Published October 3, 2026 in Market Update

San Ramon Valley still moved 401 homes even with fewer listings

By Jason Bleier

Real estate, San Ramon Valley

Here is the one thing every San Ramon Valley homeowner should see right now. The Real Estate Data Aggregator counted 524 new listings across the valley in the three months ending July 31, 2026. That is down 6.9% from the same three months in 2025. Fewer sellers came to market. And yet 401 homes still sold. That gap is the story.

For a seller, fewer new listings means less direct competition on your street. For a buyer, it means the good options can get picked off fast. Not every ZIP code is reading the same way, though. Let's go through them. 🏡

The valley at a glance

Sales up 5.5% while inventory fell 11%. That is a before-and-after the data makes pretty clear. More homes closed. Fewer were sitting available. The pipeline is tighter than a year ago.

Rates are making this harder for everyone

Freddie Mac put the average 30-year fixed rate at 7.28% as of October 1, 2026. The 15-year averaged 6.60%. Realtor.com noted rates climbed above 7% for the first time since January 2025. That is real friction on both sides of a deal. Buyers feel it in the monthly payment. Sellers feel it in the smaller buyer pool.

ZIP by ZIP: the bones are the same, the soul is different

This is where it gets freaking awesome to dig in. Same valley, very different stories by ZIP code.

94507: the tightest ZIP in the valley

The Real Estate Data Aggregator counted 53 homes sold in 94507 in the three months ending July 31, 2026. Median price hit $2,875,000, up 8.5% from a year before. Nearly half of all homes, 49.1%, sold above list price. That is up 10.3 points from 2025. Homes went under contract in 13 days at the median. Only 1.7 months of supply. This ZIP is moving fast and pricing up. Let's go. 🔥

94506: more homes, more days, still selling

The Real Estate Data Aggregator counted 86 homes sold in 94506, up 36.5% from the same period in 2025. That is a big jump in volume. The median price rose 3.9% to $2,306,500. Homes took 29 days at the median, 8 days longer than a year ago. Honest admission: buyers had a bit more time here. But 81 pending sales show the demand is real.

94526: flat on sale price, still at 100% of list

The Real Estate Data Aggregator counted 93 homes sold in 94526. Median price was $1,813,000, up 6.4%. Homes averaged exactly 100% of list price at sale, up 0.5 points from 2025. New listings fell 12.8% here. That is the steepest drop of any ZIP in the valley. Sellers face less competition. Buyers face fewer choices.

94582: price dipped a little, but speed held

The Real Estate Data Aggregator counted 75 homes sold in 94582. Median price slipped 0.7% to $1,797,500. Small dip, honest. But homes sold in 13 days at the median, 4 days faster than 2025. And 40% sold above list price, up 10.4 points. The price pulled back slightly. The pace did not.

94583: most homes sold, but price pulled back

The Real Estate Data Aggregator counted 94 homes sold in 94583, the most of any ZIP in the valley. But median price fell 6.7% to $1,400,000. Months of supply ticked up 0.2 to 2.7. Pending sales dropped 16.3%. This ZIP moved volume but gave a little on price. Worth knowing if you own here.

A nearby signal: downtown San Jose condos

The East Bay Times reported on October 2, 2026 that 20 condos have now closed on West St. James in downtown San Jose. The average price across those 20 sales was $726,600. Penthouses ranged from $1.88 million to more than $3.6 million. That is a different product in a different city. But it shows the broader Bay Area is still producing closed deals at a range of price points.

What the valley-wide picture means for you

The Real Estate Data Aggregator showed 309 homes for sale across the valley, down 11% from a year ago. That is fewer choices for buyers and less noise for sellers. The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. San Ramon Valley's own ZIPs are mostly beating that national number.