“Are waterfront homes still selling right now?”

The short answer:
Yes — waterfront homes are still selling. But only when they’re priced and presented correctly.

This is where the market has shifted.

What’s Happening With Waterfront Homes Right Now

Discovery Bay is not a typical market — and waterfront homes behave differently.

Here’s what we’re seeing:

• Buyer demand is still there
• Lifestyle buyers are still active
• But homes are taking more strategy to sell

It’s no longer automatic — it’s conditional.

Buyers Still Want the Waterfront Lifestyle

There is still strong appeal for:

• Delta access
• Private docks
• Water views
• Boating lifestyle

These are things you can’t get in most nearby cities.

 That keeps demand alive — even in a shifting market.

But Buyers Are More Selective Now

This is the biggest change.

Today’s buyers are:

• Comparing multiple waterfront options
• Looking closely at dock condition and upgrades
• Paying attention to layout, views, and pricing

They’re not overpaying just because it’s on the water.

Pricing Is Everything for Waterfront Homes

This is where most sellers get it wrong.

Before:

• Waterfront homes could push price limits

Now:

• Overpriced homes sit
• Buyers wait and watch
• Price reductions are more common

 The right price creates urgency.
The wrong price creates silence.

Condition and Presentation Matter More Than Ever

Waterfront buyers expect a certain standard.

Homes that sell faster usually have:

Clean, well-maintained docks
Updated interiors
Clear, open water views
Good outdoor living space

Homes that struggle often:

Need repairs
Feel outdated
Don’t show the lifestyle well

Real-World Scenario

A Discovery Bay waterfront home sat on the market for weeks with minimal activity.

Why?

• Slightly overpriced
• Needed minor updates
• Didn’t highlight the dock and water access well

After:

• Price adjustment
• Light improvements
• Better marketing

 Showings increased immediately
Serious buyers re-engaged

What This Means If You’re Selling

If you’re selling a waterfront home:

You can absolutely sell
Buyers are still there
But strategy is critical

Focus on:

• Accurate pricing
• Strong presentation
• Highlighting the lifestyle

What This Means If You’re Buying

If you’re a buyer:

You have more negotiating power
More options than before
Time to evaluate properties

 This is a more balanced opportunity than the past few years.

Common Mistakes Sellers Are Making

1. Overpricing based on past years
   The market has shifted — buyers have not.
2. Ignoring dock and exterior condition
   Waterfront buyers care about function and lifestyle.
3. Poor marketing of the water feature
   If the lifestyle isn’t shown clearly, buyers don’t connect.

The Bottom Line

Waterfront homes in Discovery Bay are still selling.

But not because they’re waterfront
Because they’re priced right and presented well

This is now a strategy-driven market.

Next Steps

If you’re thinking about selling or buying waterfront in Discovery Bay, focus on:

• Current pricing trends
• Property condition
• Buyer expectationsScripts 4/6/26

The Mashore Group

Krista Mashore & Jaynlin Slone

44 Sycamore Ave, Brentwood, CA 94513

925-325-4663

<p>The post Are Waterfront Homes Still Selling in Discovery Bay, CA?  first appeared on The Mashore Group.</p>

The post Are Waterfront Homes Still Selling in Discovery Bay, CA?  appeared first on The Mashore Group.

 “Is the market slowing down?”

Short answer:
No  it’s not slowing down. It’s normalizing.

And that’s actually a good thing.

What’s Really Happening in the Oakley Market Right Now

The market in Oakley has shifted from the chaos of the past few years into something more stable.

Here’s what that looks like in real life:

• Homes are still selling
• Buyers are still active
• But everything is more price-sensitive and strategic

This is what we call a balanced market.

Buyers in Oakley Are More Selective

Buyers today are different than they were a couple years ago.

They’re:

• Taking more time before making offers
• Comparing multiple homes
• Paying close attention to price and condition

A lot of buyers are relocating from higher-cost areas, but they’re not rushing anymore.

 They want value.

Inventory Is Still Relatively Low

Even though things feel slower, Oakley doesn’t have a huge supply of homes sitting on the market.

