Tri-Valley Real Estate Market Update – July 2025 | Pleasanton, Dublin, Livermore, San Ramon, Danville, Alamo
Real Estate Trends Gina Piper July 28, 2025
Real Estate Trends Gina Piper July 28, 2025
By Gina Piper | Published July 15, 2025
Mortgage rates: Relatively stable in mid-6% range; forecasts vary between 6.3%–6.9% for remainder of 2025
Inventory levels: Slight declines in most cities after June peak; Danville and Alamo saw small increases
Buyer activity: Mid-summer lull typical; showings down, marketing times longer
Market trend: Average days on market increased by about five days; price adjustments more common
Seller considerations: Well-priced homes continue to sell; patience is key during seasonal slowdown
Current Rate Environment
Mortgage rates have remained mostly steady in the mid-6% range
The Federal Reserve is expected to cut the federal funds rate this week, but this does not always translate into lower mortgage rates
Mortgage rates are influenced by broader economic factors including inflation expectations, bond market activity, and overall economic forecasts
Rate Forecasts for the Remainder of 2025
Fannie Mae: 6.3%
Wells Fargo economists: 6.9%
Most analysts: Expect rates to remain in the 6.3–6.9% range, with potential gradual easing beginning in early 2026
What This Means for Buyers
| Loan Amount | Payment @ Mid-6% | Notes |
|---|---|---|
| $1,000,000 | ~$6,000 | Stable financing environment; rate-sensitive buyers should monitor trends |
| $1,500,000 | ~$9,000 | Buyer options steady; less urgency than spring peak |
| $2,000,000 | ~$12,000 | Watch for potential rate changes late 2025/early 2026 |
Current Active Listings (July 15, 2025)
| City | Active Listings | Change from June | Notes |
|---|---|---|---|
| Pleasanton | 148 homes | -11 | Slight decline after June peak |
| Dublin | 130 homes | -13 | Decreasing inventory; mid-summer lull |
| Livermore | 181 homes | -11 | Slight drop; buyer options remain |
| San Ramon | 173 homes | -18 | Inventory declining post-June peak |
| Danville | 173 homes | +9 | Small increase; more options for buyers |
| Alamo | 46 homes | +1 | Minimal increase; tight supply persists |
Historical Context
Mid-summer typically brings slower activity as families focus on vacations and school preparation
Homes are taking longer to sell (average ~45 days)
Price adjustments are more common during this seasonal slowdown
What We’re Seeing on the Ground
Showings are down compared to spring and early summer
Homes taking longer to go under contract; average days on market increased ~5 days
Mid-summer caution is typical, but buyers remain attentive to well-priced listings
Expect increased activity starting late August through early September as seasonal patterns resume
Strategic Considerations for Sellers
Price appropriately: well-priced homes continue to sell efficiently
Be patient: mid-summer typically has fewer multiple-offer situations
Monitor buyer sentiment and market trends closely to optimize timing for late summer/fall listings
Is July a good time to sell in the Tri-Valley?
Yes, but sellers should price carefully and be patient. Mid-summer is slower, but well-priced homes continue to attract buyers.
Are mortgage rates expected to change soon?
Rates are forecasted to remain between 6.3–6.9% for the rest of 2025, with a potential gradual decrease in early 2026.
Are buyers active in mid-summer?
Yes, but activity is slower than spring. Many buyers are monitoring pricing and waiting for late-summer opportunities.
How long are homes staying on the market?
Average days on market is about 45, up from June’s 40, reflecting the seasonal slowdown.
What’s next for the market?
Expect activity to increase in late August and early September as families return from vacations and school resumes, with inventory tightening in some cities.
The Tri-Valley real estate market in July 2025, including Pleasanton, Dublin, Livermore, San Ramon, Danville, and Alamo, is experiencing a typical mid-summer slowdown. Inventories have slightly decreased in most cities, while Danville and Alamo saw modest increases. Homes are taking an average of 45 days to sell, with more price adjustments observed. Mortgage rates remain in the mid-6% range, and buyer activity is steady but cautious. Activity is expected to pick up in late August and early September, as seasonal patterns resume.
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· May 2025
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