Where are the current 94611 sale-to-list and DOM numbers?

On the dated Pulse / Pulse Lite pages. This guide stays definitional plus the offer-sizing angle so the same tip is not recycled every month as advice.

What is the difference between last-list and original-list sale-to-list?

Last-list uses the asking price at acceptance; original-list uses the first public ask. Price cuts and teaser strategy make the choice matter.

Guide ZIP 94611 Last reviewed 2026-09-21

How to read days on market and sale-to-list for a 94611 offer

Days on market (DOM) is a clock. Sale-to-list compares contract (or closed) price to a chosen list price. In Oakland Hills / 94611 they sit next to a local custom: the ask is often a marketing door, not the seller’s final number. That’s one reason “over ask” shows up so often on the sales tape — and why offer sizing off list alone is a mistake.

This page teaches the metrics and the offer-sizing angle. Local medians belong on the dated Pulse / market snapshot — cited once as backdrop.

Days on market

DOM is a clock, not a quality score. A short DOM can mean strong demand, an underpriced list, a thin comparable set, or a listing that was pulled and re-entered. A long DOM can mean a high list, a condition or access issue, a seasonal lull, or simply a unique property. Always ask:

Is this cumulative time across prior listings of the same home, or only the current listing number?
Does the clock pause when the listing is withdrawn, expired, or held?
Are new construction, auctions, or coming-soon statuses in the same pool as resale listings?

August 2026 list-side median DOM for 94611 was 27 days (Realtor.com); Redfin’s latest rolling sales window showed median sale DOM of 14 days. One hillside house with deferred maintenance can sit beside another that went pending in a weekend. The median does not tell you which street you are on.

Sale-to-list ratio

Sale-to-list is usually closed (or pending) price divided by list price. Two common flavors:

Last list. Uses the asking price at acceptance. A cut late in the listing period can make the ratio look “at list” even if the seller moved off the original ask.
Original list. Uses the first public ask. Better for seeing how far the market moved the seller; worse if the original ask was a placeholder.

A ratio above 1.00 means the contract was above the chosen list price. It does not by itself prove a bidding war, cash, or waived inspections. A ratio below 1.00 does not prove distress.

Backdrop only (list ≠ sale): in Redfin’s ~March–May 2026 window for ZIP 94611, average sale-to-list was about 123.9%, and about 83.5% of sales closed above ask (August 2026 Pulse). That describes closed sales in that window — not a rule for your next bid.

Offer sizing in a teaser market

In much of Oakland Hills and the Inner East Bay, agents may list deliberately low — teaser or strategic pricing — to pack open houses and let competing offers show what the home is worth. That’s one reason sold prices here so often land above list. It feels backwards if you’re used to the rest of the country. Locally, it’s normal. Full custom: Seller Brief.

So what do DOM and sale-to-list actually tell you when you size an offer?

A short DOM + high ZIP sale-to-list is a hypothesis of competition — not a worksheet that says “add X%.”
Read strategy on the listing: is the ask a door or closer to a take-it number (transparent pricing)? The same dollar over list means different things on each.
Size from recent sold comps on comparable streets and condition — then decide how much certainty (contingencies, appraisal-gap cap, deposit) you can put next to price. See non-contingent offers, the appraisal gap & offer dates guide, and the Seller Brief on teaser pricing.
Ask how DOM is counted and whether there is prior listing history. A “new” three-day DOM on a re-list is not the same clock as a true first run.

If you’re buying

Assume many list prices are entry points. Budget off recent sold comps, not the ask. Plan for a short runway of open houses and, often, one offer date. A “full price” offer on a teaser can still lose. Start insurance quotes before you write when the address is hills-exposed. Soft reads: Buyer Brief · market snapshot · fire guide.

If you’re selling

Expect the pricing conversation to cover teaser vs transparent up front. DOM and sale-to-list on the ZIP tape are backdrop for how buyers will read your ask — not a promise your street clears at 124% of list. Work pocket, condition, access, and insurance readiness with someone who knows the hills. Soft read: Seller Brief.

How these two metrics travel together

Readers often pair short DOM with a high sale-to-list ratio and call the pocket “competitive.” That pattern is a hypothesis until both numbers are sourced for a defined geography and period.

ACS income and owner-reported home values describe resident households over a five-year survey window. They are not DOM. They are not sale-to-list.

FAQ

Will this page publish a fixed “offer X% over ask” for 94611?

No. ZIP averages are backdrop — size from comps + terms.

Where are the current 94611 STL / DOM numbers?

94611 market snapshot and the August 2026 Pulse. This guide stays definitional plus the offer-sizing angle.

Last-list vs original-list sale-to-list?

Last-list uses the ask at acceptance; original-list uses the first public ask. Cuts and teasers make the choice matter.

August 2026 Pulse Market snapshot Seller Brief Appraisal gap & offer dates Buyer Brief FAQ hub

Sources: Local custom via Seller Brief. Numbers — Realtor.com Aug 2026 DOM/actives; Redfin ~Mar–May 2026 sale-to-list ~123.9% / sold-above-list ~83.5% via August 2026 Pulse.