs.

    Now the inventory picture might be changing.

    “It’s getting a little bit better,” said Eneida Contreras, a Compass real estate agent who specializes in the San Fernando, Santa Clarita and Antelope valleys.

    In April, the number of homes listed for sale in most Southern California counties rose from the same month a year earlier, according to data from Zillow.

    Los Angeles, Riverside, San Bernardino and Ventura counties turned positive for the first time since the first half of 2023, each recording an increase of at least 5%.

    Orange was the only county to see a decline, while in San Diego, inventory has risen for two consecutive months and is 18% above what it was a year ago.

    To be sure, the availability of homes remains at historically low levels. But as it rises, it opens the possibility that prospective buyers will have an easier time making the largest purchase of their lives.

    Jordan Levine, chief economist with the California Assn. of Realtors, said more homes are coming onto the market because owners are increasingly accepting that the new normal is interest rates in the 6%-7% range.

    As people get married, divorced and have children, the “benefit of the low rate starts to be outweighed by having a house that doesn’t work,” Levine said. “Ultimately, these are people’s homes, too, and they are not just straight-up investments.”

    Levine said he expects inventory levels to increase and home prices to be lower than they would have been if inventory continued to shrink. However, he and other experts said home prices are unlikely to decline. That’s because though more owners are coming to terms with high rates, many will likely choose to keep their sub-4% mortgages — a phenomenon known as the lock-in effect.

    Other factors are at play. The economy is growing, and while most Southern California households can’t afford to buy, there’s a sizable population of techies, Hollywood types and other white-collar workers who can funnel excess cash into large down payments that offset high mortgage rates.

    “The current level of inventory rise — which is a little bit, but not a lot — is likely to slow price appreciation but not turn it negative,” said Mike Simonsen, founder of Altos Research, a real estate data firm.

    The rise in inventory is providing opportunities for buyers with means, but the market is still tough.

    Interest rates are above 7%, and even if home prices rise at a slower pace, they will set records.

    In Los Angeles County, the average home price in April was $890,516, an increase of 1.4% from March and surpassing the previous record, set in June 2022.

    The six-county Southern California region climbed above its 2022 average home price record in March. It set another all-time high last month, reaching $875,388.

    If mortgage rates noticeably decline, the lock-in effect could lessen and bring more homes onto the market. Falling mortgage rates would also immediately make housing more affordable.

    Whether falling rates provide much relief is another question. Lower borrowing costs may bring a flood of additional buyers who quickly gobble up new listings and supercharge price growth.

    “Building more housing is really what is going to break that cycle,” said Nicole Bachaud, a senior economist with Zillow.

    According to the latest forecast from the Mortgage Bankers Assn., rates will remain high but will drop to 6.4% by the end of 2024.

    Carol Otero of Rodeo Realty is among the Los Angeles agents seeing an increase in inventory. She estimated that the number of homes for sale in some San Fernando Valley neighborhoods has at least doubled in the past few weeks.

    Buyers are eager.

    Last Friday, Otero listed a four-bedroom home in Northridge. She said she has received six offers, all above the $869,000 asking price.

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    Andrew Khouri

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  • Graffitied skyscraper in downtown Los Angeles poised for sale

    Graffitied skyscraper in downtown Los Angeles poised for sale

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    Oceanwide Plaza, the bankrupt, unfinished development in downtown Los Angeles that became a canvas for trespassing graffiti artists, is officially on the market.

    The Chinese owners of the stalled residential, hotel and retail complex towering over Crypto.com Arena have hired real estate brokers to sell the property to buyers who could restart the project after work stopped in 2019. Taggers recently covered its outer walls with graffiti visible from far away.

    Likely bidders for the property include large institutional investors such as Blackstone Inc. and BlackRock, and cash-rich overseas sovereign wealth funds from the Middle East, Asia and Europe, property broker Mark Tarczynski said.

    “I think there’s a broad range of buyers,” he said, “but the pool of buyers is small because of the size of the project.”

