The median sale price for a single-family home in San Ramon, Contra Costa County was $1,700,000 in August 2026, with an average price per square foot of $727 and homes selling in an average of 28 days (Bay East Association of REALTORS®). Whether that makes 2026 a good time to buy in San Ramon depends less on the headline number and more on inventory, days on market, and how those figures compare to the broader Tri-Valley and East Bay. This post breaks down the current San Ramon home price data and what it means if you're weighing a purchase decision this fall.
What Is the Median Home Price in San Ramon Right Now?
As of August 2026, the median sale price for single-family homes in San Ramon was $1,700,000, according to Bay East Association of REALTORS®. Condos and townhomes in San Ramon carried a lower median of $1,100,000 over the same period. These are median figures — meaning half of recorded sales closed above that number and half below — not averages, and they reflect closed transactions rather than current asking prices.
Alongside the median price, Bay East reported an average price per square foot of $727 for single-family homes and $614 for condos and townhomes in San Ramon in August 2026. Average days on market ran 28 days for single-family homes and 37 days for condos and townhomes — both relatively tight windows that indicate active buyer competition for well-priced listings. You can review updated figures as they're published on the San Ramon area page.
How Does San Ramon's Home Price Compare to Nearby Tri-Valley Cities?
San Ramon's single-family median of $1,700,000 sits within the broader Tri-Valley price range, but direct comparisons to Pleasanton, Dublin, and Livermore require looking at each city's own current data rather than assuming a single regional number applies everywhere. Price per square foot, lot sizes, and age of housing stock vary by city even within the same freeway corridor.
One structural difference worth noting: San Ramon sits in Contra Costa County, while Pleasanton, Dublin, and Livermore are in Alameda County. That means property tax rates, parcel assessments, and transfer tax structures differ between the two counties even when home prices are similar. If you're cross-shopping, review the current figures on the Pleasanton, Dublin, and Livermore area pages rather than relying on a single blended "Tri-Valley" average, since county-level tax differences can affect your total carrying cost even on two otherwise comparable homes.
Is It a Good Time to Buy in San Ramon in 2026?
Whether 2026 is a good time to buy in San Ramon depends on your own timeline, financing terms, and how current inventory and days-on-market figures compare to recent history — not on a universal "right" moment that applies to every buyer. The objective data points worth weighing are supply, pace of sale, and borrowing costs.
San Ramon had 76 active single-family listings and 43 closed sales in August 2026, alongside 60 active condo and townhome listings against 10 closed sales, per Bay East Association of REALTORS®. That ratio of active listings to monthly sales gives you a rough read on how much competition you're likely to face for a given property type — more listings relative to sales generally means more negotiating room, while fewer listings relative to sales tends to mean faster offers and less room to negotiate on price or terms.
Mortgage rates are a second major input into the buy-now-or-wait decision. Current rates are published in Freddie Mac's Primary Mortgage Market Survey, which is the authoritative source for weekly average mortgage rate data — not the Federal Reserve, which does not publish mortgage rates. Checking that survey alongside San Ramon's current days-on-market figures gives you a clearer, data-based answer than general market commentary. You can review current inventory and pricing anytime on the San Ramon area page, or start a conversation through Karan's contact page to run the numbers against your specific budget.
How Do San Ramon Condo Prices Compare to Single-Family Homes?
San Ramon condos and townhomes carried a median sale price of $1,100,000 in August 2026 — about $600,000 below the single-family median of $1,700,000 — with a lower average price per square foot of $614 versus $727 for single-family homes (Bay East Association of REALTORS®). That gap reflects differences in square footage, lot ownership, and shared common-area structures, not a judgment on either property type.
Days on market also diverged: single-family homes averaged 28 days while condos and townhomes averaged 37 days in the same month. Active inventory told a similar story — 76 single-family listings versus 60 condo/townhome listings, against very different sales volumes (43 single-family closings versus 10 condo/townhome closings). If budget is your primary constraint, the condo and townhome segment in San Ramon currently offers a meaningfully lower entry price per the most recent closed-sale data. Review current listings in both categories through Karan's buyer resources page.
What Should Buyers Know About Property Taxes and Closing Costs in San Ramon, Contra Costa County?
Karan Singh, a licensed REALTOR® and Broker with eXp Realty serving San Ramon, Contra Costa County, CA, works with buyers who are often surprised that tax and closing cost structures differ from neighboring Alameda County cities.