That means:

• Well-priced homes still get attention
• Move-in-ready homes stand out fast
• Desirable neighborhoods still move quickly

The difference is… buyers won’t chase overpriced homes anymore.

Interest Rates Changed the Game

Interest rates are one of the biggest reasons the market feels different.

What that means:

• Monthly payments are higher than before
• Buyers are more cautious
• Some buyers are waiting, but many are still buying

 Serious buyers are still in the market — they’re just more intentional.

Pricing Strategy Is Everything Right Now

This is the biggest shift in Oakley real estate.

Before:

• You could price high and “test the market”

Now:

• Overpriced homes sit
• Price reductions happen more often
• Correctly priced homes sell faster — sometimes with multiple offers

If you’re selling, this is where most people go wrong.

Real-World Example

A recent seller in Oakley listed their home slightly above market value “to see what happens.”

• Showings were slow
• No strong offers came in
• They had to reduce the price

Once the price aligned with the market:

 The home got multiple showings in one weekend
They received offers shortly after

Same home. Different strategy.

Common Mistakes in Today’s Oakley Market

Here’s what we’re seeing right now:

1. Overpricing based on past years
   The market has changed — pricing needs to reflect today, not 2021.
2. Skipping preparation
   Homes that aren’t clean, updated, and staged struggle.
3. Waiting for the “perfect” time
   The perfect time is usually based on your life — not headlines.

It depends on your situation — but here’s a simple way to look at it:

If You’re Buying:

• You have more negotiating power
• Less competition than before
• More time to make decisions

If You’re Selling:

• You can still sell successfully
• But pricing and presentation matter more than ever

The Bottom Line

The Oakley market isn’t crashing.
It’s becoming more realistic.

 Serious buyers are still buying
Serious sellers are still selling

The difference now is that strategy matters.

FAQ

Is Oakley still a good place to buy a home?
Yes — especially for buyers looking for more space and value compared to other Bay Area cities.

Are home prices dropping in Oakley?
Not necessarily dropping across the board, but pricing has become more sensitive and competitive.

How fast are homes selling in Oakley right now?
Well-priced homes can still sell quickly, while overpriced homes may sit longer.

Next Steps

If you’re thinking about buying or selling in Oakley, the best move is to look at:

• Your timeline
• Your financial position
• What’s happening in your specific neighborhood

The Mashore Group

Krista Mashore & Jaynlin Slone

44 Sycamore Ave, Brentwood, CA 94513

925-325-4663

<p>The post Is the Real Estate Market Slowing Down in Oakley, CA?  first appeared on The Mashore Group.</p>

The post Is the Real Estate Market Slowing Down in Oakley, CA?  appeared first on The Mashore Group.

“What can I actually get for $800,000 to $1,000,000 right now?”

The short answer:
You can still get a spacious, newer single-family home in Brentwood—but the details matter more than ever.

In this price range, you’re typically choosing between:

• Size vs. upgrades
• Location vs. lot size
• Newer construction vs. established neighborhoods

Let’s break it down so you know exactly what to expect.

What the Brentwood Market Looks Like Right Now

Brentwood has become one of the top relocation cities for Bay Area buyers looking for:

• More space
• Newer homes
• Better value for the price

Right now in the $800K–$1M range:

• Well-priced homes are still moving relatively quickly
• Updated, move-in-ready homes get the most attention
• Homes that need work or are overpriced sit longer

The biggest shift?
Buyers are more selective—but still very active.

What You Typically Get for $800K–$900K in Brentwood

This is your entry point into Brentwood’s move-up market.

Typical Features:

• 3–4 bedrooms
• 1,800–2,400 sq ft
• Built between early 2000s–2015
• متوسط lot size (5,000–7,000 sq ft)
• Standard finishes (some may need updates)

What This Looks Like in Real Life:

• Homes in neighborhoods like Shadow Lakes or older sections of Deer Ridge
  • New flooring
  • Kitchen updates
  • Landscaping improvements

These homes are great if you’re okay doing a little work to build equity.

