2025 was again an interesting year for buyers and sellers of residential real estate in Lamorinda.  The number of single-family closings in the year was a bit higher than in 2024 but remained lower than the height in 2021. 

    This was the first full year where there were some changes in how residential properties can be marketed, so this may have also had some effect.
    Homes stayed on the market for a similar limited time like in 2023 and 2024 and the majority of homes still sold near or above their final asking price.

    Per Contra Costa Association of Realtors statistics reported for closings Jan. 1 through Dec. 31, 2025, 280 single family homes closed in Lafayette – essentially unchanged from the 271 that closed in 2024. This was up from 226 single family homes in 2023, 330 in 2022 and 417 in 2021. For the 280 reported closings, sales prices ranged from $715,000 to $18 million and the average time on market was 24 days, up from the 21 days in 2024.
    The average Lafayette sales price was $2,401,062, a slight increase from the $2,333,775 in 2024.  In 2023 it was $2,230,387.  The height of $2,456,834 was in 2022. 

    The average sales price was just under 101% of the final list price which in 2025 was $2,379,917.  This comes from a combination of properties being listed at or near actual values rather than in the past years where many were listed well below value in order to hopefully promote a “bidding war.”  There were no REO or short sales in Lafayette sold on the MLS.

    Only three properties closed below $1 million – there were six in 2024.

    In Moraga there were 98 single family closings in 2025 versus 113 single family homes closed in 2024.  There were 99 single family closings in 2023, 116 in 2022 and 184 single family closings in 2021. Prices ranged from $1.161 million to $3.4 million. This is the second year in a row where no home sold in the MLS under $1 million.  The average sales price was $1,951,716 – essentially no change from the $1,952,167 in 2024.  In 2023 it was $2,029,624, down from $2,214,037 in 2022. In 2021 it was $1,926,353. 

    The average number of days on market in 2025 was 34.  In 2024 it was 22. The average home sold for 100.2% of its asking price.  The average list price was $1,946,832.  There were no REO properties that closed on the MLS and no short sales.

    In Orinda, the number of single-family closings was 241, a sizable increase from the 204 a year ago.  In 2023 it was 182 and in 2022 it was 235. In 2021 there were 373 closings. The reported sales ranged in price from $595,000 to $7.3 million with an average price of $2,212,047.  A year ago, it was $2,091,048. In 2022 it was $2,291,847 and in 2021 it was $2,187,385. 

    The average market time was 29 days – about the same as the 24 days a year ago.  

    The average sales price was just about 100% of the final list price. A year ago, it was around 102%. There were no REO (bank owned) sales in Orinda in 2025.

    There was one reported sale in Canyon in the MLS in 2025 at $2.55 million.

    On an average price per square foot basis for reported sales in 2024, Lafayette homes sold for $863.18 – a small change from 2024 when it was $864.04, a slight increase from 2023 when it was $832.06, well below the $945.10 in 2022.

    In 2024, Moraga homes sold for $800.80 – a small increase from 2024’s $775.72, a drop from both 2023’s $842.26 per square foot and 2022’s $872.73.

    In Orinda last year it was $792.19. In 2024 it was $817.61. In 2023 it was $807.87. In 2022 it was $862.26. 

    In the condominium/town home category, Lafayette had 34 closings. A year ago, there were 20 closings. Sales prices ranged in 2025 from $480,049 to $2,750,895. These only include the ones that were in the MLS. Some new construction condos may not be in this total.

    Moraga had 54 closings for non-single-family closings in 2025. In 2024 there were 49 closed units. Sales ranged from $410,000 to $1.71 million.  This includes “attached” homes in Moraga Country Club. Orinda had seven closings, down from 11 closings in 2024. Two of these were in the complexes on Brookwood Road. They sold from $450,000 to $1,667,250.  

    It should be noted that there are always a few direct sales that do not go through the MLS and they are not reported here. These are usually sales between private individuals.

    As of Jan. 2, 2026, there were only 22 dwellings under contract per the MLS in the three communities combined, with asking prices of $530,000 to $5.1 million. There are no pending REOs or short sales. Prices have continued to be steady or have risen over the last few years and more owners now have equity in their homes and have not had to go the short-sale process or face foreclosure.

    A comparison of year-end inventory in the three communities combined shows 47 homes on the market. Last January there were 33 homes on the market. Seasonally the biggest inventory is in the spring and early summer. The current asking prices range from $575,000 to $6.25 million in the three communities combined.

    In Lamorinda in 2025, 103 homes sold for over $3 million! It increased from 91 the year before.

    Mortgage rates have moderated somewhat in the last month or so, but are still above historic lows. Corporate relocations have increased as many companies want their staff to be in their destination offices rather than working remotely from their departure locations. We have not seen many outbound relocations for people working for companies who have announced that their corporate headquarters will be moving out of the state.  

    One other factor that will continue to affect the markets will be the reluctance of those who financed or refinanced at a rate below 3% to want to make discretionary moves and pay rates of twice as much as they have today. This will limit supply. Many have had their equities increase so even with taking out a second mortgage or HELOC (Home Equity Line of Credit) they have blended rates far below a new loan rate.

    The East Bay communities like Lafayette, Moraga, and Orinda, the San Ramon Valley as well as Piedmont and several neighborhoods in Oakland and Berkeley continue to benefit from their proximity to San Francisco where prices remain very high.

    Comparably speaking, the East Bay is still relatively more affordable and many of the buyers in the East Bay have come from the Peninsula, Silicon Valley and San Francisco.