10/24/2026
The Tri-Valley market is a study in contrasts right now, and it is one of the more interesting setups I have seen in a while. Single-family prices have eased about 5% year over year to a $1,355,000 median, yet homes are selling faster and competition has sharpened, not softened. Days on market are down to 29 from 33 a year ago, and 31% of homes are closing above asking. Buyers have a little more room on price, but the well-presented homes still pull real competition the moment they list.
The city-by-city story is where it gets useful. Pleasanton holds the top median at $1,590,000 and Livermore is posting the strongest gain at nearly 13%, while Dublin has softened about 9%, a reminder that “the market” looks very different depending on your street and price point. With inventory near balance at roughly two months of supply, this is not a market that rewards guessing. Sellers win on pricing and preparation right now, and buyers finally have choice, but hesitating on the right home still costs you. Let’s connect. ❤️
Debi Bodan
Realtor® 01776265
The McGuire Olson Real Estate Team
(925) 640-3778