What You Typically Get for $900K–$1M in Brentwood

This is where things get more competitive and more attractive.

Typical Features:

• 4–5 bedrooms
• 2,400–3,200+ sq ft
• Newer construction (2015+) or fully updated homes
• Larger lots or better locations
• Upgraded kitchens + open floor plans

What This Looks Like:

• Newer communities like Palmilla, Rose Garden, or parts of Trilogy (55+)
• Homes with:
  • Quartz countertops
  • Updated flooring
  • Solar (in many cases)
  • Open-concept layouts

 This range attracts the most buyers right now.

Real Buyer Scenario (Brentwood 94513)

A recent client relocating from San Jose came in with a $900K budget.

They were deciding between:

1. A smaller, fully updated home
2. A larger home that needed cosmetic work

What they chose:

• A 2,800 sq ft home in Brentwood
• Needed paint + minor updates
• Got it below asking due to presentation

Result:

• Instantly gained equity
• Customized the home to their style
• Stayed within budget

 This is a very common decision buyers are making right now.

What Sellers Need to Know in This Price Range

If your home falls between $800K–$1M, this is critical:

You are in the MOST competitive price bracket.

That means:

• Buyers have options
• Presentation matters more than ever
• Pricing correctly is everything

What’s working right now:

• Homes that are clean, staged, and updated
• Strategic pricing (not “testing the market”)
• Minor upgrades before listing

What’s not working:

• Overpricing based on last year
• Skipping prep work
• Relying only on online estimates

Biggest Mistakes Buyers Are Making

1. Waiting for prices to drop significantly
   → Brentwood demand is still strong
2. Expecting Bay Area finishes at every price point
   → Trade-offs are normal here
3. Moving too slow on good homes
   → The best homes still move fast

How to Decide What’s Right for You

Ask yourself:

• Do I want move-in ready or value + upside?
• How important is location vs. home size?
• Am I planning to stay long-term?

There’s no perfect home—just the right trade-off for your situation.

Final Thoughts

If you’re looking in the $800K–$1M range in Brentwood:

• You have strong options
• But you’ll need to be clear on your priorities
• And move decisively when the right home shows up

Next Steps

If you want a clear picture of what’s available right now in Brentwood:

• I can show you active homes in this price range
• Break down what’s actually selling (not just listing)
• Help you understand what your money really gets today

The Mashore Group

Krista Mashore & Jaynlin Slone

44 Sycamore Ave, Brentwood, CA 94513

925-325-4663

<p>The post What $800K–$1M Gets You in Brentwood CA Right Now  first appeared on The Mashore Group.</p>

The post What $800K–$1M Gets You in Brentwood CA Right Now  appeared first on The Mashore Group.

 “Is the market slowing down?”

Short answer:
No — it’s shifting into a more balanced market.

And for a lot of people, that’s actually a better environment.

What’s Really Happening in the Discovery Bay Market Right Now

Discovery Bay is a unique micro-market compared to nearby cities.

Here’s what we’re seeing:

• Homes are still selling
• Buyers are still active
• But pricing and condition matter more than ever

This is no longer a “list it and it sells instantly” market.

Buyers in Discovery Bay Are More Selective

Today’s buyers — especially in Discovery Bay — are more intentional.

They’re:

• Comparing waterfront vs non-waterfront homes
• Looking closely at HOA costs and amenities
• Taking their time before making offers

 Lifestyle matters more here than just price.

Waterfront Homes vs Non-Waterfront Homes

This is where Discovery Bay is different.

Waterfront Homes:

• Still in demand
• Attract lifestyle buyers (boating, views, etc.)
• Can sell quickly if priced correctly

Non-Waterfront Homes:

• More price-sensitive
• Competing more directly with nearby cities like Oakley and Brentwood
• Need strong pricing and presentation

Inventory Is Still Limited — But More Noticeable

Inventory isn’t huge, but:

• Buyers have more choices than before
• Homes are sitting a little longer
• The best homes still stand out quickly

The gap between “great listing” and “average listing” is bigger now.

Interest Rates Are Impacting Buyer Decisions

Interest rates are shaping behavior across the board.

