Lafayette, Moraga, Orinda: Lamorinda Home Sales, Judy Sin Market Analysis, Jan 26 to May 26
- Judy Sin
- May 28
- 8 min read
Updated: 1 day ago
Hello, I’m Judy Sin, a Lamorinda Realtor® with Compass specializing in Lafayette, Moraga, and Orinda.
Ever wonder what is really going on behind the scenes in our local market? This is not a typical market update. In this report, I am looking at the real data behind recent sales in Lafayette, Moraga, and Orinda, including number of offers, days on market, sold price versus original list price, and how many homes closed with cash versus financing.
This report is an original Lamorinda market analysis by Judy Sin, based on MLS-tracked closed and pending sales in Lafayette, Moraga, and Orinda from Jan 26 to May 26, combined with my first-hand market observations from working with buyers and sellers in the area.
Whether you are buying, selling, or simply watching your home value, these insights are meant to help you understand what is actually happening in today’s Lamorinda 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
All metrics below are compiled and interpreted by Judy Sin as part of ongoing Lamorinda market tracking.
Homes Sold in Lafayette, Moraga, Orinda
(Jan 26 - May 26)
Are homes in Lamorinda still selling this spring?
My analysis says yes.
From Jan 26 to May 26, 176 homes sold across Lafayette, Moraga, and Orinda, with a median days on market of 8 days. That shows buyer activity remained active through the spring market, even though the strength was not evenly distributed across every price point and property type.
Key findings from Judy Sin’s Lamorinda sales analysis:
Total sold: 176 homes
Price range: $449,000 – $9,000,000
Median days on market (sold homes): 8 days
Median sold price: $1,900,000
Total transaction value: Approximately $387,000,000
Average number of offers: ~2.17 per home
Overall, Lamorinda homes sold for an average of 2.69% above original list price, with an average of 2.17 offers per home. But those averages do not tell the full story. Performance varied meaningfully by price point and property type, which is why some homes continued to attract strong competition while others took longer to move.
Is the Lamorinda Market Softening?
The answer depends on the price point and property type.
Based on Judy Sin's Lamorinda sales analysis from Jan 26 to May 26, the market does not appear to be soft across the board. The under-$2M segment had the highest number of closed sales, but it also showed more signs of selectivity. Homes in this price range took longer to sell on average compared with the $2M to $3.5M range.
Price Band | Closed Sales | Avg DOM | Median DOM | Avg Offers | Avg % Above Original List |
Under $2M | 92 | 14.3 days | 10 days | 2.42 | 2.07% |
$2M to $3.5M | 68 | 10.2 days | 7 days | 2.00 | 3.46% |
$3.5M+ | 16 | 11.1 days | 9 days | 1.69 | 3.53% |
The $2M to $3.5M segment looked stronger in comparison. Homes in this range sold faster and achieved a stronger sale price relative to the original list price. This suggests that move-up buyers are still active when a home checks the right boxes: location, condition, floor plan, schools, lot, and overall lifestyle fit.
The under-$2M market needs more context. It had the most transactions and a higher average number of offers, so this is not a dead market. But it is more mixed. Detached homes under $2M continued to perform well, while attached homes, including condos and townhomes, showed softer results.
Under $2M Property Type | Closed Sales | Avg DOM | Median DOM | Avg Offers | Avg % Above Original List |
Detached homes | 73 | 13.2 days | 8 days | 2.67 | 3.01% |
Townhomes | 11 | 20.2 days | 17 days | 1.45 | -1.71% |
Condos | 8 | 17.0 days | 14 days | 1.29 | -1.27% |
So when people ask, “Are prices softening?” the better answer is: not everywhere, and not equally. In Lamorinda right now, well-positioned single-family homes are still attracting serious buyers. The softer activity is showing up more clearly in attached homes, overpriced listings, or properties with compromises that buyers are less willing to overlook.
Cash vs. Financing
Are cash buyers dominating the Lamorinda market right now?
No. Cash buyers remain competitive, but they are not dominating the market. In this Lamorinda sales analysis, most homes were still purchased with conventional financing.
From Jan 26 to May 26, there were 176 closed sales in the dataset:
Cash: 42 sales, 23.9%
Financed (Conventional): 129 sales, 73.3%
Other: 5 sales, 2.8%
This is an important reminder for buyers: cash is powerful, but it is not the only way to win. A strong pre-approval, clean loan terms, solid proof of funds, and a well-structured offer can still compete in today’s Lamorinda market.
Data note: This analysis was compiled by Judy Sin using MLS-tracked Lamorinda sales data for Lafayette, Moraga, and Orinda from Jan 26 to May 26. The interpretation reflects both the raw sales data and Judy Sin’s first-hand market observations as a Lamorinda Realtor.
Pending Sales in Lafayette, Moraga, Orinda (Jan 26-May 26)
How Quickly Are Lamorinda Homes Going Pending Right Now?
This section reflects my review of pending listings and contract timelines in Lafayette, Moraga, and Orinda.
Based on the current pending data, buyers are still active, but they are not chasing every listing equally. There are 59 pending homes in this dataset, with a median days on market of 10 days and a median asking price of $1,895,000.
