Published October 11, 2026 in Market Update

One part of San Ramon Valley is still moving fast and selling over ask

By Jason Bleier

Real estate, San Ramon Valley

Here is the number that changes what you should do right now. The Real Estate Data Aggregator counted just 1.4 months of supply in ZIP 94507 for the three months ending August 31, 2026. That is the tightest reading in San Ramon Valley. Thin supply means your competition as a seller is still very real. Thin supply also means the gap between list price and winning price is very real if you are buying.

That tightness shows up in the prices too. The Real Estate Data Aggregator put the median sale price in ZIP 94507 at $3,000,000 for the three months ending August 31, 2026. That is up 20.7% from the same months in 2025. Freaking awesome move for anyone who owns there. Buyers, that jump is real and you need to plan for it.

ZIP 94507: the tightest corner of the valley 🔥

41.5% of homes in ZIP 94507 sold above list price, per the Real Estate Data Aggregator. That is up 11.5 points from the same period in 2025. Homes also sold faster: the median was 21 days, six days shorter than a year before. Before. After. Same ZIP, entirely different energy.

How the five ZIPs stack up

Not every part of San Ramon Valley reads the same. The Real Estate Data Aggregator counted all five ZIPs together and found 399 homes sold in the three months ending August 31, 2026, up 4.2% from 2025. But the ZIP level tells a sharper story.

ZIP 94582 actually had the fastest median days on market at 20 days, per the Real Estate Data Aggregator. But its median price dipped 5.4% from 2025 and months of supply crept up 0.5 months. Speed does not always mean strength. ZIP 94507 has both speed and price growth. That combination is rare.

More building is coming. Does it change things? 🏗️

The East Bay Times reported on October 8, 2026 that two counties in this area filed 16,643 multifamily unit permits in the first eight months of the year. That is 82% higher than the same period last year. More units on the way is a real signal.

Statewide, the East Bay Times reported 36,600 multifamily permits in the same period, up 33% year over year. More building around the state is real. But it takes time to close the gap. Right now, ZIP 94507 still has 1.4 months of supply. The building has not caught up there yet.

One honest note on new supply: the San Francisco Chronicle reported on October 11, 2026 that SB9, the state law meant to add housing, produced just 266 permitted or completed projects across California in two years after it was signed. Permits filed and homes built are two very different things.

Rates are not helping buyers right now

Freddie Mac put the 30-year fixed-rate mortgage at 7.40% as of October 8, 2026. The 15-year averaged 6.73%. Realtor.com noted that rates climbed above 7% for the first time since January 2025. That adds real cost on top of already high prices in this valley. Buyers need to go in with eyes open.

The valley overall: more sold, fewer for sale

Across all five ZIPs, the Real Estate Data Aggregator counted 280 homes for sale in the three months ending August 31, 2026. That is down 1.8% from 2025. New listings across the valley came to 477, down just 0.2% from a year before. Supply is not falling off a cliff, but it is not growing either.

One street can read very differently from the whole ZIP code. The numbers above are the starting point. Your block is the real answer. Let's go find it. 💪 Appreciate you.