As the year winds down, I wanted to share a pulse on how the Bay Area housing market is actually closing out 2025, and what this winter stretch is quietly setting up as we head into the next year.

Winter usually slows things down. Fewer listings. Fewer decisions.

This year, the slowdown is uneven. In some places, the market barely has time to pause. In others, hesitation is shaping outcomes more than ever.

That contrast is the story of this winter.

San Francisco. When supply disappears, speed takes over

Single family homes in San Francisco aren’t just selling. They’re getting absorbed almost as soon as they appear.

Inventory is down more than thirty percent from last year, leaving just over a hundred homes available citywide. With so little supply, the market doesn’t have time to hesitate. Homes are moving in a median of 13 days, and more than eighty percent are selling above list, with sellers receiving an average of 116 percent of asking. Median prices are now sitting around $1.8M.

What stands out isn’t just how fast homes are selling. It’s how little room there is for indecision.

Buyers aren’t touring casually or waiting to compare multiple options. When a well located, well prepared home hits the market, it draws immediate attention and decisive action. There’s no buildup. Just movement.

That’s why competition feels compressed rather than chaotic. Demand shows up in short, intense bursts instead of prolonged back and forth.

Condos are following a similar pattern, though more selectively. Inventory has tightened, contract activity has picked up, and nearly half are selling over list, especially in neighborhoods tied to office reactivation and tech driven hiring.

Right now, San Francisco is operating in a market where scarcity sets the pace, and speed becomes the strategy.

Inner East Bay. Where selectivity, not urgency, decides outcomes

Across the bridge, the energy shifts.

Homes in the Inner East Bay are still selling, but they’re not all selling the same way.

Higher end homes and truly turnkey properties are moving, sometimes quickly. These homes attract buyers who are prepared, confident, and willing to stretch when the value feels clear. When everything lines up, decisions happen fast.

But that urgency drops off quickly below the top tier.

Lower priced homes, entry level properties, and homes that need work are taking longer to find their match. Days on market stretch out. Price reductions happen quietly. Buyers slow down, reassess, and wait.

This isn’t a market freezing up. It’s a market enforcing standards.

Buyers are no longer stretching just to get in. They’re stretching selectively, and only when a home clearly earns it. Anything that feels compromised, overpriced, or dated loses momentum quickly.

That’s why the East Bay can look healthy on paper while feeling uneven in practice. Activity is there, but it’s concentrated in homes that make the decision easy.

FYI, I’ve attached the most recent San Francisco and Inner East Bay market reports at the end of this post for anyone who wants to dig into the underlying data.

Economic outlook. Why conditions feel stable, not shifting

The broader economic backdrop heading into winter has cooled slightly, but not dramatically.

Job growth has slowed and unemployment has edged higher, while inflation came in lower than expected. Despite that, mortgage rates haven’t moved much and remain relatively stable in the low sixes.

In practical terms, this matters because it removes the illusion of a big reset around the corner. Borrowing costs may change gradually, but buyers are no longer waiting for a dramatic shift before acting.

The market isn’t reacting. It’s adjusting.

Looking into 2026

What’s notable about this winter is how early that adjustment seems to be happening.

Instead of a clear pause, the market feels like it’s already sorting itself. Fewer casual participants. Fewer half hearted listings. The activity that remains feels deliberate.

My take is that January may arrive with more activity than a typical winter would suggest. Inventory is still limited, and even small changes are often enough to pull buyers back in at once.

Not with panic. With purpose.

This is a market that’s quietly deciding what it will reward in the year ahead. Preparation over optimism. Clarity over waiting.

If you’re using this season to think through what 2026 might hold, this winter market offers some early clues about where momentum is building and where it’s thinning out. If you want to talk through what this market means for you, your neighborhood, or your plans for next year, I’m always happy to chat.

Wishing you a wonderful holiday season and a great start to the new year!

San Francisco Market Update December 2025

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Inner East Bay Market Update December 2025

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Let’s be honest. The scariest thing about buying a home isn’t ghosts  👻

Sometimes it’s a “small leak” that turns into a flooded crawl space. Sometimes it’s “minor settling” that becomes a cracked foundation. And sometimes it’s a hillside that decides to come sliding into your living room.

That last one actually happened, and it changed California real estate forever.

The Case That Started It All

In 1984, a young couple bought their dream home on a hillside in Los Angeles. A few months later, heavy rains hit, and the slope behind their home collapsed, flooding the property and nearly destroying it.

The worst part? The hillside had a long history of slides. The seller knew. The listing agent knew. But no one told the buyers.

They sued and won.

The case, Easton v. Strassburger, became the cornerstone of California’s disclosure laws. It established that sellers and agents must disclose known material defects and even investigate when something looks suspicious.

Before that, real estate followed the old rule: buyer beware.
After that, California adopted a new one: buyer, be informed.

That ruling didn’t just change one transaction. It reshaped an entire industry.

Today, every buyer receives a thick packet of disclosures, part novel, part legal document, hundreds of pages long, written in ink and earned through decades of lawsuits.

From One Lawsuit to an Entire System

The Easton case didn’t just spark a single rule change. It kicked off a wave of lawsuits through the 80s and 90s that shaped the way we buy homes today.

Each case added another layer.

Sellers could no longer hide behind “as-is” clauses.

Agents had to proactively inspect and disclose red flags.

Disclosures expanded from a few pages to the encyclopedias we now know, covering everything from roof age to neighborhood noise to death on the property.

California went from one of the most “buyer beware” states to one of the most transparent.

And that transparency runs deep in the Bay Area. Homes here come with history, earthquakes, hillsides, fire zones, old sewer lines, so sellers front-load everything: full disclosure packets, pest and roof reports, foundation notes, sewer lateral results, all before a home even hits the market.

By the time buyers write an offer, they’ve already seen what most people elsewhere wouldn’t discover until weeks into escrow. That’s why many Bay Area offers come with few or no contingencies at all. It’s not recklessness, it’s preparation.

In a market like ours, honesty is the best ghost repellent there is.

The Ghost Story (Because It’s Halloween After All)

In the early 90s, a woman named Helen Ackley owned a charming Victorian overlooking the Hudson River. Over the years, she’d told anyone who’d listen that her house was haunted. It even made it into Reader’s Digest and on local ghost tours.

When she finally sold the home, the buyer, an out-of-towner, didn’t know about its ghostly reputation. He found out later through a neighbor that he’d purchased the haunted house. He sued, arguing she should’ve disclosed it.

The court agreed.

“As a matter of law,” the judge wrote, “the house is haunted.”

And just like that, Stambovsky v. Ackley became one of the most famous disclosure cases in history, proving that what you don’t say can come back to haunt you.

So if you’re thinking of making your home the most famous haunted house in the Bay Area, just remember, you’ll have to disclose it when it comes time to sell.

The feel of Rockridge

There’s a certain hum to Rockridge that feels both local and timeless. The morning rhythm of people walking to BART, the espresso machine at Cole Coffee, the chatter at Market Hall - it’s the kind of neighborhood that still feels connected to community in a way that’s becoming rare.

While some of the East Bay has cooled this fall, Rockridge has held its ground. The pace here is steady, confident, and competitive, the kind of market that rewards preparation, not panic.

It’s that balance between energy and ease that defines Rockridge.

Climate and Geography

Rockridge benefits from what locals call “the East Bay sweet spot.” It’s warmer than Berkeley’s fog belt but cooler than the inland heat of Lamorinda.

It’s the kind of place where you can open your windows most of the year. Evenings carry a soft breeze instead of the chill that settles over the city after sunset.

Geographically, the neighborhood sits along the northern edge of Oakland, bordered by Temescal, Elmwood, and Piedmont. Its gentle hills give many streets a leafy, residential feel while keeping the walkability that defines its charm.

