Roy Garcia - Real Estate Advisor & Broker Associate

10/20/2026

📊 TRACY MONTHLY MARKET REPORT

Real Estate Trends & Market Intelligence | SEPTEMBER 2026

🕒 THE QUICK SNAPSHOT: SEPTEMBER IN REVIEW

Tracy continues to navigate a Strong Buyer’s Market as we head into the final quarter of 2026. High inventory paired with seasonal cooling has given buyers significant leverage in contract negotiations.
• Market Velocity Ratio: 24.31% (Pending-to-Active ratio confirms buyer advantage)
• Active Inventory: 146 Homes currently for sale on the market
• In Escrow / Pending: 40 Homes currently under contract
• Fresh Volume: 69 New Listings entered the market this past month
• Closed Escrows: 46 Standard Residential Homes successfully recorded

📈 RESIDENTIAL CLOSINGS BY PRICE

Below is a summary of the 46 standard residential properties that closed escrow in September, ordered from highest to lowest price point.

💎 Luxury & Custom Estates (Over $1,000,000)
• Highest Sale: $1,505,903 | 4637 Glenbrook Dr | 6 Beds | 104 Days on Market
• Notable Sale: $1,430,000 | 2585 S MacArthur Dr | 5 Beds | 105 Days on Market
• Market Insight: High-end luxury properties are showing an extended average DOM of 104+ days, signaling that affluent buyers are taking their time evaluating custom assets.

🏡 Mid-Tier Family Homes ($700,000 – $999,000)
• High Mid-Tier: $930,000 | 1320 Holly Dr | 4 Beds | 22 Days on Market
• Standard Mid-Tier: $765,000 | 2931 Banbury Ct | 4 Beds | 60 Days on Market
• Neighborhood Focus: $735,000 | 1110 Plymouth Dr | 5 Beds | 89 Days on Market
• Market Insight: This remains the most active segment of the Tracy market. Well-priced family homes with up to 4 bedrooms move significantly faster, often holding a DOM under 40 days.

🔑 Entry-Level Homes (Under $700,000)

• High Entry: $655,000 | 1200 Lincoln Blvd | 3 Beds | 75 Days on Market
• Median Entry: $595,000 | 1830 N Alegre Dr | 3 Beds | 63 Days on Market
• Lowest Sale: $465,000 | 350 E 22nd St | 3 Beds | 39 Days on Market
• Market Insight: Entry-level pricing floor for standard single-family residential homes in Tracy established right around $465,000. Affordable properties move efficiently when buyers take advantage of builder concessions or seller permanent rate buydowns.

🌾 TRACY RANCHETTE & ACREAGE ACTIVITY

Specialized country properties and ranchettes with 1.0+ acres holding distinct market dynamics.
• Total Ranchette Sales: 4 Closings
• Price Range: Stretched from $730,000 up to $1,430,000

💡 INTEL CORNER: WHAT IS DRIVING THE CENTRAL VALLEY?

🛠️ California's Evolving ADU Legislation

State updates regarding Accessory Dwelling Units (ADUs) continue to offer homeowners a powerful tool to hedge housing shortages and build immediate equity. Homeowners looking to add an ADU must include permanent provisions for living, sleeping, eating, cooking, and sanitation. Leveraging existing lot space for a secondary independent living unit is rapidly changing how multi-generational families buy property in San Joaquin County.

⚡ Seller Concessions & The 3-2-1 Buydown

With the current inventory sitting at 146 active listings, smart sellers are utilizing structural incentives instead of severe price drops to attract qualified buyers. Ask me how a seller-funded 2-1 Interest Rate Buydown or permanent rate credit can significantly lower your initial monthly mortgage payment during the first two years of your home loan.
📞 WORK WITH THE SPECIALIST IN CENTRAL VALLEY REAL ESTATE
Are you curious how much your current home equity is worth in today's shifting market? Contact our office today for a private, data-driven equity evaluation.
Roy Garcia
Broker Associate | Realty ONE Group Future

10/19/2026

📊 TRACY MONTHLY MARKET REPORT

Real Estate Trends & Market Intelligence | SEPTEMBER 2026

🕒 THE QUICK SNAPSHOT: SEPTEMBER IN REVIEW

Tracy continues to navigate a Strong Buyer’s Market as we head into the final quarter of 2026. High inventory paired with seasonal cooling has given buyers significant leverage in contract negotiations.
• Market Velocity Ratio: 24.31% (Pending-to-Active ratio confirms buyer advantage)
• Active Inventory: 146 Homes currently for sale on the market
• In Escrow / Pending: 40 Homes currently under contract
• Fresh Volume: 69 New Listings entered the market this past month
• Closed Escrows: 46 Standard Residential Homes successfully recorded

📈 RESIDENTIAL CLOSINGS BY PRICE

Below is a summary of the 46 standard residential properties that closed escrow in September, ordered from highest to lowest price point.

