Week 3: Seller Update

Week 3 Seller Update · October 5–11, 2026

WEEKLY PERSPECTIVE

Rob's Weekly View

Week 3 · October 5–11, 2026

Rob's perspective on this week's marketing exposure, buyer response, competitive conditions, and what the current evidence means for 8 Silverwood, Irvine.

Worth Reading This Week

Homes.com News·October 8, 2026

Mortgage Rates Climb to Another Three-Year High

Mortgage rates continued climbing during the reporting week, with the average 30-year fixed mortgage rate reaching 7.40%. Higher borrowing costs are placing additional pressure on affordability, even when a property's asking price remains unchanged.

Why This Matters for 8 Silverwood

Changing mortgage rates affect the monthly cost of purchasing a home. This article provides additional context for the financing environment discussed in our Week 3 seller update. It does not establish why individual buyers have not scheduled showings.

Read the Full Article

Week 3 Seller Update · October 5–11, 2026

Week 3 Seller Update · October 5–11, 2026

MLSBlast Open House Promotion

Campaign: Open House Promotion

3,502

Emails Delivered

1,878

Emails Opened

54%

Open Rate

5 Miles

Target Radius

Target ZIP: 92604

The October 2 campaign promoted the October 3 open house to local real estate recipients within a 5-mile radius of 92604. This is updated engagement reporting for a previously distributed campaign, not new Week 3 outreach.

View MLSBlast Campaign →

Cumulative MLSBlast Outreach — Since Launch

3

Campaigns

10,006

Emails Delivered

5,348

Reported Opens

53.4%

Blended Reported Open Rate

These cumulative figures are based on the three verified MLSBlast campaigns: Initial Agent Introduction (4,002 delivered / 2,118 reported opens); Launch / Open House Promotion (2,502 delivered / 1,352 reported opens); Week 2 Open House Promotion (3,502 delivered / 1,878 reported opens).

Since launch, three MLSBlast campaigns have supported agent awareness and open-house promotion for 8 Silverwood.

MLSBlast Results

Verified MLSBlast activity report. Click to view.

View screenshot

MLSBlast Activity Report · October 2, 2026

Campaign date: October 2, 2026

Performance reporting through: October 9, 2026

Promoted event: October 3 open house

Source: MLSBlast Activity Report

CRMLS / Matrix Exposure

435

Agent Views

247

Auto Email Matches

213

Client Portals

61

Client Views

1

Favorites

CRMLS Matrix activity provides a view of how the listing is being seen and engaged with inside the MLS and its connected client-search environment. These values are dynamic and are reported as the current verified exposure snapshot.

CRMLS Listing Record

Live MLS listing for 8 Silverwood — click to view.

View listing

Source: CRMLS Matrix Hit Counters

Current verified exposure snapshot; Matrix values can be dynamic.

CRMLS Listing Record

Live MLS listing for 8 Silverwood — click to view.

Third-Party Listing Portals

Homes.com Exposure

2,258

Total Views

2,176

Consumer Views

82

Agent Views

2,162

Property Search Page

65

Email Exposure

15

Property Detail Page

7

Agent Profile

5

Multiple Listings

4

Homepage

Homes.com reports 2,258 total views since the listing was published, with 2,176 consumer views and 82 agent views. These figures are the cumulative snapshot since listed.

Homes.com defines "Total Views" as listing impressions generated across its traffic sources. "Property Detail Page" represents openings of the property detail page.

Homes.com Source Snapshot

Current Homes.com listing analytics. Click to view.

View screenshot

Homes.com Listing Analytics · Since Listed / cumulative snapshot

Source: Homes.com Listing Analytics

Context: Since Listed / cumulative snapshot

Zillow.com

679

Views

41

Saves

Zillow reports 679 views and 41 saves in its current "Last 30 Days" listing-traffic window.

Source period: latest available 30-day Zillow snapshot. These figures are not confirmed unique visitors or confirmed since-launch totals.

