Spring 2026 Lamorinda Market Report
Inventory is up 22% year-over-year, days on market is creeping back into the teens, and the median sale price has held flat at $2.14M. What that means if you're pricing a home this spring.
After two years of extreme scarcity, Lamorinda inventory is finally loosening. We tracked 147 active listings across Lafayette, Moraga, and Orinda at the end of Q1 2026 — a 22% increase over this time last year, and the most choice buyers have had since the summer of 2022.
That said, the median sale price has held remarkably steady at $2.14M. The extra inventory has mostly absorbed demand rather than pulling prices down. What has changed is the urgency: homes that would have seen eight offers in 72 hours in 2022 are now sitting for two or three weekends before finding the right buyer.
If you're selling this spring, pricing strategy matters more than it has in three years. An aspirational price that would have been shrugged off and still drawn offers in 2022 now sits — and a sitting listing loses negotiating leverage quickly. We're recommending sellers price at or just under market and let competition drive the final number.
For buyers, this is the most workable market Lamorinda has seen in a while. Inspection contingencies are being accepted again in many negotiations, and we're seeing seller credits — unheard of at the peak — come back into closing statements.
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