May Newsletter and Market Update

The East Bay housing market continued to show a mixed and highly selective pattern through April. While buyer activity remains steady overall, the market continues to reward homes that are well-located, well-prepared, and priced realistically. Properties that check those boxes are still moving quickly and, in many cases, attracting multiple offers. At the same time, homes that miss the mark on pricing, condition, or location are seeing longer marketing times and more cautious buyer response.

Mortgage rates also remained volatile throughout the month. Ongoing global economic uncertainty and geopolitical events contributed to swings in the bond market, which in turn created pressure on interest rates. While rates remain below some of the highs seen over the past two years, the recent volatility has added another layer of hesitation for some buyers and continues to impact affordability.

One of the most noticeable trends continues to be the uneven performance between different segments of the market. The condo and townhome sector remains under the greatest pressure. Rising HOA dues, driven largely by sharply increasing insurance costs and higher operating expenses, are affecting affordability and limiting buyer demand in many communities. As a result, this segment has generally experienced softer pricing and longer marketing periods compared with detached single-family homes.

Outside of the attached market, conditions remain highly property-specific. Homes in prime neighborhoods that are updated, move-in ready, and priced appropriately are still generating strong activity. Buyers continue to place a premium on location, condition, and overall lifestyle appeal. Meanwhile, properties requiring updates or located in less desirable areas are facing greater resistance and often require pricing adjustments to attract attention.

For buyers, today’s market offers more opportunities to negotiate and more time to evaluate options than we saw during the peak frenzy years. For sellers, preparation and pricing remain critical. The homes achieving the strongest results are the ones that enter the market positioned correctly from day one.

April Market Highlights

• Sales Volume

1352 single-family homes closed in April across the East Bay, compared to 1357 in April 2025. The relatively flat sales volume reflects a market that remains active overall, though buyer activity continues to be more disciplined and interest-rate sensitive than in prior years.

• Inventory Levels

Inventory levels across much of the East Bay remain noticeably below where they were at this time last year, with available supply down approximately 25% to 30% in many areas. The lower level of inventory continues to provide important support for home prices, particularly for well-located and appropriately priced properties. While buyer demand has become more measured, the lack of supply has helped prevent broader downward pressure on pricing across much of the single-family home market.

• Home Prices

The median sale price in April was $1,101,750 versus $1,150,000 in April 2025. Pricing trends continue to vary significantly depending on property type, location, and condition. Updated homes in strong neighborhoods are still holding values well, while condos, townhomes, and properties requiring substantial work have experienced softer demand and increased pricing pressure.

    Source: Terradatum Broker Metrics

The Exterior Upgrades Buyers

Notice Most in 2026

If you’re planning to sell this year, the outside of your home is doing more work than ever. Buyers are forming opinions before they step out of the car, and in many cases, before they even book a showing. Listing photos, drive-by impressions, and quick online decisions all start with one thing: how the home looks from the outside.

That’s why exterior home upgrades are no longer optional if you want to compete. The goal is not to over-improve or spend unnecessarily, but to focus on the upgrades that actually influence buyer perception and help your home stand out. The right exterior upgrades make your home feel maintained, move-in ready, and worth seeing in person.

Clean, Maintained, and Move-In Ready Wins Every Time

Before buyers notice what’s new, they notice what looks neglected. Chipped paint, dirty siding, worn trim, or a tired-looking front door all send the same message: that the home may not have been well-maintained. Even if the interior is in great shape, those early impressions stick.

One of the most effective home exterior upgrades is simply bringing everything back to a clean, well-kept baseline. Power washing siding, cleaning windows, repainting or refreshing trim, and upgrading the front door can completely shift how the home is perceived. These are not flashy changes, but they remove doubt. When buyers see a home that looks cared for, they are far more likely to assume the rest of the property has been treated the same way.

This is also where consistency matters. If one area looks updated but another feels ignored, it creates hesitation. A clean, cohesive exterior gives buyers confidence, and confidence is what leads to stronger offers.

Strategic Exterior Upgrades That Actually Add Appeal

Not all exterior upgrades carry the same weight. Some are purely cosmetic, while others directly influence how buyers value the home. In 2026, buyers are paying close attention to upgrades that improve both appearance and usability.

Simple updates like modern exterior lighting, updated house numbers, and refreshed garage doors can make a home feel more current without major investment. Landscaping also plays a bigger role than many sellers expect. Clean edges, trimmed greenery, and fresh mulch create a finished look that photographs well and shows even better in person.

More noticeable exterior home upgrades, like replacing outdated siding or upgrading windows, can push a property into a higher perceived value category. These upgrades signal that the home is not just visually appealing, but also updated where it counts. Buyers are more willing to pay a premium when they feel like the big-ticket items have already been handled.

The key is choosing upgrades that make the home feel complete. When buyers walk up, and nothing feels out of place, the entire showing experience improves.