Inner East Bay Real Estate Market Report - Sep 2026

September 2026

Inner East Bay

Market Outlook

Data through August 2026

September 2026

Housing Market Report

August marked a broad seasonal cooling across the Bay Area. Closings declined year over year in 13 of 14 counties and month over month in 12, while months of supply increased from July in 13 counties. The shift reflects the typical late-summer slowdown as the market transitions from the spring/summer peak toward the fall market peak.

Competition remained stronger than a year ago. The share of sales closing above list increased year over year in all 14 counties, while average days on market improved in 11. Price reductions increased in 10 counties, consistent with the seasonal rise in listing adjustments as the market moves toward fall and winter.

Single-family homes continued to show stronger market conditions than condos. Single-family closings fell year over year in nine counties but increased in five, and days on market declined in 13. The share of sales closing above list increased across every county. By contrast, condo price reductions increased in 12 counties, while condo days on market rose in six — signaling a more uneven recovery.

Condo momentum appears to be moderating after a strong summer. The condo median increased year over year in six counties and declined in eight, while the share of condos selling above list rose in only eight. August is the first month of data following new condo lending regulations, so it is too early to determine whether the slowdown reflects the regulations or the normal late-summer seasonal pattern.

San Francisco remains the regional standout. Condo sales increased 11% year over year to 214, the condo median rose 22% to $1.23 million, and active condo listings fell 36%. San Francisco was the only county where condos showed both meaningful price and closed transaction growth.

September watch: The strongest appreciation outside San Francisco was concentrated north of the city, with Marin posting the region’s second-highest year-over-year gain. Condo sales and pricing will be closely watched to determine whether August’s slowdown is temporary or the beginning of a broader shift. The performance of smaller versus larger condo buildings will also be important, particularly as the impact of the new lending regulations becomes clearer. Atherton’s nearly $10 million increase in its median price, driven by a few high-value sales, will be another notable test of whether recent gains will be sustained.

• Cities included: Alameda, Albany, Berkeley, El Cerrito, El Sobrante, Emeryville, Hercules, Kensington, Oakland, Piedmont, Pinole, Richmond, Rodeo and San Pablo.

  
  

  Sales: Inner East Bay closed 318 single-family homes, down 16% YoY and 18% from July, and 83 condominiums, down 14% YoY and 22% MoM.

  
  

  Prices: Single-family pricing was notably strong. The median increased 21% to $1,023,750 and price per square foot rose 9% to $630, with both measures pointing toward genuine price appreciation rather than simply a change in sales mix.

  
  

  Competition: Competition also strengthened: 75% of single-family sales closed above list, up 16 points YoY, while days on market fell from 37 to 29.

  
  

  Inventory: Active single-family listings declined 22% to 653 even as new listings increased 6% to 510, indicating that inventory contraction was driven by sales activity rather than fewer sellers entering the market.

  
  

  Single family: Contracts fell 6% to 370, but absorption improved 9 points to 57% and months of supply eased from 2.2 to 2.1. Price reductions fell 18% to 162, with the reduction rate improving 4 points to 23%.

  
  

  Condos: Condos showed a more mixed picture. Active listings fell 17% to 346 and new listings 16% to 138, while contracts increased 2% to 93 and absorption improved 5 points to 27%.

  
  

  Condo prices: Condo median pricing fell 10% to $440,000, but price per square foot remained flat at $481, suggesting the median decline was primarily mix-related. Condo reductions fell 7%, with the reduction rate improving to 33%.

  
  

  MoM: Month over month, single-family supply increased from 1.7 to 2.1 as closings fell 18%, while condo supply rose from 3.3 to 4.2.

  
  

  Bottom line: Inner East Bay has strong single-family pricing and competitive selling conditions, but the sharp monthly decline in closings is beginning to push supply higher. Condos are softer but showed improving YoY absorption.

  • 
    

Irina Luck

DRE# 01927187

Realtor®

M: 415.722.4461

[email protected]