I also watch N County coastal. I see sale prices below their summer 2004-2005 peak, but there have been a ton of houses that have gone pending in the last 6 weeks or so. Pretty much every nice, somewhat newer house in the mid-700′ to mid-800’s has gone into escrow. The older/rougher stuff continues to sit though. I am surprised by the activity, but I can’t deny the facts. However, I still doubt there will be serious upside to the market for several years. Yet I seem to keep getting surpised by the market.