Pleasanton Real Estate Market Update April 2026

The Pleasanton real estate showed mixed signals in March.  The inventory of single family homes increased, as well as pending sales (homes under contract). But the rise in interest rates, drop in the stock market, and the war in Iran added some uncertainty to the market overall.  Not surprisingly, the lower price ranges are seeing the most activity.

Let’s take a dive into the numbers for March:

Inventory Rises.  March saw inventory almost double, with 59 single family homes available at the end of March, up 37% from February’s figure of 30.  This is still considered a low inventory market, with a peak of 119 homes for sale in May of last year.  Inventory is still lower than this time last year, down 37% from March of 2025.  Lower inventory means fewer choices for buyers, and in some cases may put pressure on buyers to make better offers.  However, we will likely see more inventory as we head into the prime months of Spring.

Demand Increases.  Demand, as measured by pending sales for the month, was up 18%, with 33 homes under contract in March versus 26 in February. However pending sales were down 34% as compared to March of 2025.  We will see how demand shapes up as we enter the prime Spring market. 

Price Data is Mixed: The median sold price was $1,470,000 in March, down 23% from February’s figure of $1,900,000.  It is also 21% lower than the median sold price in March of last year. This is an indicator that there was more activity on the lower end of the market.  The average sold price per sq ft came in at $886, which is up 12% from February’s figure of $782. The average sales price to list price % declined to 101%, down from February’s figure of 103%. 

Interest Rates Spike: Average 30-year fixed mortgage rates rose in March due to uncertainty around the war and oil prices, which investors fear could spark another round of inflation.  Mortgage rates rose from .5.98% end of February to 6.46% at the beginning of April, almost a 1/2 % increase.  For context, the peak for interest rates last year was in May, which saw an average rate of 6.89%, so we are still below that figure. Interest rates of course have a major impact on the real estate market.  Hopefully we will see them continue to drift downward.

Economic/Other Considerations: The geopolitical environment is challenging with the outbreak of war in Iran.  The stock market is seeing increased volatility as well.  There is also concern about unemployment, especially in the tech sector of the Bay Area.  Everyone is hoping we can see mortgage rates ease further, which should add some strength to the housing market.  Fingers crossed…