Tri‑Valley & East Bay Market Highlights
Here’s an updated snapshot of the real estate market in Dublin, San Ramon, Livermore, Pleasanton, and Fremont as of July 2025:
Dublin & Pleasanton
Pleasanton continues to lead the region with a median single-family home price around $1.64M–$1.71M as of July 2025 (Property Focus).
Inventory is gradually rising, offering buyers more choices. Market experts suggest this may gently push prices toward a stabilization phase, especially in the missing-mid-price range (Pleasanton Weekly).
San Ramon
The median sale price in June 2025 was approximately $1.58M–$1.60M, reflecting a modest 1–3.5% year-over‑year decline (Redfin, Zillow).
Homes typically go under contract in about 17 to 19 days, compared to around 12 days last year. The city remains in a strong seller’s market with around 3 offers per home on average (Redfin).
Livermore
As of June 2025, the median price was about $1.135M, down roughly 5.8% compared to a year earlier (Redfin).
Market remains competitive: typical homes receive 4 offers and sell in ~19 days (Redfin).
Fremont
The median sale price stood at approximately $1.5M, reflecting a 5.1% drop year-over-year as of June 2025 (Redfin).
Market dynamics remain tight: homes average about 4 offers and close in about 23 days (Redfin).
📊 What This Means for Buyers & Sellers
Buyers
More choice is emerging in Pleasanton and Dublin as inventory increases—but affordability still challenges many.
Price declines in San Ramon, Livermore, and Fremont present entry opportunities, especially for buyers willing to move quickly and act on well-priced listings.
Sellers
Single-family homes remain in strong demand, often receiving multiple offers and selling fast.
Homes priced at or below median may still command offers above listing price, but accurately pricing homes and optimizing presentation are increasingly critical.
Both
Rising interest rates and homeowner “lock-in” effects are keeping listings tight, keeping pressure on supply even as more homes hit the market (Pleasanton Weekly, YouTube, thecalagents.com).
Neighborhood-specific dynamics matter: school zones, transit access, and local amenities still drive localized pricing differences across Dublin, Pleasanton, San Ramon, and Fremont.
🔍 City Comparison Table
City Median Price YoY Change Avg Days on Market Offers (Home) Pleasanton ~$1.64 M–$1.71 M Slight decline / stable ~13–17 days Multiple; very competitive San Ramon ~$1.58 M –1% to –3.5% ~17–19 days ~3 offers Livermore ~$1.135 M –5.8% ~19 days ~4 offers Fremont ~$1.5 M –5.1% ~23 days ~4 offers
✅ Bottom Line
These Tri‑Valley and East Bay markets remain resilient—but nuanced:
Pleasanton and Dublin continue to command strong pricing, though market shifts could gently push towards more balanced conditions.
San Ramon, Livermore, and Fremont are showing modest price softness—opportunity zones for sufficiently prepared buyers.
Seller strength remains, but accurate pricing and motivation are increasingly essential.
Curious about school ratings, transit developments like BART/Valley Link, or how interest-rate movement may shift timelines? Happy to drill down into your areas of interest.
