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Presented by Tony Santoro & Bill Clarkson
Clarkson Santoro Real Estate

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 Real Estate Market Update | Rates Top 7% — Clarkson Santoro Real Estate 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.

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.**

Mortgage Rates Spike to Nearly 7% | San Ramon Market Update – Sept. 18, 2026 clarksonsantoro.com/contact-usAn otherwise solid week for the San...

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.

San Ramon Real Estate Market Is Picking Up? | September 11, 2026 Market Update Clarksonsantoro.com/contact-usThe San Ramon real estate market is...

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.**

San Ramon Real Estate Market Update: Why Every Home Is Different Right Now | Sept. 4, 2026 clarksonsantoro.com/contact-usThe San Ramon real estate market co...

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

San Ramon Real Estate Market Update: Buyers and Sellers Are Becoming More Intentional. clarksonsantoro.com/contact-usThe San Ramon real estate market is...

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San Ramon Realtors | Clarkson Santoro Real Estate San Ramon Real Estate Agents Who Make Buying and Selling Less Stressful and Confusing.

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.

The market is giving “dog days of summer” vibes this week. clarksonsantoro.com/contact-usThis week feels like the dog days o...

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.

Even though the inventory is high, it is keeping our market from really falling apart. clarksonsantoro.com/contact-usThis week had one major encouraging...