Do not sell unless you are clearing out of California in entirety.

IMHO, housing will never, ever, be as affordable as it previously was again.

Not in the short term, probably not in the long term. As long as our fiat currency stands, that house you own today, should NEVER be sold.

NEVER. Do not dream of capital gains, do not dream of of greater returns on other investments. That house, represents perpetual and continual cash flows. Once you sell it, you will never replace it.