BLUEPRINT
EAST B AY
A L O C A L N E W S L ET T E R
Hot Spots One of our favorite things to do for this newsletter is “research” the newest places to eat, drink and hang out. Here are some of our favorites from the last two months. STARTER BAKERY - ALBANY One of the East Bay’s premier bakeries nally opens on one of the best blocks on Solano Ave. While there are plenty of decadent menu options across the savory & sweet spectrum, it is the indulgent beignets that make this location unique. Starter founder (and master baker), Brian Wood, spent months perfecting his version of the French donut and they are amazing. 1183 Solano Ave, Albany Wed-Sun 7-4PM CAFE BRUSCO - BERKELEY The newest venture from the team at Rose Pizzeria (named one of the best pizza spots in the United States by the New York Times) is a bagel shop cafe by day and wine bar by night. The incredible menu of bagel options includes open face classics and closed faced sandwiches. All with the same creativity, avor & satisfaction you’d expect from the folks at Rose. 2000 University Ave.
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FIVE STAR CHICKEN - RICHMOND New chicken sandwich restaurants are piling up faster than we can keep track of but this one is absolutely worth noting. The combination of delicious, crispy, juicy chicken with the over-thetop menu creations (mango-habañero chicken sandwich, Mac-n-cheese chicken sandwich & the hot honey chicken sandwich to name a few) is in a category by itself. We were shocked at how low the prices were, too. $8 & $9 for their sandwiches . . . and no, those aren’t kid sizes. 12951 San Pablo Ave (near McBryde) 11-10PM 7 days a week.
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NOV E MBE R 2025
Holidays & Housing Markets With Halloween in the rearview and Thanksgiving on the horizon, the holiday season is o cially underway. The East Bay housing market has a natural rhythm: spring and fall are the busiest seasons of the year, summer slows a bit as families travel, and it’s during the holidays that the pace truly quiets. But don’t mistake fewer transactions for inactivity, this quieter stretch is one of the most pivotal times of the entire real estate cycle. For sellers who have the luxury of choosing exactly when to bring their home to market (typically spring aka Q2) this is the season when the groundwork begins. In most cases, sellers have already purchased or rented their next home, and the focus shifts to preparation: moving, cleaning, tackling improvement projects, and organizing logistics. Securing contractors and vendors over the holidays can also be challenging in itself. A successful home sale involves dozens of professionals and months of coordination, and this is when the planning quietly takes place behind the scenes. (Continued)
NOV E MBE R 2025
AWARENESS TO ACTION: UNDERSTANDING BERKELEY’S BESO ORDINANCE Berkeley has long tied climate goals to the housing market. The Building Emissions Saving Ordinance (BESO) started as a “know-your-home” rule: get an energy assessment at time of sale and disclose it. Beginning January 1, 2026, BESO shifts from disclosure to action for most small residential sales (1–4 units): certain upgrades or a compliance plan backed by escrowed funds will be required at closing. At sale, homes must show at least six “emissions resiliency credits” from a menu of improvements. Two single upgrades meet the full six credits by themselves. Here are a list of the upgrades that count towards compliance.
(Continued from page 1) Investors are another group busy during the holiday months. Those who purchase, renovate, and resell homes often target the highly competitive spring market to list their nished properties. Whether the project is a cosmetic refresh or a full-scale renovation, November through January are crucial months for construction progress and timing. Many investors also take advantage of the year-end window for strategic tax positioning such as leveraging deductions or using 100% bonus depreciation under current tax law to reduce their taxable income before the new year. For some buyers, the holidays can be an unexpected opportunity. While many people, especially families, prefer to wait until the new year to continue their home search others use this quieter season to act strategically and avoid the crowds of buyers that come February - May. Inventory over the holidays tends to be lower, but so does competition. For the buyer willing to stay engaged, the odds of nding a home without facing multiple o ers rise considerably. Over the years, we’ve represented buyers who have written o ers on Thanksgiving Eve, Christmas Eve, and even New Year’s Eve and each time, they were the only o er on the table.
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There’s also a shift in market psychology that happens this time of year. Buyers and sellers alike are more re ective, thinking about family, stability, and the year ahead. That emotional undercurrent often translates into more thoughtful, meaningful real estate decisions. It’s not about chasing the market or interest rates; it’s about aligning life plans with opportunity, which is why some of the most rewarding transactions of the year happen quietly between November and January. For real estate agents, this season is anything but slow. Behind the scenes, agents are guiding sellers through pre-listing preparations, managing renovation timelines, and keeping close tabs on buyers who might be ready to act. It’s also a time for re ning vendor networks, analyzing market trends, and setting goals for the year ahead. Much like the rest of the community, agents use the winter season to plan, prepare, and position so that when the spring market blooms, we can hit the ground running with our clients.
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Sellers who can’t or prefer not to complete upgrades before closing can defer compliance to the buyer (simple application + small admin fee), and place funds in escrow to ensure upgrades are completed after closing. The City set this escrow deposit at $5,000 (commonly split between buyer and seller). The buyer completes qualifying work and submits documentation to release the funds back; if they do nothing within the allowed window, the money is forfeited to a City fund supporting low-income emissions reductions.
