June 2025 Tri-Valley real estate market update. Mortgage rates stable in mid-6% range, inventory slightly mixed, buyer activity steady. Insights for Pleasanton, Dublin, Livermore, San Ramon, Danville, and Alamo.
Real Estate Trends June 2, 2025
Real Estate Trends June 2, 2025
By Elation Real Estate | Published June 15, 2025
Mortgage rates: Stable in mid-6% range; market uncertainty may influence rates in the coming months
Inventory levels: Mixed changes; Pleasanton, Dublin, San Ramon, and Danville increased slightly, Livermore and Alamo declined
Buyer activity: Steady with cautious optimism; inventory levels giving buyers more options
Market trend: Mid-year market balancing; homes taking slightly longer to sell
Seller considerations: Properly priced homes still moving; price adjustments becoming more common
Current Rate Environment
30-year fixed mortgage rate: Mid-6% range (June 15, 2025)
Rates remain stable after volatility earlier in 2025
Two competing market narratives: potential rate increases due to solid economy vs. rate decreases if inflation softens
Borrowing costs are a key factor in buyer activity and market pace
What This Means for Buyers
| Loan Amount | Payment @ Mid-6% | Notes |
|---|---|---|
| $1,000,000 | ~$6,000 | Relatively stable financing environment |
| $1,500,000 | ~$9,000 | Buyers have flexibility in choosing properties |
| $2,000,000 | ~$12,000 | Monitor market for potential rate changes |
Current Active Listings (June 15, 2025)
| City | Active Listings | Change from May | Notes |
|---|---|---|---|
| Pleasanton | 159 homes | +4 | Slight increase; stable mid-year supply |
| Dublin | 143 homes | +7 | Moderate growth in options for buyers |
| Livermore | 190 homes | -2 | Small decline after spring peak |
| San Ramon | 191 homes | +14 | Increase in listings providing buyer choices |
| Danville | 164 homes | +16 | Gradual rise in supply |
| Alamo | 45 homes | -11 | Reduced inventory; tighter supply for buyers |
Historical Context
Inventory has leveled out after spring surges
Homes are taking slightly longer to sell (average ~40 days)
Mid-year market typically sees moderate buyer activity as families focus on summer plans
What We’re Seeing on the Ground
Buyers remain active, though more cautious than spring peak
Open houses still drawing traffic; fewer multiple-offer situations
More options due to slightly higher inventory in most cities
Buyers evaluating pricing carefully due to interest rate considerations
Strategic Considerations for Sellers
Homes priced correctly continue to attract buyers efficiently
Overpriced listings may need adjustments to compete
Mid-year slowdown allows sellers to plan strategically for fall
Days on market slightly longer (~40 days), but contracts remain achievable
Is June a good time to sell in the Tri-Valley?
Yes, for homes priced appropriately. While buyer urgency slows slightly in mid-summer, well-priced homes are still selling.
Are mortgage rates expected to change soon?
Rates are currently in the mid-6% range. Future changes depend on economic indicators and inflation trends; no guarantees exist.
Are buyers active in summer months?
Yes, though many buyers are cautious and evaluating pricing closely. Inventory increases provide more options, giving buyers a strategic advantage.
How long are homes staying on the market?
Average days on market are about 40, slightly longer than spring, reflecting mid-year seasonal slowdown.
What’s next for the market?
Expect moderate activity through July–August, with a renewed uptick likely in late August and September as school resumes and buyers re-enter the market.
The Tri-Valley real estate market, including Pleasanton, Dublin, Livermore, San Ramon, Danville, and Alamo, is balancing after spring peaks. Inventory levels are slightly up in most cities, while homes are taking an average of 40 days to go under contract. Buyer demand is steady but cautious, influenced by mid-6% mortgage rates and summer seasonal trends. Well-priced homes continue to sell efficiently, and activity is expected to pick up heading into late summer and early fall.
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