A BIG SHIFT FOR BUYERS
For the past few years, if you asked most buyers where they wanted to live in the Inner East Bay, the answer was pretty consistent: closer to the flats. Walkability, proximity to coffee shops and restaurants, and an overall ease of daily life became the priority. This was especially the case coming out of the pandemic. The hills, whether in El Cerrito, Berkeley, or Oakland, took a bit of a back seat.
It wasn’t just about location either. There were other factors at play too. Fire risk and the challenge of obtaining homeowner’s insurance became a real concern for many buyers. For a while, that alone was enough to keep a large portion of the market from seriously considering homes in the hills. Even as recently as January ’25 after seeing horrific images of the LA fires, many buyers gave great pause when it came to homes in the hills.
Because of that, competition softened a bit. And for those who were willing to navigate the tradeoffs such as insurance, access, and geography, the hills quietly became one of the more compelling opportunities in the highly competitive Inner East Bay market. It was something we found ourselves pointing out often when connecting with folks looking for an opportunity into the market.
That window appears to be closing. It might even be safe to say it’s closed.
Over the past year, we’ve started to feel a noticeable shift, both in the data and on the ground. Buyers certainly aren’t abandoning the flats, but they are expanding their search. The hills are very much back in the conversation and in a meaningful way.
MARKET PULSE
HOME PRICES NOW VS. PANDEMIC
MEDIAN HOME PRICE FOR APRIL
BROCCOLI PERFECTION
This month’s “recipe” isn’t so much a recipe as it is a process. Growing up I thought I hated broccoli because I had only experienced an overcooked mush (sorry mom : ). After learning how to properly cook broccoli it has become a staple that everyone in the house craves . . . even the kiddos.
Ingredients
• 12 oz Broccoli florets or broccolini/baby broccoli
• 1-2 Garlic cloves, sliced in half & smashed with flat end of chef’s knife
• Lemon, cut in half
• Extra Virgin Olive Oil
• Salt, to taste
• Fresh ground pepper, to taste
• Red pepper flakes, to taste
• Parmesan reggiano, thinly shredded Steps
1. In a medium skillet (or large on if you’re going big), heat 2-3 tablespoons of olive oil over medium heat.
2. Trim florets or broccolini so that each piece is roughly similar density/size. The key here is that each piece cooks evenly. This may mean you separate smaller pieces of stalks (more dense) from florets.
Have you ever found yourself wondering how today’s housing market compares to the insanity that was the pandemic? So did we!
This month we took a deep dive into home sales in the month of April for 2026, 2022 (when rates and inflation began to skyrocket) and 2018. While normally we get granular with our data and look at homes by their overall condition and neighborhood, for this dive we went with median price by city. Take a peek.
For context, mortgage rates have increased roughly 2% from April 2022 to where they currently sit. Generally speaking, for each 1% rise in mortgage rates there is a 10% reduction in affordability for buyers. The nation is currently at war, political and financial volatility is . . . well, let’s just say it’s a thing. -40%
3. Toss broccoli in pan along with garlic and red pepper flakes. Cook over medium high heat for 8-10 minutes, turning every few minutes, until lightly charred.
4. Add 3-4 tablespoon of water and cover with lid and cook for 2-3 minutes. This will semi steam the broccoli to perfection.
5. Add salt & pepper to taste, squeeze of lemon then sprinkle some parmesan. Voila!
CALCULATING THE REAL COST OF HOME IMPROVEMENT
If you’ve ever taken on a home improvement project, you’ve probably seen this firsthand: you get a few bids from contractors and the numbers come back wildly different. Not slightly different but sometimes more than double! It’s confusing, and it makes it hard to know what’s real.
This happened to me last summer with a backyard project. The same exact scope of work had three different bids: $128K, $33K, and $12K!!
There can be many reasons for this: some bids aren’t actually pricing the same job. Different contractors can make different assumptions about scope, materials, finishes, and what’s included (or not). On paper, they may look similar but in reality, different contractors can approach your project from very ways and that can impact overall cost drastically.
Sometimes the lowest bid can be risky. It may feel like a win upfront, but can leave out key pieces that show up later as change orders, delays, or added costs. In many cases, it’s not cheaper it’s just less complete. This is where getting a detailed bid, breaking down labor, materials, and a timeline, is so important
Another valuable best practice is having each contractor walk the property, even for smaller jobs. You start to see how they think, what they notice, and how they approach the work. It also serves as a vibe check for how the relationship will feel throughout the project (super important!). Pair that with an itemized bid where labor, materials, and scope are clearly broken out and you can finally compare things in a meaningful way.