Schools (K–12)

Rockridge falls within the highly regarded Oakland Unified School District, with Chabot Elementary often drawing families specifically into the area. The consistency of school quality is part of what keeps Rockridge’s market stable.

Even in slower seasons, demand from family buyers holds firm in school-driven pockets like this. It’s one of those neighborhoods where “we moved for the schools” still holds true.

Housing Stock

The housing here is quintessential East Bay: craftsman and California bungalows, often lovingly restored. Many homes have been modernized inside while preserving their character. The average single-family home sits around $1.6M, though proximity to College Avenue or a larger lot can push prices higher.

What’s consistent is the emotional appeal. These are homes that feel lived in, not staged.

Walkability

Walkability is one of Rockridge’s strongest currencies. The stretch of College Avenue from 51st to Claremont is lined with cafes, boutiques, and restaurants that have anchored the neighborhood for decades. You can live here without depending on your car, a rare luxury in the East Bay.

For many buyers, that daily convenience of walking to dinner, to errands, or to BART is worth every bit of the premium.

Commute Access

The Rockridge BART station at the heart of the neighborhood makes this one of the few East Bay areas that truly bridges both sides of the Bay. Downtown San Francisco is about 25 minutes by train, and UC Berkeley or Emeryville are minutes away by car.

You’ll often see tech commuters and professors crossing paths in the mornings, coffee in hand, a reminder that Rockridge has always been a meeting point between work and lifestyle.

Market Sentiment

Rockridge buyers tend to be pragmatic optimists. They’re not chasing trends, they’re chasing fit. They understand they’re paying for predictability: strong schools, a walkable lifestyle, and long-term stability.

Homes here typically sell within two weeks and for almost always over asking price. This isn’t a speculative market. It’s a conviction market.

Sellers, meanwhile, know they’re offering more than square footage. They’re selling lifestyle. The homes that highlight that through good preparation and realistic pricing still draw strong offers even when the broader market hesitates.

Every Bay Area neighborhood has its own personality. Rockridge’s is balance.

It’s lively without feeling loud. Urban without feeling chaotic. Predictable in the best way. In a housing market full of extremes, Rockridge reminds us that steady can still be exceptional.

If you’re curious how Rockridge compares to nearby Temescal, Elmwood, or Montclair, or want a read on what homes are actually trading for right now, reach out. Each pocket tells its own story, and understanding those nuances is what helps you make the right move.

Fall is often a reset moment in Bay Area real estate.
After the rush of spring and the lull of summer, fall is the season when momentum either reawakens or fades.

This year, it’s doing both.

Across the bridge, two markets are telling very different stories. In San Francisco, homes are moving faster than new listings can replace them. In the East Bay, the market is more cautious, strong but uneven, with buyers rewarding only the homes that feel worth the stretch.

The result? A fall market defined by contrast: one absorbed, one waiting.

The absorbed: San Francisco

In San Francisco, the numbers tell a clear story.
Single-family homes are selling with remarkable speed, holding steady at a median of just 13 days on market, and that’s with inventory down 28% from last year.

But the reason inventory feels so tight isn’t that sellers have disappeared. It’s that buyers are absorbing what’s available almost as quickly as it hits the market.

With 530 homes sold and only 243 left on the market at quarter’s end, San Francisco is moving at more than twice its available inventory. In practical terms, that means well-priced homes don’t linger. They attract multiple offers, and 72% still sell above list. Sellers received an average of 113% of their asking price, a level of competition that feels more 2021 than 2025.

Prices have inched up 3% year over year, but the psychology feels different.
It’s not frenzy. It’s conviction.
Buyers who have been waiting for clarity on rates or market direction seem to have decided that waiting is the risk.

The waiting: East Bay

Across the bridge, the energy shifts.

The East Bay remains strong on paper. Median single-family prices are steady at $1.13M, homes sell in about 15 days, and 74% still go over asking. But beneath that surface is a more selective rhythm.

The good homes, well-located, well-presented, and priced to attract, are still commanding attention. The rest are taking longer to find their match.

Buyers are moving deliberately. They’re not rushing in, but they’re not walking away either. Inventory is down 13%, but not because everything’s flying off the shelves. It’s because sellers are being more measured, and buyers are more discerning.

Condos remain the hardest sell, with prices down 13% and longer days on market. The segment isn’t collapsing. It’s recalibrating. Affordability and lifestyle preferences are reshaping demand, and buyers are expecting more value for the price.

It’s a market that rewards clarity and punishes hesitation.

The psychology of a split market

When the market splits like this, it’s rarely just about numbers. It’s about mindset.

San Francisco buyers are moving on conviction, tired of waiting, accepting that rates might not change dramatically, and ready to act when the right home appears.
East Bay buyers are moving on discernment, cautious, strategic, and unwilling to stretch for homes that don’t justify it.

Both are rational responses to the same environment. They just express it differently.

For sellers, this means alignment is everything. The market no longer rewards testing a price “just to see.” It rewards realism, preparation, and presentation. The homes that meet the market where it is are the ones that move.

Market data can be confusing, especially when headlines are written to grab attention. National stories often miss what’s really happening here. The Bay Area has its own rhythm, and even within it, every neighborhood tells a slightly different story.

Every neighborhood has its own pulse.

If you’d like a market read on your area, whether it’s a specific San Francisco neighborhood or an East Bay city, reach out. The story shifts when you zoom in, and I can help you make sense of what the data really means where you are.

If you’ve been house hunting lately, you’ve probably felt it. That gap between what you thought your money could buy and what’s actually out there.

Or if you’re selling, that quiet sting when you see your neighbor’s home sold last year for more and wonder, why not mine?

It’s easy to think this is about prices. But most of the time, it’s about expectations, and the distance between how buyers and sellers see the same market.

In a competitive market, list price isn’t what it seems. It’s often a tactic to get eyeballs, not a reflection of true market value. Buyers see it as a promise. Sellers see it as validation. But in reality, it’s just a starting line.

And that’s where the gap begins.

Everyone’s living in a different market

Buyers are anchored to the list price, assuming it represents what the home is “worth.”
Sellers are anchored to last year’s comps, assuming appreciation is linear.

Neither is fully tuned in to what today’s market is actually saying.

So deals don’t fall apart because of price. They fall apart because of expectation misalignment.

The emotional side of expectations

This isn’t about being unrealistic. It’s about attachment, to numbers, to narratives, to a sense of control.

Sellers are attached to what their home should be worth.
Buyers are attached to what they should be able to afford.

Both are holding on to the story of what once felt possible.

When the market challenges that story, people don’t always adjust. They dig in.

I see it all the time.

A buyer decides to wait until the market changes, but it keeps moving in the opposite direction.
A seller lists high “just to test the market,” then chases it down, week after week.

No one’s being unreasonable. They’re just trying to protect what feels fair.

The hardest part

The hardest part isn’t accepting where the market is.
It’s accepting that it’s no longer where you thought it would be.

That gap between what was and what is can feel personal, like the market is moving on without you. But it’s not. It’s just doing what it always does: evolving.

And the sooner you evolve with it, the easier it gets.

Closing the gap

You can’t control the market.
But you can control how quickly you adapt to it.

The market doesn’t reward what’s fair.
It rewards what’s real.

Because your best decisions aren’t rooted in the story you told yourself yesterday. They’re rooted in the reality you can see clearly today.

The smartest buyers and sellers close the gap by meeting the market where it is.
And the sooner you do, the sooner it starts to work with you, not against you.

If you have spent any time looking at Bay Area homes, you have probably heard the phrase, “You will need to waive contingencies to be competitive.” For most buyers, that line is enough to send a wave of panic.

Contingencies are your safety net. They are what give you room to back out of a deal if something big comes up. So why would anyone give them up? And how do you know when it is safe to do so?

These were all the questions I had when I was on the other side, before I became an agent. I am here to break it all down for you.

