Late January Market Update

Pleasanton & Tri-Valley Real Estate Market Update – Late January 2026

By Gina Piper | Updated January 2026

Key Takeaways

• Mortgage rates: Increased from recent lows of 6.0% to approximately 6.25%
• Inventory levels: Rising modestly across all Tri-Valley cities
• Days on market: Down by an average of 5 days, signaling stronger buyer engagement
• Buyer activity: Strong across all price ranges, with multiple-offer situations returning on several homes
• Spring outlook: Early signs suggest the spring market may arrive sooner than usual

Mortgage Rates Edge Higher

Current Rate Environment

• 30-year fixed mortgage rate: Approximately 6.25%
• Rates have moved up from earlier January lows near 6.0%.

What’s Driving the Increase

The recent rise in mortgage rates appears tied to broader global factors, including:

• Heightened geopolitical uncertainty surrounding Greenland
• A recent crisis and volatility in the Japanese bond market
• Resulting pressure on global bond yields, which directly influences U.S. mortgage rates

While rates have increased, they remain well below recent highs and are still within a historically normal range.

Inventory Levels Rise Slightly

Current Active Listings (Late January 2026)

Inventory has increased modestly across all Tri-Valley cities over the past couple of weeks.

Despite these increases, overall inventory remains relatively constrained, especially when compared to typical springtime levels.

Days on Market Declining

One of the more telling indicators in the current market is a reduction in average days on market, which has dropped by approximately five days across the Tri-Valley. This suggests:

• Buyers are acting more quickly when homes are priced correctly
• Well-presented properties are receiving strong early interest
• Market momentum is building despite higher mortgage rates

Buyer Activity Remains Strong

What I’m Seeing on the Ground

Buyer demand is strong across all price ranges, with multiple-offer situations occurring on a number of recent listings throughout the Tri-Valley.

Key observations include:

• Multiple offers on select properties across entry-level, mid-range, and higher price points
• Increased showing activity as buyers re-engage after the holidays
• Buyers demonstrating a willingness to act decisively on well-priced homes

It remains to be seen whether the recent uptick in rates will meaningfully slow buyer demand, but early indicators suggest continued momentum.

Spring Selling Season May Start Early

I continue to receive a steady volume of calls from sellers interested in bringing their homes to market over the next couple of months. I am also hearing the same feedback from other local agents.

Based on:

• Rising seller inquiries
• Improving buyer activity
• Shortening days on market

…it appears increasingly likely that this year’s busy spring selling season could begin earlier than normal.

What This Means for Sellers

• Inventory is rising, but competition remains manageable
• Buyers are active and writing offers now
• Homes that are priced and prepared correctly are selling more quickly
• Listing earlier may allow sellers to capture attention before spring inventory builds further

What This Means for Buyers

• Rates are higher than earlier this month, but still reasonable historically
• Inventory is improving, offering slightly more choice
• Competition remains strong for desirable homes
• Prepared buyers who move quickly are continuing to have success