Perhaps the biggest component in this process is communication. Many licensed contractors in our area use English as their second (or third) language. Unless you are fluent in their native language, critical details of a project can sometimes get miscommunicated or misunderstood (on both ends) and this can lead to expectations not being met, change orders, and scope creep. All of these can add to the cost of the project. Enlisting the help of someone who is fluent in their native language can help improve communication. If that’s not an option Google Translate can be an effective tool to help improve overall communication.
Over time, we’ve found that consistency matters more than price. Contractors who are vetted, communicative, and reliable tend to deliver better results not just in the final product, but in the overall experience along the way.
Whether you’re preparing a home for sale or considering a fixer, understanding the true cost of construction can shape much better decisions.
At the end of the day, it’s not just about cost it’s about clarity.
IPart of this comes down to familiarity. The California FAIR Plan has become a more widely accepted path for insuring homes in high fire-risk areas. Whereas in 2023, it was used as a last resort option it is now the default insurer for just about every property in a high fire zone. What once felt uncertain is now something buyers (and lenders) better understand. That has helped remove a barrier for many buyers.
But there’s also a lifestyle component. More space, privacy, better views, and in many cases, better value relative to the flats. For some buyers, especially those priced out of their ideal neighborhoods below, the hills are starting to feel like a compelling alternative rather than a compromise.
The numbers are starting to reflect that shift.
In the Berkeley Hills, for example, the number of homes sold in April (Spring season) has been remarkably consistent over the past few years: 7 homes in 2023, 7 in 2024, and 7 again in 2025.
This year, that number jumped to 19! At the same time, the price per square foot for turnkey homes, a category we pay close attention to given where buyer demand typically sits, has climbed from $815 in 2023 to $947 in 2024, $950 in 2025, and now $1,059 in 2026. Competition is following a similar pattern. The average number of offers on turnkey homes has moved from 3.3 in 2023 to 3.8 in 2025, and now 4.5 this year.
We make it a point to spend time at open houses year round, even when they’re not our listings. There is no better way to truly understand how the market is reacting than to engage one-onone with buyers, hear what they are saying, and learn what they are thinking. More buyers are showing up in the hills. More are asking better questions. And more are willing to engage.
None of this is to say the hills have become “the new flats.” Turnkey homes in the lower areas, especially near amenities such as shops & restaurants are still commanding top competition and price per square foot. Walkability still matters, and for many buyers it always will. But the gap between the two is narrowing.
What was once overlooked a bit is now being reconsidered. And what once felt like an opportunity is starting to look a lot more competitive. As is often the case in real estate, the market doesn’t move all at once, it shifts gradually, and then all of a sudden it feels obvious.
The hills just might have entered that phase now.
5/10 CONTRA COSTA VINTAGE
MARKET Taking over two large parking lots in Downtown Lafayette is the first annual vintage market. Featuring dozens of vendors with oneof-a-kind treasures, timeless pieces, and thoughtful gifts. Need to take mom out to brunch? There are no shortage of amazing restaurants along Mt. Diablo Blvd. Free admission & parking. Mt. Diablo Blvd in between Happy Valley Rd & Oak Hill Rd. 10 - 3pm FREE
Upcoming Events
5/15 - 5/17 OAKLAND GREEK
FESTIVAL Immerse yourself in the sights, sounds, and FLAVORS of Greece . . . right here in the East Bay. The festival, in its 54th year, is held both indoors and outdoors with dozens of food booths, endless musical entertainment and cultural exposure to all things Greece. Greek Orthodox Cathedral of Ascension (4700 Lincoln Ave, Oakland) Fri-Sun Tickets are $5/ adults and kids 12 & under are free. Tickets online and at the door.
EDITOR’S PICK
5/29 - 5/31 BAY AREA BOOK
FESTIVAL In it’s 12th year, this festival is equal parts cultural celebration and literary inspiration. Featuring conversations with top authors (local & abroad) on a wide variety of topics as well as an outdoor book fair, and workshops, this is analog stimulation at its best. 120 programs on 21 different stages, food booths, plenty of pages to turn and so much more. Even info can be found at wwwbaybookfest.org
SAT & SUN THROUGH MAY 17TH
650 W. Tower Ave, Alameda
Walk along the coast
Step inside a historic World War II airplane hangar at Alameda Point and experience the ocean like never before. Ocean Photographer of the Year, presented by Oceanographic Magazine and Blancpain, transforms this vast industrial space into an immersive gallery of the world’s most extraordinary ocean photography.
