Clarkson Santoro Inc.

10/25/2026

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The San Ramon housing market is still slow—but **we finally got some positive movement this week.**

🏠 Homes for sale: **57 ↓ from 62**
📝 New pending sales: **8 ↑ from 3**
✅ Closed sales: **5**
💰 Average closed price: **$1,968,000**
📊 Homes selling: **About 1.2% below asking**
🏦 Mortgage rates: **7.32% ↓ from 7.40%**

Eight homes going pending is a welcome change after several weeks of extremely slow buyer activity.

Inventory also moved back below 60, which is much more consistent with what we normally expect heading toward the holiday season.

And rates finally moved in the right direction—even if the change was small.

The market is still slow.

But the most interesting thing continues to be **how differently individual homes perform.**

Some homes are sitting and giving buyers plenty of room to negotiate.

Others come onto the market, show extremely well and still generate strong offers quickly.

For **sellers**, preparation and presentation matter enormously.

For **buyers**, this is one of the better environments we've had in years to patiently look for value and negotiate.

**Slow doesn't mean nothing is selling. It means the right strategy matters even more.**

Watch this week's San Ramon Real Estate Market Update for the full breakdown.

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

10/18/2026

The San Ramon housing market had a rough week by most measures—but there are two positives worth paying attention to.

🏠 Homes for sale: 62 ↑ from 56
📝 New pending sales: 3 ↓ from 6
✅ Closed sales: 5
💰 Average closed price: $1,897,000
📊 Turnover: Below 35% of normal
🏦 Mortgage rates: Holding at 7.40%

Only three homes went pending this week, so there's no denying that buyer activity is slow.

https://youtu.be/kZLBMzdA0sc
But here's what surprised me:

The average home is still closing within less than 0.1% of its asking price.

That's remarkable considering how slowly the market is moving.

For sellers, that means there's still a lane to get buyers excited about your home. You need to put in the work to make it stand out—but buyers are still paying for the right properties.

For buyers, this is one of the better opportunities we've had in years to be patient and negotiate. This isn't fire-sale territory, but you also aren't automatically fighting a dozen other buyers for every house.

So yes, the market is slow.

But a slow market can create opportunities on both sides.

Watch this week's San Ramon Real Estate Market Update for the full breakdown.

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

clarksonsantoro.com/contact-usEven with a slower San Ramon real e...

10/12/2026

Mortgage rates are now at 7.40%—their highest level in nearly three years—and we're beginning to see the pressure show up most clearly at San Ramon's higher price points.

This week's numbers:

🏠 Homes for sale: 56 ↑ from 54
📝 New pending sales: 6
✅ Closed sales: 7
💰 Average pending price: $1,602,000
🔑 Average closed price: $1,831,000
🏦 30-year mortgage rate: 7.40%

Inventory remaining below 60 is encouraging, and turnover has climbed back above 40% of normal.

But here's the number that caught my attention:

The average home currently for sale is priced around $1.9 million, while the average home going pending this week was around $1.6 million.

That's not evidence that values are crashing.

It's another indication that today's financing costs are making it harder for the higher end of the market to turn over.

San Ramon continues to be an unusual market:

Sales volume is extremely slow, but values have remained remarkably resilient.

If rates remain this high, that's the relationship I'll be watching most closely through the end of the year.

Watch this week's San Ramon Real Estate Market Update for the full breakdown.

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

Mortgage rates have climbed to 7.40%—their highest level in nearly ...

09/30/2026

They built these homes with an atrium.

This one made a different choice.

Inside Crow Canyon Country Club, this fully remodeled 2-bedroom, 2-bath townhome takes a familiar floor plan and completely rethinks it.

The original atrium is gone.

In its place is one continuous living space connecting the remodeled kitchen, dining area and living room all the way to the backyard patio.

And the difference isn't just something you see.

It's something you feel the moment you walk inside.

🎬 Watch the film and take a look at 1972 Rancho Verde Circle East, Danville.

2 Bedrooms | 2 Bathrooms | 1458 Sq Ft
Offered at $1,199,000

Presented by Tony Santoro & Bill Clarkson
Clarkson Santoro Real Estate

09/30/2026

They built these homes with an atrium.

This one made a different choice.

Inside Crow Canyon Country Club, this fully remodeled 2-bedroom, 2-bath townhome takes a familiar floor plan and completely rethinks it.

The original atrium is gone.

In its place is one continuous living space connecting the remodeled kitchen, dining area and living room all the way to the backyard patio.

And the difference isn't just something you see.

It's something you feel the moment you walk inside.

🎬 Watch the film and take a look at 1972 Rancho Verde Circle East, Danville.

2 Bedrooms | 2 Bathrooms | 1458 Sq Ft
Offered at $1,199,000

Presented by Tony Santoro & Bill Clarkson
Clarkson Santoro Real Estate

09/26/2026

The San Ramon housing market lost a little momentum this week—and mortgage rates aren't helping.

**Inventory increased from 60 homes to 63, new pending sales dropped from 8 to 4, and the average 30-year mortgage rate climbed back above 7%.**

Here's the week:

🏠 Homes for sale: **63 ↑ from 60**
📝 New pending sales: **4 ↓ from 8**
✅ Closed sales: **7**
💰 Average closed price: **$1,644,000**
📊 Turnover: **Back below 40% of normal**
🏦 Mortgage rates: **7.03%**

There was some good news.

Homes moved slightly back **above asking price on average**, and the QQQ had a strong week—important for a Tri-Valley buyer pool heavily influenced by the technology sector.

But after about a month of improving momentum, this week was definitely a step backward.

