What Renters Need to Know Before Buying a Home in the Inner East Bay
If you’re currently renting in the Inner East Bay and considering taking the leap into homeownership, congratulations! Owning a home in this vibrant and diverse area is a dream for many, and with the right preparation, it can become your reality. Here are some key points renters should know before buying a home in the East Bay:
1. Understand the Costs Beyond the Mortgage
Many renters focus solely on the monthly mortgage payment, but owning a home involves additional costs. These include property taxes, homeowner’s insurance, maintenance, and potential HOA fees.. Be sure to budget for these to avoid surprises.
2. Explore Creative Financing Options
With interest rates staying high, East Bay buyers should consider creative financing strategies. Temporary rate buydowns, FHA loans, and seller-financed options can help make homeownership more accessible. Partner with a local lender who understands the nuances of the East Bay market to explore your best options.
3. Prioritize Location and Lifestyle
The Inner East Bay offers a wide range of neighborhoods, each with its own vibe and amenities. Are you looking for walkability, proximity to BART, or top-rated schools? Narrowing down what matters most to you will help focus your search and lead to a home that fits your lifestyle.
4. Work with a Local Real Estate Expert
The East Bay real estate market moves fast, and an experienced agent can guide you through competitive bidding, negotiate on your behalf, and uncover hidden gems that fit your budget and preferences.
Making the jump from renting to owning is a big step, but with careful planning and the right support, it’s one that can lead to long-term financial stability and personal fulfillment. To work with a local real estate specialist that not only understands the unique neighborhoods throughout the East Bay, but also brings the strategies necessary to secure a home in this market, reach out.
Featured Artists: Irene Bee Kain, Xan Blood Walker, and Duane Conliffe
The Red Oak DEI Action Committee is pleased to feature the following three local artists whose artwork has been admired throughout Red Oak’s El Cerrito office over the past few months. We are grateful for the opportunity to share their work, and their artist missions.
Irene Bee Kain
Irene Bee Kain’s art is vibrant, spontaneous, and rich with emotional resonance. Working predominantly with acrylics and mixed media on canvas, she forgoes traditional brushwork—often using tools like credit cards or her hands to manipulate paint into sweeping, textured forms. Her landscapes—ranging from whimsical cityscapes to pastoral Americana—are infused with expressive color and motion, creating spaces that feel alive and full of possibility.
Inspired by daily life and distant muses, Irene’s work invites viewers into imaginative realms where mountains can have two moons and daisies tower over city skylines. She emphasizes the idea of "creating beautiful places for all to enjoy", each painting is a portal into her emotional and geographic world. More on Irene and her work can be found at irenebeekain.com.
Xan Blood Walker
Xan Blood Walker is a Bay Area-based photo-expressionist and urban artist whose work merges fine art photography with graffiti, printmaking, and mixed media. Armed with dual BFAs and a background in art therapy, Xan approaches the city as both subject and canvas—capturing emotional states through gritty streetscapes, urban decay, and layered, post-industrial textures.
Her motivations stem from a powerful personal narrative: surviving punk-rock adolescence, trauma, addiction, and recovery. Xan sees her art as a visual reckoning with emotion and healing conveying resilience, reclamation and the aesthetic beauty found in overlooked spaces. Using photography as both art and therapy, she reflects the emotional geography of her own journey—and invites viewers to feel alongside her. More on Xan can be found here at xanbloodwalkerart.com.
Duane Conliffe
Duane M. Conliffe is a fine art photographer and light painter whose work spans landscapes, botanicals, automotive culture, architecture, and abstract light imagery. A lifelong Bay Area resident, Duane’s passion began with a Brownie Hawkeye camera, progressed through a Canon SLR, and matured into a technically sophisticated digital craft.