    Tarczynski is part of a team from real estate brokerage Colliers and Hilco Real Estate that will market the property, which fills a large city block on Figueroa Street across from the arena and LA Live.

    An April appraisal by Colliers submitted in a bankruptcy case involving the project estimated the as-is market value at nearly $434 million, Bloomberg said. Colliers also projected a cost of $865 million to complete the buildings, which are 60% finished.

    Real estate developments stall from time to time as developers run out of money; but rarely do they fail in such a high-profile manner as Oceanwide Plaza, which was supposed to be a glamorous addition to the skyline and center of activity in the bustling sports and entertainment district of downtown’s South Park neighborhood.

    Beijing-based Oceanwide Holdings bought a sprawling parking lot across from the arena in 2014 and soon set to work on a three-tower complex intended to house luxury condominiums and apartments, and a five-star hotel supported by upmarket stores and restaurants. It was also to include a massive electronic sign intended to help bring a Times Square flavor to Figueroa Street.

    The international company ran into financial problems that coincided with a Chinese government decision to restrict the flow of outbound investment. Work stopped on Oceanwide Plaza in early 2019 as contractors building it stopped getting paid.

    In February, general contractor Lendlease filed a petition for the involuntary Chapter 11 bankruptcy of Oceanwide Holdings to force a sale of the property and pay creditors who were demanding almost $400 million. Major creditors include Lendlease and EB-5 visa investors, who helped fund construction. Oceanwide also owes back taxes to Los Angeles County and money to repay the city for security put in place in response to the graffiti and other incidents including BASE-jumping paragliders leaping form the towers.

    The city allotted nearly $4 million to remove graffiti and secure the property in February. The property is now surrounded by a tall metal fence.

    While some real estate observers have speculated that it might make sense to raze the towers to make way for a different development, Tarczynski predicts that the next owner will finish the existing project.

    “It’s about two-thirds of the way done, with about $1.2 billion already invested in it,” he said. “Why would you tear down a perfectly good project? It’s unimaginable.”

    Oceanwide’s location in the center of downtown’s sports and entertainment district should help entice investors to finish the complex, Tarczynski said.

    “Every bit of the potential synergy between Crypto.com Arena, LA Live and Oceanwide Plaza still exists,” he said, “and there is a huge demand for housing and also hotel demand. This remains an attractive project.”

    The brokerage team expects to distribute financial information and other facts about the project to qualified buyers early next month and call for offers by the end of July, Tarczynski said. “We hope to be in escrow by October.”

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    Roger Vincent

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  • Did you buy a home with a high interest rate and intend to refinance later?

    Did you buy a home with a high interest rate and intend to refinance later?

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    Ever since mortgage interest rates jumped in 2022, some Californians have had a strategy: Buy now and, once rates drop, refinance to save hundreds of dollars each month.

    The idea — pushed by some real estate agents — was supposed to be a trade-off. The buyer could pick up a home in a slower market, and though interest costs would be high, they wouldn’t stay that way.

    The strategy may still work, but so far, high borrowing costs are here to stay. In recent weeks, rates have climbed higher, surpassing 7% for the first time since last year.

    If you bought a home with this strategy, The Times would like to speak with you about how it has worked out.

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    Andrew Khouri

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  • All-cash offers, wealthy buyers push Southern California home prices to a record

    All-cash offers, wealthy buyers push Southern California home prices to a record

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    Southern California home prices hit a record in March amid sky-high mortgage interest rates, a combination that’s creating the most unaffordable housing market in a generation.

    The average for the six-county region reached $869,082 in March, according to Zillow. That’s up 9% from a year earlier and 1% higher than the previous all-time high in June 2022.

    With rates hovering in the upper 6% range, the mortgage payment on the average home now tops $5,500 — if you can put 20% down.

    “It’s bananas,” Tommy Kotero, a 43-year-old refinery worker, said last weekend after touring a dated, $899,000 house in north Torrance with visible cracks in the ceiling and walls. “The asking prices for what we are getting is crazy.”

