Hey June!
It’s been a busy 2025 for Nicole and me, and we’re so grateful to be of service to you.
So far this year, we’ve helped 13 homeowners successfully sell their properties and guided 6 buyers into new homes. But don’t let those numbers fool you—this market isn’t “easy breezy.” Let’s pull back the curtain on what’s really happening behind the scenes.
In January, we closed on a condo that, while presented beautifully, lacked some key features today’s buyers are seeking—there was no in-unit laundry, and the HOA dues were high. On top of that, the condo market has experienced a measurable decline (more on that in the next article). The property sat on the market for 89 days before going pending. I had advised the sellers to hold off on listing, but their personal circumstances required a sale. In the end, they sold at a loss.
We also represented a trust sale for a bungalow with significant drainage issues. It received multiple offers but ultimately sold for 1% under asking. Contrast that with a small Berkeley bungalow we just closed on—it received 6 offers and sold for 71% over asking. And in a rare move, we canceled a listing altogether—something I’ve only done 10 times in over 20 years—because the market simply couldn’t support the price the sellers needed to make the sale viable.
Bottom line: This market is unpredictable. That’s why tools like price-per-square-foot averages and automated online valuations are not reliable indicators of your home’s true value.
Here’s a real-world example: I recently pulled data for homes sold within a specific pocket of Oakland’s 94602 zip code, specifically north of 35th Avenue in the Laurel District. Over the past six months, the average price per square foot was $690.03—but with a huge range, from $489.06 to $988.70. That $988.70 per square foot sale? It was a small, fully updated home with large, usable, and beautifully landscaped outdoor spaces. It sold for all cash, likely reflecting the buyer’s urgency or preference more than comparable market data. With no appraisal involved, there’s no way to know if that price would have held, (or appraised at that price) under financing conditions.
Meanwhile, another property in the same area is pending at $582.25 per square foot based on county records. But here’s the nuance: the advertised square footage—measured independently—is higher than what the county reports. The seller is also providing over $30,000 in buyer closing cost credits and covering more than $10,000 in point-of-sale compliance items. Once you adjust for these factors, the true price per square foot comes down to approximately $558.19.
So what should you do as a buyer or seller navigating all this conflicting and confusing data?
That’s where I come in. As a full-time professional who lives and breathes the East Bay market, I offer insights far deeper than any algorithm. I interpret the numbers, uncover the story behind them, and help you make informed, strategic decisions based on your specific goals—not just stats.
If you’re thinking about buying or selling, let’s talk. I am here to guide you every step of the way.
4133 Norton Avenue, Oakland is available and open this Sunday from 2-4 pm, come visit me! www.4133Norton.com
