Q3 2025 Alameda Market Update: What You Need to Know

A Note from Kate 

This fall brought a noticeable shift in the market. As soon as rates dipped, activity picked up almost immediately, just as we expected. One of our listings received 13 offers the week rates dropped, and another listing the following week drew five strong offers. That early surge created real momentum heading into the season.

What’s been especially interesting is the strength we’re seeing at the higher end. In the Gold Coast, a client who sold off-market, at a price without direct comps to support it, had their home quickly resold for an even higher price. The famous Julia Morgan home at 1232 Bay is currently pending for a price that nearly broke the record for the highest sale ever in Alameda, a clear sign that the city’s upper end is holding strong. We’re also watching in anticipation of the ripple effects of what’s happening in San Francisco, where The Real Deal recently reported a “mansion shortage” tied to the AI boom. Homes in the $5–10M range that once sat for months are now selling swiftly, and that confidence can often spill into Alameda’s luxury market as well. That said, buyers are still drawn to well-prepared homes and are finding it difficult to justify top offers on properties that aren’t properly prepped for market.

Looking ahead, all signs point to a strong spring season. Historically, spring is the most active time of year, and with rates expected to dip again toward the end of this year, the early 2026 market could be especially busy. Our advice to sellers is to start the conversation earlier than you think. Partnering with your agent well in advance allows for better planning, smart decision-making, and the right prep strategy, or sometimes, the right non-prep strategy.

At the median price point, single-family homes remain highly competitive, while condos and townhomes are taking longer to move. There’s a large pool of buyers waiting and watching, which I’m assuming is because they’re standing by hoping for another rate drop before committing. My perspective? Waiting may cost them. With fewer competing offers now than what we have seen in the past, it’s a strategic time to buy and refinance later if rates fall further.

On the listing side, sellers are holding firm. When offers don’t meet expectations, we’re not rushing into acceptance, we’re staying patient, positioning strategically, and seeing results. The homes that are well-prepared and thoughtfully marketed continue to outperform the broader market, proving that presentation, timing, and skilled negotiations still make all the difference.

Overall, the market feels balanced yet energized. Alameda remains a standout: competitive, resilient, and full of opportunity for both buyers and sellers who approach it with the right strategy. If you are considering buying or selling in the next year, it’s never too early to start the conversation! We would love to talk!