    How home prices hit a record despite the high cost of borrowing is a tale of too few homes for sale, combined with a wealth gap that has equipped some buyers with reams of cash that negate the effect of high rates.

    When interest rates first soared in 2022, buyers backed away en masse, inventory swelled and home prices dropped.

    Then potential sellers all but went on strike, with many deciding they didn’t want to move and trade their sub-3% mortgages for a loan at more than double that rate.

    Inventory plunged and enough buyers returned to send home prices back up. Many of these buyers are well-heeled first-timers who aren’t ditching a low-cost mortgage.

    Others are holding on to their old home and buying another. Still more are selling their old home and turning their considerable equity into hefty down payments well over 20%.

    “People who have cash are not paying too much attention to interest rates,” said Alin Glogovicean, a real estate agent with Redfin who specializes in northeast L.A.

    He estimates that in about one-third of his deals a buyer is paying all cash. Another third put down at least 50%, with a mortgage on the rest.

    At least two-thirds of the buyers with down payments of at least 30% aren’t investors but people who want to live in the home, he said. They are professionals such as architects and Hollywood types who have saved, liquidated stock portfolios, built up equity or received help from family.

    Some are willing to dip into retirement savings — a strategy many financial experts advise against.

    Nationally, similar trends are afoot, according to a Zillow survey, with the share of home buyers putting at least 20% rising, as well as those who received help from family and friends.

    In all, 23% of L.A. County homes sold in February were bought with all cash, up from 16% in 2021, according to Redfin.

    For those without access to a spare half-a-mill, times are tougher.

    According to the California Assn. of Realtors, only 11% of households in Los Angeles and Orange counties could reasonably afford the median-priced house during the fourth quarter, the smallest number since the housing bubble of the mid-aughts.

    At that time, risky lending practices allowed people to buy homes they couldn’t really pay for. Today, lending standards are far tighter, which economists say should prevent a similar collapse in prices if there’s another recession.

    Across the region, home prices have now set records in Orange, San Bernardino, San Diego and Ventura counties. In Los Angeles and Riverside counties, prices are less than 1% from their all-time highs.

    Agent Alicia Fombona of United Real Estate Pacific States works across the Southland — from the coast to the Inland Empire. Amid high rates and high prices, she said, one strategy that’s growing more popular is co-borrowing: family and friends coming together to buy a house or duplex to keep payments somewhat affordable.

    “Everybody needs a place to live and there is not enough housing for everybody,” Fombona said.

    More homes are starting to come onto the market, but inventory is still tight and expected to remain so, according to forecasters. Rates may drop somewhat but are expected to remain elevated.

    That combination could create a scenario in which prices don’t soar but also don’t drop much — if at all, especially because incomes for many households are growing.

    “We are going to continue to see robust price growth, but nothing near where we were in the pandemic,” said Orphe Divounguy, a senior economist with Zillow.

    If rates fell considerably, it would immediately make homes more affordable, but a new crop of buyers probably would flood the market and could put even more upward pressure on prices.

    To help housing truly become more affordable, Divounguy said, there must be continued income growth and more housing construction.

    “The way out of this is not going to come from mortgage rates,” he said.

    In California, construction headed in the wrong direction in 2023, with building permits falling from the previous year, though lately there are signs of a rebound in single-family construction, which is mostly for-sale homes.

    Some Californians, however, are on a timeline.

    Kotero, the buyer looking in Torrance, currently rents a house in the city with his wife, Rikah, and their four children. But he said they need to find a new place by summer because the landlord is moving back in.

    They’d like to buy and stay in Torrance for the schools but so far have struck out — even though Kotero makes $160,000 as a manager at a local oil refinery.

    He said he and his wife were recently outbid, despite stretching their budget to offer $1 million for a house listed for $900,000.

    Unlike others, the Koteros don’t have hundreds of thousands in cash to meaningfully offset high rates. Instead, Rikah, who currently stays home with the children, is thinking of looking for a job.