The good news is that our transaction volume is still small enough that **one solid week of pending sales could turn several of these indicators around quickly.**

September is normally slower.

So I'm less concerned about one down week than I am about what happens next—particularly if mortgage rates remain above 7%.

Watch this week's San Ramon Real Estate Market Update for the full breakdown.

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

San Ramon inventory rose to 63 homes as pending sales slowed and mortgage rates climbed above 7%. See what this means for local buyers and sellers.

09/19/2026

Most of the San Ramon housing numbers actually looked pretty good this week.

Then we got to mortgage rates. 📈

**The average 30-year fixed rate jumped from 6.76% to 6.95% in one week.**

That's a significant move—especially at San Ramon home prices.

Meanwhile, locally:

🏠 Homes for sale: **60 ↓ from 63**
📝 New pending sales: **8 ↑ from 7**
✅ Closed sales: **7 ↑ from 4**
💰 Average closed price: **$1,756,000**
📊 Homes selling: **About 1% below asking on average**
🏦 Mortgage rates: **6.95%**

Inventory is actually the encouraging story.

San Ramon reached **94 homes for sale in June**. We're now down to just 60, and I expect inventory to continue declining as we move toward the holidays.

Turnover is slowly improving too.

So without the interest-rate spike, this would have been a pretty solid week.

The question now is whether rates approaching 7% will put the brakes on that momentum as we head into an already slower time of year.

For sellers, lower inventory means less competition.

For buyers, higher rates make affordability tougher—but the slower market can still create negotiating opportunities.

Watch this week's San Ramon Real Estate Market Update for the full breakdown.

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

clarksonsantoro.com/contact-usAn otherwise solid week for the San...

09/14/2026

A little bit of unexpected life in the San Ramon housing market as we head into fall. 🍂

Inventory dropped from 69 homes to 63 this week, while new pending sales increased from 5 to 7.

Normally September is when our market starts slowing down.

But after a relatively soft 2026, we're actually seeing things pick up slightly.

🏠 Homes for sale: 63
📝 New pending sales: 7
✅ Closed sales: 4
📈 30-day average sales price: Back above $1.9M
💰 Homes selling: About 1% below asking on average
🏦 Mortgage rates: Around 6.76%

Inventory has now been declining for about a month, and with fewer homeowners typically choosing to list during the fall, I expect that number to continue coming down.

That's important because even if buyer activity stays relatively modest, fewer homes competing for those buyers can improve the overall balance of the market.

After the year we've experienced, it's a little breath of fresh, pumpkin-spiced air. 🎃

We're not suddenly in a hot seller's market—but things are moving in a healthier direction.

Watch this week's San Ramon Real Estate Market Update for the full breakdown.

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

Clarksonsantoro.com/contact-usThe San Ramon real estate market is...

09/05/2026

The San Ramon housing market continues to reject broad generalizations.

**Inventory dropped below 70 homes this week, but pending sales fell from 9 to 5. At the same time, our average closing price increased to more than $2.1 million.**

That's the story of this market.

Some homes are selling quickly with competition. Others are sitting.

**This isn't simply a buyer's market or a seller's market. It's a property-specific market.**

🏠 Homes for sale: **69**
📝 New pending sales: **5**
✅ Closed sales: **7**
💰 Average closed price: **$2,136,000**

For sellers, pricing, condition, presentation and competition are incredibly important right now.

For buyers, some homes offer room to negotiate while others can still attract multiple offers.

The question isn't just, **"How is the market?"**

It's:

**"How is the market for this house?"**

Watch this week's San Ramon Real Estate Market Update for the full breakdown.

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

clarksonsantoro.com/contact-usThe San Ramon real estate market co...

08/29/2026

The San Ramon real estate market is becoming more intentional for both buyers and sellers.

**Inventory dropped from 78 homes to 72 this week, while new pending sales improved from 3 to 9.** That’s encouraging, but the market is still moving much slower than normal.

# # # This Week’s San Ramon Market Numbers

🏠 **Homes for Sale:** 72
Last week: 78

💰 **Average Asking Price:** $1,916,000
Last week: $1,883,000

📝 **New Pending Sales:** 9
Last week: 3

💵 **Average Pending Price:** $1,497,000
Last week: $1,794,000

✅ **Closed Sales:** 7
Last week: 12

🔑 **Average Closed Price:** $1,842,000
Last week: $1,922,000

# # # What Stood Out This Week

Inventory is beginning to fall, which is consistent with the seasonal pattern we normally see heading into fall.

Buyer activity also improved, but overall turnover remains well below normal.

Homes are now closing an average of about **1.15% below asking**, the largest gap we’ve seen this year. That still doesn’t create a major buyer advantage, but it’s a trend worth watching.

At the same time, our 30-day average sales price increased, suggesting more higher-priced homes are finally making it to the closing table.

Mortgage rates remain in roughly the **6.5%–6.75% range**, and the QQQ continues to perform well for the year, helping support confidence in our local tech-heavy buyer pool.

# # # This Week’s Takeaway

If I had to describe the 2026 San Ramon market with one word, it would be:

**Intentionality.**

Sellers need to be much more thoughtful about preparation, presentation and pricing. Your home needs to give buyers a clear reason to choose it over the competition.

Buyers, meanwhile, finally have more time to compare homes, evaluate value and negotiate instead of feeling pressured to make an immediate decision.

That doesn’t mean every home is easy to buy or difficult to sell.

**It means strategy matters more than it has in a long time.**

If you’re considering buying or selling a home in San Ramon and want to understand how today’s market impacts your specific situation, reach out to us.

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

Clarkson Santoro Real Estate
San Ramon, California

clarksonsantoro.com/contact-usThe San Ramon real estate market is...