What contingencies are

A contingency is a condition that must be met for the purchase to move forward. If the condition is not met, you can walk away without losing your deposit.

The most common ones are:

• Financing contingency: protects you if your loan falls through
• Appraisal contingency: protects you if the home appraises lower than the purchase price
• Inspection contingency: gives you time to hire inspectors, do your own evaluation of the property, and review the results
• Sale of current home contingency: you agree to purchase the new home once your current one sells, which means the seller shares in that risk

Why they matter

Contingencies give buyers peace of mind. They are a built in pause button when everything feels like it is moving too fast.

And the truth is, with any of these contingencies in place, you essentially have a free pass to exit the contract during that period. It does not always have to tie directly to the specific contingency.

Why they often get waived here

In many parts of the country, it is normal to have 7 to 14 days for inspections, financing, and review. But contingencies add more time to a transaction and more risk to the seller. If a deal falls through, sellers lose momentum, and other buyers may start to see the property as a red flag.

That is why in the Bay Area, sellers go to great lengths to prepare a full disclosure packet upfront. It is not unusual for these packets to include dozens of documents such as inspection reports, natural hazard disclosures, title reports, HOA documents, and more, easily running 100 to 200 pages.

The idea is that buyers do their homework before writing an offer. If the home needs repairs, those are reflected in the disclosures and ideally in the price you offer. The expectation becomes that if you have already reviewed the reports, you do not need the safety net of contingencies.

Seller psychology in a competitive market

In multiple offer situations, it is rare to win with contingencies, even if your price is the highest. Sellers almost always favor certainty.

From the seller’s perspective, a home that goes into contract is essentially off the market. If a buyer backs out later, the seller has lost time, momentum, and sometimes money, all while the property starts to look like damaged goods in the eyes of other buyers.

That is why, in a bidding war, contingencies make your offer less attractive. They introduce doubt. Even if you are offering more money, the seller may choose a slightly lower but cleaner offer, because it gives them the peace of mind that the deal will actually close. In competitive situations, contingencies shift the leverage away from the buyer and toward the other offers on the table.

Contingency know how in the Bay Area

Waiving contingencies is not about being reckless. It is about being informed. And just because it is the norm in the Bay Area does not mean you should automatically waive them.

• Read the disclosure packet thoroughly - This is not just paperwork, it is where you build the confidence to know whether waiving is truly safe
• Ask questions - The biggest mistakes happen when buyers stay silent. If something feels off, trust your gut and get it clarified before you decide
• Lean on your lender - Certain properties, like condos or townhomes, can raise financing requirements. Your lender will know whether you need the safety of a financing contingency
• Check with your agent on value - For appraisal contingencies, your agent can help you weigh whether your price is supported by recent comparable sales, or if you are stretching beyond what the market will back
• Use the market to your advantage - When a property has been sitting for a while, sellers are much more open to contingencies. If peace of mind is worth it to you, those are the homes where you can often negotiate to keep them in

The bigger picture

At the end of the day, contingencies are the tug of war between two psychologies. Sellers want certainty. Buyers want peace of mind. The art is finding the balance between those two.

When you understand contingencies, you can decide from a place of clarity instead of fear, and that is the real advantage.

Contingencies are about understanding your risk, not about being “safe” or “bold.” Sometimes the smart move is to keep them. Sometimes the smart move is to waive them.

By the way, if you have not had a chance to fill out the survey I sent last week, please take a few seconds to provide your input.

Start Survey

I appreciate and value your feedback. As always thank you for reading.

For all the headlines Oakland attracts, it is a city of contrasts, 78 square miles where one neighborhood can feel worlds apart from the next.

There are certain Oakland neighborhoods that make you slow down. The streets narrow into gentle curves, shaded by old oaks and maples. The houses sit proudly, some with leaded glass windows, others with wide Craftsman porches.

This is Crocker Highlands. A neighborhood where the architecture speaks for itself, but what really defines it is the sense of stability. People do not move here casually, they move here with intention.

Here is how Crocker Highlands measures up across the criteria that matter most in the Bay Area market:

Climate and Geography

Set into gentle hills just above Lake Merritt, Crocker Highlands enjoys sunnier weather than Oakland’s western flats. The tree canopy and elevation give it a cozy microclimate. On summer evenings, it feels just a touch cooler and more sheltered than the surrounding city.

Schools (K–12)

Crocker Highlands Elementary (Niche grade A-, GreatSchools 8/10) is the anchor for most families moving here. People often pick this neighborhood largely because of that elementary, and it shows in demand. When kids move on, they typically attend Edna Brewer Middle School, which rates 7/10 on GreatSchools and B+ on Niche. Many parents see it as solid, but not quite at the same top tier level as the elementary zone. By high school, Oakland High is the default public track. It offers AP courses and a lot of history, but its GreatSchools rating dips to 4/10, and many families begin considering alternative or private options once students reach high school age.

Housing Stock

Architectural charm defines Crocker Highlands. Early 20th-century Craftsman and Tudor homes dominate, many of them beautifully preserved or tastefully updated. Lots tend to be larger than in denser Oakland neighborhoods. Price ranges reflect the neighborhood’s cachet. Homes often sell between $1.3M and $2M+, depending on size, condition, and proximity to Lakeshore.

Walkability

The neighborhood itself is leafy and quiet, but it connects seamlessly to the bustle of Lakeshore and Grand Avenue. Residents walk or bike down the hill for groceries, cafés, and restaurants, while enjoying the peace of residential streets when they come home. It is not Temescal-level density, but it strikes a balance between serenity and access.

Commute Access

For Oakland commuters, downtown is about a 10 to 15 minute drive. Access to I-580 makes it straightforward to reach San Francisco or Berkeley. Rockridge BART is a short drive or bike ride away. It is not a transit-first neighborhood, but it does not feel disconnected either.

Market Sentiment

Crocker Highlands holds a reputation for stability. Buyers see it as a neighborhood worth stretching for, both for the school and for the architectural character. Sellers benefit from that perception. Homes here tend to attract steady competition and maintain value through market cycles. Even during softer periods, Crocker Highlands is one of those pockets where demand does not fully disappear, making it feel less speculative and more like a safe long-term investment.

In a city as diverse and dynamic as Oakland, Crocker Highlands holds a special kind of steadiness. Its leafy streets, beloved elementary school, and classic homes make it one of those rare places where people come not just to live, but to stay.

The Big Question This Fall

Every buyer and seller this fall is asking the same question. Will lower rates finally bring relief, or will they just add more pressure? In the Bay Area, the answer is often both. A small shift in rates can ease monthly payments at the same time it pulls more buyers into the market, crowding the very homes that suddenly feel affordable.

If you followed my last post on bidding wars, you know that competition isn’t only about how many buyers are out there. It is also about the cost of money itself. And with the Fed meeting on today and tomorrow (September 16 and 17), the market is bracing for what might come next.

Rates Are Not Prices, But They Shape Demand

Mortgage rates don’t change what a house is worth, but they absolutely change how many people can afford it. Even a small drop can shift the landscape.

Take a $1 million home. With 20 percent down, a 30 year mortgage at 7 percent means a monthly payment of about $5,300 (principal and interest). If the rate drops to 6.5 percent, that payment falls closer to $5,060. That is almost $250 less every month. The cost of a car payment, or groceries for a week.

Lower rates also increase a buyer’s buying power. At 7 percent, a buyer aiming for a $5,300 monthly payment qualifies for roughly a $1 million purchase. At 6.5 percent, that same monthly budget can stretch closer to $1.05 million.

So a modest shift in rates can either make the same home feel more affordable, or push buyers up into a higher price bracket entirely.

The Paradox of Relief

When rates fall, buyers cheer because affordability improves. But the same thing that lowers your payment also lures more people back into the market. And when more buyers chase the same limited pool of homes, competition heats up. What looked like relief on the spreadsheet often feels like frustration at the open house.

