November 2025 East Bay Housing Market Update: Is the Market Cooling or Just Catching Its Breath?

As we head into the final stretch of 2025, the East Bay housing market is showing signs of seasonal slowdown—but not a full cool-off.

Here’s your November market snapshot for Alameda and Contra Costa Counties, including what buyers and sellers need to know as we move into the holidays.

🏡 Median Sale Prices (YoY)

• Alameda County:
  Median price = $1,065,000
  ⬇️ Down 1.3% from November 2024

• Contra Costa County:
  Median price = $862,000
  ⬆️ Up 0.7% year-over-year, driven by activity in Walnut Creek and Brentwood

Takeaway: Prices remain relatively stable, with modest dips in some urban cores and resilience in suburban family neighborhoods.

⏳ Days on Market & Inventory

• Average DOM: 28–35 days (up slightly from October)

• New Listings: Down 18% month-over-month

• Active Inventory: Low but not frozen—motivated sellers are still listing

Seller Note: Homes that show well and are priced correctly are still moving.
Buyer Note: This is your chance to negotiate—especially on stale listings.

📉 Mortgage Rates Snapshot

• 30-year fixed: ~6.35%

• 15-year fixed: ~5.85%

• 5/1 ARM: ~5.9%

Rates have stabilized after early-fall fluctuations, but buyers are watching carefully for signs of cuts in 2026.

🧭 What We’re Seeing on the Ground

• Fewer bidding wars, but still competitive for well-staged, mid-priced homes in Lafayette, Alameda, and Pleasant Hill

• Buyers are more selective, especially on homes needing upgrades

• Sellers are negotiating, offering credits for rate buydowns or closing costs

💡 Pro Tip for Buyers:

Don’t wait until spring. Shopping now means less competition and potentially more seller flexibility before year-end.

💡 Pro Tip for Sellers:

Holiday listings can shine with smart staging, warm lighting, and accurate pricing. Serious buyers are still out there—and they’re motivated.

Bottom Line:
The East Bay market isn’t crashing—it’s balancing. If you're planning to buy or sell this winter, strategy matters more than speed. Let’s talk about your goals and how to make the most of today’s conditions.