💎 Luxury & Custom Estates (Over $1,000,000)

• Highest Sale: $1,505,903 | 4637 Glenbrook Dr | 6 Beds | 104 Days on Market
• Notable Sale: $1,430,000 | 2585 S MacArthur Dr | 5 Beds | 105 Days on Market
• Market Insight: High-end luxury properties are showing an extended average DOM of 104+ days, signaling that affluent buyers are taking their time evaluating custom assets.

🏡 Mid-Tier Family Homes ($700,000 – $999,000)

• High Mid-Tier: $930,000 | 1320 Holly Dr | 4 Beds | 22 Days on Market
• Standard Mid-Tier: $765,000 | 2931 Banbury Ct | 4 Beds | 60 Days on Market
• Neighborhood Focus: $735,000 | 1110 Plymouth Dr | 5 Beds | 89 Days on Market
• Market Insight: This remains the most active segment of the Tracy market. Well-priced family homes with up to 4 bedrooms move significantly faster, often holding a DOM under 40 days.

🔑 Entry-Level Homes (Under $700,000)

• High Entry: $655,000 | 1200 Lincoln Blvd | 3 Beds | 75 Days on Market
• Median Entry: $595,000 | 1830 N Alegre Dr | 3 Beds | 63 Days on Market
• Lowest Sale: $465,000 | 350 E 22nd St | 3 Beds | 39 Days on Market
• Market Insight: Entry-level pricing floor for standard single-family residential homes in Tracy established right around $465,000. Affordable properties move efficiently when buyers take advantage of builder concessions or seller permanent rate buydowns.

🌾 TRACY RANCHETTE & ACREAGE ACTIVITY

Specialized country properties and ranchettes with 1.0+ acres holding distinct market dynamics.
• Total Ranchette Sales: 4 Closings
• Price Range: Stretched from $730,000 up to $1,430,000

💡 INTEL CORNER: WHAT IS DRIVING THE CENTRAL VALLEY?

🛠️ California's Evolving ADU Legislation

State updates regarding Accessory Dwelling Units (ADUs) continue to offer homeowners a powerful tool to hedge housing shortages and build immediate equity. Homeowners looking to add an ADU must include permanent provisions for living, sleeping, eating, cooking, and sanitation. Leveraging existing lot space for a secondary independent living unit is rapidly changing how multi-generational families buy property in San Joaquin County.

⚡ Seller Concessions & The 3-2-1 Buydown

With the current inventory sitting at 146 active listings, smart sellers are utilizing structural incentives instead of severe price drops to attract qualified buyers. Ask me how a seller-funded 2-1 Interest Rate Buydown or permanent rate credit can significantly lower your initial monthly mortgage payment during the first two years of your home loan.

📞 WORK WITH THE SPECIALIST IN CENTRAL VALLEY REAL ESTATE

Are you curious how much your current home equity is worth in today's shifting market? Contact our office today for a private, data-driven equity evaluation.
Roy Garcia
Broker Associate | Realty ONE Group Future

10/19/2026

"Today's real estate market isn't just about interest rates. It's about understanding the opportunities available to buyers right now. With more negotiating room, you may be able to secure incentives that weren't as readily available in a competitive seller's market."

10/18/2026

A beautiful kitchen may make the first impression, but functionality is what determines how enjoyable the space can be every day. Current renovations continue to place emphasis on making kitchens work better, not simply making them look different.

Consider the amount of usable counter space, cabinet storage, lighting, appliance placement, and how comfortably you can move between the main work areas. A thoughtful layout can make even a modest kitchen feel more efficient.

When touring a home, imagine putting groceries away, preparing dinner, entertaining, and moving through a typical morning. Those everyday moments can reveal more about the design than finishes alone.

What is the one kitchen feature you would have the hardest time giving up?

10/18/2026

🏡 **WHAT IF COMING HOME FELT LIKE A GETAWAY EVERY DAY?**

Imagine ending your evenings relaxing on your own deck, enjoying breathtaking sunsets in one of Lathrop's most desirable communities!

**MOVE-IN READY | RIVER ISLANDS, LATHROP, CA**

**SPECIAL FINANCING AVAILABLE!**

This beautifully upgraded home offers the perfect combination of space, comfort, modern features, and a lifestyle you'll love.

**Property Highlights:**

• 5 Bedrooms | 3 Full Bathrooms

• 3,208 Sq. Ft. + Spacious Loft

• Soaring 10-Ft. Ceilings & Expansive Windows

• Beautiful Hardwood Flooring

• Upgraded Kitchen with Granite Countertops & Stainless Steel Appliances

• Downstairs Bedroom & Full Bathroom

• Private Primary Suite

• Solar & EV Charger Pre-Wiring

• Dual-Zone HVAC

• Backyard Pool Design Available

🌅 **IT'S MORE THAN JUST A BEAUTIFUL HOME. IT'S A LIFESTYLE!**

Living in River Islands means enjoying scenic lakes, walking trails, beautiful parks, waterfront recreation, The Boathouse, nearby community schools, and the developing Town Center.