In Discovery Bay, that means:

• Buyers are more payment-focused
• Some second-home or lifestyle buyers are hesitating
• But serious buyers are still moving forward

Pricing Strategy Matters More Than Ever

This is the biggest shift happening right now.

Before:

• Waterfront homes especially could push pricing

Now:

• Buyers are educated
• Overpriced homes sit — even on the water
• Correct pricing creates activity fast

Real-World Example

A Discovery Bay seller listed a waterfront home above market value expecting strong demand.

• Showings were steady, but no offers
• Buyers hesitated due to price vs condition

After a price adjustment:

 Activity increased immediately
Multiple interested buyers came back

Same home — different strategy.

Common Mistakes in Discovery Bay Right Now

1. Overpricing waterfront properties
   Buyers still want them — but not at any price.
2. Ignoring lifestyle expectations
   Buyers expect clean docks, views, and move-in-ready condition.
3. Competing with nearby cities incorrectly
   Non-waterfront homes must compete with Oakley and Brentwood pricing.
4. Waiting too long to adjust
   Sitting on the market hurts momentum.

So… Is It a Good Time to Buy or Sell in Discovery Bay?

If You’re Buying:

• You have more options than before
• More negotiating power
• Time to evaluate lifestyle fit

If You’re Selling:

• You can absolutely sell
• But strategy is everything — especially pricing and presentation

The Bottom Line

Discovery Bay isn’t slowing down — it’s becoming more strategy-driven.

 Waterfront still attracts strong interest
Buyers are more selective
Pricing and positioning make or break the sale

FAQ

Is Discovery Bay still a good place to buy?
Yes — especially for buyers looking for waterfront living and a unique lifestyle you can’t get in most nearby cities.

Are waterfront homes still selling?
Yes, but they must be priced correctly and show well.

How long are homes taking to sell in Discovery Bay?
It depends on pricing and location — well-positioned homes still move, while others may sit longer.

Next Steps

If you’re thinking about buying or selling in Discovery Bay, the key is understanding:

• Waterfront vs non-waterfront value
• Your timing
• Current buyer demand

The Mashore Group

Krista Mashore & Jaynlin Slone

44 Sycamore Ave, Brentwood, CA 94513

925-325-4663

<p>The post Is the Real Estate Market Slowing Down in Discovery Bay, CA?  first appeared on The Mashore Group.</p>

The post Is the Real Estate Market Slowing Down in Discovery Bay, CA?  appeared first on The Mashore Group.

If you’re trying to decide between Brentwood and Oakley, you’re probably realizing they’re right next to each other… and thinking, “How different can they really be?” And the truth is, they’re similar in a lot of ways. But the differences that matter? They’re subtle… and they’re important.

I’m Jaynlin Slone, and I’m Krista Mashore with The Mashore Group at eXp Realty. And today, we’re breaking this down the way we do with relocation buyers every single week, the real comparisons that actually impact your daily life and your long-term investment. Let’s start with something people don’t always think about until they’re deep in escrow. Property taxes.

Property Taxes — This Surprises People

Generally speaking, Oakley’s property tax rate tends to be slightly higher than Brentwood’s base rate in many neighborhoods. Now, both cities are in Contra Costa County. Both will have Mello-Roos in certain newer developments. Both will have assessments depending on when the neighborhood was built.

But here’s where buyers get surprised: Sometimes Oakley homes are priced a little lower… but the tax rate percentage is slightly higher. So you might save upfront on purchase price — but your annual tax bill can be comparable or even higher, depending on the development. And this is why we always tell buyers — don’t just compare the list price. Compare the effective monthly payment. That’s when the math gets real.

Age of Developments — This Is Big

Brentwood started building out heavily earlier than Oakley. So you’ll find more neighborhoods in Brentwood from the late 1990s and early 2000s. Oakley’s major expansion really accelerated more in the mid-2000s and then again in the past several years. What does that mean for you?

