The story of this market
The typical home in Alameda, California sells for about $1,099,950, or $660 per square foot.
Prices are down 6.6% from a year ago, which gives buyers more room to negotiate. Homes take about 52 days to sell. HUD's fair market rent for a two-bedroom is $2,895 a month.
Monthly price momentum
Home values since 2015
+0.5%
CA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Alameda, California
The Alameda housing market is currently a competitive seller's market, though it has seen a slight cooling in median prices compared to the previous year. High demand for the island's unique lifestyle and limited inventory continue to support property values, despite broader economic headwinds. The ongoing redevelopment at Alameda Point remains a key driver for long-term growth and market interest.
No ARED county foreclosure postings attributed to Alameda yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: median price corroborated by the published ten-year series (2024) (within 12.5%).
Deterministic aggregate of 2 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved up 2.1% year over year.
Homes spend a median of 16 days on market with 3.3 months of supply — a fast-moving market.
21% of listings have cut prices · homes sell at 101.86% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 7.2% — a stable, low-distress profile.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A major regional attraction offering expansive sandy beaches and views of the San Francisco skyline, serving as a primary recreational hub for residents.
The historic downtown core featuring a high density of local restaurants, boutiques, and entertainment venues that anchor the city's social life.
A modern waterfront retail and dining development that provides convenient access to national retailers and services for island residents.
A multi-use path that circles the island, providing residents with extensive opportunities for walking, cycling, and waterfront access.
Alameda is ideal for families and professionals who desire a suburban, island-community feel while remaining within reach of major Bay Area employment hubs. It attracts buyers looking for historic charm, outdoor recreation, and a strong school system, though the high cost of entry often limits the market to established households.
The Alameda Unified School District is well-regarded, with several schools consistently achieving high performance ratings. The district is a central pillar of the community, attracting families who prioritize quality public education.
Alameda is connected to the mainland via bridges and the Posey/Webster tubes, with ferry service providing a popular, direct commute to downtown San Francisco. The city's layout is highly walkable, though most residents rely on regional highway corridors for broader East Bay access.
Alameda offers an extensive amenity base, including the popular Robert W. Crown Memorial State Beach and the scenic Bay Trail. The city's historic Park Street District provides a dense concentration of local dining, shopping, and entertainment options that define the island's lifestyle.
The rental market in Alameda is characterized by high demand and limited inventory, with rents reflecting the city's proximity to San Francisco and Oakland. Vacancy pressure remains low, and the market is attractive to investors due to the consistent influx of commuters seeking a suburban island lifestyle.
The economy is anchored by a mix of local retail, professional services, and the growing tech and light-industrial sectors at Alameda Point. The city benefits from its strategic location in the East Bay, maintaining a stable employment base that supports its residential market.
Economic momentum is driven by the redevelopment of the former Naval Air Station at Alameda Point, which is transforming into a hub for tech, light industrial, and residential use. This project serves as the city's primary engine for long-term infrastructure and commercial expansion.
Development is heavily focused on the Alameda Point area, which is currently undergoing significant infrastructure upgrades to support new residential and commercial density. City planning emphasizes the preservation of historic architecture while integrating modern, transit-oriented housing projects.
Parcels in Alameda are subject to various special assessments, including those for the Alameda Unified School District and local flood control and utility districts. These assessments are typically included in the annual property tax bill.
Alameda generally experiences lower crime rates compared to neighboring Oakland, though property crime remains a primary concern for residents. Local law enforcement maintains a visible presence, and the city is often perceived as safer than the broader East Bay urban core.
As an island city, Alameda faces significant long-term risks related to sea-level rise and potential flooding, necessitating ongoing investment in coastal infrastructure. The city maintains active emergency preparedness plans to mitigate these environmental vulnerabilities.
Property insurance in Alameda is influenced by the city's coastal location, with premiums reflecting risks associated with flood and seismic activity. Market health remains stable, though insurers are increasingly sensitive to climate-related hazards.
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%).
Researched annual trajectory for this city, from published historical series
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.
Data retrieved from Census Reporter and US Census Bureau QuickFacts.
No public schools report a street address in this area. Source: NCES EDGE public school locations 2023-24.
applies when — Parcels located within specific geographic boundaries defined by voter-approved debt or special district formation.
Additional ad valorem levies or fixed charges added to the property tax bill to fund local school bonds, city services, or special district infrastructure.
Rates vary by TRA and are published annually in the County Tax Rate Book.
Imposes regulatory constraints on land use, building standards, nuisance abatement, and environmental health requirements across the county, including unincorporated areas.
Codified ordinances maintained by the Alameda County Clerk of the Board of Supervisors.
The tax is calculated by applying a composite tax rate to the assessed value of the property. The base rate is 1% of the assessed value as mandated by California Proposition 13, plus additional voter-approved debt service rates and special assessments specific to the parcel's Tax Rate Area (TRA). Exemptions include the Homeowners' Exemption ($7,000 reduction in assessed value for primary residences).
Governed by California Constitution Article XIIIA and Alameda County Auditor-Controller tax rate books updated annually.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.