Fall 2025 Plays—Tactical Guidance You Can Use

As we head into Fall 2025, the Bay Area housing market is still active but shifting. Buyers and sellers each have different levers they can pull to maximize outcomes. Here’s some tactical guidance you can use right now:

For Buyers

1. Move early on condos/townhomes.
With 2.8–5.3 months of supply in most counties and days on market (DOM) stretching 30–60+, buyers currently have room to negotiate for credits, contingencies, and flexibility. This window may tighten quickly if lower mortgage rates re-ignite demand.

2. Lock with a float-down.
Consider a rate lock with float-down—it protects your monthly payment today while letting you capture a lower rate if Treasury yields slide post-FOMC.

3. Target stale listings.
Condos in Santa Clara (30–45+ DOM) or San Mateo/SF (50+ DOM) are primed for negotiation. Pair a fast close timeline with clean inspections, and sellers may prioritize your offer.

For Sellers

1. Price to the market you have, not the one you want.
Overbids still happen—~102–104% for SFHs in Santa Clara/Alameda and ~103% in San Mateo—but buyer pools are smaller. Overpricing can stall your listing.

2. Stage like it matters.
In competitive condo markets with 3–5 months of supply, buyers have choices. Strong staging and presentation can shorten DOM and boost offers.

3. Consider a pre-emptive rate buydown.
A temporary 2-1 buydown can lower the buyer’s monthly payment more effectively than a straight price cut, while keeping your net proceeds stronger.

 Final Thoughts

Fall 2025 offers opportunity—but timing and tactics matter. Buyers can capture leverage in condos and stale listings, while sellers can differentiate with sharp pricing, strong staging, and creative incentives. The right moves now could set you up for success before year-end.