Frequently Asked Questions for Buying in Berkeley, Rockridge, Alameda and the SF East Bay
with answers from Compass Berkeley real estate agent Susie Wyshak
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
The numbers don’t lie! Compass put together this amazing chart showing where houses for sale are being bid much higher than the list price. The neighborhoods where overbidding is happening are where several of my buyers are looking and have made offers.
Lots of factors go into the charts you see below, from how sellers price the houses for sale in these neighborhoods as well as the demand for houses in Thousand Oaks (which is so cute with winding yet not too steep streets), the little town of Albany, Central Berkeley, Berkeley’s adorable and beautiful Elmwood district, etc.
What do the neighborhoods where houses for sale get overbid have in common?
Simply put, they check all the boxes! (See the FAQ about what checks the boxes.) Notice that the Berkeley Hills is still a hot location. First, people love the Berkeley name. Second, the houses in the hills tend to be beautiful, many mid-century and with views, close to Tilden Park trails and biking as well as close to UC Berkeley and commutes both to Contra Costa County (over Fish Ranch Road) and Berkeley and beyond.
Ask me for the latest home price trends in different neighborhoods!
As a buyer’s agent, I don’t get paid until you buy. Usually the seller pays the buyer’s broker fee. If you don’t buy? Nothing. That’s just how it works being a California real estate agent!
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
The East Bay is a huge region, so home prices in the East Bay vary by city and neighborhood. Areas such as Berkeley and Rockridge typically command higher prices due to strong demand as they “check the boxes” for many qualified, motivated buyers. In 2025, the median price in Rockridge was around $1,825,000. (However you need to dig into the different sub-neighborhoods in Rockridge to know that doesn’t mean you can’t find a house for less than that.) Ask me for charts on any submarket or to get together for an analysis.
In general, Rockridge, Berkeley, Albany, Alameda, Piedmont and other nearby communities in the “Inner East Bay” have been strong real estate markets over the years. They are all popular for schools, location for commuting by BART and freeway, our glorious weather, world-class healthcare facilities, and an overall feeling of community. Plus, craft food, beer, and other small businesses have made these cool towns to live in for the younger buyer. And older like me!
Being a foodie Realtor® I must point out that proximity to Trader Joe’s and Whole Foods, which is known to increase real esetate prices, as well as the Berkeley Bowl and Monterey Market in Berkeley factor in to Berkeley’s very strong real estate market. In short, we live in paradise! As a longtime Berkeley / Rockridge local resident and expert on lifestyle trends in the area, I love sharing deep knowledge of the East Bay and San Francisco along with thoughts on commuting.
Ask for up-to-date market data and comparable sales to help determine a neighborhood you will love, housing options, and competitive offer strategies.
Ask me for the latest home price trends in different neighborhoods!
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
Such as Thousand Oaks in Berkeley, as well as other parts of Berkeley, Rockridge, Albany, Alameda and others, my clients have made offers on many homes where the seller receives multiple offers. That being said, beautiful houses in the hills with views that check the boxes for an insurance provider (such as newer roof, electrical, foundation, no recent previous claims etc) are also still receiving multiple offers. Having a strong offer including solid financials, which might look like ample company RSU (stock options) or a cash offer if you get a loan to buy before selling a home, significantly improves your chances of success.
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
Everyone has their own priorities when buying a home. Berkeley, Alameda and Oakland neighborhoods like Rockridge which have mostly historic homes are not famous for large garages, which is a feature you see more in El Cerrito’s mid-century homes. However what the hot East Bay real estate markets do have in common is neighborhoods close to commutes by car and public transportation, with great restaurants and shops, fabulous weather, friendly communities, lots of services like fitness centers and schools, and afforability especially compared to San Francisco and Silicon Valley.
On the weekend, there’s usually a farmers’ market nearby. We are surrounded with options in nature from redwoods to the ocean, for strolls, bikes, and picnicking in nature, all over the East Bay. For humans and dogs. And there are even horse-riding stables in the Oakland hills! The historic and current city planning has created a coveted quality of life that is difficult to leave, once you get here.
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
When you’re searching for lower priced houses for sale that will be in less demand from other buyers, it’s usually factors such as proximity to transportation (because SF and Silicon Valley commuters have really discovered the area around Berkeley), restaurants / shops (“things to do”) and overall city services that might factor in to how popular an area is.
There are plenty of wonderful places to live where you can buy a single-family house for under $800,000 within 15 minutes of Berkeley. “Where?” you ask. Do you know the full swath of Oakland? So many great micro-hoods! Then there’s Pinole (near Kaiser, Trader, Sprouts and the Bay), El Sobrante (often huge lots!), Richmond, San Pablo (where my colleague just sold an incredible bay-side house with water views for just over $800K), San Leandro, Hayward…don’t think that because you know the name Berkeley that you need to keep renting just because you can’t afford to buy there. I’m happy to strategize and hear what will check your boxes as a home and neighborhood you will love.
Just for example, here are some statistics on single-family homes that sold in Richmond, California recently:
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
Down payment requirements depend on your loan type. While 20% is common, so you can have a lower monthly rate, many buyers qualify with 3%–10% down. Instead of wondering, the best way to get your answer is to speak with a lender. I can connect you with trusted lenders to explore the best options for your situation. There are lots of interesting loans nowadays including “Non-QM” (non-qualifying) mortgages. These can be ideal for contractors and freelancers who don’t have proof of income but have lots of savings and assets.
