The story of this market
The typical home in ZIP 94530 sells for about $1,043,500, or $685 per square foot.
Prices are up +2.5% from a year ago, so sellers still have some momentum. Homes take about 28 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $2,545 a month.
ZIP 94530 — El Cerrito
The 94530 housing market remains resilient with a median price exceeding $1M, driven by low inventory and high demand for transit-accessible locations. While price growth has moderated compared to previous years, the market maintains a strong sale-to-list ratio, indicating sustained buyer interest despite higher interest rates.
This ZIP is ideal for commuters seeking transit access, families prioritizing proximity to the Bay Area's job centers, and those looking for a suburban feel with urban amenities. It is less suited for those seeking low-density, rural environments.
Median prices moved up 2.5% year over year.
Homes spend a median of 28 days on market with 2.1 months of supply — a fast-moving market.
15% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.2% · poverty 6.8% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 94530, Contra Costa County, CA
El Cerrito generally experiences crime rates consistent with suburban Bay Area standards, with property crime being the primary concern. Regional comparisons indicate it remains safer than neighboring urban centers like Richmond.
The area is served by the West Contra Costa Unified School District, with schools generally receiving moderate ratings; many families supplement public education with local enrichment programs.
The area faces moderate wildfire risk in hillside sections and standard seismic risks common to the East Bay. Flood risk is generally low, though localized drainage issues can occur in lower-lying areas.
Economic momentum is driven by its proximity to major East Bay employment hubs and San Francisco. Development is focused on transit-oriented, mixed-use projects along the San Pablo Avenue corridor.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Residents benefit from excellent access to the El Cerrito del Norte and El Cerrito Plaza BART stations, providing direct transit to San Francisco and Oakland. Highway access via I-80 is a primary artery for commuters.
The area features extensive access to the Hillside Natural Area for hiking and trails, as well as proximity to the Ohlone Greenway. Shopping and dining are concentrated along the San Pablo Avenue commercial corridor.
The rental market is competitive due to high demand from commuters and limited new supply. Vacancy rates remain low, and short-term rental activity is strictly regulated by city ordinances.
The economy is heavily integrated into the broader San Francisco-Oakland-Berkeley metropolitan area. Major sectors include professional services, education, and healthcare, with many residents commuting to regional tech and government hubs.
The area is highly accessible via the BART system and I-80. Infrastructure investment is focused on improving pedestrian and bicycle connectivity to transit hubs.
Development is primarily focused on infill projects and the revitalization of the San Pablo Avenue corridor to support higher density housing.
Parcels are subject to West Contra Costa Unified School District taxes and various local utility and flood control district assessments.
Property insurance premiums are rising due to regional wildfire risk and general market trends in California. Coverage availability remains stable but requires careful assessment for hillside properties.
Data retrieved from U.S. Census Bureau and local market aggregators.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Large open space area with extensive hiking trails and views of the Bay.
Linear park and trail system running along the BART tracks.
Major retail and dining hub serving the local community.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.