Published October 18, 2026 in Market Update

One part of San Ramon Valley got tighter, another got more room

By Jason Bleier

Real estate, San Ramon Valley

Supply in 94507 (Alamo) hit 1.4 months, per the Real Estate Data Aggregator. That is the tightest corner of San Ramon Valley right now. Meanwhile 94583 (San Ramon) sat at 2.6 months. Same valley. Very different conversations.

That gap matters. Sellers in 94507 can price with more confidence. Buyers in 94583 have a little more room to breathe. Neither is a runaway market. But they are not the same market either.

Alamo (94507): tight, fast and selling over list 🔥

The Real Estate Data Aggregator counted 53 homes sold in 94507 in the three months ending August 31, 2026. The median sale price was $3,000,000, up 20.7% from the same months of 2025. Homes sold in 21 days on median, 6 days faster than a year before. Freaking awesome numbers for sellers.

The Real Estate Data Aggregator shows only 24 homes for sale in 94507 during that period, down 20% from a year before. With 41.5% of homes selling above list, this ZIP is not forgiving on price. You need to be sharp coming in.

San Ramon 94583: more choices, a little more patience needed

The Real Estate Data Aggregator counted 85 homes sold in 94583 in the three months ending August 31, 2026. The median sale price was $1,450,000, up just 1.2% from last year. That is honest, steady growth. Not a spike, not a drop.

With 72 homes for sale and supply up half a month from last year, buyers in 94583 have more options. Sellers still got 99.3% of list on average, per the Real Estate Data Aggregator. Not a buyer's market. Just a more balanced one.

The middle of the valley: Danville and Blackhawk

Danville (94526) sits closer to the tight end. The Real Estate Data Aggregator shows a median sale price of $1,800,000, up 12.5% year over year, with 1.8 months of supply. Inventory fell 32.2% from last year. That is a big drop. Sellers there have real pricing support.

Blackhawk (94506) landed at 2.3 months of supply, unchanged from a year ago, per the Real Estate Data Aggregator. The median sale price was $2,300,000, up 1.4%. More homes came to market there, up 34% year over year. Buyers have more to look at. Sellers need to price it right.

The whole valley: 399 homes sold, supply nearly flat 📊

Across all five ZIPs, the Real Estate Data Aggregator counted 399 homes sold in the three months ending August 31, 2026, up 4.2% from the same months of 2025. Homes for sale across the valley totaled 280, down just 1.8% year over year. New listings came in at 477, down 0.2%. The valley as a whole is holding steady. The action is in the details.

One more thing: local investment is still real 💼

Danville San Ramon reported on October 12, 2026 that the San Ramon Valley Unified School District purchased Canyon Commons Corporate Plaza for $18 million last year. That same building is now 98% occupied, also per Danville San Ramon. That kind of local commitment does not happen in a community people are walking away from.

The East Bay Times reported on October 16, 2026 that the office vacancy rate in the region hit 13.4% in July through September 2026. One building at 98% occupied in a 13.4% vacancy market is a standout. It says something about where San Ramon sits.

Rates: the number every buyer is watching 👀

Freddie Mac put the 30-year fixed rate at 7.40% as of October 15, 2026. The 15-year fixed averaged 6.71% the same week. Those are real costs. They shape what buyers can offer, which shapes what sellers can expect. Price your home with that in mind.

One street inside any of these ZIPs can tell a completely different story from the ZIP average. A cul-de-sac, a school boundary line, a view corridor. It all moves the number. Appreciate you reading this far. Let me know what you are seeing on your block.