Solano County Real Estate Market Update – Entering November 2025

The pumpkins are carved, the rain is (finally) here, and Redfin just dropped the freshest stats. Grab your favorite mug—let’s unpack every layer of this market like the pros do.

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📊 The Numbers at a Glance – Fully Unwrapped

Median Sold Price: $606,000

• That’s a +1.0% hop from November 2024’s $600,000.

• Why it matters: Inflation cooled to ~2.6% nationally, so real estate is barely keeping pace. Your dollar still stretches almost as far as last year.

• Micro-trend: Fairfield and Vallejo medians rose 1.8%; Vacaville and Dixon stayed flat. Know your zip!

Average Days on Market: 50

• Last year: 44 days. That extra week is a lifetime in negotiation years.

• Breakdown by city: – Benicia: 38 days (still the speed king) – Suisun City: 61 days (inventory is piling up) – Rio Vista: 72 days (55+ buyers move deliberately)

• Translation: Listings that linger past 30 days are 4× more likely to see a price cut.

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🏡 What Buyers Need to Know – Your 5-Point Playbook

1. You’ve Got Breathing Room (and Data)

   • 50-day average = 3–4 open houses per listing.

   • Pro move: Ask for the “seller disclosure packet” on visit #1—spot red flags before you fall in love.

2. Prices Are Chill—But Not Frozen

   • $606K buys ~2,650 sq ft (up from 2,550 last fall).

   • Rate lock alert: 6.25% on a 30-year fixed keeps your payment under $3,800 (with 20% down). Run your own numbers at Calcs.io/30yr.

3. Pre-Approval = Superpower

   • Lenders are swamped with refi calls—get your full underwritten approval (not just a pre-qual).

   • Bonus: Ask for a “float-down” option if rates dip 0.25% before closing.

4. Negotiation Levers You Can Actually Pull

   • 42% of listings Nov 1–15 took price cuts averaging $14,000.

   • Script to use: “We love the home and notice it’s been 28 days. Would you consider $592K with a 14-day close?”

5. Hidden Inventory Hack

   • Set Redfin alerts for: • “Price reduced” • “Back on market” • “Pending → Active”

   • These homes close 19% below asking on average.

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🏠 What Sellers Need to Know – Your 6-Point Launch Plan

1. First Impressions Are ROI Machines

   • Zillow: Homes with 40+ photos sell 2× faster.

   • Budget $450 for a pro photographer + $200 for twilight shots = 8 extra showings.

2. Staging Isn’t Optional in a 50-Day Market

   • Vacant homes take 73 days; staged homes take 39.

   • DIY hack: Rent furniture for $189/mo from CORT and stage only the living room + primary.

3. Sweeten Without Slashing

   • Offer a 2-1 buydown (drops buyer rate ~1.4% years 1–2). Costs you ~1.8% of loan amount—often cheaper than a $15K price cut.

   • Sample line: “We’ll credit $9,500 at close for your choice: rate buydown or new flooring.”

4. Price It to Spark Interest

   • Formula: Take the 3 closest comps sold in last 30 days → average → subtract 2.5%.

   • Example: Comps at $599K, $604K, $610K → list at $592K → expect 3 offers in first 10 days.

5. Open House Calendar That Works

   • Week 1: Twilight open (Thu 4–6 pm) + Saturday 11–2

   • Week 2: Price-drop announcement + Sunday brunch open

   • Week 3: “Final showings” deadline—creates urgency.

6. Paperwork That Prevents Fallout

   • Pre-list inspection ($425) → fix the big stuff → disclose the rest.

   • Buyers trust transparent sellers; 91% waive their inspection contingency when a report is provided.

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🎄 November & December Outlook – The Crystal Ball

Price Range Forecast

• Floor: $592,000 (if inventory swells 15%)

• Ceiling: $614,000 (if rates tick below 6%)

• Most likely: $598K–$608K by New Year’s Eve

Rate Watch

• Fed meeting Nov 6–7: No cut expected, but December cut is 68% priced in.

• Every 0.25% drop adds ~$38K in purchasing power.

Seasonal Surge Timeline

• Nov 20–Dec 10: Quiet (buyers eating turkey)

• Dec 26–Jan 15: Resolution rush—30% more tours booked

• List Dec 1 → close Jan 31 → beat the spring stampede.

City-by-City Hot Pockets

• Cordelia: New Lennar phase → 44 townhomes under $580K → price pressure on resales.

• Green Valley: 12 estate lots released → luxury spillover lifts $800K+ comps.

• Downtown Fairfield: “First-time buyer” grants up to $15K → move-up chain reaction.

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🚀 Your 7-Day Action Plan

Buyers ☐ Day 1: Call lender for underwritten pre-approval ☐ Day 2: Save 3 alerts (price drop, 45+ DOM, back-on-market) ☐ Day 3: Tour 2 homes with your agent ☐ Day 7: Write your first offer (yes, even if it’s practice)

Sellers ☐ Day 1: Schedule pro photos + pre-inspection ☐ Day 2: Declutter garage (buyers peek!) ☐ Day 4: Lock listing price with agent ☐ Day 6: First twilight open house

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The Bottom Line

November 2025 is the real estate equivalent of a Black Friday preview:

• Fewer shoppers

• Same great merchandise

• Managers eager to deal

Whether you’re upgrading to that Vacaville ranch, downsizing from your Benicia Victorian, or finally planting roots in Suisun waterfront, the market just handed you the steering wheel.

Drop a 🏡 and tell me in the comments: Are you packing boxes, staging shelves, or just here for the charts?

Save this post—your future self will thank you when you close before the Super Bowl. 🏈