    “If we are realistically looking to buy a home in Torrance, there’s no way around it,” Kotero said.

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    Andrew Khouri

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  • Realtor rules just changed dramatically. Here’s what buyers and sellers can expect

    Realtor rules just changed dramatically. Here’s what buyers and sellers can expect

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    So long, 6% commission.

    For decades, real estate commissions have been somewhat standardized, with most home sellers paying 5% to 6% commission to cover both the listing agent and the buyer’s agent.

    On Friday, everything changed.

    A landmark agreement from the National Assn. of Realtors paved the way for a new set of rules that will likely shake up the entire industry, affecting sellers, buyers and the agents tasked with pushing deals across the finish line.

    The most pivotal rule change pertains to how buyers’ agents are paid. Traditionally, home sellers have paid for the commission of both their agent and the buyer’s agent, which critics argue stifled competition and drove up home prices.

    The new rule prohibits most listings from saying how much buyers’ agents are paid, removing the assumption that sellers are on the hook for paying both agents.

    The other new rule requires buyers’ agents to enter into written agreements with their clients, known as buyer brokerage agreements. These agreements outline exactly what services will be provided — and for how much.

    The changes will take effect this July, pending court approval, and will have major implications on how real estate deals are done. Here’s how buyers, sellers and brokers will likely be affected.

    Lower fees for sellers

    The most obvious takeaway is that if buyers end up paying for their real estate agents instead of sellers, sellers are set to save a lot of money.

    In February, the average Southern California home sold for $842,997. Under the old system, where sellers pay both agents 3% commission, they’d shell out $50,580. But if they only have to pay one agent 3%, they’d save $25,290.

    Buyers, then, would be the ones footing the bill for their agent. The added expense might seem pricy, but Michael Copeland, a real estate agent in Palm Springs, said the final numbers might ultimately shake out the same under the new rules.

    “Buyers were often told by their agents that they didn’t have to pay anything and that services were free,” Copeland said. “But that’s not necessarily true.”

    Copeland said when sellers pay 6% commission to split between both agents, they pad that number into the purchase price, so buyers actually end up paying more for the home, and thus, pay for their own agent.

    So under the new system, buyers may end up paying their broker 3% commission, but the price of the home might be cheaper since the seller is only paying for their own agent.

    More flexibility for buyers

    One of the biggest complaints about the previous system was that it left buyers out of the negotiation process. Sellers paid each agent’s brokerage 3% or so, and that was that.

    Lawsuits filed against the National Assn. of Realtors alleged that the practice kept commissions artificially high and incentivized buyers’ agents to “steer” them toward properties that offered them higher commission rates.

    But under the new system, more buyers will be negotiating directly with their own agents — not just how much they’ll pay them, but what services they want the agent to provide. And those expectations will be specifically outlined in the buyer brokerage agreements, which are now required.

    “Some buyers may just hire an attorney and pay a fee to handle the transaction,” Copeland said. “Or they’ll want to hire an agent as a consultant. Someone they can ask questions.”

    In the age of the internet, access to real estate information is at an all-time high. Buyers can know virtually anything about a home on the market: not just bedrooms, bathrooms and square footage, but how much the home previously sold for, and how much similar homes in the area are selling for.

    Buyers can also receive alerts to know exactly when a house in their price range hits the market, so some savvy shoppers might opt for an agent who leaves the touring process to them, but can help them look over an inspection report and file the right paperwork in the closing stages of the deal.

    If a buyer wants a robust, hands-on agent that’s available 24/7, they can offer 3% or even more. If they want an agent who can just handle the more technical elements of the deal, they could offer 1% or 2%.

    Some buyers might try to handle the process themselves and not pay an agent at all.

    “Good agents will be able to show their value,” said Compass agent Michael Khorshidi. “Agents who aren’t able to show their value won’t benefit from this.”