Zillow Source Snapshot

Current Zillow listing activity. Click to view.

View screenshot

Zillow Listing Activity · Last 30 Days

Source: Zillow Listing Activity

Context: Last 30 Days

Digital Advertising & Website Performance

Meta Paid Digital Campaign

Facebook + Instagram

Week 3 Performance

October 5–11, 2026

13,438

Impressions

12,317

Reach

937

Landing-Page Views

Campaign-to-Date Snapshot · September 24–October 11, 2026

35,431

Impressions

25,665

Reach

2,668

Landing-Page Views

Campaign Details

Campaign Launch: September 24, 2026

Destination: 8Silverwood.com

The active Meta campaign continued driving paid traffic to the 8 Silverwood property website throughout the Week 3 reporting period.

Platform: Meta — Facebook + Instagram

Campaign objective: Website traffic / Landing Page Views

Advertising category: Housing

Primary reporting period: October 5–11, 2026

Campaign to date: September 24–October 11, 2026

Source: Meta Ads Manager

Weekly (October 5–11) and campaign-to-date (September 24–October 11) performance are reported as separate measurement periods; reach, impressions, and landing-page views are not combined as unique individuals.

Status: Active

Campaign Creative Preview

View larger

Creative shown for seller reference; verified campaign performance is reported separately.

Supporting channel

Property Website & Campaign Tracking

Website traffic is reported as measured engagement on 8Silverwood.com and is not interpreted as buyer activity.

• Google Analytics measurement is active.
• Meta campaign tracking is active.
• Campaign attribution is preserved through trackable campaign links.
• Website engagement can distinguish actions such as property CTA clicks, phone or email clicks, showing requests and completed inquiries.

Website Performance

Week 3 · October 5–11, 2026

1,110

Website Page Views

992

Active Users

1,055

Sessions

77

Engaged Sessions

7.3%

Engagement Rate

3,283

Recorded Events

Campaign to Date · September 24–October 11, 2026

3,201

Sessions

3,037

Active Users

3,494

Page Views

Traffic Attribution

939

Sessions from Meta Paid Social

939 of the 1,055 website sessions during the October 5–11 reporting period were attributed to Meta paid social.

Direct: 42 sessions

Cross-Network: 70 sessions

Organic Social: 2 sessions

Unassigned: 2 sessions

Page Views by Page · October 5–11, 2026

Homepage 1,064; Gallery 15; Seller Updates 13; Neighborhood 7; Week 2 Update 7; Week 1 Update 2; Documents 1; Market Intelligence 1.

Interaction detail: 11 click events from 4 users.

GA4 reported zero configured key events; this is not proof that no inquiries occurred. GA4 website page views and Meta landing-page views are different platform measurements and are not added together as unique website visitors.

GA4 Visitor Geography

Week 3 visitor geography for 8Silverwood.com, reporting period October 5–11, 2026. Visitor geography is reported as measured website engagement and is not interpreted as buyer activity.

View screenshot

Google Analytics 4 | October 5–11, 2026

Primary reporting period: October 5–11, 2026

Campaign to date: September 24–October 11, 2026

Source: Google Analytics 4

Meta Campaign Creative

Current Facebook creative used to promote 8 Silverwood through the live Meta campaign.

Source screenshot

Figures are Week 3 activity or each channel's labeled cumulative snapshot and are not combined: MLSBlast, CRMLS Matrix, Zillow, Homes.com, Meta, and the property website measure different types of activity and may include overlapping audiences. Campaign-to-date and cumulative snapshot figures are shown as secondary supporting context.

A current view of showings, open-house activity, buyer response and the feedback being received from the market.

Week 3 Seller Update · October 5–11, 2026

Buyer Activity & Feedback Report

Detailed activity, follow-up and feedback are maintained in a continuing listing record and summarized into a dated report for each seller-update period.

