Sellers Just Got Something Back They Didn't Have a Year Ago
Over the twelve weeks ending August 30, 2026, the territory's median sale-to-list percentage rose to 99.6%, up from 98.8% the same window a year earlier, MLS sold data shows.
A year ago, sellers across this territory were still giving a little ground to get a deal done. That's just what the market asked for.
Not anymore.
Over the twelve weeks ending August 30, 2026, the territory's median sale-to-list percentage came in at 99.6%. A year earlier, over the same twelve-week window, it sat at 98.8%. That's the gap. Small on paper. Loud in real life.
915 paired sales · 94506, 94507, 94526, 94528, 94549, 94556, 94563, 94566, 94568, 94575, 94582, 94583, 94588, 94595, 94596, 94597, 94598
MLS sold data · Twelve weeks ending August 30, 2026
Same bones, different soul: homes selling closer to full ask than they were a year ago.
Here's what backs it up. Homes across the territory sold at a median of $1,545,000. Median days on market landed at 43 days. Sellers are not waiting around, and when the offer comes in, it's coming in closer to the number they asked for.
Look at San Ramon and you see the tension up close. The median sale price there fell 6.26% year over year. At the same time, the average sale-to-list ratio climbed 2 percentage points. Homes fetching less. Sellers conceding less to get it. That's not a contradiction, that's the leverage shift, right there in one zip's numbers.
Zoom into Danville and the appreciation story is real: median sale price hit $2,210,000, up from $2,268,000 the prior period is not the read here, so let's stay on what we can say. Danville's median sale-to-list came in at 98.1%.
Alamo told its own story. Median sale price landed at $3,000,000, up from $2,465,000 a year earlier, same twelve-week window. That's a level, not an inflation, and it's a freaking awesome one if you're the one holding the deed.
Moraga's days-on-market trend is the one that stops you. Median days on market fell to 32 days, down from 51 days the same window a year earlier. That's not incremental. That's a house that used to sit almost two months now going under contract in about a month.
Not every corner of the territory moves at the same speed. Median days to pending ran 57 days in Lafayette. In Orinda, the same measure ran 27 days. One buy box, two completely different clocks. If you're hunting in this territory, that's the number that should shape your offer strategy more than anything else here.
What does this mean if you're sitting on a listing decision right now? Sellers are not needing to bend the way they did a year ago. That's leverage back in your corner, and it's showing up in the sale-to-list number territory-wide, not just in one hot pocket.
If you're a buyer, don't assume every corner of this territory moves the same. Lafayette and Orinda are proof that "the market" isn't one thing here. It's a dozen different markets wearing one zip-code map.
What to watch next: does that sale-to-list gap keep widening, or was this window the peak of it? The next twelve-week read tells us whether sellers keep gaining ground or whether this was as good as it gets for them.
Numbers here come from MLS sold data across the territory, verified before writing.
Appreciate you. Jason