    New dynamics — and roles — for agents

    For many agents, representing buyers can be rewarding since they get to help someone find their dream home, but the process is often more time-intensive. Agents might spend weeks or months setting up tours for clients, and there’s no guarantee that they’ll even buy a property in the end.

    For that reason, many veteran agents prefer to represent sellers. The work is often more efficient — especially in a hot market, where deals can close in days.

    So if the new rules leave less guaranteed money on the table for buyers’ agents, those agents might try to switch sides and only represent sellers. Or if they’re not able to make enough money representing buyers, they might exit the industry altogether — a trend that’s already taking place in Southern California’s cold post-pandemic real estate market.

    Brent Chang, a luxury agent active in San Marino and Pasadena, said the new rules could lead to agents who specialize in specific types of sales.

    “Just as there are agents like me who specialize in selling landmark properties, a new group of agents will emerge who specialize in helping buyers with highly competitive properties,” Chang said.

    He said agents who have a proven track record of winning properties for their clients will be able to demand higher commissions.

    Or their deals can be performance based. For example, an agent could represent you for 3%, and if they get the property for you, it’s another 3%.

    “Ultimately, if the ruling leads to buyers receiving better service from their agents, then it has merit,” he said. “But I suspect it’ll be a while until we understand the consequences of these changes.”

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    Jack Flemming

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  • Realtors agree to change commission rules in a deal that could reduce costs for consumers

    Realtors agree to change commission rules in a deal that could reduce costs for consumers

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    The National Assn. of Realtors on Friday said it will make changes to its commission rules to settle national allegations the requirements stifled competition, a move that may reduce costs for at least some consumers.

    The settlement, which still must receive court approval, could mark a major change in the housing market.

    Today, sellers typically pay a 5% to 6% commission when they sell their homes, with half of that going to the listing agent’s brokerage and half to the buyer agent’s brokerage, and critics of that model say the settlement could upend that practice.

    “This settlement over time will benefit home sellers and buyers greatly, eventually lowering agent commissions by tens of billions of dollars a year and helping align agent compensation and services rendered,” Stephen Brobeck, a senior fellow with the Consumer Federation of America, said in a statement.

    Under an existing Realtor rule, listing agents must make an offer of compensation to the buyer’s broker in order to list homes on NAR-affiliated multiple listing services, or the MLS.

    Though NAR says this offer can be zero dollars, the requirement to post an offer — known in the industry as “cooperative compensation” — has reduced competition and kept commission rates artificially high, according to lawsuits filed against the Realtors. The rule has also caused buyers’ agents to “steer” their clients to homes that offer higher commission rates, the lawsuits allege.

    In a news release, the national trade group said it continues to deny any wrongdoing as it relates to its current commission rule, but to settle the allegations, it will pay $418 million and prohibit offers of compensation to buyers’ brokers on affiliated multiple listing services, which also populate listings on sites such as Zillow and Redfin.

    “NAR has worked hard for years to resolve this litigation in a manner that benefits our members and American consumers,” Nykia Wright, interim chief executive of NAR, said in a statement. “It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible. This settlement achieves both of those goals.”

    Home sellers could still offer to pay buyers’ broker commissions under the settlement if they communicated it outside the MLS, according to the National Assn. of Realtors.

    But not setting the rules of the game at the outset will inject more competition into the process and open up new ways of payment that should lower costs, according to Robert A. Braun, a partner with Cohen Milstein Sellers & Toll, which is representing home sellers in two of the settling cases.

    Braun said sellers may still choose to pay buyers’ agents something, or buyers may pay their agents directly after negotiating a fee. They may also choose to go without an agent altogether.

    Another option? A buyer agrees to pay a certain price — say $800,000 — only on the condition that the seller then pays the buyer’s agent $24,000, or 3%. “You got a free market,” Braun said.

    Commission rates are a small proportion of a sales price, but they add up. For a home sold at the average Southern California price of $842,997, 6% is $50,580.

    If such changes drive down commissions overall, it could have a big effect on real estate agents who are paid a proportion of the commission sent to their brokerage.

