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Featured local agent — East Oakdale, CA
Sarah Mitchell
Compass Real Estate · East Oakdale, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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East Oakdale, CA Housing Market
The last median sale price Redfin published was $1.35M, +50.3% year over year (through May 2026). With 7.0 months of supply and homes going under contract in about 35 days, East Oakdale is a buyer's market. At today's 6.66% 30-year fixed rate, 20% down on a $1.35M home is about $6,948/mo in principal and interest.
Key numbers for East Oakdale, CA
Median sale price
$1.35M
+50.3% year over year
Redfin, through May 2026
Days on market
35
Average pace
Redfin, through May 2026
Active listings
21
7.0 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$122,647
Home costs 11.0x income
U.S. Census ACS, 2023
Sale-to-list ratio
95.0%
Selling below asking
Redfin, through May 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is East Oakdale a buyer's or seller's market?
East Oakdale, CA is a buyer's market, based on 7.0 months of supply and homes selling in about 35 days. Above 5 months of supply, homes start accumulating faster than they clear, which is where buyers gain leverage on price, repairs, and closing costs.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the East Oakdale housing market data show?
Every row below is Redfin's final published month for East Oakdale, CA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $1.35M |
| Median list price | $1.20M |
| Year-over-year price change | +50.3% |
| Median price per sq ft | $396/sq ft |
| Median days on market | 35 days |
| Active inventory | 21 listings |
| Months of supply | 7.0 months |
| Sale-to-list price ratio | 95.0% |
| Homes sold (that month) | 3 |
| New listings (that month) | 3 |
| Listings with a price cut | 9.5% |
| Market condition | Buyer's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for East Oakdale is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in East Oakdale is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have East Oakdale home prices moved?
Over the last three years the median sale price in East Oakdale, CA rose 93.1%, from $700,000 to $1.35M. 9.5% of East Oakdale listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 7.0 months while the sale-to-list ratio slips below its current 95.0%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in East Oakdale?
Priced off the median sale price of $1.35M at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $270,300 | $1.08M | $6,948/mo |
| 5% | $67,575 | $1.28M | $8,251/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $6,948, that implies roughly $297,775 a year before you add taxes and insurance. The median household in East Oakdale earns $122,647, about $175,128 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the median sale price to fit the 28% rule. That puts the price-to-income ratio at 11.0x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in East Oakdale in the next 12 months?
Tell us your timeline. We send the East Oakdale market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in East Oakdale?
Zillow does not publish a rent index (ZORI) for East Oakdale, CA, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in East Oakdale?
Active listings in East Oakdale, CA went from 22 in May 2025 to 21 in May 2026, a -4.5% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 20 | 2 |
| July 2025 | 22 | 5 |
| August 2025 | 17 | 1 |
| September 2025 | 15 | 5 |
| October 2025 | 10 | 3 |
| November 2025 | 8 | 5 |
| December 2025 | 5 | not published |
| January 2026 | 5 | 2 |
| February 2026 | 9 | 6 |
| March 2026 | 18 | 13 |
| April 2026 | 21 | 6 |
| May 2026 | 21 | 3 |
Redfin, through May 2026
How does East Oakdale compare to California and the U.S.?
East Oakdale homes sell for $1.35M — 52% above the California median of $887,400. Against the national median of $410,700, East Oakdale runs 229% higher. Year-over-year, East Oakdale moved +50.3% against California's +3.4% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| East Oakdale, CA | $1.35M | +50.3% | 35 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in East Oakdale
What buyers should watch
- Months of supply, currently 7.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 9.5%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $1,303 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $1.35M home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median East Oakdale listing goes under contract in 35 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 95.0% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month East Oakdale added 3 new listings against 3 sales — more clearing than arriving, which is the better window to list.
- Comparable ZIP-level pricing inside East Oakdale varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in East Oakdale
There are currently 21 homes listed for sale in East Oakdale, California. The median listing price is $1.2M.
Active listings
21
Homes on market
Median list price
$1.2M
Avg. days on market
35
Days until sale
New this week
3
Newly listed
How much do homes cost in East Oakdale by property type?
How the East Oakdale, CA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $1.35M | $396/sq ft | 3 | 35 days |
Who lives in East Oakdale?
American Community Survey estimates for East Oakdale. U.S. Census ACS, 2023
Population
2,346
Households
972
Median income
$122,647/yr
Median age
54 years
Owner-occupied
91.5%
Median home value
$850,400
Median gross rent
$2,069/mo
Mean commute
32.5 min
91.5% of occupied homes in East Oakdale are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which cities are near East Oakdale, CA?
Ordered by distance from East Oakdale, not by size. Compare East Oakdale side by side with any of them.
East Oakdale housing market FAQ
Is East Oakdale a buyer's or seller's market?
East Oakdale, CA is currently a buyer's market. That read comes from 7.0 months of supply, homes going under contract in about 35 days, and sellers getting 95.0% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in East Oakdale?
The median sale price in the last month Redfin published was $1.35M, about $396 per square foot.
Is East Oakdale cheaper than the rest of California?
East Oakdale's median sale price of $1.35M is 52% higher than the California statewide median of $887,400, and 229% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in East Oakdale?
Homes in East Oakdale, CA spent a median of 35 days on market before going under contract, versus 33 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in East Oakdale?
At the current 30-year fixed rate of 6.66%, 20% down on a $1.35M home is about $6,948 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $297,775 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $122,647.
Are home prices rising in East Oakdale?
Redfin's last published year-over-year change for East Oakdale, CA was +50.3%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in East Oakdale?
East Oakdale ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in East Oakdale?
That depends on your timeline, not on a headline. What the data says today: East Oakdale, CA is a buyer's market with 7.0 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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