<br>

If you're reading this article, asking yourself *should I sell my house?*, we hope you know that whatever the reason for selling may be, you are not alone, and you have options. We are here to help you make the best decision and - if you do decide to sell - get the highest net proceeds for your house.

<br>

We believe that owning residential real estate is a powerful tool for long term wealth creation and - in an ideal world - you would never need to sell your house. In reality, however, owning and holding on to real estate is not always the right decision.

<br>

The most important thing is to make the best decision for yourself and your family. If after thinking through the ideas in this article, you decide to sell, your goal should be to sell for the highest net proceeds possible within the timeframe you need to sell.

> If you decide to sell, your goal should be to sell for the highest net proceeds possible within the timeframe you need to sell, with the lowest level of stress.

<br>

## Things to consider:

<br>

## Why are you considering selling your house?

<br>

Understanding why you are thinking about selling your house is the foundation upon which a sound decision can be made.

<br>

The most common reasons people decide to sell:

<br>

- Financial issues
- Moving out-of-state
- Upgrading, need money for a down payment
- Health issues
- Don't want to deal with managing a rental property
- Inherited and would prefer the cash
- Retirement
- Downsizing

<br>

### Where are you at in life?

<br>

If you're approaching retirement age:

<br>

- are you looking to upgrade, downgrade or move to a warmer climate?
- would living in a single level home be more comfortable than climbing stairs?
- do you plan on traveling for long periods of time and not want to be stressed about maintaining and carrying a vacant property?

<br> 

If you answered yes to any of these questions, then selling your home for the best possible net proceeds makes good sense.

<br>

## How much [equity](https://offermarket.us/real-estate-glossary/equity) do you have in your house?

<br>

Your [equity](https://offermarket.us/real-estate-glossary/equity) is the value of your house minus the loan you have on your house. If your house is worth $100,000 and you owe $50,000 to the bank for your mortgage loan, then your equity is $50,000.

<br>

Getting your [equity](https://offermarket.us/real-estate-glossary/equity) out of your house does not necessarily mean you need to sell. You can do a cash-out refinance which means your bank implements a new mortgage loan of let's say 75% of the value of your home ($75,000) amortized over 30 years, and returns $25,000 of your equity (minus fees) to you. Depending on current interest rates, your monthly payment amount may change. Moving forward you will continue paying down your mortgage but the clock has now reset and you have less equity in your home.

<br>

Getting [equity](https://offermarket.us/real-estate-glossary/equity) out of your house incurs transaction fees. Whether you're selling your house or cash-out refinancing, you will pay transaction fees that eat into your net proceeds. Being aware of these fees and eliminating and minimizing them wherever possible is a best practice. It's also why OfferMarket exists. 

<br>

## What are your goals?

<br>

Does owning a house align with your goals in life? If your goal is to travel the world and work remotely in the near future, then being responsible for owning a house might not be ideal. 

<br>

Accordingly, the equity house might help you achieve your goals. Being able to put that equity towards achieving your goals, so long as the money is allocated diligently, can deliver powerful liberating effects and hopefully provide you with happiness.

<br>

## What is the property worth?

<br>

Before we get too far along with the *should I sell my house?* question, let's consider how much your house is currently worth. If you bought your house 5 years ago for $100,000, and it's now worth $200,000 and you think that is over-valued, the timing may be right to sell your house. You will walk away with considerable financial gains thanks to appreciation and mortgage debt pay down.

<br>

If, however, you bought your house for $100,000 5 years ago and it would be difficult to sell it for more than $100,000, you're looking at two core options:

<br>

1. does it make sense to incur transaction costs to sell my house at this point?
2. could I achieve higher returns on my investment if I sell this house and invest the proceeds in something else?

<br>

## What is the outlook for my local housing market?

<br>

Real estate is hyper local. Different neighborhoods in the same city may be on very different trajectories as far as median home values are concerned.

<br>

## Am I able to comfortably carry the costs of owning my house?

<br>

**If we're talking about your primary residence:**

<br>

If the costs of owning your primary residence are well within your means, and you are happy living where you are, then it doesn't make sense to sell. 

<br>

**If we're talking about a rental property you own:**

<br>

If you are consistently earning [free cash flow](https://offermarket.us/real-estate-glossary/free-cash-flow) on a monthly and annual basis and therefore not "bleeding" money, then it would be hard to justify selling unless you can confidently invest your capital in an asset that will have higher returns.

