Micro-markets, Major Gains
FINDING VALUE IN THE BAY AREA – Q3 2025
The Inner East Bay real estate market in Q3 2025 marked a clear shift from the previous year, as rising inventory and tempered price growth gave buyers more leverage in certain neighborhoods and created a healthier balance between supply and demand. After several years of volatility and pricing climbs, prices stabilized – with the median single-family home price down 3.2% year-over-year – reflecting a continued correction from pandemic highs. Higher mortgage rates, hovering near 6.9%, led to more measured buyer activity and longer days on market, softening competition and prompting more strategic pricing among sellers. Still, with median home prices around $1 million – well below those in San Francisco, Marin, and the Peninsula – the Inner East Bay remained one of the Bay Area’s strongest values and most resilient housing markets.
Single-Family Home Performance by City
Oakland
Oakland’s market moved toward a possible opportunity for home buyers in Q3, with a median home price of $870,000, down 5% year-over-year. Active listings surged more than 30%, while closed sales dipped 6%. Average days on market rose to around 45, indicating longer sell times compared to pandemic-era lows.
Berkeley
Berkeley continues to dominate the East Bay for demand with its median home price reached$1.58 million, a 9% increase year-over-year, reflecting ongoing market strength. Both listings and closed sales rose, with most homes receiving multiple offers and selling within 23 days – a clear sign of sustained demand. On average, homes sold for 41% over list price, underscoring Berkeley’s enduring appeal among determined buyers.
Albany & El Cerrito
High-performing school districts kept Albany and El Cerrito in strong demand. Limited inventory meant homes that did list, sold quicker than other Bay Area neighborhoods – averaging 17 days in Albany and 21 days in El Cerrito. By contrast, Oakland and Richmond averaged 39-40 days on market.
El Cerrito’s median price climbed 27% year-over-year to $1.4 million, representing an 86% increase over the past decade. Both markets remain emblematic of the East Bay’s long-term investment potential.
Castro Valley & San Leandro
Castro Valley saw renewed energy in Q3, with a median sale price near $1.2 million (up 4% YOY) and a 50% increase in single-family home sales year-over-year, reaching 132 total transactions.
In contrast, San Leandro softened, with sales volume down 30% and prices mixed, reflecting cooler demand and slower turnover.
Piedmont
At the top of the market, Piedmont’s median home price neared $3 million, up 32% from 2024. Sales volume fell 25%, with only 15 homes sold in the quarter – consistent with a smaller, luxury-driven inventory pool. Low inventory and high demand are reflected in the high closed sales prices we have continuously seen in this sought-after neighborhood.
Neighborhood Highlights
Neighborhood-level trends in Q3 2025 reflected a mix of resilience and buyer opportunities, with some areas maintaining strong competition and others seeing modest price adjustments. If you’d like to see a third-quarter report on your neighborhood, reach out!
Condos
The condominium sector presented a particular opportunity: condo prices reached their lowest point in five years, offering attractive entry points for buyers despite their challenges with insurance, rising HOA fees and new point of sale requirements. Condo performance diverged notably from single-family homes in Q3 2025. Median prices for Inner East Bay condos dropped 25% from early 2022 peaks, reaching their lowest levels since 2016. For the first time in several years we saw buyers gaining more leverage thanks to rising inventory, though competition persisted for move-in ready or architecturally distinctive homes. With rising supply and more selective demand, buyers currently hold the advantage, particularly in Oakland and Emeryville, where competitively priced opportunities abound.
For Sellers
Even with moderating price growth, sellers retain strong equity positions, as most neighborhoods remain well above pre-pandemic levels. However, success requires realistic pricing and flexibility with an uptick in sellers reducing list prices by 4-7% compared to prior quarters to attract an offer. Premium neighborhoods still attract motivated buyers, but strategic pricing, professional presentation, and quick responsiveness prove essential. Well-prepared, fairly priced homes continue to sell – often within weeks. For those considering a sale in 2026, now is an ideal time to begin planning.
