Published October 4, 2026 in Market Update

San Ramon Valley still moved 401 homes even with fewer listings

By Jason Bleier

Real estate, San Ramon Valley

Freddie Mac put the 30-year fixed rate at 7.28% on October 1, 2026. That is expensive money. And yet the Real Estate Data Aggregator counted 401 homes sold across San Ramon Valley in the three months ending July 31, 2026. Sales were actually up 5.5% from the same three months in 2025. Buyers are still here. That is the headline.

Here is the tension. The Real Estate Data Aggregator counted only 309 homes for sale across the valley in that same window. That is down 11% from a year before. Fewer choices for buyers. That can help a well-prepped home stand out, but it also means sellers need to price it right the first time.

Nationally, Realtor.com reported that price cuts hit 20.8% of listings in September 2026, the highest share since October 2022. That is a real signal. San Ramon Valley is not immune to that pressure. Not every home here sold fast or above list. But the valley's own numbers tell a more specific story than the national one.

ZIP by ZIP: very different bones, very different results 🏡

94507 is the one that jumps out. The Real Estate Data Aggregator counted a median sale price of $2,875,000 there, up 8.5% from 2025. Homes sat on market just 13 days. Nearly half, 49.1%, sold above list. That is a freaking awesome set of numbers for sellers in that ZIP.

94582 matched 94507's 13-day median, even though its median price dipped 0.7% to $1,797,500. Forty percent of homes there sold above list, up 10.4 points from 2025. Speed was there. Full price was mostly there. The dip in median is small and honest, but the direction of the above-list share is going the right way.

94583 is the one to watch carefully. The Real Estate Data Aggregator showed the median sale price fell 6.7% to $1,400,000. Days on market stretched to 22. Pending sales dropped 16.3% from 2025. Inventory there grew 12.2%. More supply, softer price, slower pace. That combination tells sellers to sharpen the pencil before listing.

Rates are real, but so is the demand 💪

Freddie Mac's 7.28% rate on October 1, 2026 is not small. The 15-year fixed sat at 6.60%. Buyers financing a $1.8M home feel that in every payment. And yet 398 sales were pending across the valley at the end of July. Buyers are doing the math and still moving. That matters if you are deciding whether to list.

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. San Ramon Valley's own ZIPs beat that in three of five cases. 94507 was up 8.5%. 94526 was up 6.4%. 94506 was up 3.9%. Local beats national here. That gap is worth knowing.

What this means if you own here

Less inventory is a two-sided thing. It means your home has less competition. It also means buyers have fewer options, so they look harder at condition and price. A home that is prepped and priced to the actual sold data moves. The 94507 and 94582 numbers prove it. 13 days. Let's go.

The above-list share did slip in 94526 and 94506 compared with 2025. That is a real and honest admission. Fewer bidding wars than last year. But 94526 still averaged exactly 100% of list, and 94507 averaged 102.1%. The floor is holding.

One last thing: a ZIP code is a wide net. What happened on your street, with your floor plan and your finishes, can look very different from the median. That is not a hedge. It is just true, and it is worth knowing before you pick a number. 🙏 Appreciate you.