The story of this market
The typical home in ZIP 94582 sells for about $1,718,452, or $699 per square foot.
Prices are down 5.5% from a year ago, which gives buyers more room to negotiate. Homes take about 15 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $2,932 a month.
ZIP 94582 — San Ramon
The 94582 housing market remains highly competitive with low inventory, though price growth has moderated compared to previous years. High demand for top-tier schools and proximity to major employment hubs continues to support premium valuations despite broader economic headwinds. The market is currently characterized by a seller's advantage, with homes selling quickly when priced correctly.
This ZIP is ideal for affluent families and professionals seeking high-quality schools, master-planned suburban amenities, and a safe, quiet environment within commuting distance of major Bay Area job centers.
Median prices moved down 5.5% year over year.
Homes spend a median of 15 days on market with 0.5 months of supply — a fast-moving market.
42% of listings have cut prices · homes sell at 100% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.8% · poverty 4.9% — 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 6.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 94582, Contra Costa County, CA
San Ramon consistently ranks as one of the safest cities in California, with crime rates significantly lower than both state and national averages.
The area is served by the highly-rated San Ramon Valley Unified School District, which is widely recognized for academic excellence and high college-readiness scores.
The region faces moderate wildfire risk in hillside areas and is subject to standard California seismic and flood-zone disclosures.
The area features strong economic momentum driven by proximity to major Silicon Valley and East Bay employment hubs, with ongoing development in the Dougherty Valley master-planned communities.
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 primarily commute via I-680 to employment centers in Pleasanton, Walnut Creek, and Silicon Valley, with limited public transit options relying on local bus connections to BART stations.
The ZIP features extensive access to the Bishop Ranch Regional Preserve, numerous community parks, and proximity to the Bridges Golf Club and upscale shopping at City Center Bishop Ranch.
The rental market is characterized by high demand and premium pricing, with limited vacancy pressure due to the area's desirability for families and professionals.
The local economy is anchored by the Bishop Ranch business park, which hosts major corporate headquarters and technology firms, contributing to a high-income professional demographic.
The area is heavily reliant on private vehicle transit via the I-680 corridor, with regional connectivity provided by the San Ramon Transit Center and nearby BART stations.
Development is focused on infill projects and the continued build-out of the Dougherty Valley area, emphasizing high-density residential and commercial integration.
Parcels are subject to various special assessments, including Mello-Roos community facilities districts common in the newer master-planned developments of Dougherty Valley.
Property insurance premiums are rising due to regional wildfire risk, with many carriers tightening underwriting standards for homes in hillside or interface areas.
Data retrieved from data.census.gov ZCTA-level tables.
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.
A major open-air shopping and dining destination serving as the city's social hub.
Extensive hiking trails and open space offering panoramic views of the Tri-Valley.
A premier 18-hole championship golf course located within the community.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.