“A rate cut may lower your payment, but it can also raise the number of buyers standing next to you at the open house.”

Sellers Feel the Lift

For sellers, rate cuts can change the mood almost overnight. Homes that lingered may suddenly get multiple offers. Pricing confidence rises. It is not just the math. It is the energy of the market shifting. Sellers sense momentum and try to catch it.

The Psychology Underneath

This is where the emotional side of real estate shows up. Buyers start to feel urgency. “Rates are dropping, I better buy now before prices rise.” Sellers feel optimism. “If I list now, I’ll get the benefit of more demand.” Both sides are reacting not just to numbers, but to momentum.

Rates don’t just shift finances. They yank people’s emotions around. One week, buyers feel priced out and hopeless. The next, a half point drop has them rushing into crowded open houses again, fueled by urgency and fear of missing out.

But Here Is the Nuance

The Fed doesn’t set mortgage rates directly. Mortgage rates follow the bond market, which moves on expectations, not just announcements. Right now, rates are already at their lowest in months, likely because investors have priced in the possibility of a cut.

And sometimes the opposite happens. Last year, when the Fed cut by a quarter point, mortgage rates actually went up. Why? Because markets had already anticipated the cut, and shifted focus to what might come next. So even if the Fed cuts, it is not a guarantee that buyers will wake up to cheaper mortgages the next morning.

“In real estate, psychology often moves faster than the math.”

Looking Ahead

The bigger question is what happens over the months that follow. If the economy shows signs of slowing, investors often pile into bonds, pushing mortgage rates lower. But if inflation worries flare up again, markets may demand higher yields, and mortgage rates could climb instead.

In other words, a cut may spark urgency in the short run, but the longer term path is less predictable. Much depends on whether lower rates stick, and whether more homes actually come to market to meet the demand.

I see it every week in the Bay Area. Rate cuts bring hope, fear, and urgency all at once. And that is why navigating this market isn’t just about knowing the numbers. It is about knowing yourself, and where your limits are, before the frenzy begins.

If you want help making sense of both, and staying clear headed in the middle of it, reach out. I’d love to help you navigate it.

Your phone buzzes. It is your agent. Your offer is in, the seller is reviewing.

“There are multiple offers on the table,” they say.

In that instant, the house that felt like yours is suddenly up for grabs. Your mind races:

Should we go higher? Are we already too far in? What if the house does not appraise for what we are offering? What if we lose? What if we win and regret it?

If you are buying this fall, this moment will likely find you too. Labor Day has passed, and we are heading into one of the busiest stretches of the year in Bay Area real estate.

More homes are about to hit the market. More opportunity, yes. But also more competition. Which means more bidding wars.

The phrase alone can make your stomach tighten. A bidding war is not just numbers on paper. It is the hollow feeling in your chest when you hear another offer came in, the voice in your head whispering that you might be making the biggest mistake of your life.

One moment you are picturing your first dinner in the new kitchen. The next you are staring at a number you swore you would never offer.

Why bidding wars shake us so deeply

It is not only about the house. It is about what the house symbolizes. Safety. Stability. Belonging. The thought of losing it stings more than the thought of paying for it. Psychologists call it loss aversion: we feel the pain of loss more strongly than the joy of gain. In a bidding war, you are not just competing against other buyers. You are competing against your own brain chemistry.

That is why buyers talk about bidding wars like a rollercoaster. There is the high of “we might just get the house,” the low of “we are outbid,” the twist of “maybe if we just stretch a little more.” And here is the paradox: we might just get the house can be the most exciting thought. Yet at the back of your mind, that same thought quickly shifts into the anxious voice of we might just get the house?!

Sellers feel it too, swept up in the thrill of demand and validation. Both sides are running on adrenaline as much as strategy.

How to anchor yourself before you get swept away

The most important work happens before you write the offer. Decide what “winning” really means. Is it this house at any price, or is it the right house at the right price? There is a difference.

Set your ceiling number, the one that keeps your monthly payment inside your comfort zone. Then write it down, share it with your agent, and hold yourself to it. Because once the rush hits, it is too easy to tell yourself, “Just another 10k.” And that is how people end up with a home that owns them, rather than the other way around.

Tactics to protect your sanity in the moment:

Lean on your agent.

In the heat of a bidding war, you need someone steady. A good agent will not just write a strong offer. They will also tell you whether the price you are offering can be supported by the appraisal. Because in today’s market, you are often waiving contingencies to stay competitive. If the appraisal comes in lower than what you offered, you will need to make up the difference in cash. Knowing that risk upfront can save you from sleepless nights later.

Stay focused on the big picture.

That extra 15k does not change your life as much as you think, or maybe it does. What matters is whether the payment fits your budget and the home fits your life.

Separate identity from outcome.

Winning does not make you the smartest. Losing does not make you a failure. It just means the market made its decision this time.

After the dust settles

If you win, let yourself celebrate. Do not let the fear of “maybe we paid too much” steal the joy. You just secured a home in one of the most competitive markets in the country. That is something to honor.

If you lose, remind yourself: it was not yours to begin with. It was not meant to be. The right home will align with both your heart and your numbers. And when it does, you will recognize it.

A final thought

This fall market is about to test a lot of buyers. Bidding wars are part of the process here, almost a rite of passage. But they do not have to unravel you. Walk in clear on your limits, grounded in what matters most, and you will not only survive the competition. You will come out of it with clarity, resilience, and eventually, the keys to a home that is truly yours.

And when your phone buzzes again, the agent calling, the seller deciding, you will still feel the rush of adrenaline. But this time, you will also feel steady. You will know exactly where your line is, and that is the difference between getting lost in the war and winning the right home for you.

I can’t tell you how many times I’ve walked into a home with a client who said, “This looked amazing online”… only to find it felt completely different in person. That’s the thing about listings. A home listing is not the home. It’s an ad, a sales pitch for the home. And like any pitch, it highlights the best angles and leaves out the rest. Every photo is staged, every word is chosen to persuade, and every omission is deliberate. That doesn’t make it dishonest, it just means it’s your job as a buyer to go deeper than the ad.

Here’s the system I use with clients to evaluate a home properly.

Step 1. Look Past the Ad

Photos are often taken with wide-angle lenses that make rooms look bigger than they are. Cropped shots hide awkward corners. Too many close-ups of flowers or fruit bowls usually mean the actual rooms aren’t as photogenic.

Descriptions have their own code. Cozy usually means small. Charming usually means older. Phrases like ready for your vision usually mean the home isn’t move-in ready.

But the biggest clue isn’t what’s written. It’s what’s missing. If there are no kitchen photos, assume the kitchen needs work. If the backyard isn’t shown, it’s probably small.

Step 2. See It In Person, See It Twice

The only way to understand a home’s light, noise, and flow is to walk through it yourself.

The first showing gives you a general sense of the home. How the rooms connect, how the space feels, whether anything obvious stands out. The second showing is where you notice the finer details: creaky floors, the neighbor’s barking dog, or the way the light shifts throughout the day.

If you’re serious, see it twice. And see it at a different time of day. Morning traffic or evening noise can completely change how a home feels.

Step 3. Check Under the Hood

Photos and descriptions tell the story sellers want you to hear. Disclosures and inspection reports tell the full story.

This is where you find the unglamorous but important details: the age of the roof, whether the foundation has been reinforced, if the sewer lateral has been replaced, how old the electrical and plumbing systems are. These aren’t fun to talk about, but they’re the things that cost tens of thousands down the line.

A smart buyer reads disclosures as carefully as they’d read a contract.

Step 4. Evaluate the Neighborhood, Not Just the House

Homes don’t exist in a vacuum. That perfect kitchen won’t matter if you hate the street you live on.

Google Street View can reveal a lot, but nothing replaces walking the block. Do you feel safe? Do the surrounding homes feel cared for? Is there foot traffic or noise that would bother you?