    Higher mortgage rates sent home sales tumbling, reducing pay for agents who are compensated based on the number and price of the deals they transact.

    In California alone, NAR lost 9,723 members from December 2023 to January 2024 — a 4.75% decline.

    Not all agents are worried.

    Michael Khorshidi works mostly with buyers, but sees the new requirements as an opportunity to show the value he brings to clients. Agents who aren’t able to demonstrate their worth will be the ones who lose work, he said.

    “We’re always transitioning,” Khorshidi said. “This is just the latest transition.”

    If the settlement ends up creating a system in which buyers pay their agents directly, it could saddle them with new costs.

    However, Braun argued that buyers would ultimately see reduced costs as well because under the current system, buyer agent commissions get passed along to buyers in the form of higher home prices.

    That doesn’t mean sellers make a conscious decision to set their home prices higher because they need to pay a buyer’s agent. Rather, Braun said it means fewer homes make financial sense to sell because some homeowners don’t have enough equity to pay two commissions.

    If buyers paid their own agent, more homeowners could afford to sell, increasing supply and helping put downward pressure on price, Braun said.

    “Going forward, there is a significant likelihood home prices will be lower than they otherwise would be,” he said.

    Michael Copeland, a real estate agent in Palm Springs, doesn’t think the agreement will alter the market too dramatically.

    To bring in buyers, sellers may still be incentivized to cover both commissions — just as they do today.

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    Andrew Khouri, Jack Flemming

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  • Falling mortgage rates lend a helping hand to home buyers

    Falling mortgage rates lend a helping hand to home buyers

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    Mortgage rates fell for the eighth consecutive week, giving cash-strapped home buyers some relief as the new year approaches.

    The average interest rate on the popular 30-year fixed mortgage clocked in at 6.67% for the week ended Dec. 20, down from 6.95% a week earlier, according to data released Thursday by mortgage giant Freddie Mac. As recently as late October, rates were 7.79% — the highest in more than two decades.

    The drop in borrowing cost saves new buyers hundreds of dollars each month, but experts said consumers shouldn’t expect drastic improvement in 2024.

    The interest rate on mortgages changes based on a variety of factors, including inflation expectations and Federal Reserve policy.

    Keith Gumbinger, vice president of research firm HSH.com, predicted rates will bottom out around 6.4% in 2024 as economic growth and inflation remain elevated enough to prevent further declines in borrowing costs.

    “Cheaper mortgage money doesn’t necessarily mean that cheap mortgage money is coming,” Gumbinger said. “If you really want the lowest possible interest rates, you really have to hope for the most horrific economic climate.”

    Rates have fallen since October, however, in large part because multiple economic reports have signaled inflation is slowing.

    The most recent decline comes after the Federal Reserve signaled last week it may be done raising its benchmark interest rate, which helps set a floor on all types of borrowing costs, including mortgage rates.

    For prospective homeowners, housing remains drastically more expensive than when rates were 3% and below during the early part of the pandemic. But the decline from 7.79% to 6.67%, equals $486 in monthly savings for a $800,000 home, assuming a buyer puts 20% down.

    What effect somewhat lower mortgage rates will have on the housing market depends on how buyers and sellers react.

    When mortgage rates first surged in 2022, home prices fell in response as buyers quickly pulled away and inventory swelled. But prices started rising again this year as well-heeled first time buyers returned and existing homeowners increasingly chose not to sell, unwilling to give up their rock-bottom mortgage rates on loans taken out before or during the pandemic.

    In most counties, home prices are near their all-time peaks, while in Orange County, prices are setting new records, according to data from Zillow.

    Jordan Levine, chief economist with the California Assn. of Realtors, said rates likely will end 2024 in the “low-6% range,” which should convince more existing homeowners to sell.

    But he said the increase in supply isn’t likely to be enough to offset an increase in buyers who will also be lured by lower borrowing costs. As a result, Levine said the market may actually be more competitive in 2024, with prices up around 8% by year’s end in Southern California.

