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How's the Market?
Bay Area Real Estate -- Mid-Month Update
Week ending April 24, 2026
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The velocity of the market is racing like a red Ferrari on a day off from school. This is measured by comparing inventory to pending sales. Increased sales with low inventory mean higher home prices, also shown by the decrease in days on market and increase in sales price to original list price. The higher median prices are most notable at the higher end of the SF market. In Marin, median prices have increased since March, but subtle compared to SF.
If you are interested in more granular data, I am able to break these reports down by SF district and city as well. It's important to know what's happening in your neighborhood. Just ask!
As of April 24, 2026:
- 30-Yr Fixed Mortgage Average: 6.23% +.08% higher YTD, -.58% lower YoY.
- 10-Yr Treasury: 4.31% +.13% higher YTD, -.01% YoY.
- MOVE Index: 66.97 -41% lower than last year. Low volatility in the interest rate market.
- 10-Yr Breakeven Inflation: +2.42%, +.17% YTD and +.12% YoY.
- MBA Mortgage Purchase Applications: +6.9% YoY.
With mortgage applications up, buyers are active, but inventory right now is still low. The volatility in the interest rate market caused by the war has settled down. Rates are little changed YTD and inflation expectations continue to rise.
| Indicator | Apr 24, 2026 | Mar 31, 2026 | Dec 31, 2025 | Apr 24, 2025 | MTD Chg | YTD Chg | YoY Chg |
|---|---|---|---|---|---|---|---|
| 30-Yr Fixed Rate Mortgage | 6.23% | 6.38% | 6.15% | 6.81% | -0.15% | +0.08% | -0.58% |
| 15-Yr Fixed Rate Mortgage | 5.58% | 5.75% | 5.44% | 5.94% | -0.17% | +0.14% | -0.36% |
| 10-Yr Treasury | 4.31% | 4.30% | 4.18% | 4.32% | +0.01% | +0.13% | -0.01% |
| 30-Yr Treasury | 4.91% | 4.88% | 4.84% | 4.77% | +0.03% | +0.07% | +0.14% |
| 10-Yr Breakeven Inflation | 2.42% | 2.30% | 2.25% | 2.30% | +0.12% | +0.17% | +0.12% |
| 10-Yr Real Yield (TIPS) | 1.89% | 2.00% | 1.93% | 2.02% | -0.11% | -0.04% | -0.13% |
| MOVE Index | 66.97 | 96.05 | 63.96 | 108.28 | -29.08% | +3.01% | -41.31% |
| Week Ending | Index | YoY |
|---|---|---|
| 2026-04-22 | 175.6 | +6.9% |
| 2026-04-15 | 159.5 | -7.6% |
| 2026-04-08 | 161.1 | +1.8% |
| 2026-04-01 | 159.4 | +2.3% |
Preliminary April data show the market has shifted. Median home prices in March were -7% lower YoY, but halfway through April median home prices are 4.7% higher YoY.
Highlights:
- MTD closed transactions are -2.3% lower YoY with pending sales up +12.5%!
- YTD sales are up +5.7%.
- The number of homes for sale is -18% lower than the same time last year.
- MTD Avg price per sqft is +7.7% in April YoY.
- Avg days on market is 26 in April vs 28 last year.