Zoom out further: schools, commute, grocery stores, coffee shops, parks. These are the daily details that will shape your life far more than granite countertops.

Step 5. Pay Attention to Market Context

Days on market tell their own story. A home sitting for three weeks in the Bay Area almost always means one of two things: it’s overpriced, or it has a trade-off buyers aren’t willing to make.

Takeaway

A listing is the sales pitch. Evaluating a home is about cutting through that layer and focusing on what really matters.

See the home in person, see it twice if you can, read every report, and walk the neighborhood.

And if you only have a short window before offers are due, don’t panic. Look at what’s in the disclosure packet, walk the neighborhood, and trust the signals you’ve gathered from seeing other homes. You may not get weeks to think, but you can still make a clear-eyed decision.

Walkability is one of the most requested lifestyle factors I hear from Bay Area buyers. Here are five neighborhoods where it truly defines daily life. It is about convenience, connection, and a neighborhood that feels alive around you. Being able to step out your front door for coffee, stroll to a farmers market, or walk to dinner on a Tuesday night changes the rhythm of daily life.

And here is the catch: in the Bay Area, walkability usually goes hand in hand with density, and that often means condos and flats. The good news? That is where the market is shifting. In San Francisco, condo-heavy neighborhoods are showing signs of a comeback after a slower stretch. In the East Bay, condos are still moving more slowly, which gives buyers room to breathe.

Why Walkability Adds Value

Walkability is not just lifestyle, it is equity. Homes in highly walkable neighborhoods consistently sell for more and hold their value better during market slowdowns.

Studies from Walk Score have shown that a one point increase in Walk Score can add close to 1 percent to a home’s value. In the Bay Area, that translates into tens of thousands of dollars.

When daily errands, schools, coffee shops, and transit are within blocks, a neighborhood is easier to live in, and that demand translates directly into higher home values.

Here are five neighborhoods where walkability is not just possible, it is the defining trait:

1. North Beach / Nob Hill (San Francisco) — Walk Score: 99

This is the heart of classic San Francisco. North Beach feels like a slice of Europe, with cappuccinos on every block, corner markets, and Italian restaurants that have been around for decades. Nob Hill brings more prestige, with historic condos and co-ops wrapped around iconic landmarks. Parking is a headache, but most residents barely notice because everything you need is right outside your door.

2. Mission Bay / South Beach (San Francisco) — Walk Score: 87

Waterfront living defined by modern condos and high-rises. Here you can jog along the Embarcadero, catch a game at Oracle Park, or meet a friend for dinner, all on foot. Technically very walkable, though it feels more planned than organic compared to older neighborhoods. After a slower stretch, condos here are starting to attract more attention as rents climb and buyers return to city living.

3. Rockridge (Oakland) — Walk Score: 90

A true “village within the city.” College Avenue is lined with coffee shops, groceries, boutiques, and BART access. Homes here are some of the priciest in Oakland, which makes condos and smaller units the practical way to get in. People pay the premium because the walkability is unmatched in the East Bay.

4. Temescal (Oakland) — Walk Score: 95

Telegraph Avenue sets the tone here: a lively strip of restaurants, bars, and shops with an artsy, youthful energy. Buyers who choose Temescal usually value vibrancy and connection over quiet streets, and condos and mixed-use developments have made that lifestyle more accessible in recent years.

5. Elmwood (Berkeley) — Walk Score: 93

College Avenue shows up again, this time with Berkeley charm. Elmwood has a small-town feel with independent bookstores, historic houses, and cafés that spill out onto the sidewalks. It is a neighborhood where the walkable lifestyle feels both cozy and timeless.

Walkability is not just about skipping the car. It is about choosing a life where connection and convenience are built in. And yes, it usually means condos. The upside? Walkability also adds long-term value. San Francisco’s condo market is showing early signs of strength, while East Bay condos are still offering breathing room. For buyers who want lifestyle and investment, the timing is right.

I will be starting to do more neighborhood spotlights. If there is a specific neighborhood you are curious about, let me know. I am happy to give you the rundown.

This summer may be cool and foggy, but the Bay Area housing market is anything but still. Like the fog, it is always shifting. What we’re seeing is less a slowdown and more of a shuffle. Rents, rates, and buyer behavior are all in motion.

In San Francisco, rents are soaring. Average monthly rent is now around $3,570, up about $255 in the past year, with one-bedrooms climbing more than 13% year over year to over $3,400. Those numbers are pushing renters to do the math, especially as mortgage rates dip to their lowest point in 10 months.

The result? San Francisco condos are regaining traction, single-family homes remain as competitive as ever, and across the Bay, East Bay homes are softening just enough to give buyers more room. If the past is any guide, this reshuffling could eventually send more San Francisco buyers looking across the bridge.

San Francisco Condos: Back in Demand

For much of the past few years, condos lagged behind single-family homes. But with rents jumping, the math is shifting. Buyers who once dismissed condos are now stepping in, and sellers are starting to see multiple offers again, sometimes even sales above list price.

The median condo price is hovering around $1.1M, but what matters more is the mood: condos no longer feel like the overlooked stepchild of the market. Between rising rents, leaner inventory, and buyers returning to the city, this corner of the market has a pulse again.

San Francisco Single-Family Homes: Still Competitive

Single-family homes never really lost their edge. With fewer than 200 homes on the market at any given time, supply is tight, and demand has stayed strong. Median price is holding around $1.63M, and homes continue to sell in about two weeks.

Even though total sales volume has slowed, the buyers who are active are serious, and they are competing. This part of the market remains the city’s crown jewel.

East Bay Single-Family Homes: A Softer Summer

The East Bay tells a different story. Prices have leveled off, inventory has ticked up, and homes are sitting just a touch longer than last year. It is still a competitive market, with most homes going into contract in just over two weeks, but compared to San Francisco, buyers here have more breathing room and more choice.

The Bigger Picture: A Market in Motion

What these pieces add up to is a reshuffling. San Francisco rents are pulling renters into ownership, condos are gaining traction, single-family homes remain the city’s prize, and the East Bay is showing some signs of opportunity.

If history holds, the East Bay will not stay soft for long. Once buyers feel priced out of San Francisco, they will look across the bridge, and choice will tighten quickly. And while the current shuffle is creating some openings, there is another factor on the horizon: the Federal Reserve is widely expected to cut rates, maybe even multiple times, before year’s end. If that happens, affordability may improve on paper, but more buyers will also step back into the market.

For now, the market is in motion, much like the fog that shifts as September gives way to clearer days.

*All market data current as of July 2025. Sources: Zillow, SFAR MLS, Axios, and SFGate.

On my trip, I was genuinely astonished by the Greek white buildings. It is the first thing you notice. On the island I visited, every single building was white. The only color came from the doors and window trims. I found myself wondering why that was. Is it a rule?

Turns out, in many Cycladic islands, it actually is part of the building code. But also the white is not just for looks. It is a way to survive the heat. White buildings reflect sunlight, which helps keep the interiors cooler during scorching summers. What we see as beautiful is really just good design for the environment.

Then in Portugal, another visually striking place, it was the rooftops that caught my eye. Nearly every building had terracotta tile roofs, row after row in this sunbaked orange that glows at golden hour. It is especially striking at sunset. The whole city feels like it has been warmed from the top down.

At first, I figured it was a stylistic choice. Maybe a regulation to keep the city looking cohesive. But once again, it comes down to function. Clay tiles are durable, affordable, and great at keeping homes cool. They also hold up well in humid, coastal air. What looks charming is actually just smart.

That got me wondering. Do we have anything like that here in the Bay Area?

Does our architecture reflect where we live, our climate, our landscape, our quirks?

Turns out, it does. Maybe not in such an obvious way, but it is there. Once you start paying attention, you can see all the small ways our homes have adapted to fog, earthquakes, hills, and microclimates. And how those adaptations have become part of our visual identity, even if we do not think about them much.

