Monthly report · No.25
MONDAY, APRIL 27, 2025
Friends Don’t Let Friends
Hit The “Tour This Home” Button
By Declan Spring
efore you click “tour this home” on Zillow and other real estate platforms, there is something you should know. That button can now lead directly to a binding agreement with an agent, often at 3%, before you have even had a real conversation.
Friends don’t let friends contract unwittingly with an anonymous gang!
I just published a Substack piece on what has changed with real estate commissions since 2025. The short version is that while the system is more transparent, it is not necessarily cheaper, and in some cases buyers are feeling the pressure more than before. Check out my latest post breaking down what really changed and how it is playing out here in the Inner East Bay. Click here to read
If someone you know is thinking about making a move, this is worth understanding before taking the first step. Please share with someone who might need this info before they make a bad decision to hit "tour this home"!!
If you’ve not been following my Substack lately, I’ve written a couple of deeper dives that might be useful to you or someone you know. They are somewhat related:
The $180,000 House That Became a $2.4M Tax Problem
A real-world look at how capital gains can build over time and the planning mistakes that can turn appreciation into a major tax hit.
Why Can’t I 1031 Exchange My Home?
A clear explanation of why primary residences don’t qualify for 1031 exchanges and what strategies actually do work.
Meantime, if podcasts are your preferred place to catch up on topics, I had a great conversation recently with local lender Faramarz Moeen-Ziai founder of FMZ Loans. FM as he’s fondly known, wasn’t shy in sharing his thoughts on all things mortgage related, especially in relation to national politics and geopolitical turmoil. Being that he’s Iranian, FM is dealing with a situation that is of both great personal and professional concern. 🎧Click here for the podcast.
Thinking about buying or selling in the East Bay?
Please don’t hesitate to reach out for custom information. We’re always happy to provide it. Best way to reach us is at declan@thehomefactor.com
*Data is sourced from the MLS and considers detached Single-Family Homes
the state of the market
The Housing Factor
By Ehsan Habib
Low inventory, the predominant theme of the 2026 Inner East Bay real estate market continues to set the pace. Buyers looking in neighborhoods with high demand are facing stiff competition
We had a 10.7% (Year-over-Year) decline in new listings (535 in March 2026 vs 598 in March 2025). Demand has been strong, as is typical for Spring. For 2026 and 2025, the Median Days on Market (DOM) was 14 days (and average DOM was 23 and 22 days, respectively). While the Median Sales price declined by 0.3%, the Average Sales Price actually rose by 5.23%. When we see an increase in the Average Sales Price but not the Median Sales Price, it suggests that the higher end of the market is making gains that are not being seen in the lower end of the market.
For most Buyers and Sellers, today' s market feels like a whirlwind compared to last year's. Strategies and pricing that could win a home in 2025 are not competitive in 2026. March 2025 had 2.3 Months Supply of Inventory, while March 2026 registered at 1.8 Months Supply of Inventory.
We have seen a strengthening in the Southern end of our market, from El Sobrante to Oakland. While Richmond did not see an increase in Median Sold Price, it did go from 3 Months Supply of Inventory to 1.4 Months Supply. El Sobrante went from 3.1 to 2.4 Months Supply, and Oakland went from 2.6 to 2 Months Supply. Pinole, Hercules, and San Pablo are the only cities that did not improve their absorption rate (although San Pablo had only a very modest increase). These trends are best explained by the shift in momentum stemming from San Francisco, which has entered another boom cycle due to AI.
As always, the data and trends are granular and different for each city, each neighborhood, and each home. If you have any questions about your specific situation — whether you're looking to buy, sell, or simply understand what your home is worth in this environment — reach out anytime. We're always happy to talk through the numbers.
You can reach out directly to me at ehsan@thehomefactor.com
Mortgage news
MORTGAGE MUSINGS
By Evelyn Freitas | VP of Mortgage Lending at Guaranteed Rate NMLS 247578
Is now the right time to buy in the East bay?
IWhat if the most strategic move you could make in today's market is the one most people are talking themselves out of?
Uncertainty has a way of keeping buyers on the sidelines — and right now, there’s plenty to go around. Geopolitical tensions, fluctuating economic reports, and the daily noise of rate headlines have many would-be homeowners taking a wait-and-see posture. Waiting can feel like the responsible choice — the cautious approach of someone who has done their homework. In the Bay Area, though, patience without action has a price tag, and it compounds quietly while you watch from the sidelines.