    A recent forecast from Zillow predicted values would be flat to down slightly in Southern California between November 2023 and November 2024.

    Zillow senior economist Nicole Bachaud said falling rates could mean home price growth comes in stronger than that forecast, but maybe not.

    “Given the affordability crisis in Los Angeles, we might see sellers move before buyers have enough room in their budgets to respond,” she said.

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    Andrew Khouri

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  • Southern California home prices fell last month. Don't expect them to plunge

    Southern California home prices fell last month. Don't expect them to plunge

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    Southern California home prices dipped from October to November, the first decline in nine months.

    The average home price in the six-county region clocked in at $829,557 in November, down 0.1% from October, according to data released by Zillow this week.

    All counties saw drops except Orange County, where values rose slightly.

    Nicole Bachaud, a senior economist with the real estate website Zillow, said the small price declines across much of Southern California can be attributed to two things: Fall is typically a slower time of the year for home sales and buyers are struggling with high prices and high mortgage rates.

    “It’s really challenging,” she said.

    According to the California Assn. of Realtors, only 11% of households in both Los Angeles County and Orange County could afford a median-priced house during the third quarter; that measure stood at 19% in Riverside County and 25% in San Bernardino County.

    When mortgage rates first surged last year, home prices fell in response as buyers pulled away and inventory swelled. But prices started rising again this year as homeowners increasingly chose not to sell, unwilling to give up their rock-bottom mortgage rates on loans taken out before or during the pandemic.

    In most counties, home prices are near their all-time peaks despite November’s small decline. In Orange County, prices are setting records.

    Prospective buyers received a sliver of good news in recent weeks. Mortgage interest rates have fallen from a high of 7.79% to the low-7% range, giving them a bit more buying power.

    But experts don’t expect a significant improvement in affordability.

    Bachaud said mortgage rates are likely to remain high, which will keep inventories tight as many existing homeowners choose to stay put. At the same time, those high rates should also keep prices from surging, since they limit how much people can afford, Bachaud said.

    Overall, Zillow expects home prices over the next year to rise 0.1% in the Inland Empire counties of Riverside and San Bernardino. Across Los Angeles and Orange counties, prices should fall 1.6%. In San Diego County, prices are expected to remain flat, while in Ventura County they should drop 2%.

    When it comes to the rental market, prices are also dropping slightly. Experts say that’s because the number of vacancies is rising as apartment supply expands and consumers worry about the economy and inflation.

    In November, the median rent for vacant units of all sizes across Los Angeles County was $1,900, down 1.9% from a year earlier, according to data from Apartment List.

    If the Federal Reserve’s actions to tame inflation push the economy into recession, home values and rents could drop further. However, there’s growing optimism that the country will avoid an economic downturn.

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    Andrew Khouri

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  • Are high interest rates stopping you from buying or selling a home?

    Are high interest rates stopping you from buying or selling a home?

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    Earlier this year, mortgage interest rates came off their 2022 highs and settled in the 6% range, providing a small break for those in the housing market.

    That respite is now over. In recent weeks, rates have shot back above 7% and are now rapidly approaching 8%. The recent surge threatens to scramble the economic calculus for both buyers and sellers.

    If you’ve put a pause on your decision to buy or sell a home because of high rates, The Times would like to speak with you. Please fill out the form below.

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    Andrew Khouri

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  • Bed Bath & Beyond: from home-goods behemoth to bankruptcy

    Bed Bath & Beyond: from home-goods behemoth to bankruptcy

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    It’s the end of the road for Bed Bath & Beyond Inc., a company that was once a shining star of U.S. retail. 

    The troubled home-goods retailer BBBY filed for chapter 11 on Sunday, after spending several months teetering on the brink of bankruptcy. The company said it aims to achieve an orderly wind down of its operations, while also seeking to find an interested buyer for some or all of its assets. It has $240 million of debtor-in-possession financing to provide the liquidity needed to support its operations through the process….

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