In Brentwood, you’ll see more established landscaping. Bigger trees. Neighborhoods that feel “settled.” In Oakley, especially in newer communities, you’ll see modern builds, fresh layouts, and sometimes slightly larger lots depending on the pocket. Some buyers love the mature, established feel of Brentwood neighborhoods. Others prefer the brand-new, clean slate vibe that parts of Oakley offer.  There isn’t a right answer.  But the visual difference is noticeable when you drive through both.

School Scores & Perception

This is one of the most asked questions. Both cities are served by the Liberty Union High School District for high schools. Elementary districts vary. Brentwood schools tend to get talked about more in relocation conversations. Some of the elementary schools and high schools have slightly stronger public perception and often higher ratings, depending on the specific campus. Oakley has solid schools, too, but school scores can vary more from pocket to pocket.

This is where we stop comparing “city vs city” and start comparing “neighborhood vs neighborhood.” Because in reality, your exact address matters more than the city name on the sign. But if you’re relocating strictly based on school ranking reputation, Brentwood tends to have a slight edge in buyer perception.

Community Feel — This Is Subtle But Real

Brentwood feels more built-out and community-structured. It has more retail clusters. More restaurants. More of a defined civic presence.

The farmer’s markets, the You-Pick farms, the community events — Brentwood has leaned into that identity heavily. Oakley feels like it’s still shaping its identity. Don’t get me wrong, there strong community there too, but it feels slightly more residential-focused and less retail-saturated right now. Some people like that quieter edge. Others prefer having more established shopping and dining five minutes away.

Things To Do

Neither city is urban nightlife-driven. Let’s be clear. But Brentwood currently has more restaurant options and slightly more retail density.

Oakley is growing quickly in this department, but because the cities are so close together, Oakley residents often go to Brentwood for certain retail and restaurant spots. Brentwood still feels ahead in terms of “I can run all my errands without leaving town.”  Brentwood residents don’t go to Oakley as often for the same reason. That’s a small but telling difference.

Commute & Location Positioning

Oakley sits slightly west of Brentwood. Which means if you’re commuting toward Antioch BART or Highway 160, Oakley can shave off a few minutes. Is it a dramatic cut in time? No, but if you commute daily, small differences feel bigger over time.  Brentwood sits further East, so for westbound commuters, Oakley can feel slightly more convenient. For remote workers> That probably doesn’t matter much.

Property Value Trajectory

Brentwood historically has had slightly higher average home values compared to Oakley.

Oakley often presents as the “value entry point” between the two. But here’s where it gets interesting. Because Oakley is still expanding and developing, some buyers see growth potential there — especially in newer communities. Brentwood feels more established, which can mean more stability in certain pockets. 

So again, it comes down to risk tolerance and investment mindset. Do you prefer established and steady? Or developing and expanding?

So, How Do You Choose?

When we sit down with buyers, we usually narrow it down to three questions:

How important is your exact school score?
How sensitive are you to property tax differences?
How much do you value established infrastructure vs newer growth?

Because Brentwood and Oakley are close enough that lifestyle differences aren’t extreme. But they are noticeable. Brentwood feels slightly more mature and retail-built. Oakley feels slightly newer and still evolving. Brentwood may carry slightly lower base tax rates in many area but Oakley may offer slightly lower home prices in certain neighborhoods. Brentwood may edge ahead in school perception. Oakley may edge ahead in commute positioning.  There isnt a better.  There is just a better fit for your priorities.

 If you’re trying to decide between Brentwood and Oakley and you want to run the numbers based on your budget, commute, and school preferences, follow us here. We break this down constantly because these little differences are what determine long-term happiness. And tell us in the comments which way you are leaning right now? Brentwood? Or Oakley? Let’s talk about it.

The Mashore Group
Krista Mashore & Jaynlin Slone
44 Sycamore Ave
Brentwood, CA 94513
925-325-4663
https://www.TheMashoreGroup.com

<p>The post Choosing Your County, Contra Costa County Haven: Brentwood VS Oakley first appeared on The Mashore Group.</p>

The post Choosing Your County, Contra Costa County Haven: Brentwood VS Oakley appeared first on The Mashore Group.