Market Conditions By City
$10,000,000
$9,000,000
$8,000,000
$7,000,000
$6,000,000
$5,000,000
$4,000,000
$3,000,000
$2,000,000
$1,000,000
$0
Average sale price for single-family homes from 1/2023 to 12/2023, compared to the period from 1/2024 to 12/2024.
Average Sale Price
1/2023 - 12/2023 1/2024 - 12/2024
Price/Square Foot Ratio
Price per square foot ratio for single-family homes from 1/2023 to 12/2023, compared to the period from 1/2024 to 12/2024.
1/2023 - 12/2023 1/2024 - 12/2024
Source: MLSListings, Inc., as of March 18, 2025 Criteria: Single Family Residential
2) Look for Homes That Will Sell Below Market Value
Homes that are well-presented and attractively priced in the spring market are almost guaranteed to receive multiple offers and sell for top dollar. I have confirmed with data science analytics, as well as through my own experience, that the following types of homes often sell for below market value:
a) Homes That Are Initially
Overpriced
A home only gets one first impression. If a home lingers on the market for over two weeks, an undesirable stigma attaches to it, making it a good value. Ironically, homes that are underpriced tend to create an auction dynamic and sell for above market value, while overpriced homes eventually sell for below market value.
b) Homes That Are Tenant-Occupied
Tenants have strong rights in California and require 24-hour notice to show the home. Tenant-occupied homes generally show poorly, are hard to schedule viewings for, present issues for buyers eager to move in, and end up becoming good value opportunities.
c) Listings by Out-of-Area Agents
I scan the MLS for area codes that are not local, such as 925, 510, or 415. Experienced local agents know how to optimize listings by staging them, pricing them for multiple offers, and employing strong marketing. Out-of-area agents often overprice their listings and present them poorly.
d) Bankruptcy or Probate Sales
With my legal background, I understand the complexities of these transactions and can help my clients navigate opportunities that are otherwise intimidating and dissuaded by the typical agent.
3) Find Motivated Sellers
Homes that have been on the market for a while and become stagnant typically indicate that the seller's motivation is increasing as time passes. Sellers who have relocated due to a job transfer or who are separating tend to be the most motivated to sell at any price.
4) Strategic Deal Structuring
With my legal background and the support of three in-house attorneys, our firm frequently structures winwin transactions that creatively benefit all parties. For example, for all-cash buyers, we can negotiate very long rent-backs for sellers if we secure the home at a reduced price while using the rent-back period to plan and obtain permits. We’re also uniquely capable of structuring seller financing, which can benefit buyers with lower rates and sellers by deferring capital gains.
5) Work with a Top Agent Who Will Win the Tiebreaker
With many homes receiving five to ten offers during the spring selling season, you need a top agent to break through the crowded noise. As Silicon Valley’s top agent for over a decade, other agents want my buyers to win, establishing a closer connection to myself and our firm.
While the value of working with an experienced buyer’s agent or team is always essential to successfully finding your home, it is even more crucial during the competitive spring market. Call me today to learn more about the many advantages of working with the DeLeon team to purchase your dream home.
our listings without any buyer’s-side commission if they come to us directly. That’s right, neither the buyer nor the seller pays any commission for the buyer’s agent’s services—DeLeon Realty covers all the DeLeon buyer’s agent’s compensation.
This model isn’t new to us—it’s been a foundational part of our philosophy for years. For example, in “The Allure and Risks of Double Ending,” published in the June 2018 issue of DeLeon Insight, I emphasized the importance of avoiding conflicts of interest by not representing both sides in a transaction, stating, “It is impossible for one individual agent to fairly represent both sides.” This principle underpins our approach to transparency and reinforces our commitment to providing clients with clear, honest guidance.
In “A Dramatic Drop to Listing Commissions,” featured in the November 2022 issue of DeLeon Insight, I highlighted the significance of our 3% commission model, which ensures sellers retain more equity while still benefiting from world-class service. This article emphasized how our approach eliminates unnecessary commissions, creating a better financial outcome for our clients.
Our commitment to fiduciary responsibility and innovation has not wavered over the years, even in the face of industry resistance. In “Ramped-Up Department of Justice Scrutiny of the Real Estate Industry,” from the June 2024 issue of DeLeon Insight, I addressed the reluctance of certain industry segments to adapt, stating, “Certain segments of the real estate industry appear to prioritize sustaining commissions at historical levels at the expense of innovation and price competition.” Despite the challenges, we have remained steadfast in pushing the industry toward greater fairness and transparency.
The Bay Area Advantage
DelPrete’s national analysis underscores how entrenched traditional commission structures remain, but Silicon Valley is not a typical market. Bay Area clients demand more—they expect innovation, efficiency, and transparency in every transaction. At DeLeon Realty, founded and headquartered in Silicon Valley, we deliver on those expectations.
For sellers, our reduced commission structure allows them to retain more equity while still benefiting from unmatched services designed to maximize their home’s
value. For buyers, we eliminate unnecessary costs and conflicts of interest, ensuring a clear and transparent process that aligns with their financial goals. This approach not only positions us ahead of the curve, but also demonstrates our unwavering commitment to serving the unique needs of our community.
Leading the Way in a Changing Landscape
As DelPrete notes, the real estate industry’s resistance to change is unlikely to hold forever. Legal reforms and consumer demand will eventually force a broader transformation. At DeLeon Realty, we stand clear-eyed and ready for this future. Our model isn’t a reaction to these changes—it's a proactive vision we've been championing for years. By combining transparency, value, and world-class client service, we offer a real estate experience that is uniquely suited to the challenges and opportunities of the Bay Area market.
To learn more about how our approach can benefit you, visit the DeLeon Insight section of our website or contact me directly. Let us show you how innovation and integrity can redefine your real estate experience.
Citations:
1. DelPrete, Mike. “Post-Settlement: Buyer-Agent Commissions Remain Unchanged.” November 2024. mikedp.com
2. Repka, Michael. “The Allure and Risks of Double Ending.” DeLeon Insight, June 2018.
3. Repka, Michael. “A Dramatic Drop to Listing Commissions.” DeLeon Insight, November 2022.
4. Repka, Michael. “Ramped-Up Department of Justice Scrutiny of the Real Estate Industry.” DeLeon Insight, June 2024.
