If you’ve been following national real estate headlines, you could easily come away with the impression that the housing market has stalled. But real estate is intensely local—and the latest Alamo numbers tell a much more interesting story.

What a difference a year makes.

In August 2026, 21 Alamo homes sold, compared with 19 in August 2025. More importantly, the average sale price increased dramatically—from approximately $2.54 million last August to $3.41 million this August.

Price per square foot tells a similar story, rising from $782 to $894 year over year.

At the same time, homes are taking longer to sell. Average days on market increased from 26 days last August to 61 days this August, while the average list-to-sale ratio moved from 100% to 99%.

So, what does that mean?

Higher Values—but More Selective Buyers

The Alamo real estate market is not behaving like the frenzied market we experienced when virtually every attractive home sold immediately. Buyers have become more deliberate.

They have more time to consider a home's condition, floor plan, lot, location and price. They are also more willing to reject a home they perceive as overpriced.

But selective buyers are not necessarily bargain hunters.

When the right Alamo home comes to market—particularly one that is well prepared, appropriately priced and offers the lifestyle buyers want—they are still willing to pay a premium.

That distinction is important for homeowners considering selling.

Don't Confuse Longer Market Time With Falling Values

One of the mistakes sellers can make is assuming that because homes are taking longer to sell, prices must be declining.

Our year-over-year numbers show why that isn't necessarily true.

Average selling prices and price per square foot are both substantially higher than they were a year ago, even though buyers are taking considerably longer to make decisions.

The market is rewarding the homes buyers perceive as offering the greatest value.

And "value" doesn't simply mean the lowest price.

It can mean a beautifully remodeled kitchen, a usable backyard, privacy, a great floor plan, views, a pool, proximity to the Iron Horse Trail, a desirable Alamo location—or simply a home that feels exceptionally well cared for.

Every Alamo Home Is Its Own Market

This is particularly true in Alamo, where homes are extraordinarily difficult to value using averages alone.

One property may sit on a flat half-acre lot near downtown Alamo. Another may offer spectacular Mount Diablo views from two acres in the hills. One may be completely remodeled; another may have exceptional bones but need updating.

Even two homes of nearly identical size can appeal very differently to buyers.

That's why I view market statistics as the beginning of a valuation—not the end of one.

The most important question isn't simply, "What are Alamo homes selling for?"

It's:

"What would today's buyers pay for your particular Alamo home?"

That requires looking beyond the algorithms and averages to understand your home's location, lot, condition, improvements, floor plan, competition—and the objections buyers are likely to have before they ever walk through the door.

If you're curious about what your Alamo home could sell for in today's market, I'm always happy to give you my assessment. You don't have to be planning a move to want an accurate answer.