Duane’s motivations revolve around the full circle of visual creation—from capturing an image to mastering the print. His knowledge bridges traditional CMYK printmaking and modern RGB digital processes, giving him rare creative control over the trajectory of each piece—from concept to final art. His series of “light paintings” merges photography with long-exposure techniques, producing ethereal abstractions that speak to light, motion, and the passage of time. More about him and his work can be found at dcfoto.co.
Each one of these local artists draws inspiration from both their experiences and external environments—botanical, architectural, rural, or urban—and uses mediums aligned with their message to evoke emotion, reflection, and connection through art. If you’d like to join the community at the next art event, please let us know.
East Bay Overlooks and Vistas: Hikes with a View
Wherever you may be in the East Bay, you’re likely not far from an outstanding network of trails. Ranging from rugged and rocky footpaths to paved wheelchair and stroller-friendly routes, they all make their way through magnificent natural scenery.
When trekking the hills to the east you’ll enjoy broad vistas of East Bay cities as well as the Bay itself. Many trails are maintained by the East Bay Regional Park District and East Bay MUD (yes, the water company).
Wandering closer to the Bay affords expansive waterfront vistas, phenomenal bird watching and a cooling breeze. Even our urban centers encourage access to nature. Oakland, Berkeley, Richmond, El Sobrante and others have great view hikes, many within the city limits.
A SAMPLING OF SCENIC EAST BAY HIKES
- Sibley Volcanic Regional Preserve features Round Top Peak (elevation 1,763 feet), an ancient volcano and the result of tectonic action between the Hayward and Moraga faults. There’s also an old quarry and a hidden labyrinth.
- Inspiration Point Trail is just one of many wonderful hikes in Tilden Regional Park. The route is paved and well-marked with amazing views at every turn.
- The Big C Hike above UC Berkeley has an approximate elevation gain of 1,000 feet. The outlook is thrilling, encompassing the North Bay and San Francisco. An offshoot of the main trail will take you to Tightwad Hill where you can cheer on the Cal Bears from a free view of Memorial Stadium.
- Huckleberry Botanic Regional Preserve has an ecologically rich path that loops through a mature bay forest, then rises to a ridge where you’ll find views and native plants. These plants are relatively scarce and unique to areas such as this, where the soil and climate allow them to thrive. Because of the sensitive nature of this trail, dogs, bicycles and horses are prohibited.
- Sea Foam Trails offer great options for lovely hikes and picnic spots. Eucalyptus and oak groves, a wide variety of wildlife and birds, plus views of the San Pablo Dam and Reservoir make for a beautiful outing.
- Carquinez Strait Regional Shoreline has a number of multi-purpose view trails. From the hilltop you can see the marshland of Benicia State Recreation Area across the strait. From Franklin Ridge you’ll see Mt. Tamalpais to the west and Mt. Diablo to the east.
- Hayward Regional Shoreline Park encompasses 1,841 acres of marshes, seasonal wetlands and public trails. Hayward and San Lorenzo once engaged in salt production here, and at low tide, timber remnants at the landing sites emerge from the mudflats.
Have a favorite local hike? We’d love to hear about your East Bay excursions, so please reach out and share.
Blood Drives Save Lives
One of our Red Oak family members recently received a life-saving blood transfusion, inspiring us to host a blood drive to help even more people throughout our East Bay communities. Please consider donating. It’s fast, easy, and your donation could save the lives of up to three people!
SIGN UP NOW FOR THE JUNE 5TH BLOOD DRIVE!
1031 MacArthur Blvd, San Leandro
rore.me/sanleandroblooddrive-6-2025
Every donor will get the $20 E-Gift card and two tickets to a Giants game.
YOU CAN MAKE A DIFFERENCE. JOIN US.
Home Maintenance Tips for Late Spring and Early Summer
With summer just around the corner, now is an ideal time to tackle important home maintenance tasks. Whether you're settling into your home for the season or preparing to list it for sale, regular maintenance protects your investment and helps to prevent costly repairs down the road.
Here are key areas to focus on this season:
- Inspect the roof, siding, and foundation for signs of damage, especially following seasonal rains.
