The story of this market
The typical home in ZIP 94806 sells for about $650,000, or $450 per square foot.
Prices are up +2.5% from a year ago, so sellers still have some momentum. Homes take about 35 days to sell. HUD's fair market rent for a two-bedroom is $2,162 a month.
ZIP 94806 — San Pablo
The 94806 housing market remains stable with steady demand driven by its relative affordability within the Bay Area. While inventory remains tight, price growth has moderated compared to previous years, reflecting broader regional economic trends.
This ZIP is well-suited for commuters and first-time family buyers seeking more affordable entry points into the Bay Area housing market compared to neighboring coastal cities.
Median prices moved up 2.5% year over year.
Homes spend a median of 35 days on market with 2.8 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 8.9% · poverty 12.6% — a mixed stability 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 7.1%/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 5.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 94806, Contra Costa County, CA
Crime rates in the area are generally higher than the national average, with property crime being the most frequently reported issue in this urbanized corridor.
Schools serving the area are primarily part of the West Contra Costa Unified School District, which faces ongoing challenges with academic performance metrics compared to state averages.
The area is located in a region with moderate seismic risk and is subject to standard California wildfire and flood disclosure requirements for property insurance.
Economic momentum is driven by its proximity to the East Bay employment hubs and ongoing infill residential development projects in San Pablo and Richmond.
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 proximity to I-80 and the Richmond BART station, providing a direct transit link to San Francisco and Oakland employment centers.
The area features local parks such as San Pablo Park and is within a short drive of the Wildcat Canyon Regional Park for hiking and outdoor recreation.
The rental market is characterized by high demand and limited vacancy, driven by the area's affordability relative to the broader Bay Area.
The local economy is anchored by service, retail, and light industrial sectors, with many residents commuting to larger employers in the San Francisco-Oakland-Berkeley metropolitan area.
The area is served by major highway corridors including I-80 and is connected to the regional transit network via the Richmond BART and AC Transit bus lines.
Development is focused on urban infill projects and the revitalization of commercial corridors in San Pablo.
The Contra Costa County Assessor manages property valuations, applying Proposition 13 limits to annual tax increases.
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, necessitating careful coverage evaluation.
California is a non-judicial foreclosure state, with a standard process involving a Notice of Default and a subsequent Trustee's Sale.
California law requires comprehensive seller disclosures regarding the physical condition of the property and any known hazards.
Data retrieved from data.census.gov for ZCTA 94806.
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.
Local community park providing green space and recreational facilities.
Large regional park offering extensive hiking trails and nature preserves nearby.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.