Market Update: Q1 2025
The Inner East Bay real estate market experienced a busier than anticipated start to 2025. Single-family homes saw increased sales activity and a slight upward trend in prices. Conversely, the condo market showed an increase in the number of listings while the median sale price experienced a notable decline. Inventory levels may be on the rise however there are complexities to consider when digging deeper into the numbers.
Single Family Homes
For single-family homes, the overall median sold price saw a slight increase of 4.2%, moving from $945,000 in Q1 2024 to $985,000 in Q1 2025. The number of homes sold increased by 9.6%, and sold 10% faster, indicating a sustained demand in some areas of the East Bay market. Contributing to this was the average price buyers were willing to pay over the property's listed price (OLPSP). With a slight increase of 4.7% compared to Q1 2024, competitive bidding situations and multiple offers are still the norm in some neighborhoods.
Inventory & Cancellations
Increases in inventory are one way the industry determines how balanced the market is and whether the market is leaning toward buyers or sellers. A shift from 1.58 months in Q1 2024, to 2.18 months in Q1 2025 indicates that inventory is rising and buyers have more options, however we are still well below the 5 month supply that supports a balanced market.
Another significant change in Q1 2025 was the 35% increase in cancellations. This suggests any number of factors could be at play from issues with financing and inspections to buyers reconsidering. The fact that only 72% of listed properties sold in Q1 2025 (a 10% decrease from Q1 2024) implies that more homes did not find buyers or buyers and sellers could not come together on price.
Condominiums
In contrast to the single-family home market, the condo market saw a 12.5% decrease in the median sold price, from $600,000 in Q1 2024 to $525,000 in Q1 2025, despite a 7.3% increase in the number of listings. This suggests that increased supply in the condo market was likely a significant factor contributing to the downward pressure on prices. It could also indicate a shift in buyer preference away from condos or affordability constraints making condo buyers more price-sensitive.
Cities & Neighborhoods
At the city level for single-family homes, Oakland dominated transaction volume, accounting for 50% of all sales in the Inner East Bay. Cities like Piedmont and Alameda experienced significant increases in sales volume, while Berkeley, Hayward, and Richmond saw declines. Median sale price changes also varied considerably by city, with Piedmont experiencing the largest increase at 27% and El Cerrito the largest decrease (-7%). Another example of how local market dynamics can significantly impact price trends. Here are a few examples of how significant the year over year price changes can be at the neighborhood level:
Neighborhood |
% Change Median Sales Price |
| Thousand Oaks (Berkeley) | +36% |
| Piedmont Pines | +32% |
| Claremont (Berkeley) | +29% |
| South Berkeley | +23% |
| Central Albany | -8% |
| Maxwell Park (Oakland) | -20% |
| Lower Rockridge (Oakland) | -17% |
| Upper Rockridge (Oakland) | -15% |
Over the long term, most Inner East Bay cities have seen substantial appreciation in median sale prices over the past fifteen years.
As always, reach out with any questions, or if you would like to discuss your real estate goals. If you'd like to see an appreciation chart for your neighborhood, respond to this email.
Are You Prepared for an Emergency?
In the East Bay, wildfires remain a constant threat. Recent events like the Palisades and Eaton Fires in Los Angeles County are powerful reminders of how quickly disaster can strike. One of the most effective ways to prepare is by building community resilience—planning and learning together with your neighbors.
Red Oak Realty invites you to join our free fire hardening and emergency preparedness sessions. Now is the perfect time to create an evacuation plan and ensure your household is ready for anything. These sessions cover essential topics, including:
- Understanding home insurance cancellations
- Forming firewise communities
- Creating a family emergency plan
- Organizing vital documents and go bags
- Knowing where your local emergency venue is located
- Staying aware and informed with the best alert tools
- Living in a fire dependent landscape
- Preventing loss from wildfire
- Discerning the science behind vegetation management
- Understanding modern construction codes and bringing older housing stock up to code
While some things are beyond our control, we can still prepare for the best outcome. Join us for one or all of these informative, community-centered events:
- Building a Resilient Community Through Preparedness with Johnny Valenzuela Emergency Preparedness Coordinator at Kensington FPD.
