Lafayette, Moraga, Orinda: Lamorinda Home Sales with Raw Data (Jun 1 - Aug 25)
- Judy Sin
- Aug 26, 2025
- 4 min read
Updated: Aug 26, 2025
Hello, I’m Judy Sin—your trusted Lamorinda realtor.
Ever wonder what’s really going on behind the scenes in our market? This isn’t your typical update. Today, I’m diving deep into the real data behind Lafayette, Moraga, and Orinda sales: number of offers, days on market, sold vs. list price, and how many deals are closing with cash.
Whether you're buying, selling, or just curious about your home’s value, these insights will help you make informed decisions in today’s evolving market.
What’s Behind the Numbers?
In this update, I’m breaking down:
Offer Volume: How many offers each property is receiving.
Days on Market (DOM): How quickly homes are selling.
Price Dynamics: The percentage difference between sold prices and the original asking price.
Financing Details: Whether sales are closing with cash or through financing.
These insights offer a true picture of the Lamorinda real estate market—the kind of data you won’t find in typical online summaries.
Homes Sold in Lafayette, Moraga, Orinda (Jun 1- Aug 25)
Total Sold: 192
Price Range: $433,000 – $7,000,000
Median Days on Market: 15 days
Median Sold Price: $1,715,000
Total Transaction Value: Approx. $376,000,000
Average Number of Offers: ~1.86 per home
Are Homes Selling Over Asking?
The median difference between sold price and original list price was -1.1%, meaning most homes sold slightly below asking—a subtle but important signal that buyers are more value-conscious this summer.
Cash vs. Financing
Only 21% of homes sold all-cash. The rest used financing—reminding us that pre-approval and strong loan terms still matter in winning offers.
Pending Sales in Lafayette, Moraga, Orinda (Jun 1 - Aug 25)
Pending sales give us a real-time read on the market's direction. Most of these homes will close within the next 30 days.
Here’s what we’re seeing:
Total Pending: 54
Price Range: $627,835 – $11,500,000
Median Days on Market: 28 days
Median Asking Price: $1,795,000
Buyers are still active, especially in the $1.7M–$1.8M range. However, it’s taking nearly twice as long to get into contract compared to closed sales. That’s a sign of more buyer caution and stricter expectations.
Inventory & Pricing Trends
Comparing June 1 – August 25, 2025 vs. 2024
City | Listings (2025) | Median Price 2025 | Price Change | Listings (2024) | Median Price 2024 |
Lafayette | 110 | $1,850,000 | +5.7% | 111 | $1,750,000 |
Moraga | 69 | $1,499,000 | -8.3% | 66 | $1,635,000 |
Orinda | 85 | $1,780,000 | -3.0% | 93 | $1,835,000 |
What this means:
Lafayette remains strong with a moderate price increase despite nearly identical listing volume.
Moraga shows a notable price decline, possibly due to buyer affordability limits or location-driven hesitation.
Orinda softened slightly, with fewer listings and lower median pricing.
Compared to early 2024 when all three markets were rising, the latest data shows more balance—with buyers exercising greater caution and sellers needing to be strategic.
"Hey, how's the market?"
If you asked me this in early 2025, I’d have said we were back in a frenzy—homes selling fast, with multiple offers and cash bids.
But now, as we move toward fall, the tone has shifted.
Homes are sitting longer
Inventory is growing
And buyers are taking their time
What’s sitting?
Lower-priced homes aren’t automatically attracting buyers. Many come with major trade-offs—foundation issues, deferred maintenance, noise, or location challenges.
How buyers are behaving now:
Visiting homes multiple times
Reading disclosures closely
Running the math on repairs and upgrades
Walking away if the home doesn’t fully meet their needs
As one of my buyers said recently:
"Judy, buyers today are either fed up or finally waking up. They know prices and rates aren’t dropping anytime soon, but they’re not rushing in blind either."
Buyers are back—but they’re more selective, smarter, and willing to wait for the right fit.
Data reflects 12-month sales through mid-April 2025.
What Does This Mean for You?
For Sellers: Homes are still moving, but buyers are price-sensitive. Presentation, pricing, and marketing matter more than ever.
For Buyers: You have a window of opportunity—fewer bidding wars, and sellers willing to negotiate when backed by strong terms.
For the Curious: Whether you're actively buying/selling or simply monitoring the market, this data gives you a sharper lens on your home's value.
Staying ahead in the Lamorinda real estate scene means knowing the numbers that drive our market. If you have any questions or need personalized advice on homes for sale in Lafayette, Moraga, or Orinda, feel free to reach out. I’m here to help you make the best decision in this dynamic market.
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