Pleasanton & Tri-Valley Real Estate Market Update – July 2025

By Elation Real Estate | Published July 15, 2025

Key Takeaways

• Mortgage rates: Stable in the mid-6% range; forecasts range from 6.5%–6.75% for the remainder of 2025

• Inventory levels: Slightly declining in most Tri-Valley cities; small increases in Danville and Alamo

• Buyer activity: Present but cautious; fewer multiple-offer situations than in spring

• Market trend: Mid-summer seasonal slowdown typical, with activity expected to pick up in late August/early September

• Seller considerations: Homes priced appropriately are still selling; overpriced homes may require adjustments

Mortgage Rates and Financing

Current Rate Environment
30-year fixed mortgage rates: Mid-6% range (July 15, 2025)

• Rates have remained relatively steady in recent weeks

• Forecasts vary: Fannie Mae predicts 6.3%, Wells Fargo projects 6.9%

• Most experts expect rates to stay between 6.5%–6.75% through the end of 2025, with potential gradual easing in 2026

What This Means for Buyers

Tri-Valley Inventory Levels

Current Active Listings (July 15, 2025)

Historical Context

• Mid-summer typically brings a seasonal slowdown as buyers focus on vacations and family commitments

• Inventory naturally tapers off after spring peaks, creating more options for buyers who remain active

• Homes are taking about 5 more days to go into contract compared to late spring

Buyer Activity

What We’re Seeing on the Ground

• Buyer interest is steady but cautious

• Open houses remain active, but fewer multiple-offer situations than in spring

• Buyers are watching for price adjustments and mortgage rate movements

• Activity is expected to pick up again in late August and early September as schools resume

Seller Conditions

Strategic Considerations for Sellers

• Properly priced homes continue to sell efficiently

• Overpriced listings may need adjustments to attract buyers

• Mid-summer slowdown provides an opportunity to plan for a strong fall listing season

• Days on market have increased slightly (~5 days), but contracts are still achievable for realistic pricing

Frequently Asked Questions

Is July a good time to sell in the Tri-Valley?
Yes, for homes priced correctly. Mid-summer sees lower buyer urgency, but homes in strong neighborhoods can still attract offers.

Are mortgage rates expected to drop soon?
Rates are stable in the mid-6% range. While the Fed may consider cuts, mortgage rates depend on inflation expectations and the bond market, so changes are not guaranteed.

Are buyers active during summer?
Buyer activity is present but more cautious. Many buyers are waiting for school to start or for potential price adjustments.

How long are homes staying on the market?
Average days on market have increased by about five days compared to late spring, though well-priced homes sell faster.

When will buyer activity pick up again?
Historically, late August through early September sees a surge in buyer interest as families return from summer vacations.

The Tri-Valley real estate market in Alameda and Contra Costa County, including Pleasanton, Dublin, San Ramon, Danville, Livermore, and Alamo, is currently experiencing a seasonal mid-summer slowdown. Inventory has slightly decreased in most cities, with small increases in Danville and Alamo. Homes are averaging about five additional days on market compared to late spring. Buyer demand is steady but cautious, with properly priced homes continuing to sell. Mortgage interest rates in the mid-6% range remain the primary driver of buyer activity. Increased activity is expected heading into the fall season.