Tuesday, April 29th · 6-7:30 pm @ Red Oak El Cerrito Office - 7502 Fairmount Ave, El Cerrito
Register here! - Creating a Household Emergency Plan With Paul George, CERT Program Coordinator at Alameda County Fire Dept.
Saturday, May 3rd · 10-11:30 am @ Red Oak San Leandro Office - 1031 MacArthur Blvd, San Leandro
Register here! - Living in a Fire-Adapted Landscape & What To Do with Colin Arnold, Interim Assistant Chief at Berkeley Fire Dept.
Thursday, May 8th · 6-7:30 pm @ Red Oak El Cerrito Office - 7502 Fairmount Ave, El Cerrito
Register here!
If you have any questions about these events—or about real estate in general—don’t hesitate to reach out. We’re here to help.
Real Estate Connections Across the Globe
Red Oak Realty is a proud, independent brokerage that has served the East Bay community since 1976. But just because we're rooted locally doesn’t mean we can’t help you beyond the Bay Area. In fact, we’re part of a powerful global network that makes that possible.
Red Oak is a proud member of Leading Real Estate Companies of the World, the largest network of top independent real estate firms worldwide. With more than 550 brokerages and 134,000+ agents across 70+ countries, this partnership allows us to provide trusted real estate referrals—locally and globally.
Whether you're buying a vacation home in Mexico, relocating to New York, or selling investment property abroad, our network ensures you’re connected with a vetted agent who meets the highest standards of service. Each affiliated brokerage has a dedicated team member to manage referrals and maintain exceptional client support.
At the most recent LeadingRE Global Symposium, Red Oak received the Peak Production Award, recognizing our excellence in client referrals. In 2024 alone, Red Oak sent out 80 referrals and successfully closed 53—with total referred sales volume exceeding $56 million. That’s a powerful testament to the strength of our network and the trust our clients place in us.
If you or someone you know is making a move—anywhere in the world—reach out. We’ll match you with an experienced local agent you can rely on.
What Homeowners and Buyers Should Know About Rent Control
At Red Oak Realty, our agents meet regularly with industry experts to stay up to date on the latest changes in the industry. Recently we were fortunate to have Jeanne Grove, Partner at Nixon Peabody, join us to discuss State Rent Control under the Tenant Protection Act—a law that affects many East Bay property owners.
Understanding state rent control is key for navigating the East Bay market, whether you’re a tenant, landlord, or homeowner. Any homeowners who rent out a property—whether it’s a single-family home, an inherited property, or an accessory dwelling unit (ADU)—may be subject to state regulations without realizing it. Here are some key takeaways from Jeanne’s presentation:
Not all properties are exempt – While single-family homes and condos often evade rent control, there are exceptions, especially if the property is owned by a corporation or certain type of trust.
Limits on rent increases – If a property is covered by rent control, the state caps how much rent can be increased each year, protecting tenants from excessive hikes.
Eviction restrictions – Many properties must comply with just cause eviction rules, meaning tenants can’t simply be asked to leave without a valid reason under the law.
How rent control impacts property value and sales – Buyers and sellers should be aware of how rent control laws might affect a property’s desirability, especially when considering the purchase of multi-unit buildings or homes with rental units.
Why does this matter to you?
If you’re buying a property that has a tenant, thinking of renting out a home temporarily, or selling a property with an existing lease, these regulations can directly impact your options and decisions.
When you work with Red Oak, you’re not just getting an agent—you’re gaining access to a team that’s constantly learning and evolving to serve you better.
Have questions about how rent control might affect you? Reach out to a Red Oak agent today—we’re here to help!
Featured Artist Sheela Jhaveri
The Red Oak DEI Action Committee is pleased to present local artist Sheela Jhaveri. India born, Sheela is known for her captivating mixed-media abstract art and her delightful watercolor sketches. Working intuitively, she often explores themes of identity, culture, and the interplay of textures and colors, creating pieces that resonate deeply with viewers. Sheela’s artistic exploration is rooted in her passion for experimentation, blending traditional techniques with innovative approaches to produce thought-provoking and visually stunning creations.