For Buyers
Buyers have the most favorable environment in years, particularly in the Oakland and condo market. With inventory at multi-year highs, slower price appreciation, and extended days on market, current conditions allow for greater negotiation and more careful decision-making. This isn’t the case as often with the Berkeley, Piedmont, El Cerrito and Albany markets. For those looking for an opportunity to get in a market where they may have been sidelined for years, there are creative lending programs and rate buydown options to help offset higher mortgage costs, making purchases more accessible. Today’s market offers a unique opportunity to find the right home at a fair price without the frenzied competition of previous years. Patience, preparation, and clarity about priorities are key to taking advantage of this balanced phase in the East Bay market.
The long-term forecast points to steady, sustainable appreciation, especially in markets tied to strong employment, excellent schools, and vibrant amenities. While buyers have regained some leverage since the pandemic boom, the East Bay remains the Bay Area’s best balance between affordability and lifestyle – and continues to stand out as a solid investment in an evolving market.
Whether you’re thinking about buying, selling, or simply keeping tabs on your home’s value, we can help you navigate the market with clarity and confidence. Reach out today to connect with a local expert and make the most of your real estate goals in the East Bay.
Red Oak Realty Sponsors Face Painting at Montclair Village Halloween Event
Red Oak Realty is excited to be part of Montclair Village’s annual Halloween festivities by sponsoring this year’s face painting booth. Families can enjoy a day full of Halloween fun, including trick-or-treating through the Farmers’ Market and Village shops, live music, craft stations, photo opportunities, and plenty of community activities.
Don’t miss this chance to celebrate the season with your neighbors! Come say hi to the Red Oak Realty team, enjoy the festivities, and make some magical Halloween memories.
Montclair Village Farmers' Market on Sunday, October 26th, 10 am to 2 pm.
Visit the website for more information
Buying a Home When Your Income Fluctuates
Why professionals with variable pay need a smarter plan
By Thuong Thien, CFP®, Principal & Senior Financial Advisor, Team Hewins
Featuring Vanessa Bergmark, CEO & Owner, Red Oak Realty
Bonuses, commissions, and stock options are common for many Bay Area professionals, but that income does not always come on a predictable monthly schedule. When you are thinking about buying a home, the ups and downs can feel overwhelming. How do you show a lender that your income is stable? How do you compete with buyers who have a steady salary?
The truth is, variable income doesn’t have to be an obstacle. With the right financial strategy and an agent who understands the local market, you can buy confidently and even turn your income structure into an advantage.
Here’s how to prepare.
Step 1: Understand Your Income Story
Your income has a rhythm. It might feel unpredictable, but there’s often more consistency than you realize. At Team Hewins, we help clients map out their cash flow, separating base salary from variable income and model how it plays out over time.
One client, a law partner, had uneven paychecks early in the year and large quarterly bonuses later. Once we mapped it, a pattern emerged and that clarity shaped a confident homebuying plan.
Step 2: Plan Months Before You Shop
“Most buyers start looking for homes before they’re financially ready,” says Vanessa Bergmark of Red Oak Realty. “In competitive markets like the Bay Area, you need your financing strategy in place months before making an offer.”
Sellers get offers from buyers who are pre-approved, pre-underwritten, or coming in with cash. Some buyers can even convert to financing after they purchase, letting them compete without loan contingencies.
"You could have a great price, but terms that drag things out 21 days on inspections, loans, or appraisals," Vanessa explains. "You might compete against someone with none of those hurdles. Sellers usually pick the path that closes faster."
This is why the months before house hunting matter more than the house hunting itself.
Step 3: Build a Bigger Cash Cushion
When your income fluctuates, keeping larger cash reserves can provide security and peace of mind. It’s about knowing you have a cushion to handle unexpected months without stress.
I notice there's often higher anxiety around cash flow with variable income. People naturally end up keeping more cash because they don't know what's coming next.
It's a smart concern. Together, we work through how much cash you actually need, ways to make that cash work harder while staying accessible, and how to structure your approach to support your long-term financial security.
The encouraging part? Your variable income pattern often creates opportunities, not just challenges.
Step 4: Work With Local Experts
Bay Area real estate isn’t like anywhere else. "We don't claim to know the entire United States," Vanessa says. "But we know exactly what we're doing” in the East Bay.
This local insight matters more than you might think. The way properties get priced in specific areas of the Bay differs completely from other markets. The marketing price isn't the transaction price. You need to understand the statistics, typical days on market, and how much properties usually go over asking.
"When you have almost 50 years of relationships and reputation, you just have very secure ongoing connections," Vanessa notes. "We know that territory very well, and our goal is to help position buyers to compete in that particular market."
