Alameda County Condos for Sale

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

Alameda County has condos and townhomes in nearly every city, from Oakland, Emeryville and Berkeley in the north to Fremont and the Tri-Valley in the south. Three local rules shape most purchases here more than in other Bay Area counties: city transfer taxes in eight cities that add to the county tax, the EBMUD private sewer lateral program (whose condo rules depend on your CC&Rs), and city short-term rental limits. On top of those sit the statewide HOA disclosure and lender project-approval checks every condo buyer faces.

At a glance

Where to look in Alameda County

Attached housing is spread across the county’s 14 cities and the unincorporated communities between Hayward and San Leandro. Our where to live in Alameda County guide compares water districts, BART and ferry access and city taxes town by town.

• North county: Oakland, Emeryville, Berkeley, Albany, Alameda and Piedmont. Condos here range from high-rise and mixed-use buildings to small older complexes. All six cities add a transfer tax at sale, and buyers should check the EBMUD sewer lateral rules below. See Oakland real estate, Emeryville real estate, Berkeley real estate, Albany real estate, Alameda real estate and Piedmont real estate. Our Oakland condo vs. TIC analysis goes deeper.
• Central county: San Leandro, Hayward and Castro Valley. City and unincorporated options near BART. See San Leandro real estate, Hayward real estate and Castro Valley real estate.
• South county: Fremont, Newark and Union City. Townhome and condo communities; none of the three appears on the recorder’s city transfer tax list. See Fremont real estate, Union City real estate and Newark real estate.
• Tri-Valley: Dublin, Pleasanton and Livermore. Townhome and condo communities; none of the three appears on the recorder’s city transfer tax list. See Dublin real estate, Pleasanton real estate and Livermore real estate.

What to check before you buy

The HOA disclosure package

Under Civil Code 4525, the seller must provide, as soon as practicable before title transfers or a contract is signed: the governing documents; the latest budget report and related Civil Code 5300 disclosures; a statement of current and unpaid assessments, fines and charges; any unresolved violation notice; any approved assessment increases not yet due; a statement of any rental prohibition; the most recent balcony and stairway inspection report; and, if you ask, 12 months of approved board minutes. The minutes show what repairs and assessments the board is weighing, so ask for them. Our HOA documents guide explains the reserve disclosures.

The EBMUD sewer lateral program and condos

In the cities that take part in EBMUD’s Regional Private Sewer Lateral program, including the City of Alameda, a compliance certificate is required when a property is bought or sold, when a remodel over $100,000 gets final sign-off, or when the water meter size changes (City of Alameda). For condos, EBMUD’s May 2019 guidelines say responsibility follows the CC&Rs:

HOAs that existed in July 2019 had until July 12, 2021 to bring all laterals into compliance; HOA certificates last 20 years (EBMUD guidelines). Ask the HOA for its Statement of Responsibility and certificate. Our private sewer lateral certificate guide covers costs and timing.

Lender approval of the project

FHA insures loans on units in FHA-approved projects, or through Single-Unit Approval when the project isn’t approved, is complete with at least five units, isn’t a manufactured home project and meets HUD standards including owner-occupancy and financial condition (HUD). Search the FHA-approved condominium list. Fannie Mae treats as ineligible projects with more than 35% commercial space, pending HOA litigation (with exceptions), unfunded critical repairs or a failed mandatory safety inspection, and one entity owning more than 20% of units in a 21+ unit project (Fannie Mae Selling Guide B4-2.1-03). The commercial-space test matters in mixed-use buildings in Oakland, Emeryville and Berkeley.

Balconies and stairways (SB 326)

Condo associations in buildings with three or more attached units must have an engineer or architect inspect a random, statistically significant sample of wood-supported balconies, decks, stairs, walkways and railings more than six feet above ground, first by January 1, 2025 and then every nine years (Civil Code 5551). Newer buildings (permit application on or after January 1, 2020) are due within six years of occupancy. An immediate safety threat goes to local code enforcement within 15 days. Rental apartment buildings follow SB 721 instead.