Sheela Jhaveri's work is currently on exhibit at Red Oak’s El Cerrito office through the beginning of April. The opening reception was a fun and animated gathering, celebrating community and inclusion, highlighting the importance of supporting local artists and promoting inclusivity within the art world.
Sheela continues to inspire through her art, contributing to the lively cultural landscape of the East Bay. If you’d like to join the community at the next art event, let us know.
* Photo by courtesy of Negar Souza
New Cal Fire Fire Hazard Severity Maps: What East Bay Homeowners Need to Know
Cal Fire recently released updated Fire Hazard Severity Zone (FHSZ) maps, and the changes may have significant implications for homeowners in the East Bay. These maps classify areas based on wildfire risk, and local officials are now tasked with adapting to the new designations. Let’s take a look at what this means for East Bay residents and how cities are responding.
What Are Fire Hazard Severity Zones (FHSZ)?
Cal Fire's FHSZ maps categorize areas into three levels of wildfire risk: Moderate, High, Very High.
These designations are based on factors like topography, vegetation, weather patterns, and historical fire data. The maps primarily cover wildland areas adjacent to urban zones, not dense city centers. The updated maps are intended to improve wildfire preparedness, inform local building codes, and encourage better fire safety practices.
Changes in the East Bay
The new maps have brought some relief to parts of the East Bay, while highlighting ongoing wildfire risks in certain neighborhoods:
Berkeley: The area classified as "Very High Fire Hazard Severity Zone" in Berkeley has shrunk significantly from 1,269 acres to 454 acres. Despite this reduction, Berkeley is not letting its guard down. The city is encouraging homeowners to phase out wood-shingle roofs, expanding firebreak zones in the hill neighborhoods, promoting home hardening strategies like installing ember-resistant vents and fire-resistant landscaping.
Oakland: Oakland also saw a 35% reduction in its "Very High" hazard zones, thanks to updated modeling and improved mitigation efforts. However, Oakland remains vigilant, continuing to require:
Annual wildfire district inspections to ensure that homeowners are maintaining defensible space around their properties.
Enforcement of fire safety codes, including clearing overgrown vegetation and securing flammable structures.
San Leandro has updated its fire severity zone maps and is in the process of adopting these designations into local ordinances. Similarly, other East Bay cities are evaluating and integrating these updated maps to align with state guidelines.
What This Means for Homeowners
If your property is within one of the newly designated hazard zones, here’s what you need to know:
Building codes: Properties in "High" or "Very High" zones may need to comply with stricter building standards, especially for roofing, windows, and siding materials.
Insurance costs: Some insurers may adjust rates or coverage based on wildfire risk classifications—check with your provider.
Defensible space requirements: Maintaining a buffer of at least 30 feet around your home (clearing dry brush and flammable plants) might be required.
For homeowners not previously in a hazard zone, this is a chance to evaluate your fire safety measures and ensure your home is prepared. Homeowners can check their property’s designation by visiting the Cal Fire website. Homeowners should also keep an eye on city announcements as local governments work to update building codes and fire regulations.
Taking Action
Whether your home is in a new hazard zone or not, fire safety is always a smart investment. Take steps now to:
Clear flammable plants and debris.
Upgrade to fire-resistant materials where possible.
Create an emergency evacuation plan for your family.
The new maps may bring some peace of mind for certain homeowners, but they also serve as a reminder that wildfire risk remains a reality in the East Bay. By staying informed and prepared, you can protect your home and your community.
Thinking about buying or selling in the East Bay? Contact us for expert insights into the latest market trends and how these changes might affect your property.
To access the updated FHSZ maps and determine the designation of your property, you can visit Cal Fire's official website. Additionally, local city websites, such as San Leandro's, offer resources and information on how these maps are being implemented at the municipal level.
By understanding your property's classification within these updated fire hazard severity zones, you can take proactive steps to mitigate wildfire risks and ensure compliance with any new regulations that may be adopted in your area.
When Spring Cleaning, Recycle As Much As Possible
As the East Bay comes alive with spring blooms and warmer weather, you may feel inspired to do some spring cleaning. As you clear out closets, garages, nooks, and crannies, utilizing local recyclers and nonprofits can positively impact both the planet and your household.
