Random thoughts...
1. Pricing in parts of the East Bay market in the Bay Area have for the better part of 2 decades been designed to drive traffic and generate bidding wars. Multiple bidders, 30%, 40% and even 50% over asking was normal. If you did not know that, you could not buy. You had to have a local realtor who knew how to play the game. When COVID hit, our market changed to transparent pricing. The prices went up, but they reflected the actual value. If someone offered that price, the seller was willing to sell at that price. That lasted maybe 4 or 6 weeks. Then the transparent price became the new underpriced value, again designed to drive "traffic" (as COVID allowed) to the home. Suddenly homes were again going for well over the list price, a new higher baseline. It's rough. I have friends who just can't get into the market.
2. I see a lot of homes change hands despite never being listed, or at least advertised. I think there are a lot of sellers mentioning to their realtor "Hey, we'd be interested in selling but we don't want to stage, repaint, have open houses, etc. If you can get me X dollars, we'd sell but if not, no biggie."
3. I think a lot of older people are staying in their homes longer, pressuring further the supply problem. My mother is in a 3 BR house and has no interest in leaving. People are living longer, are healthier later in life (nobody smokes anymore, for example), more capable and less interested in senior citizen long-term care if they can avoid it. I know a lot of friends who have parents in their 70s and 80s who have lived in the same home for 4 decades.
4. What confuses me is the property tax issue. CA property taxes are high. If you buy a $1.5 million house, you're gonna pay somewhere around $20k/year in property tax. Those are not easy checks to write, but maybe salaries are super strong in addition to stock plans. Title 13 also disincentivizes selling in California. Your property tax is locked in based on purchase price, which is very attractive once you've owned your home for 30 years. People don't want to buy and incur a new tax basis, further limiting supply.