It is about finding the right opportunity for your unique situation. Understanding the local market, including typical pricing, common offer terms, and how quickly homes sell, can make all the difference between landing your home and missing out.
Step 5: Connect the Whole Financial Picture
Your home isn’t just a transaction; it’s part of your overall financial life. When we model a home purchase together, we're modeling how it fits into your complete financial life. Tax implications, other cash flow needs, retirement planning, investment strategy, everything connects.
Our planning software helps us map your complete financial picture and shows you exactly what different scenarios look like. We can model selling your current house to buy another, or keeping both properties. We examine what happens under different income scenarios, inflation assumptions, and market conditions.
Working together through this visual approach, we help you discover possibilities you might not have considered and understand the real impact of different choices.
The Bottom Line
Variable income does not have to be a challenge. With the right preparation, what feels unpredictable can actually become an advantage, helping you make choices that support your life and your goals.
Homebuyers who plan carefully can find properties that fit their needs, compete successfully in competitive markets, and move forward with confidence. The key is avoiding the stress of stretching beyond what you can afford or missing opportunities by being too cautious. Your home should support the life you want, not create anxiety about money.
If you’d like guidance on how your income structure affects your homebuying options, Team Hewins offers a “Big Decision Clarity” meeting, designed to help you make confident financial moves that fit your real life.
Team Hewins, LLC (“Team Hewins”) is an SEC-registered investment adviser; however, such registration does not imply a certain level of skill or training, and no inference to the contrary should be made. We provide this information with the understanding that we are not engaged in rendering legal, accounting, or tax services. We recommend that all investors seek out the services of competent professionals in any of the aforementioned areas. Certain information provided herein is based on third-party sources, which information, although believed to be accurate, has not been independently verified by Team Hewins. Team Hewins assumes no liability for errors and omissions in the information contained herein.
October is Home Safety Month: Tips to Protect Your Home and Family
October isn’t just about pumpkins and cozy sweaters. It’s also Home Safety Month! At Red Oak Realty, we know that a safe home is a happy home. Whether you’re a new homeowner, thinking about selling, or just looking to make your current space safer, this is the perfect time to focus on home safety. With several earthquakes in the past couple of weeks, it’s especially important to think about earthquake preparedness along with everyday home safety.
Here are some practical tips:
1. Check Smoke and Carbon Monoxide Detectors
Your detectors could save lives. Make sure every level of your home has working smoke detectors and carbon monoxide detectors, and test them monthly. Replace batteries at least once a year.
2. Inspect Fire Extinguishers
Having a fire extinguisher in the kitchen and other key areas is crucial. Make sure it’s fully charged and everyone in your household knows how to use it.
3. Secure Doors, Windows, and Heavy Items
Locks aren’t just for front doors. Check that all windows and secondary entrances have sturdy locks. After recent earthquakes, also check that heavy furniture, TVs, and appliances are anchored to walls to prevent tipping.
4. Prevent Falls
Falls are one of the most common household accidents. Keep walkways clear, secure loose rugs, and ensure stairs have sturdy handrails. Night lights in hallways and bathrooms can prevent trips in the dark.
5. Winter Prep
With colder months approaching, inspect your heating system, chimney, and insulation. Make sure space heaters are used safely and never left unattended. Read more about our fall and winter home maintenance checklist by clicking here.
6. Outdoor Safety
Trim trees and bushes near walkways, check for loose railings, and ensure your outdoor lighting is sufficient. This not only prevents accidents but also deters potential intruders.
7. Earthquake Preparedness
Keep an emergency kit with water, food, flashlights, and first aid supplies. Identify safe spots in each room, like under sturdy tables or against interior walls. Practice “Drop, Cover, and Hold On” drills with your family so everyone knows what to do when the ground shakes. More details can be found here.
8. Emergency Planning
Create or update your family emergency plan. Know exit routes, designate meeting spots, and ensure everyone understands the plan. Keep emergency numbers handy.
A safe home is a smart investment and it protects the people who matter most. At Red Oak Realty, we’re committed to helping clients not just find a house, but create a home that supports their lives and goals. Taking small steps this October can make a big difference in safety and peace of mind.
If you’re buying, selling, or investing in real estate, we can guide you to homes with features that keep safety and comfort in mind. Reach out today to learn more about creating a safer home!