8 Silverwood

Buyer Activity & Feedback Report

Week 3 · Seller Update

Weekly activity October 5–11, 2026

Cumulative showing history September 17–October 12, 2026

ShowingTime Listing Activity Report

The ShowingTime source report is cumulative. The Week 3 private-showing count is derived from dated appointments within October 5–11, 2026, verified through October 12, 2026; the full report is not presented as Week 3-only activity.

View report

Recent Documented Feedback

Facebook HOA Inquiry

October 5–11, 2026 reporting period

Facebook Advertisement · Public Comment

A commenter asked about the property's associated HOA fees.

Response provided: Doe Trail Condo Association: $582/month; Deerfield Community Association: $351/quarter; Combined monthly equivalent: $699.

Outcome: The commenter acknowledged the information with a thumbs-up reaction. No further conversation or showing request followed.

Post-Showing Follow-Up — October 4 Showing

October 4, 2026

Follow-Up Completed · Response Pending

Follow-up was completed with the showing agent after the October 4 private showing. As of the reporting close, a response and buyer feedback had not yet been received.

Showing Feedback — September 26, 12:00 PM Showing

SEPTEMBER 28, 2026

The showing agent followed up regarding the buyers who toured 8 Silverwood on Saturday, September 26 at 12:00 PM. The buyers are international and were comparing approximately 15 properties, including both newer and older homes. They liked 8 Silverwood, but felt the home did not fully match their personal style. The strongest concern they raised was the HOA cost. The agent explained that higher HOA expenses are common in Irvine and shared her own experience with multiple HOA fees, but the buyers remained sensitive to the overall HOA obligation.

Key takeaway: The primary objection from this buyer group was the HOA cost rather than the property itself.

Online Buyer Inquiry — No Response

SEPTEMBER 23, 2026

A buyer reached out online regarding 8 Silverwood. Rob responded to the inquiry, but no further response or showing request had been received as of the close of the reporting period.

Price Flexibility Inquiry

SEPTEMBER 22, 2026

Following a showing, the agent clarified that he was evaluating the property for himself and asked whether the seller was firm at $810,000 or had flexibility.

This is documented buyer/agent feedback and should not be characterized as an offer or indication that an offer will be submitted.

A current look at the listings, recent sales and market changes most relevant to 8 Silverwood's competitive position.

Week 3 Seller Update · October 5–11, 2026

Competitive Market Report

Competitive Market Analysis

8 Silverwood · Launch Week

Updated September 27, 2026

View Report

VIEW DETAILED COMPETITIVE MARKET REPORT → VIEW LIVE CMA →

Week 3 Seller Update · October 5–11, 2026

Broader market reports and source material used to provide additional context for the strategy surrounding 8 Silverwood.

8 Silverwood — Comparable Market Segment

Irvine Attached Properties | September 12–October 11, 2026

Active Comparable Listings

54

Irvine attached-property segment, September 12–October 11, 2026.

Properties Entering Contract

12

Irvine attached-property segment, September 12–October 11, 2026.

Comparable Expected Market Time

135

Days

Irvine attached-property segment, September 12–October 11, 2026.

This narrower Irvine attached-property segment provides a more relevant market-time benchmark for 8 Silverwood than citywide figures alone.

Why This Matters to 8 Silverwood

Irvine overall showed some improvement, but the attached-home segment relevant to 8 Silverwood remains slower and more selective than the broader market. Buyers continue to have meaningful inventory to compare, making pricing, presentation, monthly payment, HOA costs, and overall value perception important factors in the decision process.

Irvine Housing Report

September 28, 2026 · Irvine and Orange County Market Snapshot

View full report

Irvine Housing Report

September 28, 2026 · Irvine and Orange County Market Snapshot

Broader Market Context

Orange County and Housing Type Comparison

Orange County Overall

Active Listings

4,952

Pending Sales

1,349

Expected Market Time

110 Days

Housing Type

Detached Homes — 99 Days Expected Market Time; Attached Homes — 128 Days Expected Market Time.

