Lafayette, Moraga, Orinda: Lamorinda Home Sales with Raw Data (Nov 1 - Jan 25)
- Judy Sin
- a few seconds ago
- 4 min read
Hello, I’m Judy Sin—your trusted Lamorinda realtor.
Ever wonder what’s really going on behind the scenes in our local market? This isn’t a typical market update. Today, I’m diving into the real data behind recent sales in Lafayette, Moraga, and Orinda—including number of offers, days on market, sold vs. list price, and how many deals are closing with cash.
Whether you’re buying, selling, or simply curious about your home’s value, these insights are meant to help you make informed decisions in today’s evolving market.
What’s Behind the Numbers?
In this update, I break down:
Offer volume: How many offers each property received
Days on market (DOM): How quickly homes are selling
Price dynamics: The percentage difference between the sold price and the original list price
Financing details: Whether homes closed with cash or financing
Together, these metrics show not just where prices landed, but how buyers actually behaved during the decision-making process.
Homes Sold in Lafayette, Moraga, Orinda (Nov 1 - Jan 25)
(Nov 1 – Jan 25)
Are homes in Lamorinda still selling this winter?
Yes. From Nov 1 to Jan 25, 138 homes sold across Lafayette, Moraga, and Orinda, with a median days on market of 19 days, showing steady buyer activity through the winter period.
Total sold: 138 homes
Price range: $480,000 – $6,600,000
Median days on market (sold homes): 19 days
Median sold price: $1,777,500
Total transaction value: Approximately $284,000,000
Average number of offers: ~1.84 per home
Are Homes Selling Over Asking?
On average, homes sold 2.6% below their original list price. This means most buyers are negotiating and being more value-conscious this winter—a subtle but important shift in the market. This reflects negotiation strength rather than lack of demand.
Cash vs. Financing
Are cash buyers dominating the Lamorinda market right now?
No. While cash remains competitive, most buyers are still using financing, making strong pre-approval and clean terms critical.
Cash: 39 sales (28.3% of 138)
Financed (Conventional): 94 sales (68.1% of 138)
Other: 5 sales (3.6% of 138)
This is a reminder that while cash remains competitive, strong pre-approval and clean loan terms still matter greatly in winning offers.
Pending Sales in Lafayette, Moraga, Orinda (Nov 1 - Jan 25)
Are homes going under contract faster now than last summer?
Yes. Median days on market for pending homes dropped to 9 days, down significantly from summer levels, showing faster decisions when pricing and presentation are right.
Here’s what we’re seeing:
Total Pending: 29
Price Range: $575,000 – $4,100,000
Median Days on Market: 9 days
Median Asking Price: $1,999,000
Buyers remain active, but the way they engage has changed. Pending days on market have dropped significantly (from 28 days in the summer to 9 days in winter), which tells us buyers are making faster decisions once the right home appears.
Rather than taking longer to commit, today’s buyers are filtering more carefully upfront. Homes that are well-priced and well-presented are going pending quickly, while properties that miss the mark are being skipped altogether.
This isn’t hesitation — it’s selectivity.
Inventory & Pricing Trends
(Year-over-Year Comparison, Nov–Jan)
Listings (Nov-Jan 2025-2026) | Median Price (Nov-Jan 2025-2026) | YoT Price Change | Listings (Nov-Jan 2024-2025) | Median Price (Nov-Jan 2024-2025) | |
Lafayette | 55 | $1,950,000 | -11.2% | 44 | $2,195,000 |
Moraga | 27 | $1,595,000 | +14.3% | 21 | $1,395,000 |
Orinda | 32 | $2,042,500 | +10.5% | 38 | $1,848,500 |
What this means:
Lafayette pricing softened despite stable inventory
Moraga rebounded sharply year over year
Orinda regained pricing power even with fewer listings
Compared to the same period last year, the market is less uniformly competitive and more segmented. Buyers are moving decisively when a home meets expectations, while sellers need to be precise on pricing and presentation to capture demand.
Seller takeaway:
This is a market where pricing and preparation matter more than timing. Buyers are active, but they are selective and decisive. Homes that are priced correctly and presented well are moving, while anything that misses the mark is being passed over quickly.
Strategic pricing and clear positioning are now more important than chasing last year’s peak numbers.
"Hey, how's the market?"
If you asked me this in early 2025, I would’ve said the market felt frenzied again—homes selling quickly, multiple offers, and strong cash participation.
Today, the tone is different.
The market hasn’t slowed, but it has sharpened.
What we’re seeing now isn’t hesitation—it’s discernment.
Homes that are well-priced and well-presented are going pending quickly. Others are being passed over without much consideration.
What’s getting skipped?
Lower-priced homes aren’t automatically attracting buyers anymore. Many come with real trade-offs—deferred maintenance, layout compromises, location challenges, or renovation costs that no longer feel easy to justify.
How buyers are behaving now:
Narrowing their search before touring
Reading disclosures closely
Running realistic numbers on repairs and upgrades
Walking away quickly if a home doesn’t fully meet expectations
As one buyer recently put it to me:
“We’re not rushing anymore. We know prices and rates aren’t dropping overnight—but we’re not going in blind either.”
Buyers are active, prepared, and decisive—but only when a home truly makes sense.
What Does This Mean for You?
For Sellers: Homes are still moving, and the best ones are going pending fast. Buyers are selective and price-aware, so presentation, pricing, and clear positioning matter more than ever.
For Buyers: You have more leverage than last year in many cases, but you still need to be ready. When a home checks the boxes, buyers are acting quickly, and clean terms (and strong pre-approval) still win.
For the Curious: Even if you are not making a move today, this data is a clear snapshot of how Lafayette, Moraga, and Orinda are behaving right now, including offer count, days on market, pricing outcomes, and cash activity.
Staying ahead in the Lamorinda real estate market means understanding what the numbers are actually doing, not just the headlines. If you want to talk through your home value or your options in Lafayette, Moraga, or Orinda, reach out anytime. I’m happy to help you make a smart decision with real local context.
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