SORTING:
Check out the Stop Waste Recycle Wizard. This useful interactive site will direct you to various places that accept recyclable discards. You can also see if curbside pick-up is available. Most cities in the East Bay offer curbside pick up for recyclables and compostable waste.
BASIC HOUSEHOLD CURBSIDE RECYCLING:
For basic household curbside recycling services provided through your trash collection service:
- Waste Management - Alameda County (except Berkeley) 510-613-8710
- Berkeley Waste Management, Ecology Center 510-981-6300
- West Contra Costa County - Republic Services 510-262-7100
BULKY ITEMS:
For bulky items, most East Bay cities offer one free household pick up per year. Contact your local waste management provider to schedule a pickup:
- Bulky Waste Pickup - Oakland
- Bulky Waste Pickup - Berkeley
- Richmond Recycle, Composting, Bulky Waste Pickup
RECYCLING & BUY-BACK CENTERS:
Enterprising folks can bring their recyclables here for buy-back:
- Berkeley Recycling Center Operated by Community Conservation Centers
- Contra Costa County - Recycling and Waste Reduction
HAZARDOUS HOUSEHOLD WASTE:
Household hazardous waste can be dropped off by appointment at the following locations:
- Alameda County - Oakland HHW Facility - 2100 East 7th Street, Oakland, CA 94606. Call 1-800-606-6606 for more information.To use this service you must reside in Alameda County, so be sure to bring a form of ID with your address
- Contra Costa County - West Contra Costa Household Hazardous Waste Facility - If you reside in El Cerrito, Hercules, Pinole, Richmond, San Pablo and the unincorporated West County areas (Crockett, El Sobrante, Port Costa, Rodeo, & Tormey) you may drop off your household hazardous waste for FREE at the the West Contra Costa County Household Hazardous Waste Facility. Proof of residency is required.
ELECTRONICS AND E-WASTE:
Proper disposal of electronic waste is crucial to prevent environmental contamination:
- eWaste Collective in Berkeley - This nonprofit donates computers to those in need; some items may be eligible for a charitable tax deduction. They also offer data destruction services.
- Rapid Recycle in Pacheco
DONATIONS:
One of the best ways to recycle is to make your “trash” someone else’s “treasure.” There are a number of places that will accept donations of usable household items as well as clothing, books and other ephemera.
Besides Goodwill, Out of the Closet and other classic thrift stores, you can also support many other nonprofits by making donations of reusable goods. A word of caution: you may find yourself so absorbed in these quirky collections, it’s possible to bring home more than you leave behind! A couple of the more eclectic options are:
- Urban Ore - A one-of-a-kind EcoPark. They accept building materials and tools as well as clothing, fabric and household items.
- East Bay Depot for Creative Reuse - Located in the Temescal District of Oakland, it’s a perfect place to donate art and craft materials, educational supplies, home décor, paper goods, fabric and more.
- Habitat for Humanity ReStore: Accepts furniture, appliances, and building materials.
Red Oak Realty is committed to sustainability as the first real estate brokerage in the Bay Area to be carbon neutral and green-certified. We're enthusiastic about recycling and are here to assist you. Whether you're looking to rehome your belongings or find a new home, contact us for support.
Buyer’s Insights: Strategies for Navigating the Spring Market
The spring real estate market is generally the strongest housing market of the year, bringing a more competitive atmosphere with a rush of both buyers and sellers showing up. For buyers, this environment can feel overwhelming, but with the right strategies, you can navigate the market successfully and secure your dream home. Here are some key insights and actionable tips to help you succeed.
1. Secure Pre-Approval Early
In a competitive market, being pre-approved for a mortgage is non-negotiable. Sellers prioritize offers from buyers who have demonstrated their financial readiness. Pre-approval provides you with a clear understanding of your budget and signals to sellers that you are serious and capable of closing the deal. Start this process early to avoid delays when you’re ready to make an offer.
2. Act Quickly but Strategically
Homes in the Inner East Bay often receive multiple offers within days of hitting the market. Stay competitive by having your financing, documents, and decision-making process ready to go. When you find a property that meets your criteria, be ready to act. Hesitating can result in losing out to more prepared buyers. A skilled real estate agent familiar with the market and its many, diverse neighborhoods, can help you move quickly and strategically.