Whether you're looking for more space, modern upgrades, or a community that offers something special, this home is definitely worth exploring.

**And with special financing available, now may be a great time to explore your options!**

📲 **Interested in learning more or scheduling a private showing?**

I'd be happy to provide additional information, explain the financing opportunities, and arrange a private tour.

Call or text **(209) 914-7174** or send me a private message!

**Roy Garcia**
Real Estate Advisor | Negotiation Specialist
Realty ONE Group Future
DRE #01274774

Call now to connect with business.

10/17/2026

🏠 STOP SCROLLING: If you’ve been waiting for the "perfect time" to buy a new home, this is your sign.

The new construction market across the Central Valley is officially turning the tables in favor of buyers! Brand-new communities are opening their doors right now, and builders are rolling out the red carpet to win your business.

We are talking about some of the most aggressive incentives we have seen in a very long time, including:

📉 Huge Interest Rate Buydowns (bringing your monthly payment way down!)

💰 Massive Closing Cost Credits (saving you thousands of dollars out of pocket)

✨ Premium Upgrade Packages included at no extra cost

Imagine moving into a pristine, never-lived-in home with modern layouts, energy-efficient solar, and beautiful finishes—all while keeping your hard-earned money in the bank.

You don’t have to navigate these builder sales offices alone. Let’s look at your options, compare the best incentives, and find the perfect fit for your lifestyle.

💬 Drop a comment below or send me a direct message right now to see what new home communities match your budget! Let's get you moving!

10/17/2026

Falling leaves may look great around the yard, but they can quickly collect in gutters and around drainage areas. A simple exterior check can help prepare the home for wetter and colder weather ahead.

Look for leaves and debris in gutters, loose sections, and downspouts that may not be directing water far enough away from the home. It is also worth checking areas where water appears to collect after rainfall.

Seasonal maintenance does not always require a major project. Paying attention to smaller exterior details throughout the year can make it easier to identify areas that may need professional attention.

Add gutters and drainage to your fall home checklist, especially if mature trees surround your property. What’s one fall maintenance task still on your list? Let me know in the comments.

10/16/2026

Fresh paint, new flooring, and updated fixtures can make a renovated home feel immediately appealing. But when touring an updated property, take a little extra time to look beyond the overall presentation.

Notice cabinetry alignment, flooring transitions, doors, trim, plumbing fixtures, outlets, and other finishing details. Ask when larger improvements were completed and whether documentation, warranties, or permits are available when applicable.

A renovation should improve how a home functions as much as how it looks. Understanding the quality and scope of the work can help you form a more complete impression before making a decision.

If an updated home has caught your attention, reach out and let’s talk about the questions worth asking before you move forward.

10/16/2026

🏡 MOVE-IN READY IN RIVER ISLANDS, LATHROP!
SPECIAL FINANCING AVAILABLE!
Imagine coming home, stepping onto your deck, and enjoying breathtaking sunsets right from your own backyard!
Located in the desirable River Islands community, this beautifully upgraded home offers 5 bedrooms, 3 bathrooms, 3,208 sq. ft. of living space, plus a spacious loft.
Some of the highlights include:
• Soaring 10-ft. ceilings and expansive windows
• Beautiful hardwood flooring throughout
• Upgraded kitchen with granite countertops and stainless steel appliances
• Cozy fireplace and designer stair railings
• Downstairs bedroom and full bathroom
• Private primary suite
• Solar, EV charger pre-wiring, and dual-zone HVAC
• Backyard pool design available
🌅 And let's not forget the River Islands lifestyle!
Enjoy beautiful lakes, scenic walking trails, parks, waterfront recreation, The Boathouse, nearby community schools, and the developing Town Center.
Beautiful sunsets, modern living, and an incredible community. What more could you ask for?
📲 Interested in learning more or scheduling a private showing?
Call or text me at (209) 914-7174 or send me a direct message!
Roy Garcia
Real Estate Advisor | Negotiation Specialist
Realty ONE Group Future
DRE #01274774

10/15/2026

I love a beautiful kitchen, but I think the best designs do more than look good. They make everyday life easier.

When planning an update, think about how you actually use the room. Where do groceries land when you walk in? Is everyday cookware easy to reach? Is there enough task lighting for food preparation? Can people move comfortably through the space when someone is cooking?

Thoughtful storage, practical lighting, durable materials, and an efficient layout can make a kitchen more enjoyable without relying solely on appearance.

Whether you are planning a full renovation or a few smaller improvements, start with function and build the design around it.

If you could change one thing about your kitchen, what would it be? Let me know in the comments. And if a new kitchen is part of your next move, let’s connect.