Published October 3, 2026 in Market Update

One part of San Ramon Valley is moving faster and paying over list

By Jason Bleier

Real estate, San Ramon Valley

Let's get right to it. 🔥 The Real Estate Data Aggregator counted 49.1% of homes in ZIP 94507 selling above list price in the three months ending July 31, 2026. That is the highest share of any ZIP in San Ramon Valley. If you own there, pricing and prep still matter, a lot. If you are buying there, you need to walk in ready.

That 49.1% is not a typo. It is up 10.3 points from the same three months in 2025, according to the Real Estate Data Aggregator. The bones were good before. The result is even better now.

ZIP 94507: the fastest corner of the valley

The Real Estate Data Aggregator put the median days on market in ZIP 94507 at 13 days. That is 2 days shorter than a year ago. Homes here are not sitting. They are getting offers fast, and those offers are landing above list.

Only 29 homes were for sale in ZIP 94507 during that period, the Real Estate Data Aggregator found. That is down 31% from a year ago. Fewer choices for buyers means more competition on the ones that do come up. That is the gap between what this ZIP was and what it is becoming. Let's go. 💪

The rest of the valley: still solid, different pace

Not every ZIP reads the same. That is the honest truth. Here is how the three months ending July 31, 2026 looked across San Ramon Valley, according to the Real Estate Data Aggregator.

ZIP 94582 ties 94507 on days on market at 13, which is freaking awesome for sellers there too. But its average sale to list came in at 99.7%, compared with 102.1% in 94507. Same speed, different leverage. Small gap, real difference.

ZIP 94583 saw its median sale price dip 6.7% year over year to $1,400,000, the Real Estate Data Aggregator found. Prices pulled back a little there. Not a collapse, but worth knowing before you pick a number.

The whole valley sold more homes, with fewer on the market

Across all five ZIPs together, the Real Estate Data Aggregator counted 401 homes sold in the three months ending July 31, 2026. That is up 5.5% from the same period in 2025. At the same time, homes for sale dropped 11% to 309. More buyers chasing fewer listings. That is the setup.

A nearby data point worth seeing: West St. James

The East Bay Times reported on October 2, 2026 that the housing tower on West St. James in San Jose hit 20 completed condo sales as of September 30, 2026. The average price across those 20 sales came in at $726,600. Penthouses in the same tower ranged from $1.88 million to more than $3.6 million. That is a wide range of outcomes inside one building. It shows how much the specific unit, floor and finish level shift the final number.

Rates are a real factor right now

Freddie Mac put the 30-year fixed rate at 7.28% as of October 1, 2026. The 15-year came in at 6.60%. Rates above 7% change what a buyer can carry each month. That is the headwind. It did not stop ZIP 94507 from running hot, but it is part of the picture for every buyer in the valley.

Realtor.com reported on September 30, 2026 that mortgage rates surged above 7% for the first time since January 2025. That context matters. Buyers are paying more to borrow, yet competition in the tightest ZIPs is still stiff.

What this means for you

Sellers in ZIP 94507: the data is on your side right now. Prep matters, pricing matters, and the Real Estate Data Aggregator shows nearly half of homes are clearing list. That is the before-and-after gap you want to close in your favor.

Buyers: 94507 and 94582 are moving at 13 days. You need to be ready to move just as fast. 94506 at 29 days gives you a little more room to breathe, but its average sale to list still came in at 98.3%.

One more thing: one street can read very differently from the whole ZIP. The numbers above are medians and averages. Your block, your floor plan, your condition, those all shift the result. 🏡