THE MARKET HAS BECOME MUCH LESS FORGIVING
For the past few years, it felt like almost everything sold.
Today? Not so much.
I'm seeing a much wider gap between homes that attract multiple offers immediately and homes that linger on the market.
The difference usually isn't location. And it isn't always price. It's preparation.
Buyers have become far more selective. They're comparing every home online before they ever schedule a showing. They notice deferred maintenance. They notice dated finishes. They notice awkward pricing.
Meanwhile, well-prepared homes continue to generate competition, even in neighborhoods where inventory has increased.
The East Bay isn't slowing down. It's becoming more discerning. That's an important distinction. Because homeowners who understand that shift have a real advantage.
BUYERS ARE GETTING PICKIER. THAT'S ACTUALLY GOOD NEWS.
One of the more interesting shifts I'm seeing isn't that buyers have disappeared.
It's that their standards have gone up.
A year ago, buyers were often willing to overlook a dated kitchen or deferred maintenance simply because there weren't many alternatives.
Today they have more choices.
They're comparing homes more carefully, and they're becoming much more selective about where they're willing to compete.
For homeowners, that's actually useful information. It tells us exactly where preparation creates value and where it doesn't. That's a much more productive conversation than asking whether it's a "good" or "bad" market.
WHAT THE AI BOOM IS ACTUALLY CHANGING
In the previous newsletter, I wrote about the new wealth being created through AI. Since then, the headlines have only become louder.
San Francisco has now seen more than 140 homes sell for over $1 million above asking this year, fueled by AI hiring, anticipated IPOs, and an extremely limited supply of homes.
What matters to East Bay homeowners isn't the headline itself. It's what typically follows.
Historically, periods of rapid wealth creation in San Francisco eventually expand outward as buyers begin looking for more space, different lifestyles, and stronger long-term value.
No one knows exactly how this cycle will play out. But it's another reason I'm watching our local market very closely. If you ever want to “talk shop,” text, call, or email me anytime.
IF YOU WERE SELLING NEXT YEAR...
Here's a question worth thinking about today. If you knew you were selling your home sometime in the next 12 to 24 months...
- What would you do differently?
- Would you replace the roof now?
- Update landscaping?
- Refresh paint?
- Remodel the kitchen?
Many of the smartest decisions happen long before a home ever goes on the market. The earlier we build a plan, the more options you usually have.
JULY HOMEOWNER CHECKLIST
A few projects that are worth tackling this month:
- Clean gutters before late summer debris begins collecting.
- Check irrigation coverage during the hottest weeks.
- Pressure wash patios, decks, and walkways.
- Inspect exterior paint and trim for sun damage.
- Service garage doors and lubricate moving parts.
- Walk your property after sunset and evaluate exterior lighting.
Small maintenance now often prevents much larger projects later.
SURVEY: ONE QUESTION FOR YOU
If you were preparing your home for sale, what project would you tackle first?
