San Ramon, California Housing Market

What stands out in San Ramon?

• The median household earns $201,051 a year: among the highest incomes of 765 tracked cities. Tenants can carry higher rents.
• 2.5% of homes are vacant: among the lowest vacancy of 765 tracked cities. Empty homes are scarce, so well-priced rentals fill.
• Against its own 2017–2019, San Ramon leans further toward buyers than most tracked cities: among the strongest buyers’ markets against their own normal of 765 tracked cities. Buyers have unusual room right now.

Is housing keeping up with San Ramon's growth?

The population in San Ramon's ZIP codes grew 11.8% over five years, faster than 88% of the cities we track. Households (+16.2%) grew faster than housing (+14.7%). Demand is outrunning supply. Homes for sale are 35% above 2017–2019 at this time of year.

Is now a good time to buy in San Ramon?

The median asking price is 29.1% below its May 2023 peak. Per square foot the gap is smaller: 11.2% below the Jun 2022 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. San Ramon prices rose in only 75 of the last 111 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.

The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.

How does San Ramon compare with other California markets?

Ranked among the 141 California markets we track:

• Asking price: 23rd priciest of 141. San Ramon is at $1,327,824. Closest: San Mateo and Carlsbad.
• Buyer competition: 26th least competitive of 138. San Ramon is at 0.31 buyers per home. Closest: Glendale and Desert Hot Springs.
• Time on market: 18th shortest time on market of 141. San Ramon is at a median of 40 days on market. Closest: La Mesa and Santa Cruz.
• Price cuts: 26th most price cuts of 141. San Ramon is at 23% of sellers cutting. Closest: Redlands and Sacramento.

Who will rent from you in San Ramon?

In San Ramon, 29 out of every 100 households rent. Most own their home. The renter share is growing. Five years ago it was 28 in 100. San Ramon added about 1,500 renter households in five years. Renter households average 2.4 people. Two and three bedrooms fit the typical renter.

The median San Ramon household earns $201,051 a year. Incomes here have grown 4.0% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 6.6 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 $5,026 a month.

To see what one San Ramon address would rent for and cash flow, run it through the app.

What is the fair market rent in San Ramon?

HUD sets one fair market rent for Contra Costa County. For fiscal year 2026:

• 1 bedroom: $2,385 a month. Up 8% on last year, up 43% since FY2016.
• 2 bedrooms: $2,912 a month. Up 9% on last year, up 38% since FY2016.
• 3 bedrooms: $3,724 a month. Up 9% on last year, up 27% since FY2016.
• 4 bedrooms: $4,413 a month. Up 8% on last year, up 35% since FY2016.

The figures include tenant-paid utilities and apply to all of Contra Costa County, so one home's rent can sit well above or below them. See fair market rent by city.

What numbers should you underwrite a San Ramon deal with?

• Price growth to assume — +0.7%/yr. San Ramon grew 4.6% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, San Ramon grows about 0.7% a year. That is the number to type in. Prices fell 1.4% over the last year. Use it for timing. The five-year rate is the better guide.
• Comp on price per square foot — $684/sqft. The typical San Ramon listing shrank from 2,266 to 1,976 sqft since Jul 2016. So median price hides real growth: 55% per sqft versus 25% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +22%. Homes for sale in San Ramon are up 22% on last year, so your resale faces more competition than today's comps did.

Read how population change affects rentals and how we read these numbers, then run the numbers on a deal.

What is the median home price in San Ramon?

The median asking price in San Ramon is about $1,328,000 as of Sep 2026, up 4.1% from a year ago. The typical listing is 8% larger than a year ago, and asking price per square foot is down 1.4%. So the size of homes on the market explains much of the rise. 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 San Ramon figures cover the 2 ZIP codes with a San Ramon mailing address, which can reach past city limits.

Is San Ramon a buyer's or seller's market in 2026?

Buyers have more room in San Ramon than usual. We compare San Ramon with 2017–2019 at this time of year: there are 31 pending sales per 100 listings, against 120 then; there are 35% more homes for sale; 23% of sellers have cut their price, against 18% then.

Are San Ramon home prices going up or down?

The median asking price is 29.1% below its May 2023 peak. Per square foot the gap is smaller: 11.2% below the Jun 2022 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.

What is the best month to buy a house in San Ramon?

Across 9 full years, San Ramon asking prices ran lowest in December, about 7.8% below the year's average. They peaked in June. The most homes for sale show up in July, about 43% above the yearly average.

How long do homes stay on the market in San Ramon?

The typical San Ramon listing has been on the market 40 days. That is 6% longer than a year ago.

Are there more homes for sale in San Ramon than before the pandemic?

Yes. There are 135 homes for sale, 35% more than in 2017–2019 at this time of year.

What is the fair market rent in San Ramon?

HUD's fiscal year 2026 fair market rent for Contra Costa 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.