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Featured local agent — San Ramon, CA
Sarah Mitchell
Compass Real Estate · San Ramon, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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San Ramon, CA Housing Market
The typical home in San Ramon, CA is worth $1.48M, fell 6.1% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $1.53M, -8.3% year over year (through May 2026). With 2.5 months of supply and homes going under contract in about 15 days, San Ramon is a seller's market. At today's 6.66% 30-year fixed rate, 20% down on a $1.48M home is about $7,627/mo in principal and interest.
Key numbers for San Ramon, CA
Typical home value
$1.48M
-6.1% in 12 months
Zillow, July 2026
Typical asking rent
$3,315/mo
Zillow Observed Rent Index
Zillow, July 2026
Median sale price
$1.53M
-8.3% year over year
Redfin, through May 2026
Days on market
15
Fast-moving
Redfin, through May 2026
Active listings
147
2.5 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
$197,358
Home costs 7.5x income
U.S. Census ACS, 2023
Sale-to-list ratio
99.5%
Selling below asking
Redfin, through May 2026
Zillow figures are as of July 2026 and 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 San Ramon a buyer's or seller's market?
San Ramon, CA is a seller's market, based on 2.5 months of supply and homes selling in about 15 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the San Ramon housing market data show?
Every row below is Redfin's final published month for San Ramon, CA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $1.53M |
| Median list price | $1.45M |
| Year-over-year price change | -8.3% |
| Median price per sq ft | $705/sq ft |
| Median days on market | 15 days |
| Active inventory | 147 listings |
| Months of supply | 2.5 months |
| Sale-to-list price ratio | 99.5% |
| Homes sold (that month) | 59 |
| New listings (that month) | 86 |
| Listings with a price cut | 32.6% |
| Market condition | Seller'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 San Ramon is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in San Ramon 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 San Ramon home prices moved?
Over the last three years the median sale price in San Ramon, CA fell 6.3%, from $1.63M to $1.53M. The live Zillow value series has fell 6.1% in the last 12 months, which is the more current read now that Redfin's series has stopped. 32.6% of San Ramon listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 2.5 months while the sale-to-list ratio slips below its current 99.5%. 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 San Ramon?
Priced off the typical home value of $1.48M 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% | $296,703 | $1.19M | $7,627/mo |
| 5% | $74,176 | $1.41M | $9,057/mo |
Zillow, July 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 $7,627, that implies roughly $326,862 a year before you add taxes and insurance. The median household in San Ramon earns $197,358, about $129,504 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 7.5x — 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 San Ramon in the next 12 months?
Tell us your timeline. We send the San Ramon 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 San Ramon?
Typical asking rent in San Ramon, CA is $3,315/mo, against a typical home value of $1.48M. That is a price-to-rent ratio of 37.3x, which means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap. Compared head to head, 20% down puts principal and interest at $7,627 a month — $4,312 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, July 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in San Ramon?
Active listings in San Ramon, CA went from 158 in May 2025 to 147 in May 2026, a -7.0% 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 | 148 | 76 |
| July 2025 | 149 | 81 |
| August 2025 | 119 | 60 |
| September 2025 | 113 | 65 |
| October 2025 | 100 | 57 |
| November 2025 | 84 | 36 |
| December 2025 | 59 | 21 |
| January 2026 | 79 | 58 |
| February 2026 | 99 | 70 |
| March 2026 | 124 | 86 |
| April 2026 | 142 | 105 |
| May 2026 | 147 | 86 |
Redfin, through May 2026
How does San Ramon compare to California and the U.S.?
San Ramon homes sell for $1.53M — 72% above the California median of $887,400. Against the national median of $410,700, San Ramon runs 273% higher. Year-over-year, San Ramon moved -8.3% against California's +3.4% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| San Ramon, CA | $1.53M | -8.3% | 15 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 San Ramon
What buyers should watch
- Months of supply, currently 2.5. 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 32.6%. 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 $1,430 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 $1.48M 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 San Ramon listing goes under contract in 15 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 99.5% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month San Ramon added 86 new listings against 59 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved -6.1% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside San Ramon varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in San Ramon
There are currently 147 homes listed for sale in San Ramon, California. The median listing price is $1.4M.
Active listings
147
Homes on market
Median list price
$1.4M
Avg. days on market
15
Days until sale
New this week
86
Newly listed
How much do homes cost in San Ramon by property type?
How the San Ramon, 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 | $1.80M | $779/sq ft | 41 | 13 days |
| Condo / co-op | $624,500 | $519/sq ft | 12 | 52 days |
| Townhouse | $1.23M | $663/sq ft | 6 | 23 days |
Who lives in San Ramon?
American Community Survey estimates for San Ramon. U.S. Census ACS, 2023
Population
85,734
Households
29,680
Median income
$197,358/yr
Median age
40.9 years
Owner-occupied
70.5%
Median home value
$1.36M
Median gross rent
$2,916/mo
Mean commute
35.5 min
70.5% of occupied homes in San Ramon 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. The Census self-reported median home value is $1.36M against Zillow's $1.48M typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $2,916/mo, below Zillow's $3,315/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve San Ramon?
20 schools tracked · 17,076 students
The largest public schools serving San Ramon, CA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Dougherty Valley High
Grades 9-12 · 3,118 students
California High
Grades 9-12 · 2,869 students
Windemere Ranch Middle
Grades 6-8 · 1,074 students
Gale Ranch Middle
Grades 6-8 · 1,047 students
Iron Horse Middle
Grades 6-8 · 1,007 students
Pine Valley Middle
Grades 6-8 · 990 students
Quail Run Elementary
Grades K-5 · 803 students
Golden View Elementary
Grades K-5 · 672 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near San Ramon, CA?
Ordered by distance from San Ramon, not by size. Compare San Ramon side by side with any of them.
San Ramon housing market FAQ
Is San Ramon a buyer's or seller's market?
San Ramon, CA is currently a seller's market. That read comes from 2.5 months of supply, homes going under contract in about 15 days, and sellers getting 99.5% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in San Ramon?
The typical home in San Ramon, CA is worth $1.48M (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $1.53M, about $705 per square foot.
Is San Ramon cheaper than the rest of California?
San Ramon's median sale price of $1.53M is 72% higher than the California statewide median of $887,400, and 273% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in San Ramon?
Homes in San Ramon, CA spent a median of 15 days on market before going under contract, versus 33 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in San Ramon?
At the current 30-year fixed rate of 6.66%, 20% down on a $1.48M home is about $7,627 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $326,862 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $197,358.
Are home prices rising in San Ramon?
The typical home value in San Ramon, CA fell 6.1% over the last 12 months, from $1.58M to $1.48M (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in San Ramon?
San Ramon 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 San Ramon?
That depends on your timeline, not on a headline. What the data says today: San Ramon, CA is a seller's market with 2.5 months of supply, the 30-year fixed rate is 6.66%, and the price-to-rent ratio of 37.3x means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap. Properties Incorporated publishes the data; it does not give financial advice.
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