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Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
The median asking price in Oakland is about $647,000 as of Sep 2026, down 3.9% from a year ago. That is the asking price on listed homes, so sold-price and home-value sites show different numbers (why).
Yes, if you negotiate. Buyers have more room in Oakland than usual. Compared with 2017–2019 at this time of year, there are 43 pending sales per 100 listings, against 75 then, and the typical listing has been up 41% more days. Sellers are competing harder for you than they used to. Use it.
Asking price per square foot in Oakland is 18.9% below its Jun 2022 high and down 6.0% over the last year. Prices were above the year before in 56% of months since the data starts, so drops here have not always reversed quickly. 9% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.
For every 100 homes still for sale, 43 are under contract. In 2017–2019 at this time of year it was 75. The rest are still waiting for a buyer. Few sellers are dropping their price. Your discount will come from one stale listing.
The typical Oakland listing has been on the market 37 days. That is 13% shorter than a year ago. There are 527 homes for sale in Oakland. That is 2.8 times the tightest month on record, but below the peak of 809. Supply is shrinking against last year.
The median asking price is 21.0% below its Apr 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Oakland prices rose in only 62 of the last 111 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.
There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.
Ranked among the 141 California markets we track:
Most Oakland households rent. 57 out of every 100 households are renters. The renter share is shrinking. Five years ago it was 58 in 100. Oakland added about 4,800 renter households in five years. Renter households average 2.3 people. Two and three bedrooms fit the typical renter.
Households grew 8% in five years. The housing stock grew 10%. Supply is outrunning demand. 7.7% of homes sit empty. That is normal for a healthy market.
The median Oakland household earns $109,146 a year. Incomes here have grown 6.3% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 5.9 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. At 30% of income, a tenant on the median income can pay about $2,729 a month.
To see what one Oakland address would rent for and cash flow, run it through the app.
Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.
The median asking price in Oakland is about $647,000 as of Sep 2026, down 3.9% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Oakland figures cover the 21 ZIP codes with an Oakland mailing address, which can reach past city limits.
Buyers have more room in Oakland than usual. We compare Oakland with 2017–2019 at this time of year: there are 43 pending sales per 100 listings, against 75 then; the typical listing has been up 41% more days; there are 25% more homes for sale.
The median asking price is 21.0% below its Apr 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
94612. Only 18 homes under contract for every 100 still for sale. 21% of sellers there have cut their price, and the typical listing has been up 58 days.
Across 9 full years, Oakland asking prices ran lowest in January, about 6.7% below the year's average. They peaked in May. The most homes for sale show up in October, about 32% above the yearly average.
Assume -3.0% a year. Oakland grew 1.1% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Oakland loses about 3.3% a year. That is the number to type in. Prices fell 6.0% over the last year. Use it for timing. The five-year rate is the better guide.
HUD's fiscal year 2026 fair market rent for Alameda County is $2,912 a month for 2 bedrooms and $3,724 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.
ZIP 94619 is on both lists. That is rare. It is the one place in Oakland where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 94619 | -3.1% | $537 | 0.24 | 52 |
| 94618 | -5.0% | $634 | 0.24 | 21 |
| 94605 | -5.6% | $464 | 0.36 | 83 |
| 94603 | -6.0% | $458 | 0.56 | 40 |
| 94611 | -6.7% | $542 | 0.67 | 60 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Oakland has 21 ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, time on market, buyer demand, and price cuts.
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