<br>

## What other options do I have?

<br>

## It never makes sense to sell un an uncompetitive process

<br>

The keys to optimizing your net proceeds:

<br>

- **high** buyer competition
- **low** transaction fees


Should I sell my house? This article provides insights to help you make the best decision for your family and your financial situation.

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Should I sell my house? - FAQs - OfferMarket

Should I sell my house?

<br>

**Last Updated:** March 3, 2025

<br>

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<br>

If you're a real estate investor looking to grow your portfolio, understanding [hard money cash out refinancing](https://www.offermarket.us/blog/cash-out-refinance-hard-money-loan) could be a game changer. This financing option can help you access cash from your property’s equity, giving you the funds you need for your next investment. Whether you’re into rental properties or fix-and-flip projects, this strategy can provide the liquidity to seize new opportunities.

<br>

In this article, you’ll learn how hard money cash out refi works, its benefits, and what to consider before diving in. By the end, you'll have a clear grasp of how this approach can support your investing goals and help you make informed decisions in your real estate journey.

<br>

## **Understanding Hard Money Cash Out Refi**

<br>

Hard money [cash out refinancing](https://www.offermarket.us/blog/cash-out-refinance) provides a way to tap into your property's equity for new investments. This financial strategy primarily uses hard money loans, which lenders provide based on the property's value rather than traditional credit scores.

<br>

### **Definition of Hard Money Loans**

<br>

[Hard money loans](https://www.offermarket.us/blog/what-is-a-hard-money-loan) are short-term loans secured by real estate. Private lenders or hard money lenders typically offer them. Lenders focus on the property's value, making these loans a viable option for real estate investors needing quick funding. Approval often occurs within days, allowing you to access cash without lengthy approval processes commonly associated with banks.

<br>

![hard money loan (1).jpg](https://cms.offermarket.us/uploads/hard_money_loan_1_9de363375e.jpg)

<br>

### **Benefits of Cash Out Refinancing**

<br>

Cash out refinancing offers several advantages. You can access significant funds tied up in your home's equity, enabling you to fund new investment opportunities. This financing option often features less stringent qualifications compared to traditional loans, making it easier for investors with less-than-perfect credit to obtain cash. Investors often use these [funds](https://www.offermarket.us/blog/proof-of-funds) for rental property purchases, repairs on existing investments, or other lucrative projects. Using hard money cash out refinancing can enhance your investment strategy effectively.

<br>

## **The Process of Hard Money Cash Out Refi**

<br>

Hard money cash out refinancing offers a streamlined way to access cash from your property's equity. This process consists of several straightforward steps, allowing you to make informed financial choices.

<br>

### **Application Steps**

<br>

1. **Identify a lender**: Choose a hard money lender familiar with your area and property type.  
2. **Submit an application**: Provide basic information about your property and the amount you wish to refinance.  
3. **Property evaluation**: The lender assesses your property's market value through a quick appraisal.  
4. **Receive terms**: Get [loan terms](https://www.offermarket.us/blog/dscr-loan-terms) including interest rates, repayment schedule, and potential fees.  
5. **Sign the agreement**: Review and sign the agreement, ensuring to understand the terms before finalizing.

<br>

### **Documentation Required**

<br>

Collect the following documents to speed up the hard money cash out refinance process:

<br>

1. **Property deed**: Proof of ownership of the property.  
2. **Income statements**: Financial documents showing your income level or [cash flow](https://www.offermarket.us/blog/free-cash-flow) potential.  
3. **Credit report**: A recent credit report for assessment by the lender, even if not heavily relied upon.  
4. **Property value**: Any recent appraisals or comparative market analyses to support your property's current value.  
5. **Loan application**: Fill out the application form provided by your hard money lender accurately.

<br>

Having this documentation ready helps ensure a smooth process, allowing you to access funds efficiently for your next investment.

<br>

## **Advantages of Hard Money Cash Out Refi**

<br>

[Hard money](https://www.offermarket.us/blog/hard-money) cash out refinancing offers several benefits for real estate investors seeking to maximize their investment potential. These advantages include quick access to funds and flexible qualification criteria.