Property tax bills in San Ramon are based on the assessed value recorded by the Contra Costa County Assessor, and that assessed value — along with any applicable supplemental assessments after a sale — is distinct from the figures used in Alameda County cities like Pleasanton, Dublin, or Livermore. Confirm current parcel-specific tax figures directly with the Contra Costa County Assessor's office before finalizing a purchase budget, since rates and special assessments can vary by specific parcel and school or utility district overlays.
On the agent compensation side: since August 2024, sellers are no longer required to offer buyer-agent compensation through the MLS. Buyer agent compensation is separately negotiated between you and your agent, and California practice now requires buyers to sign a buyer representation agreement before touring homes with an agent. Review your agreement terms carefully and ask your agent to walk through exactly what services and compensation structure it covers before you begin touring San Ramon listings.
How Many Homes Are Currently for Sale in San Ramon?
San Ramon had 76 active single-family listings and 60 active condo and townhome listings as of August 2026, according to Bay East Association of REALTORS®. Measured against 43 single-family closings and 10 condo/townhome closings that same month, current inventory suggests more available choice in the condo and townhome segment relative to the pace of sales than in the single-family segment.
Inventory levels shift month to month, and the figures above are a single snapshot from August 2026. For buyers actively comparing listings, the most reliable approach is checking current active counts and recent closed-sale data side by side rather than relying on a figure that's several months old. Updated counts are published on the San Ramon area page as new data becomes available.
Frequently Asked Questions
What is the current median home price in San Ramon, CA?
The median sale price for a single-family home in San Ramon was $1,700,000 in August 2026, and the median for condos and townhomes was $1,100,000, according to Bay East Association of REALTORS®. These figures are medians based on closed sales, not list prices, and they update monthly as new transactions close.
Are home prices in San Ramon higher than in Dublin or Pleasanton?
A direct comparison requires checking each city's current figures rather than assuming a shared Tri-Valley number, since Dublin and Pleasanton sit in Alameda County while San Ramon is in Contra Costa County — meaning different assessors, tax structures, and inventory conditions apply. Compare current data on the Dublin and Pleasanton area pages against San Ramon's figures above.
How long do homes stay on the market in San Ramon right now?
In August 2026, single-family homes in San Ramon averaged 28 days on market, while condos and townhomes averaged 37 days, per Bay East Association of REALTORS®. Days on market can vary significantly by price point, condition, and specific neighborhood within San Ramon, so treat this as a citywide average rather than a guarantee for any individual listing.
Do I need a buyer's agent agreement to tour homes in San Ramon?
Yes. Following changes that took effect in August 2024, California buyers are generally required to sign a buyer representation agreement before touring homes with an agent, and buyer-agent compensation is negotiated separately rather than automatically offered through the MLS by the seller. Ask your agent to explain the agreement's terms, duration, and compensation structure before signing.
How do San Ramon property taxes compare to Alameda County cities like Livermore or Hayward?
San Ramon is located in Contra Costa County, so property tax bills are calculated and administered by the Contra Costa County Assessor, while Livermore and Hayward fall under the Alameda County Assessor. Rates, supplemental assessment timing, and parcel-specific fees can differ between the two counties, so confirm exact figures for any specific property directly with the relevant county assessor's office rather than assuming the same structure applies citywide.
Is San Ramon's housing inventory considered high or low right now?
As of August 2026, San Ramon had 76 active single-family listings against 43 closed sales, and 60 active condo/townhome listings against 10 closed sales, per Bay East Association of REALTORS®. Comparing active listings to recent closed-sale volume gives a rough read on supply relative to demand for each property type, though conditions shift monthly as new listings and sales are recorded.
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Karan Singh is a trusted REALTOR® and Broker with eXp Realty serving San Ramon, Contra Costa County, and the surrounding East Bay. Over the past 10 years, Karan has helped 200+ families achieve their real estate goals with over $95 million in closed sales.
Karan Singh · eXp Realty · (510) 605-3937 · DRE #01950508
Equal Housing Opportunity. Karan Singh is a licensed California REALTOR® (CA DRE #01950508) with eXp Realty of CA Inc., regulated by the California Department of Real Estate (DRE). This article is provided for general informational purposes only and does not constitute legal, tax, or financial advice. Costs, tax rates, commission structures, and contract terms vary by property, city, and transaction — confirm your specific numbers with your attorney, tax advisor, lender, or escrow/closing officer. Broker fees and commissions are fully negotiable and not set by law.