Here’s what we’re seeing:
Total Pending: 59
Price Range: $465,000 – $7,495,000
Median Days on Market: 10 days
Median Asking Price: $1,895,000
The important detail is not just that homes are going pending. It is which homes are going pending quickly. Well-priced and well-presented homes are still moving, while homes that miss the mark are taking longer or requiring price adjustments.
In this pending dataset, 8 of the 59 pending listings had price reductions. Those homes had a median days on market of 34 days, compared with 9 days for homes without price reductions. That gap is meaningful. It shows that buyers are not gone, but they are filtering carefully and responding faster when a home feels correctly positioned.
This is not a frozen market. It is a selective market. Homes that create urgency are still going pending quickly, while homes with pricing, condition, layout, HOA, or presentation challenges may need more time to find the right buyer.
Inventory & Pricing Trends
(Year-over-Year Comparison, Jan - May)
My year-over-year Lamorinda pricing review shows a more segmented market compared with the same period last year.
From Jan 26 to May 26, Lafayette had more listings than last year, but its median price moved lower. Moraga saw both higher listing activity and higher median pricing. Orinda had fewer listings than last year, but its median price still moved slightly higher.
Listings (Jan 26 - May 26, 2026) | Median Price (Jan 26 - May 26, 2026) | YoT Price Change | Listings (Jan 26 - May 26, 2025) | Median Price (Jan 26 - May 26, 2025) | |
Lafayette | 174 | $1,951,065 | -4.9% | 143 | $2,051,028 |
Moraga | 96 | $1,800,000 | +5.9% | 65 | $1,700,000 |
Orinda | 112 | $1,996,500 | +3% | 124 | $1,939,000 |
The key takeaway is that Lamorinda is not moving as one single market. Lafayette showed softer median pricing even with more listings. Moraga showed stronger activity, with more listings and a higher median price. Orinda had fewer listings, but pricing still held slightly above last year’s level.
Compared with the same period last year, the market feels less uniformly competitive and more segmented. Buyers are moving decisively when a home meets expectations, but they are also quick to pass on listings that feel overpriced, poorly presented, or not compelling enough for the price.
For sellers, this is a market where pricing and preparation matter more than timing alone. Buyers are active, but they are selective and decisive. Homes that are priced correctly and presented well are still moving, while homes that miss the mark are taking longer or being skipped.
Strategic pricing and clear positioning are now more important than chasing last year’s peak numbers.
"Hey, how's the market?"
This is probably the question I hear the most.
The short answer: the Lamorinda market is active, but it is not automatic.
From Jan 26 to May 26, 176 homes sold across Lafayette, Moraga, and Orinda, with a median days on market of 8 days and an average of about 2.17 offers per home. On the surface, those numbers show a market that is still moving. But the details tell a more interesting story.
The market has not disappeared. It has become more selective.
Homes that are well-priced, well-presented, and aligned with buyer expectations are still going pending quickly. The $2M to $3.5M segment, in particular, showed strong activity, with homes selling faster and achieving stronger sale-to-list results than the under-$2M segment.
The softer activity is showing up more clearly in homes with compromises. That includes attached homes, listings with higher HOA costs, deferred maintenance, awkward layouts, location challenges, or pricing that does not match the condition of the home.
Buyers are narrowing their search before touring, reading disclosures more carefully, running realistic numbers on repairs, upgrades, insurance, and financing, comparing value across nearby listings, and walking away quickly if the home does not feel right for the price.
This is not a market where buyers have disappeared. It is a market where buyers are sharper. They are active, prepared, and decisive, but only when the home truly makes sense.
For sellers, the message is clear: pricing, preparation, and positioning matter. A home does not need to be perfect, but it does need to make sense to today’s buyer from the moment it hits the market.
Broader Market Context
Local sales data tells the most important story, but broader housing trends also matter. Across the Bay Area, buyers are still dealing with higher mortgage rates, insurance costs, renovation costs, and affordability pressure. That is why many buyers are being more careful before they write an offer.
At the same time, life still moves forward. Families relocate. Job changes happen. Children change schools. People need more space, less space, a different commute, or a different lifestyle. Those life events continue to create real buyer and seller movement, even in a more selective market.
The result is a market that can feel quiet for one listing and very competitive for another. That is why local context matters so much.
What Does This Mean for You?
For sellers, homes are still moving, and the best-positioned ones are going pending quickly. But buyers are selective and price-aware. Presentation, pricing, condition, and clear positioning matter more than ever. A home does not need to be perfect, but it does need to make sense to today’s buyer.
For buyers, this is not a market where you can assume every home will sit. You may have more room to evaluate, especially when a listing has been sitting or has clear trade-offs. But when a home checks the boxes, buyers are still acting quickly. Strong pre-approval, clean terms, and a clear strategy still matter.
For homeowners who are simply watching the market, this data gives a clearer snapshot of how Lafayette, Moraga, and Orinda are behaving right now. The headlines do not always tell the full story. Offer count, days on market, pricing outcomes, price reductions, and financing type all help explain why some homes move quickly while others take more time.
About this analysis
This market analysis is independently written and maintained by Judy Sin, a Lamorinda-based Realtor® specializing in Lafayette, Moraga, and Orinda. The observations above are drawn from ongoing review of closed and pending sales, pricing behavior, and buyer decision patterns.
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.
Based on the data, is this a good time to sell your Lamorinda home?
See homes that recently sold in Lamorinda to benchmark your expectations.