Here are a few of the big ones:

Stucco and tile roofs

These show up across older neighborhoods in San Francisco, Oakland, and the Peninsula. While the style draws from Spanish and Mediterranean influence, the materials themselves are practical. Stucco handles fog and coastal moisture better than wood. Tile roofs are fire-resistant, mold-resistant, and low-maintenance. Together, they create a look that feels distinctly California and works for our climate.

Bay windows

Especially in San Francisco, these show up block after block. They were not added as decoration. They were designed to bring in light. In a city of narrow lots, and frequent fog, bay windows let natural light in from multiple directions. They make rooms feel brighter and more open. A subtle design choice that is now part of the city’s identity.

Victorian and Edwardian homes

Probably the most recognizable style in San Francisco, but they were not built to be charming. They were built quickly during a housing boom in the late 1800s and early 1900s. Still, there was smart design baked in: tall ceilings for airflow, transom windows for ventilation, raised foundations to help with moisture, and lighter-colored exteriors to brighten foggy blocks.

Mid-century modern

Throughout Berkeley and Oakland Hills, El Cerrito, Orinda, and even Marin and Palo Alto, mid-century homes were built to live with the land. They leaned into indoor-outdoor living, with large windows, internal courtyards, and open floor plans. These homes were designed to stay comfortable in places where a single day might shift from foggy morning to blazing sun and back again.

And of course, earthquake readiness

This does not show up in listing photos, but it is fundamental. Raised foundations, retrofitting, reinforced framing. These are the quiet features that make our homes resilient. We live on fault lines, and our homes are built with that reality in mind. It might not be romantic, but it is essential.

It was interesting to see how other parts of the world let geography shape their architecture so visibly. But it is happening here too, just a little more subtly.

And maybe that is the most Bay Area thing of all. Quiet, practical, a little weather-worn, and built to last.

In my last post, I talked about why some homes sit on the market and why that doesn’t always mean something’s wrong with them.

This week, I want to take it a step further.
Because for buyers who know how to play it right, those homes?
They’re full of opportunity.

I’m seeing buyers land amazing deals right now.
Not by lowballing.
But by understanding that price is just one part of the equation.

Yes, price is the starting point.

But the deal isn’t always in the price.
It’s in the terms.

And in a market where prices still feel high and rates are holding steady, those terms matter more than ever.

Here’s what I’m seeing savvy buyers actually doing to save money right now.
Here are six types of leverage you have on a home that’s been sitting:

1. Seller credits

When a home’s been sitting, sellers are often more open to giving credits than dropping price.
Why? Because credits are quieter, less emotional, and they can go straight toward:

• Repairs

• Closing costs

• Or even a rate buydown

2. Rate buydowns

A seller-funded buydown means you get a lower mortgage rate, paid for by them.
You offer full price, but your monthly payment drops by a few hundred dollars.
That savings stacks up fast.
And most buyers don’t even realize it’s an option.

3. Negotiating repairs

When a home’s been sitting for a while, sellers tend to be more open to reasonable repair requests, especially after the inspection.

You can often negotiate:

• Repairs to be completed before closing

• A credit to handle them yourself

• Or a mix of both

It's one of the quietest ways buyers save thousands, without needing to change the purchase price.

4. Keeping contingencies

In hot markets, buyers have to waive protections just to compete.

But when a home’s been sitting, you can usually keep your inspection, appraisal, and loan contingencies and still get your offer accepted.

It’s not just safer. It gives you more room to renegotiate if something unexpected comes up.

5. Flexible timelines

When the seller’s goal is just to move on, timing becomes a point of leverage.

You might be able to:

• Close faster than other buyers

• Push closing out to match your lease

• Ask for early access to the home

• Or trade flexibility for more credits

6. Asking for the stuff

From appliances to patio furniture, I’ve seen buyers negotiate to keep:

• Washers and dryers

• Mounted TVs

• Outdoor sets

• Storage sheds

• Smart home features

• And yes, even wine fridges

If the seller doesn’t want to move it and the home’s been sitting, you’d be surprised what becomes negotiable.

When leverage works and when it doesn’t

This isn’t a blanket strategy. It’s a targeted one.

None of this applies to a home that just came on the market with three offers in hand.
But when a home’s been sitting, that’s when your leverage kicks in.

That said, these levers aren’t something you just throw at a seller.
You’re often negotiating with someone who’s already made compromises.
Someone who may have overpaid a few years ago, or already lowered the price, and is feeling the weight of that.

It’s not just about what you ask for.
It’s how you ask.

A strong agent knows how to tread lightly.
How to read the situation, build trust with the listing agent, and create a deal that feels like a win, not a loss, on both sides.

Because in this kind of market, the best deals don’t always come from pushing harder.
They come from quiet leverage, thoughtful timing, and the right strategy behind the scenes.

And if you know how to use that, or have someone in your corner who does, the deal you’ve been waiting for might already be sitting there.
Just waiting for someone to ask.

Know someone who’s house hunting?
Forward this to them.
These kinds of levers are too good to keep to yourself.

Just because a home has been sitting doesn’t mean it’s a red flag. In slower seasons like summer, knowing how to evaluate what’s worth revisiting can lead to smarter (and less competitive) buys.

Checking out real estate in other cities is one of my favorite things to do

I just got back from a trip to Vancouver, and like always, I couldn’t help myself. I spent part of it walking through neighborhoods and checking out local real estate.

You get a feel for how people live, what kinds of homes are valued, how different or not so different the market feels.

One thing that stood out in Vancouver was how little single-family housing there is. Most of what you see are condos, townhomes, and mid- to high-rise buildings. I learned that the city has had a long-standing policy and planning approach that emphasizes density and smart land use. In fact, less than 20 percent of Vancouver’s housing stock is made up of detached single-family homes.

It’s a city that’s leaned into density. You see it not just in the housing, but in how people move. On foot, on bikes, and through compact, connected neighborhoods.

As I walked through different areas, I started noticing how many homes had been on the market a while. They weren’t falling apart. Some were actually really nice. But they’d clearly been overlooked.

In competitive markets like the Bay Area or Vancouver, where good homes often go in two weeks or less, it’s easy to assume that if something’s been sitting, there must be a catch.

It reminded me how often we write off a property just because it’s been sitting. Especially this time of year, when the summer slowdown hits and buyer energy dips.

Not every home that’s lingering is a red flag. Some are just waiting to be seen differently.

Why good homes sometimes sit: 🏡

• Overpriced at launch.

  A high price early on can cause a home to sit. Once it’s been sitting, people start to assume something must be wrong.

• Bad timing.

  Listed around a holiday, right after a rate hike, or during a week when everyone was traveling.

• Weak marketing.

  Dim lighting, poor staging, or bad photos can make a great home feel forgettable online.

• Lack of flexibility.

  Hard to tour. Hard to reach. A seller who isn’t ready to negotiate.

These aren’t dealbreakers on their own—but they can explain why a good home isn’t getting traction.

How I evaluate a property that’s been sitting: 🔍

When a home has been on the market longer than expected, it’s easy to assume something’s wrong. But often, it just takes a clearer lens. Here's how to evaluate whether it’s worth a closer look:

• Look at the price history

  Start with the numbers. Was it overpriced at launch? Has the price dropped?

  That can signal the seller is more flexible now, not that the home is flawed.

• Pull the comps

  Check what similar homes nearby have sold for and how fast.

  This helps you see whether the home is mispriced or just listed at the wrong time.

• Tour it in person

  Some homes simply don’t photograph well. Bad lighting, odd angles, or poor staging can make a solid home feel forgettable online.

  You won’t know until you’re inside.

• Get the backstory

  If you’re working with an agent, have them call the listing agent. Was it hard to show? Did the seller resist negotiating earlier?

  A quick conversation can reveal a lot.

