San Ramon, CA housing market

What this means

• Valuation. Prices are 24% above what local incomes have historically supported (this area's pre-2020 price-to-income ratio).
• Prices. Home values are down 3.6% over the past year (U.S.: +1.2%), 14% below their 2022-23 peak.
• Supply. There are 35% more homes for sale than the 2017-19 norm and rising (+22% vs. a year ago), so buyers have more to choose from than before the pandemic.
• Negotiating. Buyer leverage is moderate (42/100; U.S.: 54): homes sell for about 0.5% below their final list price; 29% of listings had a price cut (U.S.: 26%).
• Affordability. A mortgage on the typical home takes 52% of the median household income (U.S.: 35%); it takes about $338k a year to keep the payment at 30% of gross pay. That includes about $2,284 a year for home insurance (U.S.: $1,790).
• Buy vs. rent. Buying costs about $5,212/mo more than renting a typical home (mortgage payment vs. typical rent).
• Disaster risk. FEMA expects about $363 a year in natural-disaster damage per $100k of building value (U.S.: $155), mostly from flooding. Flood isn't covered by standard homeowners insurance.
• Outlook. No clear direction: likely −8% to +9% over the next 12 months (61% chance of a rise).

Next 12 months

No clear direction

A rise is somewhat more likely than a fall, but not by enough to call. Likely change: −7.7% to +8.6% (80% range; middle estimate +1.5%), chance of a rise 61%, of a 5%+ drop 16%.

HouseVane's model, refit every month on local market signals and national ones, trained only on data known at the time. How accurate it has been.