What's Happening in the Real Estate Market Right Now?
Since the start of 2025, the East Bay housing market—from Orinda to Livermore—has shifted toward a more balanced, yet still competitive environment. Buyers now have more options, homes are spending slightly longer on the market, and prices are steady or modestly declining depending on the city and neighborhood. Here’s what you need to know.
Key Trends Across the East Bay
1. Rising Inventory
Active listings surged in 2025, with East Bay inventory reaching a two-year high—up over 30% year-over-year in May. More options give buyers breathing room compared to the frenzied markets of recent years.
2. Stabilizing or Slightly Declining Prices
While the rapid price appreciation of prior years has slowed, the picture varies by location. Median prices in Contra Costa and Alameda counties dipped slightly in Q2 2025, but select cities continued to see gains.
3. Longer Days on Market
Homes are taking a bit longer to sell. For instance, the average single-family home in Contra Costa County spent 14–23 days on the market—longer than last year, but still relatively fast.
4. Persistent Demand for Certain Homes
Well-presented, strategically priced homes continue to attract strong interest, often selling quickly and sometimes above asking price.
5. Mortgage Rates Impact
Mortgage rates in the 6–7% range have encouraged more cautious buyer behavior, slightly slowing sales compared to previous years.
6. Sellers’ Market with Nuances
Overall, the market remains a seller’s market in most single-family home segments (Months of Supply Inventory below 3 months),but sellers now need strategic pricing and presentation to succeed.
Local Highlights: Orinda to Livermore
Orinda & Lafayette
- Among the East Bay’s highest median prices (Orinda over $2M)
- Price growth continues in some periods, driven by limited inventory
Danville, Alamo, Walnut Creek, San Ramon
- Alamo: Notable drop in median list price from March to June 2025
- Danville & San Ramon: Prices and inventory increased through mid-year
- Walnut Creek: Higher inventory but homes still selling relatively quickly
Dublin, Pleasanton, Livermore (Tri-Valley)
- Remains highly desirable for families, thanks to schools and community amenities
- Livermore: Median price rose steadily in H1 2025
- Pleasanton: Median price peaked in March, then dipped slightly by June
Bottom Line
The East Bay housing market has cooled from the intense bidding wars of previous years, giving buyers more options and negotiating power. Yet demand remains strong enough to prevent major price declines. For sellers, strategic preparation, pricing, and presentation are more important than ever to attract the right buyer.