There are also loans for income properties, called DSCR loans, that can be based on current rental income or prospective, potentially even short-term (Airbnb) rental income. (FYI Realtors® do not receive any compensation from lenders or vendors for referrals. Connecting you is a service to help you get toward your goals.)
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
Typical contingencies when buying residential property California include an Investigation Contingency, which provides time to look into physical and other aspects of a property. This contingency is particularly critical if a seller has not provided any inspection reports. The exception is when professional flippers / developers are buying a distressed house that will be torn down or radically re-built. Even so you might want a contractor to come out beforehand to inspect.
Then there is an Appraisal Contingency (which is especially important if you are counting on a loan and offering way over the price of other comparable sales in the area), and financing / loan contingency.
The Loan Contingency is especially important if you are putting a low down payment, which puts more risk on the lender in terms of what they are “investing” in your property. If there’s any chance you might lose your source of income, you’d be happy to have a loan contingency. Buyers should closely collaborate with the lender to see about getting an Underwritten Pre-approval and to confirm how likely it is the loan will be approved.
In competitive markets, buyers often adjust contingency timelines and what contingencies they want to have strategically while still protecting their interests. That being said, an Insurance Contingency has become a typical contingency that we did not have several years ago. With a newly built house in a low Natural Hazard Zone, it might be possible to cinfirm a head of time that you can get insurance then that contingency would be less of an issue. The agent with which you have a Buyer – Broker Agreement is your fiduciary and should carefully review and pros and cons of contingencies as well as the Buyer Investigation Waiver form if you decide not to have that contingency.
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
It depends what part of the East Bay you’re buying in. Generally in the Berkeley / Oakland / Alameda areas, after a house goes on the market, where it can be seen on Redfin, Compass, Zillow etc, there will be two weekends of open houses with the offers reviewed on a set offer due date the following week. Transactions close based on the timeline of your lender, or if you are paying cash, you can check with the title / escrow company to see how long they need and decide. That all being said, your real estate agent should be in touch with the listing agent, who represents the seller, to find out what will motivate the seller to choose your offer. If the seller needs time to move or
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
Our Inner East Bay area is full of beautiful historic bungalows and mid-century properties. The longer a house has not been sold, the greater the chance the owner did not pay attention to what was happening under the house (those drasted termites) or had other deferred maintenance. It’s only natural, and happens all over the United States, that longtime owners simply may not have the funds or awareness to take care of the home maintenance that you think about when buying or selling a house.
In the East Bay, you will see a Natural Hazard Report as part of the seller disclosures. I love these informative, graphical reports. This will remind you that for the most part, we are in earthquake country. So at a minimum, it is important to know the condition of a house’s foundation condition, if it has had seismic retrofitting, the pest report (covering termites, beetles, dryrot and other factors related to the house structure), the age and condition of the roof, if the plumbing has been updated to copper, pipes and especially if a house has the original knob and tube electrical wiring and an old electrical panel or if those have been updated (with a licensed electrician). If you would like to see all the possible areas to inspect in a home, shoot me a message. There is a California Association of Realtors form called Buyer Investigation Elections that has it all!
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
That’s exactly what our buyer consultation is for! We will explore different neighborhoods and cities. For example we might compare Berkeley, Emeryville, El Cerrito, Oakland, and Alameda, considering factors such as commute times, lifestyle preferences, and your budget. There’s no pressure—just collaborative exploration.
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
There are lots of interesting loan programs to buy a house before selling. Whether you need to sell first, are downsizing, or relocating to the Bay Area, I will work with you to create a tailored strategy. We’ll talk about if you want to minimize your moves, or maybe if renting in various locations to “test drive” new places is right for you.
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
In the California Residential Purchase Agreement there is a place to indicate how much EMD (Earnest Money Deposit) you will put down to show that you are serious and sincere about following through with the purchase. Often this is 3%, and you receive instructions from the Title / Escrow company about how to wire the funds. It is critical during a transaction to be in close touch with your agent and the escrow officers to make sure you don’t fall prey to a scammer. Scams are unfortunately common, and so it’s important to pay close attention and take time during the transaction.
In Southern California, transactions are handled a bit differently from in Northern California. This information is specific to the Bay Area market.
Here are a few of my favorite guides to help buyers and sellers, produced by title / escrow companies like Chicago Title and Fidelity Title. (Both of these companies are owned by a publicly traded company called Fidelity National Financial.)
- Buyer and Seller Guides with detailed information about the escrow process and title (also available in print)
- Understanding California Property Taxes in Escrow (from Chicago Title)
- Protect Yourself From Wire Fraud during house purchase and sale transactions (from Fidelity Title)
(This answer was written by Susie Wyshak, Compass Berkeley real estate agent. It’s a general answer FYI. Please consult with your agent on current info and specifics for your own situation. Reach out if you need an agent! 🙂 )
Yes you can! Simply keep using Zillow or Redfin, but do NOT request home tours through the apps.
Simply contact Susie to talk about her becoming your trusted real estate advisor. Once we’re working together, you can keep going to open houses if you like and can keep using the apps. (Compass has a great app as well, that also has access to Compass Private Exclusive listings.
With Susie as your agent, you’ll get private home tours at your convenience, strategic advice, disclosure report reviews, and of course guidance on submitting winning house offers.