- Clean and check gutters and downspouts to ensure proper drainage and prevent water-related issues.
- Schedule a termite inspection: the East Bay’s warm weather makes regular checks an important preventive step.
- Check for moisture or mold in basements and attics—common trouble spots after the rainy season.
- Test electrical outlets for fire hazards such as frayed wires or loose plugs.
- Make sure your fire extinguisher is accessible and hasn’t expired.
- Flush the water heater and inspect for leaks or corrosion.
- Replace or clean HVAC filters to maintain air quality and system efficiency ahead of summer heat.
- Tend to appliance maintenance: vacuum refrigerator coils, clean range hood filters, and inspect dryer vents.
- Change batteries and test all smoke and carbon monoxide detectors.
- Trim trees and remove dead branches: keep vegetation clear of utility lines and neighboring properties.
- Consider a sewer line inspection if your home is older to avoid unexpected plumbing issues.
At Red Oak Realty, we’re here to support East Bay homeowners—whether you’re preparing to sell, planning ahead, or simply taking great care of your home. If you’d like referrals to trusted local service providers or would like a free market report for your neighborhood, don’t hesitate to reach out. We’re happy to help.
From Fixer to Showstopper: How Red Oak’s Enhance Program Helps Sellers Maximize Returns
In today’s market, buyers expect more, and insurance companies do, too. Whether it’s knob & tube wiring, an aging roof, or outdated finishes, many East Bay homes need a little TLC to meet modern standards and stand out. That’s where Red Oak Realty’s Enhance program comes in.
With Enhance, homeowners can upgrade their property before listing and pay vendors at close of escrow. Partnered with Freemodel, this service manages renovations, coordinates contractors, and addresses key issues that could otherwise delay or derail a sale. The results? Higher returns, faster closings, and fewer headaches.
Real Results in Oakland: A 212% ROI in Just Three Weeks
Take the recently transformed 2-bedroom home in the Oakland Hills, listed by Simon Black. With project director Megan Silver at the helm, the team tackled interior paint, upgraded exterior stairs, revived a backyard “She Shed,” and gave both front and back doors a refresh. The results were stunning. The home sold for $965,000, earning the sellers $44,148 in profit and a 212% return on their investment—all without upfront costs.
The Enhance program allowed our clients to maximize their profit while minimizing stress. The improvements made a real difference in how buyers perceived the home. – Simon Black
Montclair Majesty: 187% ROI and a $305K Profit
Another impressive transformation unfolded in Montclair, where Spencer Mills partnered with project director Megan Silver to take a home from “as-is” to eye-catching. The home sold for $1,168,000, after an as-is value of $700,000 and a renovation investment of $162,886—yielding a $305,114 profit and a 187% return. Freemodel’s comprehensive scope included everything from patched walls and fresh paint to a full kitchen renovation, updated lighting throughout, two refreshed bathrooms, fireplace tiling, and strategic exterior upgrades. The ADU was also enhanced with new appliances and finishes. This project demonstrates just how much value thoughtful, well-managed improvements can unlock.
The Fernandez Project: Major Overhaul, Major Payoff
At another standout listing, Don Adamson worked with Freemodel to reimagine a grandiose East Bay estate. The scope was extensive: new white oak flooring, plumbing upgrades, a full kitchen rebuild, garden installations, exterior paint, and even a refreshed cottage on the property. The improvements not only made the home beautiful—they made it insurable, financeable, and market-ready.
Insurance Challenges? Enhance Has You Covered
California’s insurance market is changing fast. Homes with outdated systems, like galvanized plumbing or roofs over 25 years old, may struggle to secure a buyer’s insurance policy. And that can kill a deal at the eleventh hour.
Enhance allows you to address these red flags before going on the market. From electrical and plumbing work to roof replacements, these essential upgrades can be rolled into your project budget—and paid at closing.