Historical Market Updates

Market reports previously shared with the seller, preserved by date for historical reference and comparison.

View report

Irvine Housing Report

September 14, 2026

Shared with seller · September 2026

Irvine market snapshot with Orange County attached-home context for condominiums and townhomes.

View report

Irvine Market Update

August 31, 2026

Shared with seller · August 2026

Issue 05 · The Season of Selectivity

View report

Irvine Housing Report

June 8, 2026

Shared with seller · June 2026

Market snapshot through May 2026

Scroll sideways

Irvine Housing Report · September 28, 2026

Irvine Housing Report · September 28, 2026 · Irvine market snapshot with Orange County overall and attached-home segment context.

Week 3 Seller Update · October 5–11, 2026

What Changed This Week

National mortgage rates moved higher during the week. Freddie Mac’s 30-year fixed-rate average increased from 7.28% to 7.40%, while Bankrate’s weekly lender survey also recorded an increase. Higher financing costs continue to put pressure on purchasing power, making monthly payment and overall affordability important considerations for buyers.

30-Year Fixed · Freddie Mac

• Sept. 17 survey 6.95%
• Sept. 24 survey 7.03%
• Oct. 1 survey 7.28%
• Oct. 8 survey 7.40%

30-Year Weekly Change

+0.12 pts

12 basis points higher than October 1

15-Year Fixed · Freddie Mac

Oct. 1: 6.60% → Oct. 8: 6.73%

+0.13 pts

30-Year Fixed · Bankrate

Prior week: 7.38% → Oct. 8: 7.53%

+0.15 pts

Freddie Mac — Primary Mortgage Market Survey, October 1 and October 8, 2026

Bankrate — National Mortgage Rate Survey, October 8, 2026, compared with the prior week

View Primary Mortgage Market Survey →

Freddie Mac and Bankrate figures are national weekly survey averages, not a borrower-specific rate quote. Actual rates and pricing vary by lender, loan program, borrower qualifications, points, and market conditions.

At-a-Glance Metrics

30-Year Fixed

7.40%

Source: Freddie Mac · October 8, 2026

15-Year Fixed

6.73%

Source: Freddie Mac · October 8, 2026

FHA 30-Year Fixed

6.98%

Source: Bankrate · October 10, 2026

VA 30-Year Fixed

7.13%

Source: Bankrate · October 10, 2026

Sources: Freddie Mac Primary Mortgage Market Survey (October 8, 2026); Bankrate National Mortgage Rate Survey (October 10, 2026).

View Primary Mortgage Market Survey →

Freddie Mac figures are national weekly averages, not a borrower-specific rate quote. Actual rates and pricing vary by lender, loan program, borrower qualifications, property type, points, and market conditions.

The Changing Cost of Buying 8 Silverwood

September 17–October 8, 2026

Illustrative monthly housing payment at the $810,000 asking price, with 20% down and a 30-year fixed mortgage. Includes property taxes and HOA dues.

Estimated Total Monthly Payment, Excluding Homeowners Insurance

$6,000 $5,900 $5,800 $5,700 $5,600 $5,500

6.95% $5,717

7.03% $5,752

7.28% $5,862

7.40% $5,915

Sept. 17 Sept. 24 Oct. 1 Oct. 8

Y-axis: estimated total monthly payment in dollars, excluding homeowners insurance. Scale shown in full from $5,500 to $6,000; the vertical scale is not exaggerated.

Four-Week Summary

Starting Monthly Payment

$5,717

September 17 · 6.95%

Current Monthly Payment

$5,915

October 8 · 7.40%

Monthly Payment Increase

+$197

Based on 20% down at the $810,000 asking price. Payments include principal, interest, $729 monthly property taxes, and $699 monthly HOA dues. Homeowners insurance is excluded. Mortgage rates are illustrative national averages, not borrower-specific loan quotes.

