The first quarter of 2026 began with an increased pace in activity on the residential side of Lamorinda real estate versus last year.  Demand remains high but the supply has continued to be low. The closings that occurred, for the most part, came from properties that went under contract in late November to late February.

    The average sales price has increased slightly over a year ago in Lafayette and Orinda while in Moraga it was slightly lower. The days on market remained short and the homes that had multiple offers were plentiful.  The volume was up significantly—despite the limited supply.

    Per Contra Costa Association of Realtors statistics reported from Jan. 1 through March 31, 54 single family homes closed in Lafayette.  A year ago, there were 42 and in 2024 there were 51.  Sales prices ranged from $999,999 to $5.6 million and the average number of days on market was 30. The average sales price was $2,626,037.  In the year ago quarter it was $2,304,096.  In the first quarter a year ago in 2024, it was $2,280,036. 

    In Moraga, there were 21 single-family closings, versus 17 in 2025. Prices so far this year have ranged from $1.2 million to $2.8 million. The average sale price was $1,964,244.  It was $2,118,353 a year ago. In 2024 it was $1,943,694, still below the record first quarter in 2022 of $2,350,260.  The average marketing time was 14 days. 

    In Orinda, the number of single-family closings was 44, way up from the first quarter of 2025 when there were 30.  In 2024 it was 33.  Sales prices ranged from $925,000 to $7.9 million with an average price of $2,406,916.  This was just above a year ago when it was $2,378,644.  In 2024 it was $2,272,000. It took an average of 20 days on the market to sell a home versus 19 days on the market to sell a home in Orinda in the first 90 days of 2025.

    In this first quarter of 2026, all sales for single family homes reported by the Contra Costa Association of Realtors were above $1 million in Lamorinda with the exception of two.

    In the condominium/town home category, Lafayette had six closings reported to the MLS. They ranged from $715,000 to $1.425 million.
    Moraga again had three ranging from $450,000 to $1 million.  Orinda had four—two condos on Brookwood that closed at $500,000 and $560,000 and two in Orindawoods that sold at $1.151 million and $1.575 million.

    There were no bank owned properties or short sales reported in the first quarter in any of the three communities.
    As of April 3, there were 43 homes under contract (pending sales) per the MLS in the three combined communities (a year ago it was 65.)  The asking prices are between $430,000 to $4.999 million.  This again points to the lack of supply of homes that have hit the market since the middle of February.

    Inventory is at 111, below the 139 from 12 months ago; it was 66 at this same time in 2024.

    There are 41 Lafayette properties currently on the market versus 55 properties on the market in April, 2025.  Asking prices in Lafayette currently range from $350,000 to $4.85 million.  

    In Moraga, buyers have their choice of 33 homes; there were 27 homes at this time in 2025.  The price range is $450,000 to $3.95 million.
    In Orinda there are 36 homes on the market.  One year ago, there were 57.  The list prices range from $1.149 million to $4.25 million.  
    There is one listed at $749,000 in Canyon.

    The numbers above include homes that are “Active” or are “Coming Soon” in the MLS.

    There are no distressed (bank-owned or short sale) properties available in Lamorinda in the MLS.

    As is the case nearly every quarter, the most active price range is in the more “affordable” price ranges.  At the high end, 25 homes sold above $3 million in the three communities combined.  A year ago, there were 16.  The affordability factor is subject to a lot of interpretation.  There are 15 currently available above this amount in Lamorinda. A year ago, there were 36.

    Interest rates have stayed above historical lows which have pushed some buyers either out of the market or to lower priced homes or out of Lamorinda.  Relocation from the corporate side has continued to increase as companies now want their employees to work out of their destination offices versus working remotely from their old locations.

    Lamorinda continues to be attractive with BART access and highly rated schools.  The real estate markets in Oakland, Berkeley and Piedmont have continued to be active so there has been some spillover effect where buyers are willing to make longer commutes in order to find more “affordable housing.”  Of course, Lamorinda and affordable housing are not often mentioned in the same sentence.

    We also continue to see a lot of buyers in Lamorinda being represented by agents based in San Francisco and the Peninsula.  Prices there have been higher for many years so many have sold there and bought more house for less money in Lamorinda.

    Lastly, it is important to look at what homes are selling for versus their list prices.  On occasion, homes come on the market at unrealistic prices and they do not sell.  We also are seeing more homes listed well below true values so that it may encourage bidding wars that sellers hope might generate a higher overall sales price. In the first quarter of this year many homes have had multiple offers and have sold at or above the list price.
    Of the 54 single-family home sales that closed in Lafayette in the first quarter of 2026, 38 sold at or above the list price.  In Moraga, 14 of the 21 sales sold at or above the asking price and in Orinda, 20 of the 44 sold at or above the final listing price.

    This will typically happen when a house goes pending in the first two weeks on the market.  Of the 43 currently pending sales in the three Lamorinda communities combined, 27 went pending in 14 days or less.  The actual average days on the market would be markedly lower but many agents are setting up marketing plans where they market the home to the public and to brokers and follow with an offer date in a week or so after exposing the property to the market—pointing to a high likelihood of a continued trend in homes selling above the asking price.

    In the detached home category in the first quarter of 2026, the average sale price in Lafayette was 102.4% of the final asking price. In Moraga it was 104.2% and in Orinda it was 100.3%. On the other side of the hill in Piedmont, it was 118% of asking!