San Ramon, California Housing Market

How much can you negotiate in San Ramon?

Only 28 out of every 100 homes for sale have found a buyer. The other 72 are still waiting. Your offer may be the only one on the table. About 1 in 5 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical San Ramon home takes 28 days to find a buyer. Half of them take even longer. That is 13% faster than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 30+ days ago. There are 172 homes for sale in San Ramon. That is 12.3 times the tightest month on record, but below the peak of 185. Supply is growing against last year.

What to do about it

• Search San Ramon homes listed 30+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in San Ramon?

Asking prices are 23.1% below their Jun 2022 peak. You are not buying at the top. 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 108 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.

What numbers should you underwrite a San Ramon deal with?

• Price growth to assume — +2.1%/yr. 1 year: -3.0% · 5 years: +2.1% · ten years: +4.6%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what San Ramon does without one. Underwrite closer to +2.1%. Measure growth per square foot. San Ramon median list price grew 3.2% a year, but price per square foot grew 4.6%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.
• Months of carrying cost — 1. A typical home takes 28 days to sell. Budget that long when you exit or refinance.
• Odds you cut your price to sell — 1 in 5. About 21% of homes on the San Ramon market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $693/sqft. The typical San Ramon listing shrank from 2,271 to 1,980 sqft since Jul 2016. So median price hides real growth: 57% per sqft versus 37% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +9%. That is how much the number of homes for sale grew in a year. Your resale will face a bigger crowd than today's comps did.

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

Yes, if you negotiate. Buyers have the upper hand in San Ramon right now. 0.28 out of every 100 homes for sale have a buyer, 21% of sellers have cut their price, and a typical home takes 28 days to sell.

Are San Ramon home prices going up or down?

Asking prices are 23.1% below their Jun 2022 peak. You are not buying at the top. 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 price growth should I assume for San Ramon?

+2.1%/yr. 1 year: -3.0% · 5 years: +2.1% · ten years: +4.6%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what San Ramon does without one. Underwrite closer to +2.1%. Measure growth per square foot. San Ramon median list price grew 3.2% a year, but price per square foot grew 4.6%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.

How fast are homes selling in San Ramon?

A typical San Ramon home takes 28 days to find a buyer. Half of them take even longer. That is 13% faster than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 30+ days ago.