u/ShopProp

I want you guys to roast me and ruin my life.

CMTU PT 2: Agent refuses to send disclosures for over a week.

We requested them on Monday with multiple follow ups and still nothing sent. Our client also contacted them for disclosures and they still didn’t send them. The last image was our client frustrated and giving up on the property after having similar difficulties with the listing agent. Not only that, but her broker didn’t send them either.

Really wish sellers would see how some agents communicate sometimes.

Also, she all the sudden has an offer review date after being listed for 57 days with no price cuts that have happened for 21 days😂.

On another note, do other people notice that agents who don’t readily have disclosures available on the MLS sometimes power trip when getting asked for them?

Kicking off a new monthly series breaking down the Bay Area housing market by region. This week I covered Peninsula, East Bay, South Bay, North Bay, and ending with SF. Going forward this will run at the start of each month.

EDIT: Condo info here. Will start including moving forward. Below is the residential analysis.

Moving into San Francisco, and this is one of the more misunderstood markets right now.

San Francisco is at a $2.1M median price with 11 days on market, 304 new listings, and homes selling at 125 percent of list price with about $1,284 per square foot.

That combination is pretty unusual. Inventory is relatively high and days on market aren’t as low as the Peninsula or South Bay, but bidding is extremely aggressive.

What that tells you is demand is very targeted. The right homes (especially in Noe Valley, Bernal Heights, Inner Sunset) are getting bid up hard, while others are sitting longer depending on location/pricing.

Year over year, prices and price per square foot are both up meaningfully, but it isn’t uniform across the city. This is a very segmented market where product matters more than ever.

Source: MLS Data.

Kicking off a new monthly series breaking down the Bay Area housing market by region. This week I covered Peninsula on Monday, East Bay Wednesday, and on South Bay Friday. I’m covering North Bay today, and SF Sunday. Going forward this will run at the start of each month.

Moving into the North Bay, and this is the most uneven and rate-sensitive market so far.

Marin County (closest to Peninsula dynamics)

Marin is at $1.70M median price with 43 days on market and homes selling slightly over asking at 101 percent.

Prices are actually up quarter over quarter, but sales volume is down significantly. That combination usually means demand is still there, but more selective. Compared to other North Bay areas, this is the strongest and most stable segment.

Sonoma County (balanced, mid-tier demand)
Sonoma is at $835K with 72 days on market and homes trading right around list price at 99 percent.
Sales volume dropped almost 30 percent, which is a big signal.

Prices are holding, but activity is clearly slowing. This is a much more balanced market where buyers have leverage.

Napa County (weakest / most volatile)
Napa is at $927K with 103 days on market and homes selling below list at 97 percent .

Sales dropped 25 percent and days on market are significantly higher than the rest of the Bay Area. This is where you really see rate sensitivity and discretionary demand start to fade.

Takeaway

The North Bay is not moving as one market. Marin still behaves somewhat like the Peninsula with stronger pricing and faster absorption. Sonoma is more balanced with slowing activity. Napa is clearly the softest, with longer timelines and weaker pricing.

Compared to the South Bay and Peninsula, where demand is consistent and inventory gets absorbed quickly, the North Bay is much more sensitive to rates, location, and buyer type.

Kicking off a new monthly series breaking down the Bay Area housing market by region.

This week I already covered the Peninsula on Monday and East Bay on Wednesday. I’m covering South Bay today, North Bay on Saturday, and SF on Sunday. Going forward this will run at the start of each month.

Moving into the South Bay, and this is easily the most consistent market so far.

Core South Bay

In San Jose, Santa Clara, and Sunnyvale, demand is strong across the board.

San Jose is at $1.75M with 8 days on market, 572 new listings, and about $1,058 per square foot

Santa Clara is at $2.04M with just 7 days on market and 108% over asking at $1,363 per square foot.

Sunnyvale is even more aggressive at $2.86M, 8 days on market, 111% over asking, and $1,632 per square foot.

This is high volume moving quickly with consistent overbidding.

Tech Core / Elite Demand

In Mountain View and Cupertino, it steps up another level.

Mountain View is at $2.7M, 7 days on market, and 112% over asking with $1,837 per square foot.

Cupertino is at $3.68M, 8 days on market, and 109% over asking with $1,585 per square foot.

These markets are essentially Peninsula-level competition, driven directly by tech demand.

Luxury / School-Driven

In Los Gatos, Saratoga, and Los Altos, pricing moves around more but demand remains strong.

Los Gatos is at $2.5M with 8 days on market.

Saratoga is at $4.15M with 8 days on market and 108% over asking.

Los Altos is at $4.58M with 8 days on market and over $2,100 per square foot.

Even at higher price points, homes are still moving quickly.

Spillover / Outer Markets

In Milpitas, Campbell, Morgan Hill, and Gilroy, you start to see more sensitivity.

Milpitas is at $1.62M with 12 days on market but still seeing 110% over asking.

Campbell is at $2.17M with 8 days on market. Morgan Hill is at $1.47M with 10 days on market and homes selling near list.

Morgan Hill is at $1.47M with 10 days on market, 50 new listings, and about $690 per square foot.

Gilroy slows further at $1.18M with 14 days on market and flat pricing.

This is where affordability starts to matter more.