Buyers can’t close without insurance. Enhance helps sellers avoid last-minute negotiations or costly delays by proactively addressing these issues. – Sheri Madden
More Than Just Repairs: A Design-Forward Approach
Red Oak’s Enhance program isn’t just about function—it’s about making your home shine. With expert design input, staging services, and thoughtful upgrades, each project is tailored to help your home appeal to today’s buyers. Even small improvements—fresh paint, new light fixtures, landscaping—can make a big impact.
As seen in the recent Easy East Bay Livin’ transformation listed by Sheri Madden, sometimes sanding original hardwood, replacing fixtures, and removing outdated security doors is all it takes to change the feel of a home. The result? A light, airy, inviting space that buyers are eager to see in person.
Thinking of Selling?
If your home was built before 1980, has deferred maintenance, or you’re simply short on time, Enhance might be the key to a successful sale. Up to $500,000 in project costs can be covered, and you don’t pay until escrow closes.
Reach out today to learn how Enhance can help you sell your home for more—with less work.
California’s New Daylighting Law: What East Bay Residents Should Know
If you've driven, walked, or biked around the East Bay lately — in neighborhoods like Berkeley, Oakland, Richmond, El Cerrito, Albany, or San Leandro — you may have noticed some changes near crosswalks. That's thanks to California’s new Daylighting Law, aimed at making our streets safer for everyone.
What is the Daylighting Law (Assembly Bill 413)?
"Daylighting" is about clearing space near crosswalks so drivers, pedestrians, and cyclists have better visibility. Without cars parked too close, people crossing the street no longer have to "inch out" into traffic to see what's coming. And drivers have a much better view of pedestrians waiting to cross, especially children or wheelchair users who might otherwise be hidden by parked vehicles.
Here’s what the new law requires:
- No parking within 20 feet of any marked or unmarked crosswalk.
- If there’s a curb extension (bulb-out), the no-parking distance is 15 feet.
- The rule applies even if the curb isn’t painted red or there’s no signage.
Before AB 413, California was one of only 10 states without parking restrictions near crosswalks, despite having some of the highest pedestrian injury rates in the country.
What’s Changing Near Crosswalks?
- New Red Curb Paint: Some cities are repainting curbs near crosswalks — 20 feet from the intersection, or 15 feet if there’s a bulb-out to clearly mark the no-parking zones. Not all curbs will be painted right away, but many cities are phasing it in.
- No Parking Signs: You might spot new signs reading "No Parking Within 20 Feet of Crosswalk," especially near schools and busy intersections. These help drivers even where curb paint hasn’t yet been added.
- Unmarked but Enforced: Even if you don’t see red paint or signs, the law still applies. Parking too close to a crosswalk can result in a ticket, so it’s smart to get familiar with the new requirements.
- Improved Sightlines: Where daylighting is being followed, you’ll notice fewer cars parked at corners, giving everyone — drivers, cyclists, and pedestrians — a much clearer view.
- Curb Extensions (Bulb-outs): Some cities are also adding curb extensions that narrow the street and shorten crossing distances, making intersections even safer.
Berkeley has committed $1.25 million to update curbs and crosswalks. Officers initially issued warnings, but starting April 1, 2025, they began writing tickets — even if curbs aren't marked yet. Oakland has been actively repainting curbs and running public education campaigns. After a warning period, full enforcement is now underway. Other cities like El Cerrito, Albany, Richmond, and San Leandro are continuing their daylighting efforts through 2025.
Wherever you live — whether it’s Richmond’s North & East neighborhood, Solano Avenue in Albany, or near Lake Merritt in Oakland — here’s what you can do:
- Avoid parking within 20 feet of crosswalks, even if there’s no red curb or sign.
- Stay alert for new curb paint and signs.
- Spread the word — safer streets are a shared responsibility.
Small changes like daylighting help keep our East Bay neighborhoods vibrant, safe, and welcoming — whether you’re driving to the farmers market, biking to a café, or walking the kids to school.
Stay safe — and see you around the neighborhood!
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.