Solano County Market Update – Mid- to Late-September 2025

Market Snapshot

As we move into the heart of fall 2025, Solano County’s real estate market reflects a balanced yet evolving landscape. The numbers tell a story of steady growth tempered by shifting dynamics that both buyers and sellers should understand:

• Median Sold Price: The median price for homes sold in Solano County has reached $599,000, reflecting a modest year-over-year increase of approximately 2.4%. This growth signals sustained demand, though the pace of appreciation has slowed compared to previous years, indicating a stabilizing market.

• Days on Market: Homes are now spending an average of 46 days on the market, up from 39 days a year ago. This increase suggests buyers are taking more time to evaluate options, potentially due to higher inventory or cautious decision-making in response to economic factors.

• Median Listing Price: Current listings are hovering around $590,000, slightly below the median sold price. This gap suggests that well-priced homes are still fetching competitive offers, while overpriced listings may linger.

• Mortgage Rates: The 30-year fixed mortgage rate has eased into the 6.50–6.60% range, a welcome decline from earlier peaks. This shift makes borrowing more accessible, though rates remain a key consideration for affordability.

These metrics paint a picture of a market that’s cooling slightly but remains robust, with opportunities for both buyers and sellers who approach it strategically.

What This Means for Buyers

The current market conditions offer buyers a window of opportunity not seen in recent years. Here’s how you can make the most of it:

• More Negotiation Power: With homes staying on the market longer, buyers have greater leverage to negotiate on price, repairs, or contingencies. Sellers are increasingly open to concessions, especially for properties that have lingered beyond the 46-day average. This is a chance to secure a home at a price that aligns with your budget.

• Lower Mortgage Rates Boost Affordability: The drop in 30-year fixed rates to the 6.50–6.60% range reduces monthly payments compared to earlier in the year. For example, on a $590,000 home with a 20% down payment, a 6.5% rate translates to a monthly payment of approximately $2,980 (excluding taxes and insurance), compared to $3,150 at a 7% rate. Locking in a rate now can protect your budget from potential future increases.

• Stand Out with Preparation: In a market with more inventory, sellers are looking for certainty. Getting pre-approved for a mortgage demonstrates your financial readiness and can give your offer an edge, especially in multiple-offer scenarios. Pair this with a clear understanding of your must-haves versus nice-to-haves to act quickly on the right property.

• Explore Diverse Neighborhoods: Solano County’s varied communities—from Vallejo’s waterfront charm to Fairfield’s suburban appeal—offer options for different budgets and lifestyles. Longer market times mean you can take the time to explore and find the perfect fit without the frenzy of a seller’s market.

Buyers who act decisively while leveraging these conditions can find great value in today’s market.

What This Means for Sellers

Sellers in Solano County face a more competitive environment, but the right strategies can still lead to successful sales:

• Make Your Listing Shine: With more homes on the market, yours needs to stand out. Invest in professional staging to highlight your home’s best features, and ensure high-quality, well-lit photos for online listings. Pricing competitively from the start is critical—overpricing in this market can lead to longer days on market and potential price reductions.

• Offer Buyer-Friendly Incentives: With buyers more sensitive to mortgage rates, consider offering incentives like covering a portion of closing costs or providing a mortgage rate buydown. For instance, a 1% rate buydown for the first year could lower a buyer’s monthly payment significantly, making your home more attractive without cutting the list price.

• Patience and Flexibility Are Key: The increase to 46 days on market means even well-priced homes may take longer to sell. Be prepared to stay patient and consider buyer feedback on showings. If your home isn’t getting offers, work with your agent to adjust pricing or presentation rather than waiting for market conditions to shift.

• Highlight Local Appeal: Solano County’s proximity to the Bay Area, coupled with its relatively affordable prices, remains a draw. Emphasize features like spacious lots, family-friendly neighborhoods, or access to local amenities like Suisun City’s waterfront or Vacaville’s shopping hubs to attract buyers.

By positioning your home effectively, you can still achieve a strong sale despite the slower pace.

End-of-September Outlook

As we approach the end of September, Solano County’s real estate market is expected to maintain its current trajectory with a few key trends to watch:

• Pricing Stability: The median price range is likely to hold steady between the high-$580,000s and $600,000. While significant price spikes are unlikely, well-maintained homes in desirable areas like Benicia or Green Valley may push toward the higher end of this range.

• Mortgage Rate Trends: Rates in the mid-6% range are expected to persist, though unexpected economic shifts—such as changes in inflation or Federal Reserve policy—could nudge them slightly lower or higher. Buyers locking in rates now may benefit from relative stability.

• Market Pace: Homes are likely to continue averaging 40–50 days on the market, particularly for properties that need minor updates or are priced above market trends. However, move-in-ready homes with competitive pricing will still attract strong interest, especially from first-time buyers or those relocating from pricier nearby markets like Napa or Contra Costa Counties.

• Seasonal Considerations: As fall progresses, activity may slow slightly due to seasonal trends, but Solano County’s year-round appeal to commuters and families should keep demand consistent. Properties that hit the market in early October with strong presentation could capitalize on buyers looking to close before the holidays.

Ready to Make Your Move?

Navigating Solano County’s real estate market in 2025 requires a clear understanding of local trends and tailored strategies. Whether you’re a buyer searching for your dream home or a seller aiming to maximize your return, our team is here to help. We offer detailed market insights, neighborhood-specific data, and financing options to guide you through every step of the process. Curious about how these trends apply to your specific situation or neighborhood? Contact us today to discuss your goals and make confident, informed decisions.