The story of this market
The typical home in ZIP 94820 sells for about $729,000, or $450 per square foot.
Prices are up +2.4% from a year ago, so sellers still have some momentum. Homes take about 32 days to sell. HUD's fair market rent for a two-bedroom is $2,850 a month.
ZIP 94820 — Richmond
The housing market in 94820 remains stable with moderate price appreciation and low inventory levels. Demand is supported by the area's relative affordability within the Bay Area, though high interest rates continue to temper transaction volume.
This ZIP is well-suited for commuters and families seeking more affordable housing options within the Bay Area while maintaining access to major employment centers via highway corridors.
Median prices moved up 2.4% year over year.
Homes spend a median of 32 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 4.1% · poverty 7.5% — 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 4.6%/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 4.6%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 94820, Contra Costa County, CA
Crime rates in the El Sobrante area are generally consistent with regional trends in Contra Costa County, with property crime being the primary concern. Residents typically experience safety levels comparable to neighboring suburban communities in the East Bay.
Schools serving the area are part of the West Contra Costa Unified School District, which maintains a diverse range of academic performance ratings across its elementary and secondary campuses.
The area is subject to standard California wildfire risk assessments and regional flood mapping, with most residential properties requiring standard hazard insurance coverage.
Economic momentum is driven by its proximity to major employment hubs in the San Francisco-Oakland-Fremont metropolitan area, with limited new large-scale commercial development within the ZIP itself.
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%).
Commuters primarily utilize I-80 to access employment centers in Oakland and San Francisco, with transit options including AC Transit bus lines connecting to BART stations.
The area features access to regional parks and trails, including the Sobrante Ridge Regional Preserve, and is within a short drive of shopping and dining districts in San Pablo and Richmond.
The rental market is characterized by high demand due to the area's affordability relative to the broader Bay Area, with low vacancy rates and a mix of single-family rentals and small apartment complexes.
The local economy is integrated into the broader San Francisco-Oakland-Fremont MSA, with residents largely employed in professional services, healthcare, and education sectors.
The area is served by major highway corridors including I-80, facilitating regional transit, with local bus services provided by AC Transit.
Development is largely constrained by existing suburban density, with current planning focused on infill projects and residential upgrades.
The Contra Costa County Assessor manages property valuations based on Proposition 13 guidelines.
Parcels are subject to West Contra Costa Unified School District taxes and various local utility and flood control district assessments.
Property insurance premiums are influenced by regional wildfire risk factors and the general cost of construction in the California market.
California operates as a non-judicial foreclosure state with specific notice and redemption timelines.
California law requires comprehensive seller disclosures regarding property condition, natural hazards, and environmental factors.
Data retrieved from US Census Bureau 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.
Features hiking trails and scenic views of the East Bay.
Provides recreational opportunities including fishing and boating.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.