August 2026 Bay Area Market Report: Median Home Prices by City

August is behind us, and the California Association of REALTORS® has released the August 2026 numbers. I went through the county reports and the city-level data so you don't have to — here is what the East Bay market actually looks like right now, in plain English.

The big picture: 4 counties

County	Median Price	vs Last Year	Home Sales (YoY)	Inventory	Days on Market
Alameda	$1,285,000	+1.3%	−8.8%	2.3 months	14
Contra Costa	$875,000	+2.9%	−4.1%	2.7 months	20
Napa	$947,000	−2.9%	+23.9%	6.6 months	91
Sacramento	$549,000	−0.2%	+2.0%	3.2 months	25

Alameda County held firm — median $1.285M, up 1.3% from last year, with just 2.3 months of inventory. That is firmly a seller's market: homes move in 14 days.

Contra Costa County actually grew — median $875K, up 2.9% year over year, the strongest price growth of the four counties, with 2.7 months of inventory.

Napa is the outlier: prices slipped 2.9% to $947K while sales jumped 23.9% — and with 6.6 months of inventory and 91 days on market, buyers there have real negotiating power.

Sacramento stayed flat at $549K with a balanced 3.2 months of inventory.

Alameda County: city by city

Dublin — $1.63M (−3.1% YoY)

31 sales (+24.0%), 74 active listings (+21.3%), 17 days on market, 98.1% sale-to-list. Dublin is the only Alameda city where sales grew — up 24% — with more listings to choose from. Buyers have the most breathing room here in the Tri-Valley. See Dublin homes & local guide →

Pleasanton — $1.60M (−4.1% YoY)

30 sales (−26.8%), 59 listings (−29.8%), 13 days on market, 98.5% sale-to-list. Listings fell nearly 30% — the tightest supply in the Tri-Valley — so well-priced homes still move in under two weeks. See Pleasanton homes & local guide →

Fremont — $1.56M (−10.6% YoY)

71 sales (−18.4%), 113 listings (+8.7%), 12 days on market, 100.4% sale-to-list. The biggest price adjustment in the county at −10.6%, yet homes still sell at full asking in 12 days. More listings than last year means buyers can finally negotiate. See Fremont homes & local guide →

Union City — $1.45M (+11.4% YoY)

17 sales (−29.2%), 32 listings (−11.1%), 12 days on market, 100.0% sale-to-list. The strongest price growth in Alameda County at +11.4% — even as sales slowed, values kept climbing. See Union City homes & local guide →

Castro Valley — $1.25M (−1.2% YoY)

30 sales (−3.2%), 38 listings (−26.9%), 13 days on market, 102.6% sale-to-list. Barely any price change, and sellers still get 2.6% over asking. Steady as it gets.

Livermore — $1.10M (−9.7% YoY)

63 sales (−10.0%), 90 listings (−15.9%), 12 days on market, 100.0% sale-to-list. A real price reset at −9.7% — Livermore is now the most affordable Tri-Valley city by a wide margin, and homes still sell at asking in 12 days. See Livermore homes & local guide →

Hayward — $915K (−2.7% YoY)

50 sales (−15.3%), 90 listings (−18.2%), 14 days on market, 101.6% sale-to-list. Modest price dip, but sellers average 1.6% over asking — demand is alive under $1M. See Hayward homes & local guide →

San Leandro — $852K (−5.3% YoY)

20 sales (−20.0%), 47 listings (−29.9%), 12 days on market, 104.4% sale-to-list. The hottest competition in the county: homes sell 4.4% over asking in 12 days.

San Lorenzo — $830K (+1.8% YoY)

11 sales (−21.4%), only 9 listings (−47.1%), 14 days on market, 104.0% sale-to-list. Inventory nearly halved — with just 9 active listings, bidding wars are the norm here (4% over asking on average).

Contra Costa County: city by city

San Ramon — $1.74M (+0.6% YoY)

42 sales (flat), 67 listings (+19.6%), 24 days on market, 98.9% sale-to-list. The priciest city in this report and the steadiest — prices essentially flat, with more listings giving buyers time to decide (24 days on market is the longest in the Tri-Valley area). See San Ramon homes & local guide →

Concord — $758K (−10.9% YoY)

55 sales (+3.8%), 106 listings (−19.7%), 15 days on market, 99.5% sale-to-list. The sharpest price drop in Contra Costa at −10.9% — but sales ticked up, a sign buyers are jumping on the lower prices.

Brentwood — $786K (+0.8% YoY)

64 sales (+56.1%), 125 listings (−28.2%), 34 days on market, 99.3% sale-to-list. The sales star of the county: +56% more homes sold than last year. Newer homes, family buyers, and it shows.

Pinole — $765K (+14.2% YoY)

12 sales (+20.0%), 18 listings (−14.3%), 21 days on market, 100.7% sale-to-list. Second-strongest price growth in the whole report at +14.2%.

El Sobrante — $725K (+4.0% YoY)

12 sales (−25.0%), 23 listings (+4.5%), 14 days on market, 101.1% sale-to-list. Prices up 4% and sellers get over asking — a quiet pocket of strength.

San Pablo — $700K (+20.7% YoY)

10 sales (−23.1%), 30 listings (+15.4%), 22 days on market, 100.1% sale-to-list. The biggest price jump in the entire report: +20.7%. Affordable Bay Area cities are where the growth is.

Richmond — $650K (−1.5% YoY)

28 sales (−37.8%), 72 listings (−45.0%), 20 days on market, 100.1% sale-to-list. Listings collapsed 45% — the few homes that do list sell at asking.

Bay Point — $610K (+9.9% YoY)

4 sales (−50.0%), 12 listings (flat), 51 days on market, 99.4% sale-to-list. Small sample (4 sales), but prices up nearly 10% — and at $610K it's the most affordable city in this report.

Pittsburg — $600K (+1.4% YoY)

25 sales (−3.8%), 67 listings (+26.4%), 10 days on market, 101.7% sale-to-list. The fastest-moving market in the report: 10 days on market, selling 1.7% over asking. Affordable + fast = fierce competition.

What this means for you

If you're buying: The price drops in Fremont (−10.6%), Concord (−10.9%), and Livermore (−9.7%) are real openings — these cities corrected while still selling at or near asking, which means demand is intact. Under-$800K cities like Pittsburg, Bay Point, and Richmond move fast (10–20 days), so have your pre-approval ready before you tour.

If you're selling: Low inventory is still your best friend. San Lorenzo (9 listings), Richmond (−45% listings), and Pleasanton (−30% listings) show what happens when supply dries up — multiple offers and over-asking sales. Price it right from day one: cities where 30–45% of listings took price cuts are telling you the market punishes overpricing. My home pricing guide covers how to find that number.

The bottom line: This is not one market — it's 18 micro-markets. Your zip code matters more than the county headline.

Frequently asked questions

What was the median home price in Alameda County in August 2026?
$1,285,000 for an existing single-family home, up 1.3% from a year earlier (C.A.R.).

What was the median home price in Contra Costa County in August 2026?
$875,000, up 2.9% year over year — the strongest price growth of the four counties tracked.

Which Bay Area cities had the biggest price drops?
Concord (−10.9%), Fremont (−10.6%), and Livermore (−9.7%).

Which Bay Area cities had the biggest price gains?
San Pablo (+20.7%), Pinole (+14.2%), and Union City (+11.4%).

Is the East Bay a buyer's or seller's market right now?
Still a seller's market in most cities: Alameda County had 2.3 months of inventory and Contra Costa 2.7 months (under 3 favors sellers), with most homes selling in 10–17 days, many above asking.