Alameda County, City by City: How Alameda, Dublin, Pleasanton, Fremont, Castro Valley, and Livermore Are Really Performing

I recently walked through the broader trends across Alameda County, and the short version was a cooling, more balanced market with some real strength at the top end. But just like Contra Costa, Alameda County isn't one market. It's a patchwork of cities that each tell their own story. Here's the closer look, city by city.

City of Alameda

Alameda continues to trade at a premium, with recent sales closing around $1.1M to $1.2M depending on the month, and days on market typically in the two to three week range, though July listings showed a longer 44-day median as more inventory came online. Sale-to-list ratios have generally hovered near parity, meaning most homes are closing at or very close to asking rather than sparking bidding wars, though well-priced listings in strong pockets can still move quickly and pull competitive offers.

Dublin

Dublin has settled into what I'd call a lightly balanced market. Recent sales have closed in the $1.3M to $1.5M range, with days on market generally in the two to three week window, though that's up noticeably from the single-digit days of a couple years ago. Most homes are trading close to list price rather than well above it, with hot properties in tighter pockets still commanding a premium and closing in a week or two.

Pleasanton

Pleasanton remains one of the stronger markets in the county. Median closed prices have been running from the mid $1.5M to upper $1.8M range depending on the month, with days on market typically in the low 20s to high 20s. Sale-to-list ratios have stayed close to or slightly above 100%, and the school-driven demand here continues to support both quick sales and full or near-full asking price offers, especially for well-presented homes.

Fremont

Fremont is still one of the most competitive cities in the county, even with some cooling. Median closed prices have generally sat between $1.4M and $1.6M, with days on market often in the range of two to seven weeks depending on the month and submarket. Homes have frequently closed at or slightly above list price, with desirable pockets like Mission San Jose commanding a significant premium over the citywide median and continuing to draw multiple offers.

Castro Valley

Castro Valley has shown some of the more visible price softening in the county, with median closed prices ranging from roughly $1.1M to $1.25M depending on the month, generally down from a year ago. Days on market have varied widely, from as little as 11 to 12 days for well-priced single-family homes up to 45 or more days for others, particularly condos. Sale-to-list ratios have stayed strong in several recent months, with some reports showing homes closing above 100% of asking, even as overall pricing has trended down.

Livermore

Livermore continues to perform well relative to some of its neighbors, with median closed prices generally in the $1.2M to $1.3M range and days on market often in the nine to twenty day window for the broader market, though individual neighborhoods vary quite a bit. Many homes have continued to close at or above asking price, particularly in tighter, more desirable pockets, while some areas have seen days on market stretch out as inventory has grown.

The Common Thread

Just like Contra Costa, the story across these six Alameda County cities isn't uniform decline or uniform strength. It's a market that rewards accurate pricing. Homes presented well and priced to today's data are still closing quickly and often at or above asking. Homes priced with last year's expectations are the ones absorbing the extra days on market and the price reductions.

If you'd like to know how your specific neighborhood compares to these city-wide numbers, I'm always happy to put together a closer look, no pressure at all.