We have inventory now. It's relatively high. And if you're a buyer in the East Bay, particularly in Lamorinda, this changes everything.
I know that sounds dramatic, but listen, I've been watching this market long enough to recognize when the dynamics shift fundamentally. We went from 2020 and 2021 when demand was extremely high and buyers had very few choices to today where buyers finally have real options. Multiple properties to compare. Time to think. Room to negotiate.
Understanding what this increased inventory means... it helps you take advantage of opportunities that didn't exist a few years ago. Let me walk you through what's actually changed and how you should think about it.
The Real State of Inventory Across Lamorinda
Lafayette probably has the biggest inventory numbers overall right now. Significantly more active listings across all price ranges compared to a year ago. That's substantial. Really substantial.
Orinda has seen the biggest increase over what's historically normal for that community. Orinda used to run pretty tight on inventory, and now? Considerably more properties available. For a market that's typically been quite supply constrained, this represents a real shift.
Moraga inventory has increased too, though less dramatically than the other two communities. Still meaningful additional choice for buyers who want that community.
What's driving this? Several things converging at once. Some sellers who waited out the extreme seller's market of 2021 and 2022 are finally listing. Others are relocating for jobs or family reasons and can't wait any longer. And fewer buyers are competing for these properties because of higher interest rates around 6% and economic uncertainty. The math changed for everyone.
The result is a market that clearly favors buyers in ways we haven't seen since before 2020. More choice. More time. More leverage. Use it.
What Higher Inventory Truly Means for You
Here's the practical reality of what this inventory increase means when you're actually shopping for homes, not just thinking about it.
You can be selective. When there are multiple homes in your target neighborhood and price range instead of just one or two, you get to compare. You get to evaluate which location is better, which condition is better, which layout works best for your family. You're not just taking whatever's available because it's the only option. That's huge.
You have time to make decisions. You don't need to see a house on Saturday and make an offer Sunday because you're terrified someone else will grab it first. You can see a property, think about it overnight or over a few days, come back for a second showing, bring your parents or your best friend for another opinion. This luxury of time... it leads to better decisions and less buyer's remorse.
You can negotiate. Not aggressively lowball, that's not what I'm saying. But reasonably negotiate on price when a home has been sitting or is overpriced. You can ask for inspection repairs without worrying that the seller will just move to the next buyer. You can negotiate terms that work for your situation rather than accepting whatever the seller demands. That's power.
Days on market work in your favor now. Properties that would have sold in just days in 2021 are now taking weeks to go into contract. Some are sitting even longer if they're not priced right or need work. This extended market time gives you information. Real information. If a house has been available for a while, you know the seller is feeling pressure, which affects how you approach negotiations. Use that.
The Strategy Shift This Market Demands
More inventory doesn't just give you more options. It requires a different approach. A completely different approach to how you search and what you prioritize.
Stop acting desperate even though you want a house. The market doesn't reward desperation anymore like it did in 2021. Take your time. Evaluate multiple properties. Make thoughtful decisions based on which home actually works best for your needs and budget. Thoughtful. Not rushed.
Use days on market data strategically. If a property has been listed for several weeks without going into contract, that tells you something. Either the price is too high, or there's something about the property that's not resonating with buyers. Use that information when deciding what to offer. It's sitting there for a reason.
Don't fall in love with the first decent house you see. When inventory was tight, you kind of had to make fast emotional decisions on anything that met your basic criteria. Now you can afford to see multiple properties that work and choose the best one rather than the first available one. Best, not first.
Be willing to walk away from properties that don't quite work. With more inventory, you're not stuck choosing between one mediocre option and continuing to rent. If a house doesn't check your important boxes or the price doesn't make sense, move on. Something else will come along. It will.
Focus on value rather than just availability. The question isn't "is this house available and can I afford it?" The question is "does this house represent good value compared to other options in the market?" When inventory is high, value matters more than ever. More than ever.
Where the Real Opportunities Are Today
Increased inventory doesn't affect all properties equally, and understanding where the real opportunities exist... that helps you focus your search instead of just looking at everything.
Properties that have been sitting for extended periods often represent negotiating opportunities. The sellers are feeling the pressure of carrying costs and wondering what's wrong. If you like the house and can see past whatever is causing it to sit, you might get a good deal. A really good deal.
Homes that need cosmetic updates but are structurally sound can be particularly good values right now. Buyers are super picky about condition, which means dated kitchens or bathrooms scare off a lot of competition. If you're willing to live with it for a while or have the budget to update, you're competing with fewer buyers. Way fewer.
Properties slightly outside the most desirable micro neighborhoods within Lafayette, Orinda, or Moraga might offer better value. When inventory is tight, everything sells. Everything. When inventory is higher, the premium locations still move quickly but the good neighborhoods that aren't quite as prestigious offer opportunities for buyers who are less concerned about being in the absolute top spot.
Entry level homes from $1M to $1.4M see the most buyer competition still because demand at this price point remains relatively strong from first time buyers and families stretching to get into Lamorinda. But even here, even at this level, you have more choice than you did a year or two ago.
Family homes from $1.4M to $2.5M have notable inventory increases. This is where move up buyers are hesitant because of giving up low interest rate mortgages, which means more options and better negotiating leverage for buyers who are ready to move. If you're ready, this is your window.
Luxury properties above $2.5M have always taken longer to sell because the buyer pool is smaller. But increased inventory here means sellers need to be realistic about pricing and condition to attract the limited number of qualified buyers. Realistic, not hopeful.
What You Should Do Next
If you've been waiting for market conditions to favor buyers, this is what you were waiting for. Not perfect conditions, those don't exist. But conditions where you have leverage, options, and time.
Get pre approved, ideally fully underwritten, so you're ready to act when you find the right property. Having more time doesn't mean taking forever to get your financing together. Be ready.
Work with an agent who understands current market dynamics and knows how to negotiate effectively in a buyer's market. The strategies that worked in 2021 don't work now. They just don't.
Look at multiple properties before making decisions. Use the inventory to your advantage by comparing options and choosing the best fit rather than settling for the first available option. Compare. Choose. Don't settle.
Be strategic about timing. Properties that have been on market for a while are more negotiable than brand new listings. Use that to your advantage. Use everything to your advantage.
If you're buying in Lafayette, Orinda, or Moraga and you want to understand how to take advantage of current inventory levels in your specific price range and target neighborhoods, let's talk. Because more inventory means more opportunity, but only if you know how to use it. Only if you're strategic about it.
The increased inventory isn't permanent. Markets shift. Conditions change. They always do. But right now, right this moment, buyers have advantages they haven't had in years. Understanding how to use those advantages is what separates buyers who get great homes at fair prices from buyers who miss the opportunity entirely, who look back six months from now and wonder what they were waiting for.
