Gregsilvarealestategroup

09/26/2026

Buying in the East Bay with 30-year fixed rates averaging near 7%? Focus on the total monthly payment, not just the headline rate. 🏡

Practical strategies to discuss:
• Explore temporary or permanent rate buydowns.
• Ask sellers for credits toward closing costs or financing expenses.
• Compare multiple local lenders, including rates, fees, and service.
• Consider an ARM only with a clear written timeline covering the first adjustment date, future caps, and your refinance or hold plan.
• Use a longer market window as negotiating leverage. Average days on market are about 32 in Walnut Creek, 37 in Danville, 40 in Pleasanton, 43 in Alamo, 44 in Dublin, and 51 in San Ramon.

Waiting for rates to fall can backfire if prices and competition rise. Current median prices include approximately $3.1M in Alamo, $1.9M in Danville, and $1.42M in San Ramon.

Greg Silva Real Estate Group: led by broker-owner Greg Silva, with 15+ professional certifications and 60+ families helped in 4 years, can help you compare the options.

Which strategy would make buying feel more manageable? Let’s talk through your options.

09/26/2026

THE HORIZON BOARD — September Activity

5 pending. 2 coming soon. 3 active listings. That's 10 families in motion this month, and none of it happens without the people behind the numbers.

To our buyers and sellers — thank you for trusting us with the biggest move of your year. We don't take that lightly.

And to our agents — this board is you. Early mornings, late showings, tough negotiations, and phone calls that don't stop. Your work is what puts Horizon on the map in Danville and the Tri-Valley.

We're just getting started. If you're thinking about buying or selling this fall, let's talk.

📞 925-786-8887
Horizon Realty Group Danville · 541 Sycamore Valley Rd W · DRE #02276365

09/26/2026

Before MLS: East Bay homes reach qualified database/network buyers; pre-market → competition → feedback → pricing → leverage → faster sales at strongest price. Contra Costa: ~22 DOM, ~101% list. Median: Danville ~$1.98M; San Ramon ~$1.64M; Pleasanton ~$1.66M. 15+ certs; 60+ families/4 yrs. Danville/Alamo/San Ramon/Walnut Creek/Dublin/Pleasanton: let’s talk.

09/25/2026

Anyone can send you listings. Zillow does that for free...

The right realtor isn’t there to convince you every house is "the one". They’re there to ask the right questions, challenge your must-have list, catch what you might overlook, and help you make a decision you’ll still feel good about years from now.

If your agent checks these boxes, hold onto them. If you haven't found that agent yet... you know where to find me. 😉

→ Send this to someone starting their home search — it might save them from settling for less!

09/25/2026

Price cuts have climbed for 7 straight months.

Right now, more than 4 in 10 homes for sale have already had one, and it usually comes down to one thing – the market's moving faster than most sellers expected and their pricing hasn’t necessarily kept up.

A home that needs a cut usually just sat too long priced above what buyers will actually pay right now.

Selling soon? Let's set your number right from day one, so you skip that wasted time.

House hunting? A home that's had its price reduced means the seller's already been through that wait. And sellers who've been sitting are usually ready to deal.

09/24/2026

New construction or resale? The price tag is only part of the equation...

New construction tends to hide costs in upgrades, lot premiums, and everything you’ll add later (like landscaping and window treatments). Whereas a resale may come with more already done (hello, finished backyard 😅), but its hidden costs are often in what you inherit: older systems, deferred maintenance, and things that may need replacing sooner than you’d like.

Neither is automatically the “better” financial decision. It really depends on the home, your budget, and the new construction options available in the area you’re looking.

Swipe for a side-by-side look at how the numbers actually stack up over the first 5 years. →

Trying to decide which makes more sense for you? DM me and let’s run through it together. 📩

09/24/2026

Mortgage rates don’t have to fall before you make a smart move. In September, 30-year fixed rates are in the high 6% range to around 7%, so focus on your total monthly payment, not just the headline rate. 🏡

Buyers may also have negotiating room. Average time on market is about 28 days in Walnut Creek, 38 days in Pleasanton, 29 days in Danville, and 17 days in San Ramon. Median list prices are near $1.98 million in Danville, $1.64 million in San Ramon, and $1.66 million in Pleasanton.

Consider these strategies:
• Explore temporary or permanent rate buydowns to reduce your payment.
• Ask sellers for credits toward closing costs or other eligible expenses.
• Compare local lenders rather than relying on one large bank.
• Consider an adjustable-rate mortgage only with a clear timeline and comfort with the risks.
• Use a longer market window in some communities to negotiate concessions.

Waiting can backfire if prices and competition rise before rates improve. A future refinance may be possible, but today’s price and negotiating opportunity are within your control.

Greg Silva Real Estate Group offers local expertise across Danville, Alamo, San Ramon, Walnut Creek, Dublin, and Pleasanton. Want to compare your options? We’d be happy to run the numbers with you.

09/24/2026

Why So Many Sellers Are Cutting Their Price Right Now

Price cuts are a normal part of today’s housing market, and both buyers and sellers can use them to their advantage. Let's look at what's actually happening with prices in your neighborhood, so you know exactly where you stand before you list or make an offer.

Price cuts are turning up everywhere right now, and they read very differently depending on which side of the deal you’re on.

09/24/2026

Not sure where to start if you’re thinking about moving? You’re not alone.

Right now, there are actually 4 different housing markets running at once, and each one plays by its own rules.

Cash buyers. Buyers taking out a mortgage. Homeowners feeling reluctant to give up their current low rate. And builders eager to sell their extra inventory.

Which group you fall in can completely change how you should approach your move. But that’s where an agent comes in.

We have the expertise on what to do for your specific situation and the strategies that are going to work for you.

Comment below and tell me which group you’re in. Let's figure out your next move from there.

09/23/2026

If you want an agent who’s going to tell you what you want to hear just to get the deal done... then I might not be the agent for you. 👀

I’ll tell you when a house is overpriced, when your listing needs an adjustment, when a renovation isn’t worth the money, and when I think you should walk away.

My job isn’t to sell you on a decision. It’s to give you the information, experience, and advice you need to make the right one for you and your situation.

Because if I were buying or selling one of the biggest investments of my life, that’s exactly the kind of Realtor I’d want in my corner, too.

Thinking about buying or selling? Let’s have an honest conversation. 📩