Clarkson Santoro Inc.

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...

08/26/2026

🏡 JUST LISTED | 335 Scott Street, Livermore

Looking for a home with a little more flexibility? This Leland Heights home has one feature that really sets it apart—a downstairs suite with its own bedroom, living space, and kitchen.

It’s a great setup for extended family, guests, a home office, or simply having a separate space away from the main living area.

And the location is hard to beat. You’re about a mile from Downtown Livermore, the ACE Train station, and one of my favorite local stops, ☕️—plus less than two miles from Highway 580.

📍 335 Scott Street, Livermore
🛏 4 Bedrooms
🛁 2 Bathrooms
🏠 2,000+ Sq Ft
🌳 Nearly 6,000 Sq Ft Lot

Want to see it in person? Send me a message to schedule a private tour.



clarksonsantoro.com/listings/335scottstreet

San Ramon Real Estate Agents Who Make Buying and Selling Less Stressful and Confusing.

08/02/2026

This week feels like the dog days of summer are catching up. As the summer vacation comes to an end a lot of families are looking to cash in on the last bit of summer, so that could explain some of the reduction in market movement this week. But the reality is that we are just in a slumping market. Nothing new or significant enough has happened improve the market, but the good spin on the situation is that nothing new or significant has also not come up that could more greatly negatively impact our market either. We just remain in the kind of blah market. If you are a seller, there are still buyers out there, but they want to be WOWed. And if you are a buyer, there are deals to be had if you can be patient and persistent.

clarksonsantoro.com/contact-usThis week feels like the dog days o...

07/25/2026

This week had one major encouraging trend. The inventory coming back down is a significant thing that will keep our market from really starting to soften up completely. All the other trends and indicators have really hinged on that one fact. If inventory really started to climb from more and more homeowners deciding to sell I think you would see a dramatic reduction in value with all the other metrics being what they are. The fact that interest rates and tax penalties are keeping homeowners from selling unless they absolutely have to is the only thing keeping our market from really falling out. I would expect the market to remain this sluggish through the rest of the year as I don’t count on the economy making any real improvement with the Iran war continuing to drag out.

clarksonsantoro.com/contact-usThis week had one major encouraging...

07/18/2026

This week had some improving indicators along with some worsening indicators. The nice thing is that the biggest indicators for immediate market health are the ones that are improving this week. Inventory and turnover are always the ones I like most closely at when talking about the here and now market, so improvement there should be an encouragement for anyone needing to sell their home now. The other broader indicators had a slightly more negative movement this week, but I honestly count that as positive too. If we lived anywhere else in the country, I think the overall economy would be having a much greater negative impact on our market than we are experiencing here in San Ramon.

clarksonsantoro.com/contact-usThis week had some improving indica...

07/05/2026

As we head into the 250th Anniversary weekend it was encouraging to see a little bit of positive movement in our housing market. Inventory came down, improving the turnover number a little. The over/under number improved even though the average home that sold is on the lower end. The QQQ fund held value even though the economy is uncertain, and the interest rates came down a little. If the peace talks resolve into a long term deal I think we will creep back to a similar market to what we had prior to the conflict starting.

clarksonsantoro.com/contact-usAs we head into the 250th Anniversa...

07/02/2026

Selling your home can feel overwhelming.

There are repairs to make, updates to consider, contractors to coordinate, timelines to manage, and one big question hanging over everything:

**What do we need to do to get the best result?**

For the owners of **439 Summer Creek Lane**, we didn’t just put a sign in the yard and hope for the best.

We walked with them through a clear plan.

For nearly **three months**, we helped guide the preparation process — identifying the right improvements, coordinating the details, and making sure the home was positioned to make the strongest possible first impression.

The result?

After all that preparation, the home hit the market and was active for just **two days** before receiving **multiple offers**.

That is the power of having a plan.

Because selling your home should not feel confusing, rushed, or left to chance. With the right preparation and the right guidance, you can move forward with confidence — and create the kind of result every seller hopes for.

**Thinking about selling? Let’s build the plan before the sign goes in the yard.**

06/24/2026

🏡 **Welcome to 439 Summer Creek Lane in San Ramon**

Tucked at the end of a court in the desirable Newcastle neighborhood, this beautiful **4-bedroom, 3-bathroom home** offers over **2,600 sq. ft.** of living space on an approximately **7,000 sq. ft. lot**.

Here are just a few reasons you’ll want to make this house home:

✅ **A fantastic Newcastle location** with easy access to the Iron Horse Trail, parks, schools, shopping, and dining.

✅ **A private backyard retreat** featuring a spacious side-yard lawn, beautiful redwoods, a spa with surrounding deck, and direct access to Coyote Creek.

✅ **A beautifully remodeled primary suite** with an updated bathroom, dual vanity, extra storage, walk-in closet, and additional reach-in closet.

Private, peaceful, and perfectly located in the heart of San Ramon — this is a home you won’t want to miss.

📍 **439 Summer Creek Lane | San Ramon, CA**



clarksonsantoro.com/listings/439summercreeklane

06/22/2026

This was a week of underwhelming stats. But they are not as bad as they could be. That has honestly been true for the past couple of years now. Everything about the low turnover rate and hard economic conditions we have been seeing over the past several years should have really hit our housing values harder than it has. So even though the market has been moving slower, and much less total inventory for 3 years now our value has performed beyond expectations. Eventually the scales will have to tip harder in one directions, but for now I am glad that San Ramon has proven it’s value as a place to live to keep prices from falling significantly.

clarksonsantoro.com/contact-usThis was a week of underwhelming st...