| Period | Date Range | For Sale | Sold | Pended | Avg $/SqFt | Avg DOM | Median Sold | Sale/Orig LP% |
|---|---|---|---|---|---|---|---|---|
| Current vs. Same MTD 1 Yr Ago |
4/1/26 – 4/24/26 | 462 | 215 | 252 | $1,050K | 26 | $1,665K | 103.0% |
| Current vs. Same MTD 1 Yr Ago |
4/1/25 – 4/24/25 | 562 | 220 | 224 | $975 | 28 | $1,590K | 102.0% |
| Current vs. Same MTD 1 Yr Ago |
Chg % | -17.8% | -2.3% | +12.5% | +7.7% | -7.1% | +4.7% | +1.0% |
| Current vs. Prev YTD |
1/1/26 – 4/24/26 | 462 | 672 | 825 | $938 | 42 | $1,500K | 100.0% |
| Current vs. Prev YTD |
1/1/25 – 4/24/25 | 562 | 636 | 737 | $916 | 41 | $1,500K | 100.0% |
| Current vs. Prev YTD |
Chg % | -17.8% | +5.7% | +11.9% | +2.4% | +2.4% | 0.0% | 0.0% |
| Segment | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Q1 — Entry | $495K | $527K | $545K | $615K | $610K | $659K | $675K | $705K | $650K | $663K | $690K | $647K |
| Q2 — Lower-Mid | $736K | $780K | $815K | $890K | $875K | $980K | $1060K | $1188K | $1050K | $1090K | $1090K | $1060K |
| Q3 — Mid | $949K | $1000K | $1090K | $1181K | $1185K | $1320K | $1430K | $1555K | $1430K | $1495K | $1450K | $1500K |
| Q4 — Upper-Mid | $1310K | $1375K | $1495K | $1600K | $1556K | $1770K | $1945K | $2138K | $1972K | $2044K | $2000K | $2100K |
| Q5 — Luxury | $2350K | $2400K | $2561K | $2601K | $2600K | $3100K | $3400K | $3600K | $3400K | $3380K | $3545K | $3550K |
If this market was a party, SF is singing Twist and Shout on a parade float. Inventory is 28% lower than it was this time last year. YTD sales are +1.4% and April sales have jumped 13% YoY. Median prices for single family homes are up 18% YoY! The median price of the top 20% of the homes sold in SF jumped 25%. See the Median Price by Market Segment chart below.
Highlights:
- April inventory is 28% lower YoY.
- April pending sales are up 30% YoY.
- Average days on market is 23 compared to 36 last year.
- Avg price per sqft is 10% higher YoY @ $1,246. Much higher in places like Noe Valley and Pac Heights.
- Sales to original list price is 114% vs 102% last year.
| Period | Date Range | For Sale | Sold | Pended | Avg $/SqFt | Avg DOM | Median Sold | Sale/Orig LP% |
|---|---|---|---|---|---|---|---|---|
| Current vs. Same MTD 1 Yr Ago |
4/1/26 – 4/24/26 | 798 | 428 | 543 | $1,246K | 23 | $1,650K | 114.0% |
| Current vs. Same MTD 1 Yr Ago |
4/1/25 – 4/24/25 | 1,105 | 379 | 416 | $1,131K | 36 | $1,460K | 102.0% |
| Current vs. Same MTD 1 Yr Ago |
Chg % | -27.8% | +12.9% | +30.5% | +10.2% | -36.1% | +13.0% | +11.8% |
| Current vs. Prev YTD |
1/1/26 – 4/24/26 | 798 | 1,436 | 1,741 | $1,204K | 30 | $1,560K | 111.0% |
| Current vs. Prev YTD |
1/1/25 – 4/24/25 | 1,105 | 1,416 | 1,566 | $1,082K | 40 | $1,377K | 103.0% |
| Current vs. Prev YTD |
Chg % | -27.8% | +1.4% | +11.2% | +11.3% | -25.0% | +13.3% | +7.8% |
| Segment | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Q1 — Entry | $680K | $690K | $735K | $770K | $800K | $800K | $775K | $750K | $680K | $705K | $690K | $695K |
| Q2 — Lower-Mid | $900K | $925K | $975K | $1055K | $1100K | $1115K | $1122K | $1110K | $1015K | $1050K | $1050K | $1172K |
| Q3 — Mid | $1150K | $1200K | $1250K | $1350K | $1380K | $1400K | $1440K | $1445K | $1314K | $1375K | $1396K | $1560K |
| Q4 — Upper-Mid | $1475K | $1475K | $1578K | $1695K | $1725K | $1750K | $1825K | $1850K | $1686K | $1775K | $1835K | $2125K |
| Q5 — Luxury | $2300K | $2315K | $2465K | $2520K | $2680K | $2725K | $2999K | $2950K | $2750K | $2925K | $3040K | $3795K |
Midway through April we see SF still raging, and Marin is starting to gain upward momentum in prices. The rising tide in the Bay Area is starting to lift all the ships. For buyers, this means more competition, more so at the higher end of the market than the lower end where quick closings and cash deals are taking the prize. For sellers, pricing still needs to be realistic. We are seeing higher prices and multiple offers on updated well maintained homes, but sales to original list price in Marin is 103%, in line for this time of the year. It is getting busier, and I am excited to see how the rest of April plays out. If you are serious about buying or selling, give me a call so we can discuss your goals and make a plan.
"Life moves pretty fast. If you don't stop and look around once in a while, you could miss it."
- Ferris Bueller