Homes sold at an avg if 20% above listing.

Pffft. Homes in this region of the west coast have been selling for a million dollars over the asking price. Obviously only the best positioned homes get that kind of response. On the fringes of the bay area, it's only a couple hundred thousand here, for the most part. Scrungy places that people have to settle for only have minor bidding wars. For reference, the average house here goes for around $1.3 million.