Published October 25, 2026 in Market Update

One part of San Ramon Valley is pulling away on price and speed

By Jason Bleier

Real estate, San Ramon Valley

These numbers cover the three months ending August 31, 2026. The Real Estate Data Aggregator counted 399 homes sold across San Ramon Valley in that period. That is up 4.2% from the same months of 2025. Solid. But one ZIP code is doing something different from the rest. 🔥

Alamo is the one pulling away

The Real Estate Data Aggregator put the median sale price in ZIP 94507, Alamo, at $3,000,000. That is up 20.7% from a year before. No other ZIP in the valley came close to that jump.

And it is not just price. The Real Estate Data Aggregator showed 41.5% of Alamo homes sold above list price. That is up 11.5 points from last year. The average sale came in at 101.9% of list. Buyers in Alamo are paying over ask, not under.

Only 24 homes were for sale in Alamo during that stretch, per the Real Estate Data Aggregator. That is down 20% from a year ago. Fewer choices, more competition. The math is simple.

How the rest of the valley compares

Danville and San Ramon are active. Just not at Alamo's pace. Here is the full picture side by side.

Danville 94526: strong, and getting tighter

The Real Estate Data Aggregator counted 102 homes sold in ZIP 94526, up 15.9% from last year. Inventory there dropped 32.2%. Only 1.8 months of supply. That is a tight market. Freaking awesome activity for sellers.

The median sale price in 94526 hit $1,800,000, up 12.5%. About 40.8% of homes went under contract within two weeks of listing, up 4.5 points. Speed matters here.

San Ramon 94582: fast sales, but price slipped

This one is worth a close look. The Real Estate Data Aggregator showed the median sale price in ZIP 94582 at $1,700,000, down 5.4% from last year. That is the one honest dip in the valley.

But homes are moving. Median days on market: 20. That tied for the fastest in the valley. And 38.2% sold above list price, up 11.5 points. Speed is there. Pricing just needs to be sharp.

The wider East Bay picture

Danville San Ramon reported that home prices across the East Bay rose more than 6% from August. San Ramon Valley's strongest ZIP, Alamo, ran well ahead of that at 20.7%.

Danville San Ramon also reported the average 30-year fixed mortgage rate in September at 6.86%, up from a year ago. That rate shapes what buyers can afford. It is part of why pricing precisely still matters, even in a tight market.

What this means if you own here

If you own in Alamo, your pricing window looks wider than it did a year ago. The Real Estate Data Aggregator showed only 1.4 months of supply there. That is very little room for buyers to shop around.

If you own in San Ramon 94582, speed is on your side. Price is the lever to pull carefully. A well-priced home there is moving in 20 days.

If you are buying in Alamo, that 41.5% above-list figure is real. The gap between list and close is not small. Go in knowing that.

One more thing worth saying: the Real Estate Data Aggregator counts cover the whole ZIP. One street can read very differently from the number above. Let's go figure out what yours looks like. 💪 Appreciate you.