Alameda County, CA Real Estate & Homes for Sale
Alameda County is the East Bay county running from Oakland and Berkeley south to Fremont and the Tri-Valley, with cities alongside unincorporated areas such as Castro Valley and San Lorenzo. For owners, the city line matters most: eight cities add their own transfer tax, several require sewer lateral certificates, and four have rent rules.
Browse Alameda County, CA real estate and homes for sale below, then use this guide to check what matters before you buy or sell.
| County | Alameda County (East Bay) |
|---|---|
| Local government | Each city governs its own land; county handles unincorporated areas |
| Water and sewer | EBMUD service areas; sewer lateral certificate in several cities |
| Housing | Older houses and small apartments north; subdivisions south; ranch land |
| Hazards to check | Hayward Fault earthquakes; wildfire and flood zones vary by parcel |
| Getting around | BART stations across the county; Alameda ferry terminals |
| Local rules | City transfer taxes; rent rules in Oakland, Berkeley, Alameda, Hayward |
Alameda County is the East Bay county of 1,636,630 people (U.S. Census Bureau, July 2025 estimate) that runs from Albany and Berkeley south to Fremont and east over the hills to the Tri-Valley and Livermore. Its median price for an existing single-family home was $1,265,000 in September 2026, up 1.2% from a year earlier, according to the California Association of REALTORS® (C.A.R.). Eight of its cities add their own transfer tax to the county’s, five cities require an EBMUD sewer lateral certificate at sale and Berkeley runs its own, and Oakland, Berkeley, Alameda and Hayward have local rent rules, so the city line on a parcel changes the cost and paperwork of a sale.
This guide covers the county the way buyers and sellers meet it: the towns and unincorporated areas, the costs and certificates that change from one city to the next, the earthquake, fire and flood questions, and how people get around. Every town and neighborhood guide we publish for the county is linked in the table below. For any single address, the parcel record, title report and disclosures decide what applies; this page tells you which questions to ask.
Alameda County homes for sale
Alameda County market report
Alameda County by the numbers
| Measure | Figure | Period and source |
|---|---|---|
| Population | 1,636,630 | July 1, 2025 estimate, Census |
| Population at the 2020 Census | 1,682,353 | April 1, 2020, Census |
| Land area | 737.46 square miles | 2020, Census |
| Housing units | 655,191 | July 1, 2025 estimate, Census |
| Owner-occupied share of homes | 54.4% | 2020–2024, Census ACS |
| Median value, owner-occupied homes | $1,090,100 | 2020–2024, Census ACS |
| Median owner costs with a mortgage; median gross rent | $3,810; $2,357 a month | 2020–2024, Census ACS |
| Mean travel time to work | 31.0 minutes | 2020–2024, Census ACS |
| Median price, existing single-family homes | $1,265,000 ($1,250,000 a year earlier) | September 2026, C.A.R. |
| Change in sales from a year earlier | Down 4.4% | September 2026, C.A.R. |
The July 2025 estimate is about 2.7% below the 2020 count, by our arithmetic. Only 54.4% of homes are owner-occupied, compared with 68.0% in Contra Costa County, so a large share of the housing stock is rented, and rent rules come up on many sales. The Census value and cost figures are five-year survey averages, while the C.A.R. median is one month of sales; use each for what it measures.
How Alameda County compares
| Area | C.A.R. median, September 2026 | Change from a year earlier |
|---|---|---|
| Alameda County | $1,265,000 | +1.2% |
| Contra Costa County | $870,000 | +0.1% |
| Santa Clara County | $1,920,000 | −4.0% |
| San Francisco | $2,054,000 | +17.4% |
| San Mateo County | $2,327,500 | +8.3% |
| SF Bay Area region | $1,325,000 | +1.9% |
| California | $899,720 | +1.7% |
Alameda County’s median sat about 95% of the regional figure and $395,000 above Contra Costa’s. A countywide median blends Piedmont, the Oakland flats, Tri-Valley subdivisions and Fremont townhomes, so price a specific home from nearby closed sales of similar size and condition; that comparison is the core of any pricing conversation we have.