<br>

### **Quick Access to Funds**

<br>

Hard money cash out refinancing allows you to access funds swiftly. In many cases, you can receive cash within a few days of applying. This rapid [funding](https://www.offermarket.us/blog/private-funding-loans) process benefits investors needing immediate capital to seize investment opportunities. Traditional loans often require lengthy approval timelines and extensive documentation; hard money loans bypass many of these restrictions. With their focus on the property's value, private lenders prioritize efficiency, allowing you to fund renovation projects, purchase new properties, or cover other expenses promptly.

<br>

### **Flexible Qualification Criteria**

<br>

Flexible qualification criteria characterize hard money cash out refinancing. Private money lenders tend to emphasize property value rather than personal [credit scores](https://www.offermarket.us/blog/dscr-loan-credit-score) or income levels. This approach allows you to qualify even if your credit history isn't perfect or if your income isn’t consistent. Investors facing challenges with traditional financing methods find this a valuable option. The outcome often depends on the property's condition and potential, giving you a better chance at securing the necessary funds for your real estate ventures.

<br>

## **Potential Risks and Drawbacks**

<br>

Hard money cash out refinancing presents several risks and drawbacks that investors should consider.

<br>

### **Higher Interest Rates**

<br>

Hard money loans typically come with [higher interest rates](https://www.offermarket.us/blog/rising-interest-rates) compared to traditional loans. This increase can range from 6% to 12% or more, depending on the lender and the property's value. While these loans provide quick access to cash, the cost of borrowing can significantly impact your overall investment returns. With higher monthly payments, you might face cash flow challenges, especially if you don’t have a solid plan for using the funds. Evaluate your project's potential returns against the loan cost to ensure profitability.

<br>

### **Shorter Loan Terms**

<br>

Hard money loans usually feature shorter loan terms, often ranging from 6 months to 3 years. This limited timeframe means you must either pay off the loan quickly or secure refinancing before the term ends. Failing to do so could lead to serious financial strain, as you could face higher fees or a demand for immediate repayment. Planning for future financing options, including working with a reliable [private lender](https://www.offermarket.us/blog/private-lenders), can help you mitigate this risk and ensure you can handle the short timelines involved.

<br>

### **Summary Table of Advantages and Risks**

<br>

<div style="display: grid; grid-template-columns: repeat(1, minmax(0, 1fr)); overflow: auto; white-space: nowrap;">
<table><thead>
  <tr>
    <th>Aspect</th>
    <th>Advantages</th>
    <th>Drawbacks</th>
  </tr></thead>
<tbody>
  <tr>
    <td>Funding Speed</td>
    <td>Funds available within days</td>
    <td>Quick repayment required</td>
  </tr>
  <tr>
    <td>Qualification</td>
    <td>Focus on property value, not personal credit</td>
    <td>Lenders may be strict on property appraisal standards</td>
  </tr>
  <tr>
    <td>Interest Rates</td>
    <td>Flexible terms offered</td>
    <td>Higher interest rates than conventional loans</td>
  </tr>
  <tr>
    <td>Loan Terms</td>
    <td>Customizable and short term for quick projects</td>
    <td>Short repayment periods (6 months to 3 years)</td>
  </tr>
  <tr>
    <td>Approval Process</td>
    <td>Less paperwork and faster processing</td>
    <td>May require robust documentation to support valuation</td>
  </tr>
</tbody>
</table>
</div>

<br>

## **Market Trends and Considerations**

<br>

In today’s [real estate market](https://www.offermarket.us/blog/real-estate-marketplace), staying informed about current trends is essential for making sound financial decisions. The market for hard money loans has seen changes as more investors seek alternative financing options amid tighter traditional lending standards.

<br>

### **Current Market Conditions**

<br>

Real estate values continue to fluctuate, and lenders adjust their criteria based on local economic conditions. With many investors turning to hard money loans, the competition among lenders has led to more flexible terms. However, it remains important to compare different lenders and review their track records before committing.

<br>

### **Regional Variations**

<br>

Different regions may have varying market conditions. In some areas, property values have risen steadily, making it easier to secure a hard money cash out refi, while in others, the market might be less predictable. Research local trends and consider consulting with financial advisors who understand your region’s dynamics.

<br>

### **Long-Term Considerations**

<br>

Investors should not only focus on immediate funding needs but also on how current market trends might impact long-term profitability. This means keeping an eye on interest rate trends, property value forecasts, and regional economic forecasts that could affect your investment returns over time.

