San Ramon Real Estate Market Update — August 14, 2026

The San Ramon real estate market showed a little more life this week. Inventory held steady at 74 homes, but new pending sales jumped from 7 last week to 12 this week—the first double-digit pending week we've seen in several weeks.

The market is still moving much slower than normal, but the homes attracting buyers are showing us something important:

Price and presentation matter more than ever.

I'm Tony Santoro with Clarkson Santoro Real Estate. We know buying or selling a home can be stressful and confusing, so every week we break down what's actually happening in the San Ramon housing market—and, more importantly, what it means for your options as a homeowner or buyer.

Watch This Week's San Ramon Real Estate Market Update

This Week's San Ramon Real Estate Numbers

HOMES FOR SALE
This week: 74
Last week: 74

AVERAGE ASKING PRICE
This week: $1,873,000
Last week: $1,890,000

NEW PENDING SALES
This week: 12
Last week: 7

AVERAGE PENDING PRICE
This week: $1,825,000
Last week: $1,631,000

CLOSED SALES
This week: 13
Last week: 6

AVERAGE CLOSED PRICE
This week: $1,723,000
Last week: $1,556,000

The headline this week is buyer activity.

We finished the week with 12 new pending sales, up significantly from seven the week before. That's encouraging, especially as San Ramon families settle back into their school-year routines.

Let's take a closer look at what the broader market indicators are telling us.

San Ramon Housing Inventory Remains at 74 Homes

Inventory held steady at 74 active and coming-soon homes this week.

We've been hovering around roughly 75 homes for several weeks now. Even with the increase to 12 new pending sales, total inventory didn't decline.

That tells us new homes are continuing to come onto the market at about the same pace that buyers are putting existing inventory into contract.

For sellers, this means buyers continue to have choices—and simply putting a home on the market isn't enough to guarantee strong activity.

San Ramon Home Sales Are Still Moving Slower Than Normal

Although pending sales improved this week, our overall turnover rate remains just under 50% of what I consider normal for this time of year.

We haven't been above the 50% mark since May.

If we can string together another week or two of double-digit pending sales, we should start to see that number improve.

For now, though, it's important to distinguish between more activity and a genuinely fast market.

We're seeing more buyers engage, but we're not back to what I would consider a normal San Ramon turnover rate.

Are San Ramon Homes Still Selling Over Asking?

This week's over/under numbers gave us an encouraging surprise.

After several weeks in which homes were closing below their asking prices on average, the market moved back above asking this week.

That may sound strange when turnover is still so slow, but there's an important reason for it.

Overall inventory and transaction volume remain relatively low, and homes that are priced correctly and presented well can still generate significant buyer interest.

That's one of the most important distinctions in the current market.

This isn't necessarily a hot market. But individual homes can still be very hot.

What Is Happening With San Ramon Home Prices?

Looking only at an average sales price from week to week can be misleading because our weekly sales volume is relatively small.

What we're seeing on the ground is a noticeable difference between price ranges.

Homes priced below roughly $1.7 million are generally attracting more buyer activity, and properly priced homes in that range can still generate multiple offers.

Once you move above approximately $1.8 million—and particularly above $2 million—buyers become much more selective.

That doesn't necessarily mean an individual home's value has suddenly dropped.

It means the pool of engaged buyers becomes smaller as prices increase, and those buyers tend to have higher expectations for condition, location and presentation.

That's why looking at the average price alone doesn't tell the entire story.

What Is the Stock Market Telling Us?

I also watch the technology-heavy QQQ ETF because the performance of technology companies can have an outsized impact on buyer confidence here in the Tri-Valley.

Technology stocks recovered strongly after weakness earlier this summer, and QQQ ended August 14 roughly 19% above its year-end 2025 level.

That doesn't mean stock-market gains automatically turn into home purchases, but a healthy technology sector generally supports an important portion of our San Ramon buyer pool.