Inventory across the Bay Area sits at just 2.2 months — and in San Francisco, that number drops to a remarkably tight 1.2 months. When supply is that constrained, buyers who act during quieter moments consistently come out ahead of those who rush in once confidence returns to the broader market.
Remember that rates are temporary, while equity is permanent. The property you secure today — in the right neighborhood, at the right price — is an asset that builds wealth over time. The rate you close with is a number that can be revisited when the market shifts. And shift it will. At the end of the day, the real reason to buy has nothing to do with rate charts or market reports — it's about creating the life you envision for yourself and your family, in a place you want to call home.
Analysts project Bay Area home prices to rise 2% to 6% in 2026. Waiting for the perfect rate environment while prices appreciate means paying more for the same home, and starting the equity clock later.
The Bay Area market carries its own unique opportunities in every corner, and the right guidance from The Home Factor can help identify the best entry point for your individual goals. The buyers who look back with satisfaction are rarely the ones who waited for certainty. They are the ones who gathered the right information, aligned with the right professionals, and made a confident move while others hesitated. That clarity is available right now, and it starts with a conversation.
Reach out at evelyn.freitas@rate.com to discuss what today's market means for your situation. The right move may be closer than you think!
Evelyn Freitas is a mortgage finance expert with 20 years of industry experience, helping buyers and real estate professionals navigate complex lending environments with confidence.
Create Harmony In Your Home
By Denitsa Shopova
Why Feng Shui Coupled With My Personalized, Custom Home Styling is Your Secret Real Estate Advantage
Whether you are preparing to list your home or you’ve just received the keys to a new one, the "vibe" of a space isn't just an abstract feeling. It’s the result of how energy, or Qi, flows through your environment. That is why I am proud to offer Feng Shui Consultations as well as simple Custom Home Styling Consultations as a core part of my real estate services.
The Benefits of an Aligned Home
Feng Shui is the ancient art of arranging your living space to create balance with the natural world. When your home is aligned, the benefits ripple into every area of your life.
Reduced Stress: Simple shifts in furniture placement can transform a chaotic room into a sanctuary of calm.
Enhanced Prosperity: By activating specific areas of your home (the "Wealth Corner"), you invite abundance and career growth.
Better Sleep & Health: Optimizing the bedroom layout can improve rest and physical vitality.
Faster Sales: For sellers, a home with good flow feels "right" to buyers the moment they walk in, often leading to quicker and higher offers.
Ready to bring more balance to your space? I’m currently offering a New Year Harmony Session for my clients. Reach out to me today at denitsa@thehomefactor.com to book a no obligation discovery call! Wishing you a New Year that’s in balance.
SUBSTACK: WHY our monthly newsletter isn’t enough
By Declan Spring
Think you’re “in the know” from our monthly recap? Think again. Real estate markets move fast, and a once-a-month snapshot can’t keep up.
That’s where our Weekly Substack comes in — it’s your early-warning system, unpacking fresh inventory data, interest-rate shifts, neighborhood trends, and hidden opportunities well before the headlines catch up.
Every issue delivers:
Local open-house & listing insights
Real-time rate analysis
Tactical tips for buyers, sellers, and refinancers
Market signals you won’t see anywhere else
Make your decisions with confidence — not hindsight.
👉 Click here to subscribe to our weekly Substack now and stay one step ahead.
THE HOME FACTOR ON YOUTUBE!
Our YouTube channel offers short, real-world videos showing how we transform and market the older homes we represent. Subscribe—and feel free to share it with anyone considering a sale who wants to see how we guide older homes into newer hands.
👉 Click here to subscribe to our YouTube Channel for some behind the scenes magic..
We are The Home Factor, REALTORS®, serving clients in the San Francisco Bay Area, and beyond.
Declan Spring · Declan@thehomefactor.com
(415) 446-8591 · DRE#01398898
Denitsa Shopova · Denitsa@thehomefactor.com
(510) 220-1634 · DRE#02137852
Ehsan Habib · Ehsan@thehomefactor.com
(510) 730-4516 · DRE#02166899
GUIDING AND INSPIRING PEOPLE TO INCREASE THEIR FINANCIAL STABILITY AND LOVE OF LIFE THROUGH WELL DESIGNED HOME OWNERSHIP
The Home Factor • DRE#01398898 • Powered by Keller Willams • 2089 Rose St, Berkeley, CA 94709 • Declan@TheHomeFactor.com · (415) 446-8591