<br>

**Financial Planning Tips for Cash Out Refi**

<br>

A well-prepared financial plan can make the difference between a successful investment and one that strains your resources.

<br>

### **Budgeting and Cash Flow**

<br>

Carefully analyze your income streams and expenditures before committing to a hard money cash out refi. Ensure that your cash flow will support the higher monthly payments, even if unexpected expenses arise.

<br>

### **Preparing for Repayment**

<br>

Plan for the short repayment period by identifying potential refinancing opportunities or setting aside reserve funds. This helps cushion the impact of market fluctuations or delays in your investment returns.

<br>

### **Risk Management**

<br>

Develop a clear strategy that includes backup plans for less-than-expected project performance. Consider obtaining professional advice from a financial planner or investment consultant to help assess risks and build a robust strategy.

<br>

### **Monitoring Your Investment**

<br>

Regularly review your investment performance and adjust your financial plan as needed. Keeping detailed records and monitoring market trends will help you make timely decisions if your strategy needs modification.

<br>

## **Case Studies and Real World Examples**

<br>

Real-life examples can offer valuable insight into how hard money cash out refinancing works in practice. In this section, we present a few scenarios that illustrate common challenges and successes encountered by [real estate investors](https://www.offermarket.us/blog/reia).

<br>

### **Example 1: Rental Property Expansion**

An investor with a steadily appreciating property used a hard money cash out refi to secure funds for purchasing an additional rental unit. With quick access to cash, the investor was able to complete the purchase before market conditions changed, resulting in increased rental income and portfolio growth.

<br>

### **Example 2: Fix-and-Flip Success**

A [fix-and-flip](https://www.offermarket.us/blog/fix-and-flip) investor faced a tight deadline on a property renovation. By opting for hard money cash out refinancing, the investor obtained funds swiftly, enabling the purchase and immediate renovation of the property. The project concluded on time, leading to a profitable sale and paving the way for future projects.

<br>

### **Lessons Learned**

<br>

* Always have a clear exit strategy.  
* Be realistic about renovation costs and timelines.  
* Compare lender offers to secure the best possible terms.

<br>

## **Future Outlook for Hard Money Loans**

<br>

The future of [hard money loans in real estate](https://www.offermarket.us/blog/whats-a-hard-money-loan) finance looks promising as investors continue to seek alternatives to traditional bank loans.

<br>

### **Trends to Watch**

<br>

* **Evolving Lender Practices:**  
  Private lenders may adjust their requirements based on market feedback, leading to even more streamlined processes.  <br><br>
* **Technological Integration:**  
  The integration of technology in loan processing may further reduce approval times and improve transparency.  <br><br>
* **Increased Competition:**  
  As more investors turn to hard money loans, the competitive environment may drive improvements in loan terms and customer service.

<br>

### **What Investors Should Keep in Mind**

<br>

Staying informed about regulatory changes and market shifts will help you plan ahead. Regularly reviewing loan terms and staying connected with industry professionals can provide insights that keep your investment strategy current.

<br>

[![Need a hard money loan, instant quote, takes 1 minute, no credit pull, no obligation](https://cms.offermarket.us/uploads/hard_money_laon_3d9937e5ec.jpg)](https://www.offermarket.us/loans?ref=tjcontent)

<br>

## **Key Takeaways**

<br>

* Quick Access to Funds: Hard money cash out refinancing allows real estate investors to quickly access funds, often within days, making it an ideal solution for immediate investment opportunities.  <br><br>
* Flexible Qualification Criteria: Unlike traditional loans, hard money lenders focus more on property value than credit scores, making this financing option accessible to those with less-than-perfect credit.  <br><br>
* Uses of Cash Out Refi: The funds gained through cash out refinancing can be utilized for various investment purposes, including purchasing rental properties, funding renovations, or covering other expenses.  <br><br>
* Short Loan Terms: Be aware that hard money loans typically come with shorter terms (6 months to 3 years), necessitating prompt repayment or refinancing to avoid financial strain.  <br><br>
* Higher Interest Rates: Expect higher interest rates compared to conventional financing, which can affect overall investment returns; careful financial planning is essential.  <br><br>
* Documentation is Key: Prepare necessary documentation like property deeds and income statements to facilitate a smooth refinancing process and ensure quicker access to funds.