• Distinguish cosmetic vs. core issues

  Paint color, carpet, or clutter are easy to fix.

  Choppy layout, poor natural light, or a loud location are much harder.

  Know what’s worth overlooking and what’s not.

If you're not trying to win a bidding war: 🎯

This is your season.

Summer can feel quiet, but that’s where opportunity often lives. The homes no one’s rushing to see. The ones that slipped through the spring chaos.

Buying in a slower market takes a bit more discernment, but it can lead to a smarter, more grounded purchase. Especially if you’re not just trying to buy fast, but buy well.

Not every hot listing is worth chasing.

And not every home that’s sitting is a red flag.

In a previous post, I shared why timing the market isn’t the goal. Timing your life is.

But there’s one kind of timing that actually is worth paying attention to:

The natural seasonality of real estate.

If your personal timing is right, financially, emotionally, or logistically, then understanding the seasonal rhythm of the market can help you be more strategic.

It’s not about chasing the perfect deal. It’s about knowing when the energy shifts, when buyers compete, when sellers hesitate, and where your leverage might quietly show up.

🏡 First: Yes, Real Estate Has Seasons

These seasons don’t follow the weather—they follow human behavior:

• When people are most likely to be paying attention

• When they have time to shop or move

• When they’re mentally checked in (or completely checked out)

There’s a rhythm to this market. And smart buyers learn how to move with it—not against it.

📅 Bay Area Seasonality Breakdown

Spring (Feb–April): High Energy, High Competition

This is when the market wakes up.

New listings hit weekly, open houses are packed, and buyer energy runs high.

It’s a good time to shop if you want more options, but you’ll likely be competing with others who are just as ready as you are. Bidding wars are common. Prices reflect demand.

Spring is fast, emotional, and crowded. It works well for decisive buyers who are fully prepped.

Summer (May–August): Softer Competition, More Leverage

Summer slows things down.

People travel.

Buyers who’ve been shopping since spring. Making offers, getting outbid, stretching their weekends across open houses, and they’re tired. So they step back to regroup.

Add in weddings, vacations, and general seasonal distractions, and suddenly the pool of active buyers thins out.

Homes still come to market, but many of them sit longer than they would in spring.

This is when sellers start to feel the quiet, and savvy buyers start to see opportunity.

Fall (Sept–Oct): The Second Wave

Fall brings focus.

School is back in session. Summer distractions are over. Serious buyers return with renewed clarity.

Sellers often want to get into contract before the holidays, which can mean more flexibility on timing or terms.

There’s less inventory than in spring, but the pace feels more grounded. A great window if you’re prepared.

Winter (Nov–Jan): Quiet, Focused, and Often Overlooked

This is the quietest season, but that doesn’t mean it’s without opportunity.

There are fewer listings, yes, but also far fewer buyers actively shopping. And that shift in energy can work in your favor.

If you’re prepared to act when others are paused, winter can offer calm negotiations, less pressure, and sometimes surprising deals.

How to Use Seasonality to Your Advantage

Summer and winter are often overlooked by buyers, but they can be incredibly smart times to make a move, especially if you're open to homes that have been sitting on the market.

And here’s the thing:

A property sitting for 30+ days doesn’t always mean something is wrong.

Sometimes it just launched at the wrong time, was priced too high, or had poor marketing.

In fact, I’ve seen great homes sit quietly in the East Bay or in the condo market—not because they’re flawed, but because the buzz around them faded.

That’s where thoughtful negotiation and deeper digging really come into play.

This is where you can lean on your agent—to surface overlooked listings, evaluate what’s real and what’s not, and structure a deal that actually works for you.

Earlier this year, I was working with buyers who were shopping in the winter—when most people had paused their search.

We toured a few homes that had been sitting on the market for weeks. One of them checked all the right boxes. Nothing alarming. No major red flags. Just... sitting.

We saw the opportunity, and moved.

We negotiated a lower price, more time for the move, and a closing credit that helped with upfront costs.

Not because we swooped in with perfect timing. But because we understood the season, and used it to our advantage.

I love helping clients spot the kinds of opportunities others miss.

Finding the value. Asking the right questions.

Negotiating not just on price, but on terms that support the bigger picture.

Seasonality is one of the most underused tools in real estate.

But with the right guidance, it becomes a quiet advantage.

Speaking of seasonality and summer travels…

I’m headed to Vancouver this week for 4th of July. Excited to explore the outdoors, reset, and soak up a little fresh perspective (and maybe peek at a few neighborhoods while I’m at it).

So there won’t be a new post next week as I take a pause to observe the summer holidays. Back in your inbox the week after.

Hope you enjoy the 4th! and are able to soak up the sunny (and equally foggy) days of summer in the Bay or wherever you are. ☀️🌁

Summer is here — and while the rest of the Bay is heading to Tahoe or Europe, the real estate market? It’s still moving.

But not in the same way everywhere.

Let’s break down what’s happening across the Bay Area right now — and what it means for you depending on where you’re at in the process:

📍 San Francisco: Low Inventory, High Competition

San Francisco’s market is moving fast, especially for single-family homes. In May:

• Median home price rose 6.5% year over year to $1.8M

• Homes sold in a median of 13 days (same as last year)

• Price per square foot increased to $1,057

• 10.5% more homes went into contract than last year

• Inventory remains tight — just 1.2 months supply

Translation? Competition is fierce. If you're a buyer in SF this summer, you're stepping into a seller's market. Be ready to move fast and come prepared.

Condo buyers are also facing a hotter market:

• Condo prices hit a new May record at $1.29M (up 10%)

• Days on market dropped by a full week

• Inventory is tightening here too, now at just 2.5 months

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📍 East Bay: More Balanced, Still Moving

The East Bay is seeing a slightly different story — still competitive, but with a touch more breathing room.

• Median home price rose 1.8% to $1.3M

• Homes are taking 14 days to sell (1 day longer than last May)

• Price per square foot actually dipped slightly

• 5% more homes went into contract

• Inventory is up 14.8%, with 2.1 months supply

Translation: Buyers here have more choices, but good homes are still moving quickly. This is what a more balanced market looks like — not quite a buyer’s market, but not a frenzy either.

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🎯 What This Means for You

If you’re thinking about buying this summer:

• Be prepared for competition, especially in SF

• The East Bay offers more flexibility and opportunity — some homes are sitting, which means you may have room to negotiate

• Get pre-approved and move quickly when you find something you love

If you’re thinking about selling:

• SF sellers are in a strong position right now

• East Bay sellers should still price strategically — the right home will move fast

If You’re “Waiting Until Fall”:

That’s fair — fall usually brings more listings and momentum.

• Get your financing lined up

• Keep tabs on your target neighborhoods

• Start any prep work now so you're ready to hit the ground running

Final Take

Summer doesn’t look busy — but don’t mistake quiet for slow. Deals are still happening, smart prep still pays off, and timing it right can give you a serious edge.

Whether you’re buying, selling, or just waiting with purpose — understanding the rhythm of the market helps you move smarter, not harder.

Know someone thinking about making a move?
Forward this their way — or reach out if you want to talk strategy for summer or beyond.

Let’s make the market work for you — not the other way around.

P.S. I’d love to know what you thought of this market update. What do you want more of? Hit reply and let me know — I read every message.

This is Part 4 of the series: Should You Buy Now or Wait?

If you’ve followed along so far, you’ve thought about your timing, your lifestyle, your financial and emotional readiness about buying a home.

And maybe your answer is: not yet.

If so, this one’s for you.
Because how you wait matters.

And if your answer was yes, amazing!
Take that clarity and move with intention.

But if you’re still on the sidelines, still figuring it out?
Let’s talk about what to do with that time, so it works for you, not against you.

It’s brutal to want something and not feel ready. Especially when it seems like everyone else is “getting in.”
You start to wonder if you missed your shot.