Fall Maintenance for Your East Bay Home
Autumn in the East Bay usually means crisp mornings, warm afternoons, and some of the most comfortable weather of the year. This season, we’ve already seen a few early showers, a helpful reminder that cooler, wetter months are right around the corner. Now is the time to get your home ready for shifting conditions and keep it running efficiently all season long.
Clean gutters, downspouts and roof scuppers: Clearing out leaves and debris from the roof’s drainage system prevents water from pooling and causing damage. Compost the organic waste to keep your cleanup eco-friendly.
Inspect the roof ridge and vents: Check for any damage or blockages in these areas. Repairing them early helps maintain your home's insulation, increasing efficiency.
Inspect siding, trim, soffits, and fascia boards: Look for holes or gaps and seal them. This not only prevents pests from entering, it also cuts your home’s energy use by reducing drafts.
Check windows and doors for proper sealing: Ensure that windows and doors are properly sealed to maintain indoor temperatures. Opt for weatherstripping made from recycled materials.
Clean up garden debris: Remove fallen leaves and branches to deter pests and insects. Use this organic matter to create mulch or compost, enriching your garden sustainably.
Check storm drains near the property: Report any blockages to your city to prevent flooding. Keeping storm drains clear helps local water systems function properly, benefiting the community and the environment.
Test the sump pump: Ensure your sump pump is working properly to prevent basement flooding. Regular maintenance extends its life and ensures efficient operation.
Inspect HVAC system and change air filters: A well-maintained HVAC system runs more efficiently, consuming less energy. Replace filters annually with high-efficiency options to improve indoor air quality.
Flush water heater: Removing sediment from your water heater improves its efficiency and longevity, saving energy and reducing your carbon footprint.
Test smoke and carbon monoxide detectors: Replace batteries and use the test button to confirm these essential devices are working properly.
Check fire extinguishers: The yellow tag attached to your fire extinguishers will tell you the last date of inspection. Make sure they are professionally checked annually and re-charged if needed.
Vacuum the vent hose and check for lint buildup in clothes dryer: Cleaning the dryer vent reduces fire risk and improves energy efficiency. While you’re in the laundry area, clean the washing machine filter too.
Schedule a chimney inspection: If you plan to use your fireplace, make sure it’s safe and efficient. A clean chimney burns more efficiently, reducing your home’s overall environmental impact.
Check for pests and look for possible entry points: Seal any gaps to keep pests out and maintain a comfortable, energy-efficient home. Use natural pest deterrents whenever possible.
Vacuum refrigerator coils: This task helps your refrigerator run more efficiently, conserving energy and extending its lifespan.
Set ceiling fans to rotate clockwise: This will move the warm air downward and keep the living areas more comfortable.
By staying ahead of maintenance now, you’ll keep your home safe, comfortable, and efficient throughout the cooler months. If you’d like help with any of these tasks, Red Oak has great resources and we’re happy to share. Just reach out.
Red Oak Realty Community Event Fall Blood Drives
At Red Oak Realty, a simple yet powerful story of a community member’s life-saving blood transfusion sparked a collective mission - the Red Oak Realty Bi-Annual Community Blood Drive. This event embodies the spirit of unity and compassion that defines our East Bay communities. Please sign up and join us!
Wednesday, October 8th, from 10 AM to 2 PM at one of our 2 locations:
1031 MacArthur Blvd, San Leandro · rore.me/sanleandrobd-10-2025
6450 Moraga Avenue, Oakland · rore.me/montclairbd-10-2025
Wednesday, October 15th, from 10 AM to 2 PM
1575 Hopkins Street, Berkeley · rore.me/hopkinsbd-10-2025
Living Green in the East Bay: Eco-Friendly Homes and Neighborhoods
In the East Bay, living green is practical and inspiring. Homeowners are cutting energy use, planting for our climate, and choosing materials that last. These choices bring comfort, savings, and a lighter footprint for our shared environment.
Simple steps that make a big difference
Start with efficiency. LED lighting, smart thermostats, well-sealed windows, and quality insulation improve comfort and help manage utility costs. Consider an electrical panel that is ready for an EV charger and future electrification. If solar fits your roof and budget, it can offset daytime use and support cleaner power at home.
