Instead of a Young Man Going West, How About Young People, Ever Consider the East Bay?
Most clients/homebuyers leaving San Francisco but wanting to stay local will look south, east and then north. We explore all three popular destinations at a very high level as we’ve sold in those places, have lived in some of them and like going to others to visit relocated clients.
We see it all the time. Maybe you’re looking to buy your first home after renting in San Francisco, or perhaps you’re ready to move out of your first TIC or condo, especially with a child expected or already in tow. Whatever the reason, the idea of crossing the Bay Bridge and settling in the East Bay has entered your mind.
And you may be thinking: Wait, aren’t you San Francisco-centric agents? How can you help?
Glad you asked.
- First, we’re licensed by the state of California, meaning we can help you buy or sell property anywhere in the state. That said, because local expertise matters, we often recommend working with an agent who specializes in the areas most San Franciscans tend to look—namely, parts of Berkeley and Oakland.
- That being said, we know our way around the East Bay. Kevin went to law school in Berkeley, and we still find ourselves on that side of the Bay regularly. Whether it’s for shopping (the best lumber store in the Bay Area is off Ashby, and one of the best bookstores is on 4th Street), eating (The Cheeseboard still calls, as does Bake Sale Betty, and we’re not above a nostalgic La Burrita burrito), or visiting (we’ve helped plenty of clients buy homes in Berkeley and Oakland), we stay connected.
- And here’s the thing: sometimes, even after we refer clients to local agents, they come back to us. They want our representation because of how we handle transactions, how we evaluate properties, and how we help them strategize and win. If that’s the case, here’s the deal—you find the house, and we’ll help you investigate, evaluate, and win if that’s what you want. Many of the principles, observations, and strategies we apply in San Francisco work just as well in the East Bay.
The Biggest Challenges San Franciscans Have Going East:
A common mental hurdle San Franciscans have above moving to the East Bay is not living in “the City” anymore. While Oakland, Berkeley, and other East Bay cities have urban centers, they won’t usually replicate the dense, walkable feel of San Francisco.
On top of that, competition can be even fiercer than in San Francisco. Berkeley homes closing at 50% over asking—or even a million above list price—is not uncommon. Many East Bay agents price low and avoid counteroffers entirely, meaning you need to be ready to make your strongest offer upfront.
Another challenge is market knowledge. Driving along 580 or 80 toward Tahoe, you’ll see all kinds of exits and city names, but which of those places is the right one for you? Is Kensington the good one? How different is West Oakland from the Oakland Hills? Can you really not have a gas stove in Berkeley?
Here are some observations and considerations we have for you as you decide if 510 is for you.
While fire prevention and ‘defensible spaces’ are a big deal in the North Bay, in the East Bay, it’s above sewer lateral testing and updating broken pipes. Given the region’s aging infrastructure and proximity to the Hayward Fault—which runs directly under Cal’s football stadium—checking to see if a home’s connection to your nearest East Bay Municipal Utility District (East Bay MUD) is a standard part of the property disclosure process. If sewer pipes are insufficient, a repair invoice better be included in the disclosures.
Wildfire risk also plays a role, particularly in the Oakland Hills. The area burned in the early 1990s and remains a high-risk zone. Even before California’s insurance crisis in 2023, buyers were struggling to find coverage for homes in the hills. Today, many major insurers have pulled out or severely restricted coverage, making it essential to confirm insurance availability and affordability before finalizing a purchase.
You’ll find far more variation in the East Bay when it comes to quality, topography, climate, jurisdictions, and, of course, pricing and demand. Some neighborhoods are flat and sunny, while others wind up into the hills, leading to homes with epic Bay and San Francisco views.
Rent control laws are far more aggressive in the East Bay than in San Francisco. Berkeley is a stronghold for tenant protections, with some of the strictest rent control and eviction regulations in the country. If you’re buying a property with tenants in place, understanding your rights, responsibilities, and limitations as a landlord is critical.
Earthquake insurance premiums are higher here than in San Francisco. A recent change in how insurers price policies—allowing them to use forward-looking risk projections—doubled or tripled rates for homes near the Hayward Fault, while reducing them in San Francisco. If you’re buying in the East Bay, get a firm insurance quote before making an offer, as lenders require policies to be in place before closing.
Inspections, vendors, and agent competence can vary more widely than in San Francisco. The way homes are marketed and sold—from disclosure packages to offer strategies—can also be different, making it essential to work with someone who knows how to navigate it all.
Berkeley has also leaned into the big movement toward electrification. Initially banning gas appliances in new construction and requiring electric replacements for gas stoves, water heaters, and furnaces a few years ago, that ban was overturned by the 9th Circuit Court of Appeals. But expect to see more electric kitchens and heating systems here than in other parts of the Bay Area as people were already working under the policy. If you don’t have the right PG&E plan, running an all-electric home can get expensive. That said, induction ranges are a game changer, and as we like to say, “It’s the cooking of tomorrow, but today.”
UC Berkeley’s influence in the East Bay is undeniable—this is Cal’s home turf, and you feel it everywhere. Unlike UCSF’s quiet, research-driven presence in San Francisco, Berkeley’s flagship university is deeply woven into the city’s identity, shaping everything from housing policies to local politics to everyday conversations. Whether you’re discussing urban planning, environmental policy, or just waiting in line at The Cheeseboard, chances are, someone with a Cal connection is in the mix. And depending on your audience, a well-placed “Go Bears!” might earn you a nod of approval—or spark a spirited debate.