<br>

## **Conclusion**

<br>

Hard money cash out refinancing can be a game changer for your [real estate investments](https://www.offermarket.us/blog/reit). It offers quick access to funds and flexible qualification requirements that traditional loans often lack. By leveraging your property's equity, you can seize new opportunities and grow your portfolio effectively.

<br>

However it's crucial to weigh the benefits against the potential risks. Higher interest rates and shorter loan terms can impact your financial strategy. Being informed and prepared will help you navigate this financing option successfully. With the right approach, hard money cash out refinancing can be a valuable tool in your investment journey.

<br>

## **Frequently Asked Questions**

<br>

### **What is hard money cash out refinancing?**

Hard money cash out refinancing is a financing option for real estate investors that allows them to access cash from their property's equity. This cash can be used for expanding their investment portfolio or funding new projects. Hard money loans are secured by real estate and are primarily offered by private lenders based on the property's value.

<br>

### **How does hard money cash out refinancing work?**

The process involves identifying a suitable lender, submitting a loan application, undergoing a property evaluation, receiving loan terms, and signing the agreement. Investors will need to prepare documentation such as property deeds, income statements, and credit reports to ensure a smooth refinancing process.

<br>

### **What are the benefits of hard money cash out refinancing?**

The main benefits include quick access to funds, flexible qualification requirements, and less stringent approval processes. Investors can often receive cash in days, enabling them to seize investment opportunities promptly. This option is particularly appealing for those with imperfect credit histories.

<br>

### **What are the risks of hard money cash out refinancing?**

Hard money loans carry higher interest rates, typically ranging from 6% to 12% or more, which can affect cash flow. Additionally, they often have shorter repayment terms of 6 months to 3 years, requiring careful planning to avoid financial strain or immediate repayment needs.

<br>

### **Who can benefit from hard money cash out refinancing?**

Real estate investors, especially those looking to expand their portfolios or invest in rental properties and fix-and-flip projects, can benefit from this financing option. It’s also suitable for those facing challenges with traditional funding methods due to credit issues or income inconsistencies.

<br>

## **DSCR Loan Quote**

<br>

![DSCR loan quote](https://cms.offermarket.us/uploads/DSCR_loan_quote_c3ae268aed.jpg)

<br>

Our mission is to help you build wealth through real estate. Let's grow and optimize your rental property portfolio!

<br>

- Get your instant [DSCR loan quote](https://www.offermarket.us/loans?ref=content-hard-money-cash-out-refi) today!
- Save big on premiums with our [landlord insurance rate shopping service](https://www.offermarket.us/insurance?ref=content-hard-money-cash-out-refi)!
- Interested in exclusive investment opportunities? [Browse off market properties](https://www.offermarket.us/listings?ref=content-hard-money-cash-out-refi) now!
- Join our [Facebook community](https://www.facebook.com/OfferMarketUS) to stay up-to-date with the latest platform updates and market insights.
- Subscribe to our [Youtube channel](https://www.youtube.com/@offermarket) for our monthly DSCR loan update.

<br>


Learn about hard money cash out refi options, benefits, risks, and practical steps for real estate investors. Get informed to grow your portfolio.

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Hard Money Cash Out Refi: Real Estate Investor Guide

Hard Money Cash Out Refi: A Quick Guide for Real Estate Investors

<br>

The term 'panic buying' has been thrown around quite a bit during the COVID-19 housing boom. Housing inventory is at record lows, and housing demand is at record highs. Economics 101 tells us that this is the recipe for a pricing shock -- according to data compiled by S&P CoreLogic Case-Shiller US National Home Price Index, home prices in the United States have increased 12% from March 2020 through February 2021. This unprecedented spike in home prices is driven by record low interest rates and a rapid shift to a work-from-home economy that demands more rooms, more space.

<br>

We have all heard stories of listings on the [MLS](https://www.offermarket.us/real-estate-glossary/multiple-listing-service) receiving dozens of offers, above asking price, sight unseen with no contingencies and going into contract in just a few days. We have also heard countless frustrated homebuyers lamenting about the fact that if they want to buy a house, they are going to be forced into a bidding war for a house that they would not have even considered purchasing pre-pandemic. 

<br>

In other words: buyers are over-paying for undesirable inventory.