NOV E MBE R 2025
Corn Maque Choux: Thanksgiving’s Sleeper Dish
MARKET PULSE SF’s Housing Market Is White Hot Impacting Several East Bay Areas San Francisco County Alameda County Contra Costa County
San Francisco County Alameda County Contra Costa County
There is a very good chance this recipe was part of last year’s November newsletter but even if it was, it’s so good it’s worth repeating. It’s a staple at our Thanksgiving table every single year. Pronounced “mock shoe”, this Louisiana staple is a Cajun take on a Native American dish. You. Must. Try.
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40
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18%
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7.5
11% 35%
0
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-7.5
-28%
-15 10
12%
-22.5
Ingredients
5% -30
0
Year Over Year % Increase # of Homes Sold as of 10/1
Year Over Year % Increase # of Active Listings as of 10/1
As often happens, real estate market conditions become “news” to the public about 2 months after the fact. The California Association of Realtors & brokerages all run their market data around the 10th of the month for closed sales the month prior. Keep in mind that those closed sales went into contract roughly 2-4 weeks prior to closing and they were placed on the market about 2 weeks before that. So by the time this data makes it to the public not only is it old news but even more likely is that the market has changed. If you read our Monthly Market Report email back on August 10th (it’s in your Inbox : ) we reported the early stages of San Francisco’s cyclical housing market boom. It’s now in the white hot phase and until the AI explosion cools o we should expect to see this continue. So what does this mean for the East Bay housing market?
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We still see that about 20-25% of the potential buyers attending open houses are coming from San Francisco and the Peninsula. This number is much higher when the home is located in Piedmont, Lafayette or North Berkeley/Albany. Last month, turnkey homes near Downtown Lafayette averaged 5 days on market!! Our expectation, barring an AI bubble burst, is that February will see intense activity, especially in these areas, as all who paused their search will continue and additional buyers will also come to the market over the next 3 months. Buckle up.
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2 tbsp unsalted butter 1 cup nely chopped onion
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1/2 cup red bell pepper, nely chopped
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2 cups fresh corn kernels (cut from 3 medium ears of corn)
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3/4 heavy whipping cream
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1 tsp fresh thyme
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1/2 tsp hot pepper sauce
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1 green onion, nely chopped
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2 tbs chopped fresh Italian parsley
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1 tbs chopped fresh basil
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Kosher salt
Steps 1. Melt butter in a large skillet over medium-high heat. Add onion and sauté until translucent, about 5 minutes. Add bell pepper; sauté until beginning to soften, about 3 minutes. Add corn; sauté 2 minutes. Add heavy cream, thyme, and 1/2 teaspoon hot pepper (Sriracha works). Simmer until sauce thickens, about 5 minutess. Mix in green onion, parsley, and basil. Season to taste with coarse salt, pepper, and more hot pepper sauce if you like.
NOV E MBE R 2025
Upcoming Events 11/02 OAKLAND DIA DE LOS MUERTOS FESTIVAL This year is the 30th installation of this local legacy paying homage to los muertos. Fruitvale comes alive with world class live music, family friendly games, traditional Latin American artisans, rides, activities, and the stunning artistic altar installations. The event is free to attend and BARTable. 10-5PM
11/01 & 11/02 RENEGADE CRAFT FAIR @ FORT MASON Born in SF in 2008, this massive showcase of artists, creatives, food & beverage has grown to 6 major cities nationwide and 15 weekends throughout the year. The SF homecoming is always widely anticipated. Experience hundreds of artisans, makers & creatives along with excellent food & beverages, too. It’s also a PERFECT way to jump start your gift shopping season. 11-5 each day. Suggested $5 donation.
11/22 CAMERON CROWE: UNCOOL BOOK TOUR Award winning lmmaker and writer Cameron Crowe (Fast Times At Ridgemont High, Say Anything, Jerry Maguire, Almost Famous) brings his much anticipated memoir The Uncool to the stunning setting of the Palace of Fine Arts. On stage for an intimate evening of storytelling, behind-the-scenes insights, and music that shaped his life and work. Tickets available at Ticketmaster. 7PM.
11/07 FIRST FRIDAY BLOCK PARTY: SEASON OF GIVING. The largest celebration of the month is centered around giving and features live music, festive lights, dozens of local artists, vendors & difference makers in the community. If you are in need of a boost of positivity this is your event. 5-9:30PM. Telegraph Ave/West Grand to 27th St.
EDITOR’S PICK
California Treescapes AN EXHIBITION OF WOODCUT PRINTS BY RENOWNED LOCAL ARTIST TOM KILLION Tom will be on hand to discuss his work along with the carved block and progressive proofs of his new Dawn Redwoods print. Friday, November 7th 10-4PM UC Botanical Garden
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Estel a Sall at DRE#0205411 510.944.3001
Michael Pe rr y DRE#02193642 510.641.6543
801 Delaware St Berkeley, CA 94710
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