Takeaway

The South Bay is the most consistent market in the Bay Area right now. Days on market are low across almost every city, price per square foot is among the highest, and demand is strong at nearly every price point.

Compared to the Peninsula, this feels just as competitive but more driven by actual job centers. Compared to the East Bay, it’s far less volatile with much stronger pricing support.

If I missed any cities, please comment below and I’ll be sure to include in my next post.

Source: MLS broker data.

Kicking off a new monthly series breaking down the Bay Area housing market by region. This week I already did the Peninsula Monday, doing East Bay today, South Bay Friday, North Bay Saturday, and SF Sunday. Going forward this will run at the start of each month.

Moving into the East Bay, and the biggest difference from the Peninsula is this market is much more segmented and rate-sensitive.

Core East Bay

In Oakland, Berkeley, and Alameda, you’re seeing a mix of strong demand with more volatility underneath.

Oakland is at $1.09M with 13 days on market, 264 new listings, and about $689 per square foot, which is a big jump month over month.

Berkeley is at $1.6M, 14 days on market, 62 new listings, and roughly $962 per square foot, with extremely aggressive bidding at 127 percent over asking.

Alameda sits at $1.2M, 13 days on market, 34 new listings, and around $749 per square foot, but with declining median pricing compared to prior periods.

This is where you start to see inconsistency. Demand is there, but pricing doesn’t move in a straight line.

Suburban Strength

In Walnut Creek, Pleasanton, and San Ramon, the market looks more stable but less aggressive.

Walnut Creek is at $1.48M with just 7 days on market, 54 new listings, and about $775 per square foot.

Pleasanton is at $1.47M, 8 days on market, 61 new listings, and around $868 per square foot, but pricing is down significantly from prior months.

San Ramon comes in at $1.68M, 8 days on market, 70 new listings, and about $746 per square foot, with homes selling right around list price.

These areas are moving, but you’re not seeing the same level of overbidding.

Affordability / Spillover Markets

In Concord, Hayward, and Fremont, this is where affordability really shows up.

Concord is at $781K with 11 days on market, 103 new listings, and about $533 per square foot.

Hayward is at $955K, 12 days on market, 72 new listings, and roughly $646 per square foot.

Fremont stands out at $1.75M, 8 days on market, 124 new listings, and about $1,106 per square foot, behaving more like a South Bay extension.

This is where demand is more price-sensitive. Homes are still moving, but pricing power is clearly weaker. Some opportunity lies here.

Takeaway

Compared to the Peninsula, the East Bay is less uniform. Days on market are generally longer, price per square foot is lower, and you’re seeing more variability in median pricing month to month. Inventory is rising across most cities, but instead of being absorbed cleanly, it’s creating more balance.

The Peninsula feels tight and competitive across the board. The East Bay feels active, but much more dependent on price point, location, and buyer sensitivity to rates. You can try to find deals here whereas the Peninsula, there’s not a shot as any desirable house is swooped up by demand and the competition is too thick.

If I missed any cities, please let me know and I’ll be sure to cover them.

Source: MLS broker data.

Can’t make this stuff up 😂.

Really wish seller’s would see how these people communicate sometimes.

Kicking off a new monthly series breaking down the Bay Area housing market by region since too many cities are requested. Swipe the images to see your city. If I miss a city you want, comment below and I’ll add it to the post if it’s in the region I’m covering. This week I’ll go Peninsula today, East Bay Wednesday, South Bay Friday, North Bay Saturday, and SF Sunday. Going forward this will run at the start of each month when new data is available. We’re going with March data now.

Starting with the Peninsula, and the main takeaway is this is not one market.

Mid-Peninsula

In San Mateo and Redwood City, the data is still very strong across the board. San Mateo is sitting at a $2.38M median price, 7 days on market, with 61 new listings and $1,421 per square foot. Redwood City is at $2.47M, also 7 days on market, with 66 new listings and about $1,320 per square foot.

What stands out here is not just pricing but speed and consistency. Both markets are moving quickly while inventory is rising, which tells you demand is absorbing new supply without issue.

Luxury Core

In Palo Alto and Menlo Park, the pricing can swing month to month, but the underlying metrics are steady. Palo Alto is at $3.71M with 8 days on market, 55 new listings, and roughly $2,192 per square foot . Menlo Park is at $3.5M, 9 days on market, 40 new listings, and about $1,758 per square foot.

Despite the variability in median price, both markets are still moving quickly with strong price per foot, which reinforces that high-end demand is still very much intact.

Spillover Markets

In Burlingame, San Carlos, and Millbrae, you see slightly more variation but still strong fundamentals. Burlingame is at $3.28M with 11 days on market, 24 new listings, and about $1,463 per square foot. San Carlos is at $3.17M, 10 days on market, 25 new listings, and around $1,350 per square foot. Millbrae is at $2.32M, 8 days on market, 10 new listings, and roughly $1,184 per square foot.

Even with slightly longer days on market in places like Burlingame, these are still moving quickly overall, and pricing remains elevated. This is where demand is spilling as buyers get priced out of the core markets.

Takeaway

Peninsula inventory is rising, but it’s being absorbed. Days on market across almost every city are still under two weeks, price per square foot remains high, and median prices continue to trend up in most areas. Entry-level remains highly competitive, the luxury segment is stable beneath the surface, and demand is pushing outward rather than slowing down.

Source: MLS broker data