<br>

This is panic buying. Panic buying is irrational and dangerously value destructive. This simple guide is your resource to help you avoid panic buying.

<br>

In our Medium post, [Wholesale Real Estate: The World Of Real Estate You Probably Know Nothing About (But You Should)](https://dwshorowitz-offermarket.medium.com/wholesale-real-estate-the-world-of-real-estate-you-probably-know-nothing-about-but-you-should-b544c6ad69b5), we introduce an important source of housing inventory that most "retail" home buyers don't know about.

<br>

[Wholesale real estate](https://www.offermarket.us/real-estate-glossary/wholesale-properties) is a house where the owner (seller) is under contract with a wholesaler (initial buyer) who is selling the contract to another buyer (end buyer). Most of the time, end buyers of wholesale real estate are professional real estate investors (i.e. fix and flip and rental property investors). 

<br>

Additional reading: [Wholesale Real Estate 101](https://www.offermarket.us/guides/wholesale-real-estate-101)

<br>

## Where to find off-market housing inventory

<br>

### 1. OfferMarket

<br>

OfferMarket is a marketplace for wholesale real estate. There are hundreds of off-market deals that you can browse on our platform and buy with ease, without an agent.

<br>

**Join the pros and subscribe to OfferMarket deal flow:**

<br>


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<br>
<br>

## 2. Facebook Investor Groups

<br>

There are countless Facebook Groups dedicated to wholesale and off-market real estate, many of which are local. Join these groups for a steady flow of off-market deals. While you're at it, join our Facebook Group: [Real Estate Marketplace: Wholesale, For Sale By Owner](https://www.facebook.com/groups/326051528838367).

<br>

## 3. Network with local wholesalers

<br>

There are probably several reputable wholesalers operating in your local market. You can find them through local Facebook Groups, Google search, and your local [REIA](https://www.offermarket.us/real-estate-glossary/reia). Get on their [Buyer's List](https://www.offermarket.us/real-estate-glossary/buyers-list).

<br>

## 4. Be A Contrarian, Buy Like A Value Investor

<br>

Warren Buffett famously said "be fearful when others are greedy, and greedy when others are fearful". While housing prices have increased tremendously over the course of the pandemic, real estate is hyper local and certain markets have not experienced anywhere near as steep a rise in home prices. This is especially true of urban markets. While everyone is chasing suburban listings, smarter buyers are looking for opportunities in the areas buyers are fleeing.

<br> 

## Summary

<br>

Fight the FOMO (fear of missing out) and use the suggestions in this guide to buy smarter.

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There's more to learn at OfferMarket. Feel free to [reach out](https://www.offermarket.us/contact) if you have any questions!

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The current housing market is out of control. Learn what you need to know before buying in this high-demand market.

How to avoid panic buying in the current housing market - OfferMarket

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How To Avoid Panic Buying In The Current Housing Market

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Property value growth rates:

Walkability: medium​

Nearby attractions:

Nearby neighborhoods:

How far is West Covina from:

School District:​ West Covina Unified School District

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- County: Los Angeles
- Property tax rate: 1.175% 
- Sales tax rate: 9.5%
- Area code: 626
- ZIP Codes: 91790, 91791, 91792
- Nearest airports: John Wayne Airport (SNA), Los Angeles International Airport (LAX)
- Median home value: $540,500

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## Property value growth rates:

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- +7.5% 1-year forecast

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## Walkability: medium​

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## Nearby attractions:

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- Walmerado Park
- Central Bark Dog Park
- Orangewood Roller Hockey Park
- Del Norte Park
- Cortez Park
- IKEA
- Tokyo Central

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## Nearby neighborhoods:

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- Covina
- Baldwin Park
- Pomona
- El Monte
- Walnut

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## How far is West Covina from:

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- Los Angeles, CA
- Burbank, CA
- Newport, CA

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## School District:​ West Covina Unified School District

​<br>

### Sources: 

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- U.S. Census Bureau

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## Looking for houses for sale in Hampden? 

<br>

## [Browse listings!](https://www.offermarket.us/listings?ref=hampden-baltimore-md-market-overview)

### Related Content

<br>

- [We Buy Houses In West Covina, CA](https://www.offermarket.us/we-buy-houses/west-covina-ca)
- [Sell My House Fast in West Covina, CA](https://www.offermarket.us/sell-my-house-fast/west-covina-ca)

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