All-electric living
Induction cooking brings fast response and better indoor air. Heat pumps provide efficient heating and cooling in one system. Paired with a heat pump water heater, your home can move toward an all-electric approach that is clean, quiet, and easy to maintain.
Outdoor spaces that work with our climate
Native and drought-tolerant plants thrive with modest water and look beautiful through the seasons. Drip irrigation and mulch keep water where it is needed. Rain gardens slow and filter stormwater before it reaches our creeks and the Bay, which protects habitat and reduces runoff. For a friendly guide with placement tips and plant ideas, read our informative blog about rain gardens.
Resilience for hillside and fault-zone living
In many East Bay neighborhoods, seismic upgrades and sensible hardscaping add safety and peace of mind. Fire-wise planting and simple maintenance can also support defensible space without sacrificing curb appeal.
Resources and rebates
Local cities and utilities offer rebates for electrification, water-wise landscaping, and energy upgrades. These programs can lower costs and help you plan projects in a smart sequence. If you want help sorting options, we can connect you with trusted local pros.
How Red Oak shows up for the community
Living green is a community effort, and it is part of who we are. All Red Oak offices are Green Business Certified, reflecting a commitment to sustainability, clean energy, and community values. Our team supports water and energy efficiency, waste reduction, and responsible purchasing in our day-to-day operations. We believe real estate should care for people and place, and we work to show that with every client and every neighborhood.
If you are exploring an efficient upgrade, planning an EV-ready garage, or simply want a yard that supports pollinators and uses less water, the many small steps add up. Reach out for a quick conversation about high-impact, budget-friendly ideas and local resources that fit your needs.
Note: Buyers and homeowners should verify features and permits, including solar ownership or lease terms and energy performance information.
Staging for Success: 2025 Staging Trends That Help Sell a Home
In the East Bay, where buyers are as diverse as the neighborhoods they shop in, the way a home feels can be just as important as its square footage. At Red Oak Realty, we know that staging is more than arranging furniture. It is about creating a lifestyle that resonates with today’s buyers. With design styles evolving, here are the 2025 staging trends that are helping East Bay homes sell faster and for more.
1. Make the Living Room the Star (and the First Impression)
According to the 2025 Profile of Home Staging by NAR, 37% of buyer’s agents say the living room is the single most important room to stage, followed by the primary bedroom (34%) and kitchen (23%). Why? Because a well-staged living room helps buyers instantly see themselves living in the home, creating that emotional connection that sellers crave. Invest here, and you're investing in the potential for more offers and shorter market time.
2. Embrace Personality - Vintage, Eclectic, Bold
Gone are the days of clinical, neutral staging. In 2025, psychology meets style: buyers are drawn to spaces that tell a story. As Architectural Digest reports, eclectic staging featuring historic or idiosyncratic pieces (a well-loved antique or a bold piece of art) creates a connection.
3. Rich Tones That Resonate
While beige and gray have their place, richer, moodier shades are making waves. Dark olive green kitchens, navy blue bedrooms, and charcoal gray living rooms have been shown to add thousands to resale value, sometimes even surpassing lighter tones, according to House Beautiful. Consider deep accent walls, plush textiles, or statement décor to stay current without overwhelming a space.
4. Layered Texture & Organic Warmth
Buyers often look for a balance of modern style and natural ease. Incorporating linen, jute, wood, and warm metals creates rooms that feel welcoming. Staging with layered textures helps a space feel grounded without being overwhelming. It also reflects our neighborhood’s connection to nature, something buyers often appreciate.
5. Highlight Flexibility
Many buyers want rooms that can do double duty. Staging a corner as a workspace or a spare room as both office and guest space shows adaptability, something East Bay households often prioritize.
6. Use Greenery and Natural Light
Plants never go out of style. Adding greenery, woven baskets, or natural wood accents instantly refreshes a space. Homes in the East Bay benefit from abundant natural light, so staging should highlight windows and sightlines. Buyers want to feel a connection to the outdoors even when they are inside.
Why Staging Matters
Staging consistently helps homes sell faster and for more. Agents nationwide report that buyers are willing to pay up to 10 percent more for a home that is staged well. In the East Bay, where inventory is tight and competition is fierce, staging can be the difference between sitting on the market and receiving multiple offers. We can connect you with expert stagers and agents who understand what East Bay buyers are looking for today. Reach out.
