Andrei Feoktistov

Laguna Niguel & South OC Realtor | Realty ONE Group West | 475 transactions | Listing & buyer's agent | Pacific Palisades lots | Говорю по-русски | DRE 01973186

[Andrei Feoktistov @AndreiFeoktist2]

@TimelessHumanX Good distinction. A garage conversion that can be legalized as an ADU often adds real value for the next buyer, so it's worth checking with the city early. In your experience, do buyers respond better to a legalized ADU than to a lower as-is price?

[Andrei Feoktistov @AndreiFeoktist2]

"List high. We can always drop the price later."

OC Sept sales (Reports On Housing, Oct 26):
- No cut: ~100% of list, ~11 days
- Cut 1–4%: 95.7% of original, ~56 days
- Cut 5%+: 89.4%, ~81 days

As a Laguna Niguel listing agent, I price right day one.

Would you start high?

[Matthew R. Kratter @mattkratter]

@saylor @Strategy Hey scumbag, you forgot to mention the gigantic corporate buyer who made this possible: you, by diluting MSTR shareholders. Your dishonesty knows no bounds

[Andrei Feoktistov @AndreiFeoktist2]

@TimelessHumanX Agreed, unpermitted additions are the real deal-stallers, especially once an appraiser or lender flags them. When you run into unpermitted work on a remodel, do you usually push the owner to legalize it before listing, or price it in as-is?

[Andrei Feoktistov @AndreiFeoktist2]

Private preview in Coto de Caza: about 2 gated acres behind mature pines. 5 bd, ~7,200 sf, heated lap pool + spa, theater, wine cellar, guest house, horse property.

Qualified buyers only (pre-approval or proof of funds). DM me for a private showing.

Photos: @three.d.media

[Dr. Jack Kruse Decentralized Medicine Maxi 🔆 @DrJackKruse]

He gets it. Give the government no Quarter. All criminals.

[Andrei Feoktistov @AndreiFeoktist2]

@TimelessHumanX That's a practical way to split it. Additions and converted garages are also where permit questions tend to come up, so I like sellers to pull the permit history early. Do you see more surprises from unpermitted work or from older systems like roofs and plumbing?

[Andrei Feoktistov @AndreiFeoktist2]

Now staged: 680 N Las Casas Ave, Pacific Palisades. Coming soon.

New home after the 2025 fire: 4 bd, 4.5 ba + study & loft, ~3,354 sf, 10-ft waterfall island, pool + new spa.

Private showing: call/text [phone]
Andrei Feoktistov, Realty ONE Group West, DRE #01973186
EHO

[Andrei Feoktistov @AndreiFeoktist2]

Sold in Aliso Viejo.

A past sale: a bright living room with a vaulted ceiling and fireplace, and a simple, updated kitchen.

Photos: 3D Media

Thinking of buying or selling in South OC? Message me — no pressure.

Andrei Feoktistov | Realty ONE Group West | DRE #01973186

[Andrei Feoktistov @AndreiFeoktist2]

OC condo buyers hold the leverage.

Condo EMT 146 days vs 123 for houses. Aliso Viejo: 139 vs 53 a yr ago (Reports On Housing, Nov 9).

Open house Sun 12–2: 27 Matisse Cir, 2bd/2ba, $698,888.

What would you ask first?

Aliso Viejo Realtor · DRE #01973186 · Realty ONE Group West

[Andrei Feoktistov @AndreiFeoktist2]

@ocregister Some context for Orange County: 99.83% of September sellers here had equity (Reports On Housing). If you're falling behind, call your servicer early. With equity, you usually have more options than foreclosure, including a planned sale. Seeing more loan mods lately?

[Andrei Feoktistov @AndreiFeoktist2]

@CV_Investing Every dip matters in Orange County. At Freddie Mac's 7.11%, $1M borrowed is about $6,727 a month in principal and interest, roughly $47 less than at 7.18% a week earlier. Small, but buyers notice. Are you seeing purchase or refi demand move first?

[Andrei Feoktistov @AndreiFeoktist2]

@exec_sum Slow deals, steady prices is what I see in Orange County too. September sales closed at 99.1% of list on average, yet homes now take about 132 days to sell vs 83 a year ago (Reports On Housing). Do you think spring brings the thaw?

[Andrei Feoktistov @AndreiFeoktist2]

@BusinessMN Orange County feels it too. Pending sales just hit the lowest November since 2004, and homes take about 132 days to sell vs 83 a year ago (Reports On Housing). Yet 68% of September sales needed no price cut. Pricing right still wins. Are buyers waiting, or negotiating?

[Andrei Feoktistov @AndreiFeoktist2]

@BuiltAndPriced Exactly. A small fix before listing usually costs far less than a credit negotiated mid-escrow, and buyers feel the difference on the first walk-through. Do you see sellers get more out of a full pre-listing inspection or a targeted walk-through?

[Andrei Feoktistov @AndreiFeoktist2]

@lendwithtim Thanks, Tim! Open house is this Sunday 12–2 if you're nearby. Are you seeing more buyers use condos as their way into South OC lately?

[Andrei Feoktistov @AndreiFeoktist2]

Just Listed: 27 Matisse Circle, Aliso Viejo. 2 bd / 2 ba condo, ~1,027 sq ft in Provence d' Aliso. Open House Sun Nov 15, 1–4 PM. $698,888. Call for a private showing.

Andrei Feoktistov, Realty ONE Group West, DRE #01973186
[phone]
Equal Housing Opportunity

[Andrei Feoktistov @AndreiFeoktist2]

Update: the open house at 27 Matisse Circle is now Sunday, Nov 15, 12–2 PM. Hope to see you there!

[Andrei Feoktistov @AndreiFeoktist2]

@SimonDixonTwitt Elon Musk next?

[Andrei Feoktistov @AndreiFeoktist2]

@theskunkbee Same-evening text with something specific they liked is a great tip, thanks for sharing.

[Andrei Feoktistov @AndreiFeoktist2]

@pezzibuild Agreed. Informed buyers walk the ember-resistant details first: vents, roof, and that first five feet. Do you see buyers asking for that documentation up front, or only once inspections start?

[Andrei Feoktistov @AndreiFeoktist2]

Coming soon in the Palisades: a full rebuild with resort-style outdoor living. Buyers, what matters most in a rebuilt Palisades home: outdoor living, finish quality, or location?

Filmed and edited by Aldercrest Media @aldercrestmedia