First Quarter Update for Buyers and Sellers
If you’ve been watching the market across Pleasanton, Dublin, Livermore, and San Ramon, you’ve probably felt a shift.
As we moved through the first quarter of 2026, inventory started to build, buyers stayed active, and the early signs of the spring market began to show. The question I’m hearing most right now is:
Is the market slowing down, or just changing?
Honestly, it’s a little of both.
What I’m seeing right now across the Tri-Valley
Compared to the start of the year, we’re seeing more homes come on the market, which is giving buyers a bit more breathing room. That said, demand hasn’t gone anywhere, especially for homes that are priced right and show well.
Here’s how it’s playing out locally:
Pleasanton
We’re seeing more listings than we did at the start of the year, but the right homes are still moving quickly, often within a week or two. Pricing continues to hold strong, especially in established neighborhoods.
Dublin
Homes are taking a little longer to sell than they were earlier in the year, but well-prepared properties are still attracting solid interest. Pricing has remained steady overall.
Livermore
Livermore saw one of the bigger increases in inventory coming out of the first quarter. Even with more options, homes that are dialed in from a pricing and presentation standpoint are still moving.
San Ramon
Inventory is trending up here as well, giving buyers more choice. Updated homes in desirable areas are still seeing strong activity.
What this means if you’re selling
The market is still very much in your favor, but it’s not as forgiving as it was earlier in the year.
Preparation matters more. Pricing matters more. Marketing matters more.
Homes that are turnkey and positioned correctly are still selling quickly.
Homes that miss the mark are sitting longer and sometimes chasing the market with price adjustments.
There’s still opportunity, it just requires a thoughtful strategy.
What this means if you’re buying
Coming out of the first quarter, this is one of the more balanced environments we’ve seen in a while.
There are more homes to choose from, and in some cases, a little more room to negotiate. That said, when the right home comes up, it still gets attention.
Buyers who are prepared and clear on what they want are in a really good position right now.
What’s happening at the neighborhood level
One thing I’m seeing consistently is that not all homes are performing the same.
Turnkey homes in great locations are still moving quickly.
Homes that need work or are priced even slightly above market are seeing hesitation.
Buyers are more selective right now. They’re willing to wait for the right fit, which is a noticeable shift from the pace we saw even just a few months ago.
The bottom line
The Tri-Valley market isn’t slowing down, it’s settling into a more balanced rhythm as we move beyond the first quarter of 2026.
For sellers, it’s about preparation and positioning.
For buyers, it’s about being ready when the right home comes along.
Patty Recupero
Elation Real Estate | CA DRE 02112275
Pleasanton, California