City transfer taxes on condos

City taxes are charged on full value, rounded up to the nearest $500 (Alameda County Clerk-Recorder):

Who pays is negotiable in the purchase contract. See Alameda County city transfer taxes.

Renting out an Alameda County condo

The HOA. An association can’t prohibit rentals or cap them below 25% of units, but may ban stays of 30 days or less (Civil Code 4741).

Short stays. Berkeley allows short-term rentals only in the host’s primary residence, caps unhosted stays at 90 days per calendar year, and requires a zoning certificate, $1,000,000 in liability insurance and a 12% TOT plus 2% fee (City of Berkeley). Oakland, under rules current as of January 16, 2024, treats stays under 30 nights as one of several Planning Code activities with conditions, limits accessory units to 30-day minimum rentals, and charges a 14% TOT (City of Oakland).

Long-term rentals. State law lets an owner set the rent on a unit that can be sold separately from any other unit, such as a condo, with exceptions, including units the subdivider hasn’t sold to a bona fide buyer (Civil Code 1954.52). Local eviction and registration rules can still apply; see Oakland rental property rent rules.

Questions people ask

Which Alameda County cities have a transfer tax on condo sales?

Alameda, Albany, Berkeley, Emeryville, Hayward, Oakland, Piedmont and San Leandro, on top of the county’s $0.55 per $500. Rates run from $8.50 to $25.00 per $1,000.

Does selling a condo need an EBMUD sewer lateral certificate?

Only if the CC&Rs make the unit owner responsible for the lateral. If the HOA is responsible, the HOA certifies the development. Ask the HOA for its Statement of Responsibility.

What HOA documents should I get?

The Civil Code 4525 package, including the budget report, assessment statement, rental restrictions, the latest balcony inspection report and, on request, 12 months of minutes.

Can I use an FHA loan on an Oakland or Berkeley condo?

Yes, if the project is FHA-approved or qualifies for Single-Unit Approval. Mixed-use buildings can fail lender tests if commercial space exceeds limits, so ask early.

Can I Airbnb my Berkeley condo?

Only if it’s your primary residence, and unhosted stays are capped at 90 days a year. Your HOA may also ban stays of 30 days or less.

Is a condo covered by Oakland rent control?

State law generally lets condo owners set the rent, with exceptions. Oakland’s eviction and program rules may still apply, so check the Rent Adjustment Program before buying a tenant-occupied unit.

What is the SB 326 balcony inspection?

A Civil Code 5551 inspection of wood-supported balconies, decks and stairs in condo buildings with three or more attached units, at least every nine years.

Sources & notes

1. California Civil Code 4525, 4741, 5551 and 1954.52
2. Alameda County Clerk-Recorder, real property transfer taxes
3. EBMUD, Guidelines for Condominiums and Other Common Interest Developments (May 2019), hosted by the City of Emeryville; City of Alameda, Private Sewer Lateral
4. HUD, Condominium Mortgage Insurance and FHA-approved condominium search
5. Fannie Mae Selling Guide B4-2.1-03
6. City of Berkeley, Short-Term Rentals; City of Oakland, Current Short-Term Rental Regulations

Statute text was read on a public mirror of the official code; links go to leginfo.legislature.ca.gov. The list of cities in EBMUD’s regional sewer lateral program wasn’t confirmed for this page beyond the City of Alameda and the Emeryville-hosted guidelines; check with your city’s public works department. Short-term rental rules for cities other than Berkeley and Oakland weren’t reviewed. Costa-Hawkins (Civil Code 1954.52) has more exceptions than summarized here; get legal advice before buying a tenant-occupied unit. General information, not legal, tax or lending advice. Updated November 2026. Primary sources are linked in this guide.

Related: Alameda County real estate · Where to live in Alameda County · Buying a condo in California · HOA documents in California · Alameda County new construction