For that reason, I continue to watch the stock market as one indicator of potential buyer confidence and purchasing power.

Mortgage Rates Remain Near 6.7%

Mortgage rates have remained remarkably steady over the past few weeks.

Freddie Mac reported the national average 30-year fixed mortgage rate at 6.67% on August 13, down slightly from 6.69% the previous week.

For buyers, financing costs remain a significant part of the affordability equation.

And for sellers, higher borrowing costs are one reason today's buyers can be more price-sensitive than they were during lower-rate markets.

What Does This Mean for San Ramon Home Sellers?

The most important takeaway for sellers right now is:

The market can still reward a good home—but it is much less forgiving of mistakes.

We're continuing to see bidding wars on some homes below roughly $1.7 million when they're well prepared, presented correctly and priced in line with buyer expectations.

At the same time, homes priced above $2 million can have a much harder time gaining traction unless the property, pricing and presentation give buyers a compelling reason to act.

That makes your initial pricing and preparation strategy extremely important.

In a faster market, sellers sometimes get away with overpricing.

This isn't that market.

If you're preparing to sell, you need an honest assessment of where your home fits in the market—not simply the highest number someone is willing to tell you.

What Does This Mean for San Ramon Home Buyers?

For buyers, the current market presents an interesting mix.

You have more negotiating leverage on homes that have been sitting on the market or haven't connected with buyers.

But you shouldn't assume that every seller is desperate to negotiate.

The best homes—particularly at the lower end of the San Ramon price range—can still attract multiple buyers and sell quickly.

That means your strategy should depend on the specific house, not simply the overall market.

Some homes may offer an opportunity to negotiate.

Others may require a more aggressive offer to win.

Understanding the difference is critical.

This Week's San Ramon Market Takeaway

The first week of school often brings a brief slowdown as families settle back into their routines.

Interestingly, that wasn't really what happened this week.

We saw 12 new pending sales, our first double-digit pending week in several weeks.

That's encouraging.

But I would still describe this market as a strange mixture of temperate and cold.

At the lower price points, properly priced homes can still experience strong competition and bidding wars.

At $2 million and above, buyers continue to be much more selective, and homes can struggle to gain traction unless they're particularly compelling.

More than we've seen in a long time, the strategy for one San Ramon home may be completely different from the strategy for another.

That's why it's important to have someone helping you who will give you honest, accurate feedback rather than simply telling you what you want to hear.

The goal isn't to predict the market perfectly.

It's to understand your options well enough to make the best decision for you and your family.

Frequently Asked Questions About the San Ramon Housing Market

Is the San Ramon real estate market slowing down?

Compared with a normal San Ramon market, homes are still moving relatively slowly. Our turnover indicator remains below 50% of normal, although the jump to 12 new pending sales this week is an encouraging sign that buyer activity may be improving.

Are San Ramon homes still selling over asking?

Yes, some are. This week's average moved back above asking after several weeks below it. However, results vary substantially by price, condition and location. Well-presented and properly priced homes are performing much better than homes that enter the market too aggressively.

Are homes under $1.7 million selling better in San Ramon?

We're currently seeing noticeably stronger buyer engagement below roughly $1.7 million. Some homes in that range are still generating multiple offers. Buyer activity generally becomes more selective as prices move above $1.8 million and particularly above $2 million.

Is now a good time to sell a home in San Ramon?

That depends much more on your home and your situation than on whether the overall market is labeled good or bad.

Some homes are performing extremely well right now while others are struggling. Before making a decision, it's worth looking at your specific neighborhood, price range, competition and goals.

Wondering What This Market Means for Your Home?

Market statistics tell us what's happening across San Ramon, but they can't tell you exactly what your home is worth or what strategy makes the most sense for your family.

If you're thinking about selling—or simply want to understand your options—we're happy to sit down with you, look at your home and the current market, and help you create a plan.

Selling or buying a home can be stressful and confusing, but it doesn't have to be.