Why working with a local agent puts you at an advantage
A pair of agents help couple find the ‘needle in the haystack’ home
The transaction required upgrading and selling the old home at the same time as upgrading the new home.
Sarah and Mike, longtime homeowners in El Cerrito, faced a dilemma: two children in two different school systems — El Cerrito and Albany. That can be tricky with daily schedules and vacations that don’t mesh. The couple decided in the early fall of 2024 that it was time to find a home in Albany, so that both children could attend school there.
What came next made juggling kids in two different school districts feel like… child’s play.
The couple diligently interviewed several agents, settling on Rachel Melby of the Little Hill Team at Red Oak Realty. Sarah immediately felt a strong connection with Rachel, confident that she was the perfect fit from the start.
Since the couple would be purchasing a house while still owning another, Rachel connected them with a lender to get a home equity line of credit (HELOC). They would need that to help them make a down payment on the new home and prepare their old home for sale, as well as renting another home during the repairs.
Then began their home search in Albany for more space and a second full bathroom. Five discouraging months of searching for a “needle in a haystack” with a limited budget left the couple feeling hopeless. They began to consider staying put, believing their only options were either to make their current situation work, or to downsize to a much smaller home in Albany.
Albany’s competitive housing market, fueled by its sought-after school district, shows no signs of slowing — 27 homes have sold this year as of late May, similar to last year’s 28. The median sales price remains around $1.34 million.
Unlike the broader East Bay, where increased inventory has eased competition for buyers in 2025, Albany homes, like those in Berkeley, consistently attract multiple offers. In the first quarter of 2025, homes sold for an average of 35% over the asking price, a trend continuing into the second quarter at 31%. The challenges were exacerbated by the scarcity of homes for sale in Albany.
Found! Needle in haystack
Fortunately for Sarah and Mike, not only was Rachel Melby actively looking for them, but so was her new team member, Rachel Sheftel. As luck would have it — for them — Rachel Sheftel saw that a 3-bedroom, 2-bath home in Albany just north of Solano Avenue fell out of contract and was returning to the market, at a transparent price. The listing agent was from out of the area, and the home was owner-occupied, presenting challenges. But both Rachels recognized the urgency of the situation.
Within 90 minutes, Rachel Melby had Sarah and Mike inside the home, and an inspector scheduled for a walkthrough that same afternoon. The home was filled with two decades of belongings, it needed work, and there were no reports or photos available. Despite the awkwardness of inspecting the home with the sellers present, Sarah and Mike were able to look past the cosmetic issues. They got a verbal thumbs-up from the inspector, and considered making an immediate offer.
Sarah was nervous, “I was very scared that we wouldn’t be able to sell our home — we were bootstrapped.” She knew they had to sell their El Cerrito home for a certain price for this plan to work, and that would require significant prep work. They were on a tight budget, it was mid-January, and the market was volatile.
But other agents were making arrangements to show the Albany property that same day. Sarah and Mike needed to move fast. Fortunately, their agent had educated them on market dynamics, pricing strategies and the home-buying process, so they could recognize this rare opportunity.
They were in contract within eight hours.
The drama didn’t end there
The Little Hill Team knew that for the couple to renovate enough to achieve top dollar for their El Cerrito home, they would need to move out right away. Sarah and Mike moved their kids and cats into an Airbnb. With their agents’ local vendor contacts, recommendations, and a trusted contractor, they were able to efficiently work on both properties simultaneously.
Within a month or so, it was time to market their first home. The modern staging included artwork from local artists (who cross-promoted the property), a fun, engaging video, and digital marketing tools to ensure broad exposure. The Little Hill Team expertly transformed the home’s challenges, like close proximity to BART and a busier street, into selling points. The open houses were busy and their El Cerrito home quickly garnered six great offers. It sold for more than Sarah and Mike had ever imagined.
Within months the family moved into their Albany home with a new kitchen and in a much better location for the family. The children are now in the same school. Sarah and Mike are thrilled.
“The best decision I have made in the last eight years was hiring Rachel. She’s absolutely incredible,” Sarah said. Despite the fast pace, excitement, and nerves, “she stayed calm the entire time; we were scared, but we trusted her, and it all worked out in the end.”
Sarah’s advice to others: “Hire a local agent — the Little Hill Team has literally changed our lives!”