Lamorinda Real Estate Market Update: Spring 2026

By Christina Linezo | May 2026

One of the questions I hear most often right now is a simple one: what is the market actually doing? It is a fair question, and one that deserves a real answer- not a headline, not a generalization, but an honest look at what is happening here in Lamorinda.

So here is what the data tells us across all three layers of the market- what has sold, what is under contract, and what is available right now- and more importantly, what it means if you are thinking about buying or selling a home in Orinda, Lafayette, or Moraga this season.

The Full Picture: Three Numbers That Tell the Story

When I look at the Lamorinda market right now, I look at it in three parts: what has sold, what is pending, and what is currently available. Together, they give a much clearer picture than any single statistic can.

In the last 90 days, 139 homes sold across Orinda, Lafayette, and Moraga. The median sale price was $2,010,000, and homes went under contract in a median of just nine days. Half of all homes sold above asking price, and on average, sellers received 103% of their list price.

Right now, 59 homes are under contract and pending, with a median list price of $2,150,000- a signal that demand has not softened as we move deeper into spring.

There are currently 107 homes actively on the market, with a median list price of $2,100,000 and a price range running from $350,000 to $6,850,000. That includes 17 brand new listings, 7 coming soon properties, and a healthy mix of options across neighborhoods and price points.

When you put those numbers together, the market is carrying approximately 2.3 months of supply. Anything under three months is generally considered a seller's market, and Lamorinda is firmly in that territory right now.

What This Means for Buyers

There is real opportunity in this market, but it moves quickly. Nine days is not a lot of time to research, tour, deliberate, and write a strong offer- which means the buyers who succeed here are the ones who have done their preparation before they need it, not while they are standing in a backyard falling in love with a home.

That means being fully pre-approved before you start looking. It means having clarity on your priorities so you can move with confidence when the right property appears. And it means understanding what you are actually competing against, because the picture is more nuanced than the headlines suggest.

While the overall market is competitive, not every home is attracting multiple offers. Eight of the 107 currently active listings have already reduced their price- in some cases, significantly- which tells us that buyers are discerning and will not simply chase a number that does not feel right. Preparation is important, but so is patience and perspective. Knowing the difference between a well-priced home that deserves urgency and an overpriced one that is starting to sit is exactly where local knowledge matters most.

With 17 new listings hitting the market and 7 more coming soon, there is also fresh inventory on the way. For buyers who are ready, the next few weeks are worth watching closely.

What This Means for Sellers

For sellers, the conditions are genuinely favorable- but I always want to be honest with my clients: a strong market does not automatically translate to a strong outcome. The data makes this very clear.

The homes that sold in zero to nine days at or above asking price this spring were not simply lucky. They were thoughtfully prepared, strategically priced, and beautifully presented from the moment they hit the market. Those sellers created competition, and competition is what drives the strongest results.

The homes that have needed price reductions- some as high as $300,000 off their original list price- tell a different story. Buyers in Lamorinda are experienced and attentive. They know the comps, they notice the details, and they will wait rather than overpay for a home that is not positioned correctly. An overpriced home does not just sit quietly- it signals to buyers that something may be wrong, and that perception is difficult to reverse once it takes hold.

With 2.3 months of supply, sellers still hold an advantage. But that advantage is earned through execution, not assumption. Thoughtful preparation, strategic pricing, and intentional marketing are not extras in this market. They are the strategy.

A Note on What Makes Lamorinda Different

One of the things I remind clients often is that Lamorinda cannot be understood through broad Bay Area statistics alone. Orinda, Lafayette, and Moraga each have their own character, their own buyer pool, and their own micro-market dynamics. Even within a single city, values and demand can shift meaningfully based on the street, the neighborhood feel, lot configuration, school access, and the way a home lives day to day.

The current active inventory reflects that range beautifully- from more accessible entry points to extraordinary estate properties- and the buyers moving through this market are looking carefully at all of it. That is why pricing and presentation decisions need to be grounded in very specific, local knowledge.

Looking Ahead

Spring is historically one of the most active seasons in Lamorinda, and this year is following that pattern. The pipeline is full, buyer demand remains strong, and the data suggests that well-prepared, well-priced homes will continue to perform. For sellers thinking about timing, the window right now is a good one. For buyers who are ready and prepared, fresh inventory is arriving and opportunities exist.

Whether you are thinking about making a move now or simply want to understand your options, I am always happy to be a resource. There is no pressure and no obligation- just an honest conversation about what the market means for your specific situation, your home, and your goals.

If you are ready to talk, I would love to hear from you.

Data sourced from MLS records for residential sales in Orinda, Lafayette, and Moraga, February–May 2026.

Christina Linezo, Realtor® | CA DRE# 01964989 | Village Associates, DRE# 01301392 (415) 425-3085 | [email protected] | christinalinezo.com 93 Moraga Way #103, Orinda, CA 94563