3. Craft Competitive Offers
In a market where bidding wars are common, crafting a competitive offer goes beyond the purchase price. Your offer can stand out by using strategies like escalation clauses or by waiving contingencies. Be sure to work with your agent to determine which contingencies you can safely waive to make your offer more attractive.
4. Narrow Down Your Options
With limited inventory, knowing exactly what you’re looking for will save you time and effort. Prioritize neighborhoods that align with your daily life, such as proximity to work, schools, or amenities. Identify must-haves versus nice-to-haves in a property and stay updated on which areas are hot and which might offer better deals. Your agent can provide you with up-to-date statistics on how neighborhoods are performing, just ask!
5. Work with Local Experts
The inner East Bay market has unique trends and challenges. Collaborating with a knowledgeable local agent can give you a competitive edge. Agents understand neighborhood dynamics, pricing strategies, and can connect you with trusted inspectors, lenders, and other professionals.
6. Prepare for Emotional Resilience
The reality of buying in a competitive market is that you may face disappointments along the way. Homes can sell for over asking price, and not every offer will be accepted. Stay focused on your goal and trust that the right home will come along. While it’s essential to have a plan, remaining flexible can open up unexpected opportunities. Be willing to adjust your criteria or explore emerging neighborhoods that might offer better value.
The East Bay real estate market is full of opportunities for prepared and informed buyers. By securing pre-approval, acting decisively, crafting competitive offers, and focusing on areas that align with your lifestyle needs, you can position yourself for success. Most importantly, lean on the expertise of your real estate agent and stay resilient throughout the process. With the right strategy and mindset, you’ll find the perfect home to start your next chapter. Need an expert? Reach out!
Celebrating Black History in the East Bay
February is Black History Month, a time to celebrate the richness of Black culture, achievements, and history. While national narratives often dominate the conversation, the substantial contributions and experiences of Black communities here in the East Bay justify a spotlight. The story is one of resilience, community building, and pivotal enhancement for our region.
Black presence in the East Bay dates back centuries. Over 2,000 African Americans came to California during the Gold Rush era. Most were free men and women seeking opportunity, but approximately 200–300 were enslaved people brought by their enslavers to work the mines. California was a “free state” when admitted to the Union in 1850, yet the draconian federal Fugitive Slave Act required people in all states and territories to help slaveholders recapture enslaved people.
Even after the abolition of slavery, discriminatory practices like redlining and restrictive covenants confined Black residents to specific areas, shaping the local urban landscape. These discriminatory practices, while intended to limit opportunity, ironically fostered dynamic and self-sufficient communities.
Oakland became one of the hubs for Black culture and activism. The Great Migration brought an influx of African Americans from the South, seeking better opportunities and escaping Jim Crow laws. This influx significantly shaped Oakland's identity, leading to the development of thriving neighborhoods. These communities became centers of Black businesses, churches, and social organizations.
In the early 1900s, the Pullman porters - Black men who worked on the railroad, played a crucial role in establishing thriving Black neighborhoods in Oakland and Berkeley, helped families migrate from the South and find work.
By World War II, the shipbuilding industry in Richmond attracted thousands of Black workers from Louisiana, Texas, and Mississippi. The Kaiser Shipyards employed many Black workers, though they were often relegated to lower-paying jobs. The city of Richmond’s population exploded, and communities like North Richmond became strongholds of Black culture.
The East Bay has long been a musical powerhouse too, shaping the sound of the West Coast while providing a stage for legendary Black musicians including alto saxophonist John Handy, singer Nina Simone, and singer songwriter Goapele Mohlabane. Continuing the tradition of the bustling clubs of West Oakland and the juke joints of Russell City, the region’s musical roots continue to thrive.
If you want to learn more about this rich history and celebrate Black culture in the East Bay, the African American Museum and Library in Oakland is a great place to investigate. The Oakland Museum also has an ongoing Black Power exhibit. From the Civil Rights Movement to the Black Panther Party, the East Bay has been a focal point for social justice and change.
It’s always a great time to support Black-owned businesses, explore historical landmarks, and engage in conversations. We’re happy to share some favorites, just ask.