Well-priced homes are selling quickly, while longer market times give buyers more negotiating room.
The Bottom Line
Inventory has leveled off. There are 70 homes on the market in Pleasanton, compared with 74, 73 and 68 in June, July and August. Pending sales eased again this month and are running behind where they were a year ago. Absorption has followed to 50% — roughly half of what is standing finds a buyer in a given month. That is a market that still favors a well-prepared seller.The number worth sitting with is the gap between what is listed and what is selling. Active listings have been sitting an average of 56 days. The homes that actually closed took 41. The inventory on the shelf is 15 days older than the inventory moving off it. Currently I am seeing homes priced for engagement selling quickly, often over the asking price. Homes that are priced aspirationally are experiencing sluggish market conditions, with price reductions in the cards.
If you're selling
If you're sellingThe market is still rewarding sellers who get it right. 25.6% of homes sold above original asking price — yours can be one of them. But that outcome requires pricing for engagement, not to hope. It requires presentation that earns attention and a marketing strategy that finds the right buyer before they find the next listing. This is the difference between the 25.6% that sold over ask and the 32% still cutting price to get noticed.
If you're buying
If you're buying Active listings are sitting an average of 56 days before going under contract. Homes beyond 30 days on market — averaging 93% of original ask — are almost always negotiable. What I am seeing is a continued emphasis on days on market right now. The longer a home sits, the stronger your position is as a buyer. Get pre-approved, know your number, and move when you find the right home.
A Deeper Dive into the Data.
ACTIVE LISTING ANALYSIS
Data for the month of September 2026
Inventory stands at 70 active listings, compared with 74, 73 and 68 in June, July and August and down from 71 a year ago. That’s right in line with the three-month average of 72. What’s on the shelf has been there an average of 56 days. 32% have already taken a price reduction — nearly one in three sellers has adjusted expectations, and the ones who haven’t are usually next.
PENDING LISTING ANALYSIS
Data for the month of September 2026
35 homes went under contract, down from 38 in Aug '26 and down from 42 a year ago. That puts absorption at 50%. Roughly half of standing inventory clears in a month. Balanced, and unforgiving of a stretch price. Pendings averaged 41 days on market before going under contract, and 30% cut their price before they found a buyer.
SOLD PROPERTY ANALYSIS
Data for the month of September 2026
40 homes closed, up from 32 in Aug '26 and down from 50 a year ago. The median landed at $1,585,000, or $811.00 per square foot. The average home sold for 96% of its original asking price, off the peak of 102.0% in Apr '26, and 25.6% closed above original list.
The speed-of-sale chart at the top of this report is the one to read twice. Homes that sold inside 15 days averaged 101% of original ask. Homes that sat past 30 days averaged 93% — and there were 13 of the former and 20 of the latter. 8 points of price separate them, and the only variable is time. Speed of sale isn’t a happy accident. It is what correct pricing looks like from the outside. 36% of these sellers cut their price before closing.
30-Year Fixed Mortgage Rate
October 2024 – October 2026 · Freddie Mac PMMS
Currently 7.28%. Rates bottomed at 5.98% in February 2026 and have climbed every month since. That floor followed Federal Reserve cuts in late 2025, but bond yields have moved sharply the other way through the second half of 2026. At 7.28% (October 1, 2026) this is the highest reading on this chart — up 130 basis points from the February floor.
The 30-year fixed rate sits at 7.28%. A half-point move lower from here would meaningfully expand the buyer pool in the $1.5M–$2.5M range. Watch absorption through next month. If it holds above 50%, the fall will be tighter than most expect — unsold listings get withdrawn, inventory contracts, and demand doesn’t disappear. We know this market. We know your neighborhood. We know the pulse.
15 Month Market Trends
Data through September 2026 · Source: TrendGraphix / MLS · 15-Month Trend Analysis · Freddie Mac PMMS · Prepared by The 680 Group at Compass
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