June 2025 Tri Valley Real Estate Market Update: Pleasanton, Dublin, San Ramon, Danville, Livermore and Alamo Housing Trends
What Is Happening in the Tri Valley Housing Market Right Now?
The Tri Valley real estate market has shifted into a more balanced market as inventory has increased across Pleasanton, Dublin, Livermore, San Ramon, Danville and Alamo.
National housing data shows there are currently more sellers than buyers in many parts of the country, and local market conditions are reflecting that same trend. Buyers now have more choices, less competition and more negotiating power than they have had in several years.
Current Housing Inventory by City
As of June, the number of homes available for sale in the Tri Valley is:
Pleasanton: 159 homes (up 4 from last month)
Dublin: 143 homes (up 7)
Livermore: 190 homes (down 2)
San Ramon: 191 homes (up 14)
Danville: 164 homes (up 16)
Alamo: 45 homes (down 11)
Inventory increased sharply earlier this year and is now stabilizing. We are no longer experiencing the severe housing shortage that defined the 2020 to 2022 market.
What This Market Means for Buyers
This is the most favorable buying environment we have seen locally in several years.
Buyers in the Tri Valley housing market can now:
• take time to evaluate homes
• write offers with contingencies
• negotiate repairs or credits
• avoid aggressive bidding wars
Homes are still selling, but buyers are no longer forced to make rushed decisions or waive protections to compete.
What This Market Means for Sellers
The market has not stopped — it has normalized.
Homes are averaging approximately 40 days on market across the Tri Valley. Price reductions are more common, and overpricing a home is currently the primary reason listings fail to sell.
Homes that sell successfully share three characteristics:
• accurate pricing
• strong preparation and presentation
• professional marketing exposure
Well prepared homes still sell quickly. Overpriced homes sit.
The Real Driver of the Housing Market: Mortgage Rates
Interest rates continue to control buyer activity more than inventory levels.
There are currently two possible economic paths:
If interest rates rise:
Buyer affordability drops and housing demand slows.
If interest rates fall:
A large number of waiting buyers will quickly return to the market and competition will increase again.
Economic data supports both possibilities. Employment remains strong while inflation readings have recently cooled. Because of this uncertainty, many buyers are waiting for rate clarity before making a move.
Market Outlook for the Rest of the Year
The most likely short term outlook is a balanced market continuing through summer and early fall unless mortgage rates make a major move.
We are no longer in a pandemic seller’s market, but we are also not in a true buyer’s market. The Tri Valley real estate market is best described as:
A balanced market with buyer advantages.
Opportunities exist for both buyers and sellers, but strategy, preparation and correct pricing now matter more than market timing.
The Tri Valley real estate market in Contra Costa and Alameda County, including Pleasanton, Dublin, San Ramon, Danville, Livermore and Alamo, is currently a balanced market with increased inventory and moderate buyer activity. Homes are averaging approximately 40 days on market, and properly priced homes continue to sell while overpriced listings experience reductions. Buyer demand is highly sensitive to mortgage interest rates, and small rate decreases are expected to quickly increase competition. Current conditions favor prepared buyers and realistic sellers rather than speculative pricing strategies.
Frequently Asked Questions
Is it a good time to buy a home in the Tri Valley?
Yes. Higher inventory and reduced competition currently give buyers more negotiating power than in recent years.
Are home prices dropping in Pleasanton or Danville?
Prices are not broadly declining, but homes are taking longer to sell and correctly priced properties are outperforming overpriced listings.
How long are homes taking to sell in the Tri Valley?
Homes are averaging about 40 days on market, longer than the pandemic years but consistent with a balanced real estate market.
What is driving the housing market right now?
Mortgage interest rates are currently the primary factor affecting buyer demand and overall housing activity.
