Spring has arrived in Lamorinda, and so has the annual surge in buyer activity. After a quieter winter, the market is heating up fast — homes are moving quickly, and well-prepared sellers are seeing strong results.
Here’s what the numbers are telling us as we head into the busiest season of the year.
Market Snapshot: March 2026
| Town | Median Price | YoY Change | Days on Market |
|---|---|---|---|
| Lafayette | $1,880,000 | -0.6% | 16 days |
| Moraga | $1,595,000 | +14.3% | 14 days |
| Orinda | $2,160,000 | +10.5% | 12 days |
Overall Lamorinda median: Approximately $1.78M–$2.0M depending on property type and location.
What’s Driving the Market?
Spring Surge is Here
The traditionally busy spring season has arrived. Buyer activity is ramping up, and quality listings are attracting immediate attention. Homes that are well-priced and well-presented are going pending within two weeks — sometimes within days.
Inventory Remains Tight
The chronic supply shortage continues. Desirable homes in good locations are scarce, which is keeping prices supported despite some softening in Lafayette. When a great property hits the market, expect competition.
Buyers Are Selective but Decisive
This isn’t 2021’s frenzy, but it’s not a buyer’s market either. Today’s buyers are doing their homework — reading disclosures carefully, running renovation cost estimates, and narrowing their search before touring. But when the right home appears, they move fast.
Cash vs. Financing
Based on recent transaction data:
- Cash purchases: ~28% of sales
- Conventional financing: ~68% of sales
- Other: ~4%
Strong pre-approval and clean loan terms remain competitive against cash offers in many situations.
Town-by-Town Breakdown
Lafayette
Lafayette prices have softened slightly year-over-year, with the median around $1.88M — down about 0.6% from last spring. This isn’t a sign of weakness; it reflects a shift toward more balanced negotiations after several years of aggressive appreciation.
What to know: Downtown-adjacent properties and homes in top school zones continue to command premiums. Expect multiple offers on well-priced listings.
Moraga
Moraga is the standout performer this quarter, with median prices up over 14% year-over-year. The town’s larger lots, quieter atmosphere, and strong schools are attracting families priced out of Orinda and south Lafayette.
What to know: Inventory is particularly tight here. If you’re selling in Moraga, spring 2026 is an excellent window.
Orinda
Orinda continues its steady climb, with median prices now exceeding $2.1M — up roughly 10% from last year. The combination of BART access, hillside charm, and Theatre Square’s walkability keeps demand strong.
What to know: Luxury properties ($3M+) are seeing robust activity from affluent Bay Area buyers looking to trade up.
What This Means for You
If You’re Selling
This is your window. Spring brings the most active buyer pool, and current inventory constraints work in your favor. However, buyers are more discerning than in past years — your home needs to be priced right and show well from day one.
Key moves:
- Price strategically based on recent comps, not peak 2022 prices
- Invest in staging and professional photography
- Address obvious maintenance issues before listing
- Be prepared for negotiations — getting 100% of asking is still common, but not automatic
If You’re Buying
The good news: you’re not competing against 20 offers like in 2021. The challenge: good homes still move fast, and low inventory means you may need patience.
Key moves:
- Get pre-approved (not just pre-qualified) before touring
- Be ready to make decisions quickly when you find the right home
- Don’t lowball aggressively — competitive offers still win
- Consider Moraga if you want more space for your money
Looking Ahead
Several factors could shape the market in coming months:
- Interest rates: The Fed’s trajectory remains the wildcard. Rate cuts would bring more buyers into the market; sustained high rates keep things competitive but measured.
- National economy: Any broader economic shifts will eventually reach our hills, though Lamorinda typically shows more resilience than most markets.
- Inventory: Watch for whether more homeowners decide to list this spring. More supply would benefit buyers; continued scarcity favors sellers.
Whether you're buying, selling, or just curious about your home's value, Vlatka Bathgate brings 22+ years of Lamorinda expertise to help you navigate this market.
Schedule a Consultation →
Expert Perspective
“Spring 2026 is shaping up to be a strong season for Lamorinda real estate. Buyers are active and qualified, but they’re also informed — they know these neighborhoods and they recognize value. For sellers, that means presentation matters more than ever. The homes that show beautifully and are priced right are still seeing multiple offers and selling quickly. This is a market that rewards preparation.”
— Vlatka Bathgate, #1 Coldwell Banker Realtor in Orinda DRE# 01390784 | (925) 597-1573
Data sources: Zillow Home Value Index, MLS closed/pending sales analysis, local market reports. Figures represent point-in-time estimates and may vary by property type and specific location.
Next update: April 2026