What the Mortgage Market Is Telling Us

Mortgage-backed securities recovered some ground during the reporting week, following the previous week's decline. Although MBS pricing improved, national mortgage-rate surveys still showed higher rates. These indicators reflect different observation periods and do not always move together immediately. For buyers, monthly payment and overall affordability remain important considerations.

Mortgage-Backed Securities — Weekly Market Snapshot

MBS Market Chart

View larger

UNDERSTANDING THE MORTGAGE MARKET

You do not need to be a market expert, but understanding these two concepts helps explain why mortgage rates can change even when the headlines do not tell the whole story.

• How Mortgage-Backed Securities Work →

Mortgage-Backed Securities (MBS)

Mortgage loans are often pooled into securities that are bought and sold by investors. Changes in MBS pricing can influence the mortgage pricing lenders offer borrowers.

Weekly MBS Pricing Movement

Current Week

October 2–9, 2026

+14.0 bps

Previous Week

September 25–October 2, 2026

−24.4 bps

Current Friday Close

October 9, 2026

100.641

Previous Friday Close

October 2, 2026

100.501

MBS pricing improved by 14.0 basis points from the previous Friday's close, partially recovering from the prior week's decline. This improvement does not necessarily translate into an immediate or equivalent reduction in mortgage interest rates.

MBS basis-point movement reflects changes in mortgage-bond pricing. It does not mean mortgage rates changed by the same number of basis points or percentage points.

BASIS POINTS (BPS)

A basis point is a precise way to describe small financial changes. 1 basis point = 0.01 percentage point.

• What Are Basis Points? →

Source: MBS Highway · Updated October 9, 2026

View Detailed MBS Market Update →

Why This Matters to 8 Silverwood

Mortgage financing conditions remained challenging for buyers during Week 3. National mortgage-rate averages increased, even as mortgage-backed securities recovered some ground. For buyers evaluating 8 Silverwood, monthly payment, HOA costs, and overall affordability remain important considerations. The improvement in MBS pricing is encouraging, but it does not establish that borrowing costs have already declined.

MBS Market Chart

MBS Highway technical market chart through October 9, 2026.

A combined view of buyer response, marketing performance, competing inventory, broader market conditions and financing — interpreted together rather than in isolation.

Week 3 Seller Update · October 5–11, 2026

Week 3 Strategy

Week 3 Seller Update · October 5–11, 2026

With three weeks of marketing activity now available, the focus is shifting from generating additional exposure to evaluating how that exposure is translating into buyer engagement. The next phase will emphasize market positioning, meaningful buyer response, and the timing of future advertising.

1. Paid Advertising: Pause and Reassess

   The existing Meta campaign was paused on October 12 following the Week 3 reporting period. Rather than continue spending solely to increase impressions, the next campaign will be considered alongside a meaningful change in the property's positioning and refreshed advertising creative.

2. Direct Agent Outreach

   Maintain targeted communication with agents who may have buyers suited to the property, prioritizing relevant opportunities over broad, repetitive promotional outreach.

3. Buyer & Agent Follow-Up

   Continue following up on prior showings, inquiries, and agent interactions where appropriate. Distinguish meaningful buyer interest from general exposure or casual engagement.

4. Neighborhood / Local Outreach

   Continue appropriate conversations within personal and neighborhood networks, while identifying any new questions or objections that may help explain buyer response.

5. Competitive Market Monitoring

   Monitor competing listings, including 8 Fuchsia and 31 Meadowgrass, for price adjustments, status changes, new competition, and other developments that could materially affect 8 Silverwood's market position.

6. Evaluate Exposure-to-Engagement Conversion

   Review the relationship between marketing reach, property-site activity, buyer inquiries, showings, and offers. The priority is determining whether visibility is producing meaningful buyer action.

7. Review Market Positioning

   Evaluate the property's current positioning in light of three weeks of exposure, limited showing activity, competing inventory, and buyer affordability. Any pricing decision will be discussed privately with the seller before a public marketing change is made.