But the truth is, readiness isn’t about age, luck, or timing the market.
It’s about being honest with yourself. And that’s the most powerful move you can make.

Let’s also face this: It’s incredibly hard to afford a home right now.
The cost of borrowing is high. Prices haven’t budged much. And for many, buying feels wildly out of reach.

So if you’re in a waiting period, you’re not behind, you’re human.
But what you do with this time? That’s what matters.

Passive waiting feels like standing in line.
Strategic waiting feels like training for your moment.
This isn’t idle time, it’s prep time.

Let’s make it count.

💸 1. Strengthen your financial foundation

This isn’t about obsessing over spreadsheets, it’s about giving yourself breathing room.

Instead of focusing on what a lender might approve, get grounded in what monthly cost feels manageable. Look at your budget with honesty. Could you comfortably handle a mortgage, property taxes, maintenance, and still enjoy your life? If not, that’s your edge, and your focus.

🧠 2. Build your buying muscle

The home-buying process has a lot of moving parts. The more you understand upfront, the less overwhelming it’ll feel later.

Learn how rates affect what you can afford. Understand escrow, closing costs, taxes, and inspections. Explore mortgage options like fixed vs. adjustable rate loans. Pay attention to what’s sitting on the market and what’s selling fast, and ask why.

Don’t worry if you’re not sure where to begin. This newsletter will help you build that muscle, week by week, in small, digestible steps.

This is about turning the unknown into something familiar. So when it’s time to move, it won’t feel like a crash course, it’ll feel like a next step.

🏡 3. Clarify your vision of home

Not everything is solvable with math. Some of the most important questions are emotional:

Where do you want to wake up?
What kind of neighborhood feels like you?
What does your next chapter look like? and what kind of space supports that?

Take this time to explore neighborhoods without pressure. Sit at a café, walk the streets, people-watch. Visit open houses just to learn. This isn’t shopping, it’s vision work.

⏳ 4. Set a flexible rhythm

Waiting without a timeline can feel like drifting. Waiting with a loose structure builds momentum.

Pick a check-in point, six months or a year from now. Use it to reflect: What changed? What needs adjusting? Let it be a moment to reconnect to your goal, and course-correct if needed.

This wraps up the Should You Buy Now or Wait? series to help you think through one of the biggest decisions you’ll make with more confidence and calm.

My hope is that you’re walking away from this series feeling a little clearer.
But if something’s still fuzzy, if there’s a question I didn’t cover, or a nuance that’s been on your mind, I want to hear it.

Reply here or drop it in the comments. I read every message.
Your question might even shape the next post.

This is Part 3 of a 4-part series to answer the question: Should You Buy Now or Wait?

In Part 1, we debunked the idea of timing the market and looked at why the real question is whether the timing works for your life.

In Part 2, we zoomed in on lifestyle and how a home should support your day-to-day, not just your net worth.

Now, we’re looking at the missing piece:

What does it really mean to be ready, financially and emotionally?

Because here’s the truth:

The biggest cost of buying at the wrong time isn’t overpaying. It’s waking up in a home that doesn’t feel right, and being stuck there.

Let’s make sure you’re not just “ready enough to qualify,” but ready in a way that feels clear, grounded, and sustainable.

Financial readiness isn’t about checking a box.

It’s about building a life that doesn’t crack under pressure.

Yes, you need a down payment. But also: will this purchase stretch you so thin that everything else gets tight?

Ask yourself:

• ✅ Can I comfortably cover the monthly payment, without anxiety?

• ✅ Do I have reserves for closing, moving, and unexpected repairs?

• ✅ Is there still breathing room in my budget for the rest of my life - travel, hobbies, emergencies?

• ✅ Will this home support the next chapter of my life, or limit it?

"You don’t want to be house poor. You want to be house free."

Free to enjoy your life. Free to weather curveballs. Free to not regret the day you got the keys.

And if you're not there yet? That’s not a reason to feel behind, it’s a reason to feel proud you’re being honest.

Clarity saves you. From overextending. From resentment. From expensive backtracking.

Emotional readiness matters just as much.

You’re not just signing a loan. You’re saying yes to a new season of your life.

That’s a big deal, and the emotional part often gets drowned out by numbers.

Let’s bring it back in:

• Are you ready to stay rooted in one place for the next 5–7 years?

• Are you emotionally steady in your life? Work, relationships, identity?

• Are you buying this home from a place of alignment, not pressure or panic?

• Are you ready to take care of a home, not just own one?

Here’s what happens if you skip this step: You fall in love with a place before you’ve checked in with yourself. You get swept up in the open houses, the ideas, the fantasy, and forget to ask if it actually fits the life you want.

So pause. Before you fall for a kitchen island or a sunny yard. Check in. With your numbers. With your nervous system.

Because when you do, the decision stops feeling like a coin toss, and starts feeling like a yes or a not yet.

Whether you decide to buy now or wait, there’s no universal right answer. Only the one that’s right for you.

And that answer gets easier to find when you give yourself permission:

• Permission to wait, if it’s not aligned.

• Permission to move forward, if it is.

• Permission to trust your version of readiness.

Because real estate isn’t just a financial decision. It’s a life decision, and you get to decide it on your terms.

Clarity first. Then action.

If this helped you get clearer, send it to someone else who’s in this process. It might be exactly what they need.

Next week: Part 4 - Not Ready Yet? How to Wait With Purpose

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Buying a home is one of the biggest decisions you’ll make, and it deserves more than a one-size-fits-all answer.

This 4-part series is here to help you figure out:
Should you buy now, or should you wait?

In Part 1, we explored timing your life vs. timing the market.
Now in Part 2, we’re diving into a factor that’s just as important, but rarely discussed:

When most people think about buying a home, they go straight to the numbers:

• What’s my budget?

• What’s happening with rates?

• Will this be a good investment?

All valid questions.

But here’s what almost no one talks about, and what might matter just as much, if not more:

Because you’re not just buying a property.

You’re buying where you’ll spend your mornings.
Where you’ll come home to after hard days.
Where you’ll cook, sleep, make memories, maybe build a family, host friends, or finally have a proper home office.

You’re not just buying a home.

You’re buying a lifestyle.

Maybe you’re craving more space.
Maybe you’re tired of rent hikes, upstairs neighbors, or the thin walls.

Maybe you want a garden.
A dog.
A space that feels like you.
Maybe you’re ready to paint the walls, invest in furniture you actually love, or work from home in peace, and you’re done waiting for “someday.”

These are real reasons to buy, even if they don’t show up on a spreadsheet.

And yes, maybe you’re afraid that buying means getting stuck.
That once you buy, you lose your freedom.
But here’s the truth: stuckness doesn’t come from ownership.
It comes from choosing something that doesn’t fit your life.
When the home aligns with how you actually want to live, it doesn’t feel like being trapped, it feels like coming home.

But most buyers get so focused on rates, prices, and “deals” that they forget to ask the most important question:

Would buying a home actually improve my day-to-day life?

It’s easy to treat real estate like the stock market.
But this isn’t just about ROI.

It’s about quality of life.

Yes, appreciation and resale value matter.
But so does how your home makes you feel.

• Does it bring you peace?

• Does it reduce friction?

• Does it support the life you want, right now, not just someday?

Sometimes, the best return isn’t financial.

It’s emotional.
Practical.
Grounding.

So if you’re on the fence about buying, here’s a better question to ask yourself:

Is the life I want waiting on the other side of ownership?

• Would owning give me more freedom or stability in this season of life?

• Am I choosing a path that reflects what I actually want, or what I think I’m supposed to want?

• Will this home support me in ways that renting simply can’t?

Because the most successful homeowners aren’t always the ones who “timed the market” perfectly.

They’re the ones who bought when it aligned, with their lifestyle, their values, and their future. So I want to ask you:

What kind of life are you building, and does your current space support it?

👉 See you next week for Part 3.

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