Market updates
The 680 Corridor added listings, but demand barely moved
More homes hit the market this summer, yet buyers did not rush in to meet them. Pricing and prep are doing the heavy lifting now.
Read the post →One part of San Ramon Valley is pulling away on price and speed
Alamo hit a $3,000,000 median sale price in the three months ending August 31, 2026, up 20.7% from a year before, while the rest of the valley moved at a steadier pace.
Moraga is moving fast, with prices up and homes gone in 13 days
Even with a 7.32% mortgage rate, Moraga buyers are stepping up fast and paying over asking, per data through August 31, 2026.
One part of San Ramon Valley got tighter, another got more room
The three months ending August 31, 2026 show a real split across San Ramon Valley ZIP codes, and where you land changes what you can do next.
One part of the market is still moving fast, even with 7.40% rates
ZIP 94563 had just 1.2 months of supply and a 14-day median in the three months ending August 31, 2026, showing that thin inventory still pulls serious buyers in fast.
One part of the market is still moving fast, with less room to negotiate
Even with Freddie Mac putting the 30-year fixed rate at 7.40% as of October 8, 2026, the tightest ZIP code in this market had homes going pending in 14 days.
One part of San Ramon Valley is still moving fast and selling over ask
ZIP 94507 had just 1.4 months of supply and 41.5% of homes sold above list price in the three months ending August 31, 2026, even as more supply builds around the region.
Permits are up, but the 680 Corridor is still running lean
16,643 multifamily permits filed nearby sounds like relief is coming, but the Real Estate Data Aggregator counted only 533 homes for sale across the 680 Corridor right now.
One part of the 680 Corridor is moving fast and bidding up
ZIP 94598 has 1.3 months of supply, nearly half its homes go pending in two weeks, and more than half sell above list , while rates just crossed back above 7%.
One part of the market is still moving fast, even with rates above 7%
ZIP 94598 had just 1.3 months of supply and more than half its homes sold above list price, all while Freddie Mac put the 30-year rate at 7.28% as of October 1, 2026.
San Ramon Valley still moved 401 homes even with fewer listings
Buyers kept showing up in the three months ending July 31, 2026, even with rates above 7% and 11% less inventory to choose from.
San Ramon Valley still moved 401 homes even with fewer listings
New listings fell 6.9% across the valley in the three months ending July 31, 2026, yet 401 homes still sold. Less competition for sellers. Less time to decide for buyers.
One part of San Ramon Valley is moving faster and paying over list
In ZIP 94507, nearly half of all homes sold above asking price in the three months ending July 31, 2026, and the median home was under contract in 13 days.
One part of the 680 Corridor is still moving fast and over asking
ZIP 94598 has the tightest supply in the Corridor, and nearly every other number backs that up.
Sellers Just Got Something Back They Didn't Have a Year Ago
Over the twelve weeks ending August 30, 2026, the territory's median sale-to-list percentage rose to 99.6%, up from 98.8% the same window a year earlier, MLS sold data shows.
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