Alameda County towns and areas compared
Every Alameda County town and neighborhood guide on our site is in this table. “City tax” is the city’s transfer tax per $1,000 of value, paid on top of the county’s $1.10. “Sewer lateral” shows which certificate program a seller meets at closing.
| Town or area | Government | Setting and housing | City tax per $1,000 | Sewer lateral at sale |
|---|---|---|---|---|
| Oakland | City; county seat | Downtown and Lake Merritt condos, flatland bungalows and small apartment buildings, hill homes along Skyline Boulevard and Highway 13 | $10.00 to $25.00, by price tier | EBMUD certificate |
| Montclair | City of Oakland | Hill district around Montclair Village, with hillside lots and winding streets | Oakland tiers | EBMUD certificate |
| Prescott | City of Oakland | West Oakland neighborhood near the West Oakland BART station; older houses and newer infill | Oakland tiers | EBMUD certificate |
| Berkeley | City | Older houses and small apartment buildings, hill homes above the flats; three BART stations | $15.00; $25.00 above $1.7 million | Berkeley’s own certificate |
| Albany | City | Small city on the Contra Costa line, mostly older single-family homes | $15.00 | EBMUD certificate |
| Emeryville | City | Bay-side city between Oakland and Berkeley; condos, lofts and apartments; Capitol Corridor station | $12.00 to $25.00, by price tier | EBMUD certificate |
| Piedmont | City | Residential city surrounded by Oakland, mostly larger older houses | $13.00 | EBMUD certificate |
| Alameda | City | Island city with older houses, Harbor Bay neighborhoods and Alameda Point; three ferry terminals | $12.00 | EBMUD certificate |
| San Leandro | City | Bay-side city south of Oakland; San Leandro and Bay Fair BART stations | $11.00 | Not in the regional program |
| San Lorenzo | Unincorporated | Residential community between San Leandro and Hayward | None | Not in the regional program |
| Castro Valley | Unincorporated | Valley community on I-580 with its own BART station; flat and hillside lots | None | Not in the regional program |
| Hayward | City | Flatlands and hills; Hayward and South Hayward BART, a Capitol Corridor station and city rent limits | $8.50 | Not in the regional program |
| Mount Eden | City of Hayward | West Hayward district toward the bay shoreline | $8.50 | Not in the regional program |
| Fairview | Unincorporated | Hill area east of Hayward with larger lots | None | Not in the regional program |
| Union City | City | South-county city with a BART station; single-family tracts and townhomes | None | Not in the regional program |
| Fremont | City | Large south-county city; Fremont and Warm Springs/South Fremont BART, ACE and Capitol Corridor | None | Not in the regional program |
| Mission San Jose | City of Fremont | District around the historic mission below Mission Peak; hillside and flat lots | None | Not in the regional program |
| Newark | City | Bay-side city largely bordered by Fremont | None | Not in the regional program |
| Dublin | City | Tri-Valley city at I-580 and I-680; newer planned neighborhoods; two BART stations shared with Pleasanton | None | Not in the regional program |
| Pleasanton | City | Tri-Valley city with a historic Main Street, BART and an ACE station | None | Not in the regional program |
| Livermore | City | Eastern Tri-Valley city beside the Livermore Valley wine area; ACE at Livermore and Vasco Road | None | Not in the regional program |
| Sunol | Unincorporated | Small village in the Sunol Valley off I-680; rural parcels | None | Not in the regional program |
| Unincorporated Alameda County | County | Castro Valley, San Lorenzo, Fairview, Sunol and the rural east county | None | Ask the local sanitary district; rural parcels may be on septic |
The table follows city limits, and mailing names don’t. A Hayward or Castro Valley mailing address can sit in unincorporated Fairview, and Mount Eden, Montclair, Prescott and Mission San Jose are neighborhoods inside cities, not separate governments. Confirm the parcel’s jurisdiction before you rely on any city rule; our guide to city versus unincorporated property lays out the checks.
North county: Oakland, Berkeley and the bay-side cities
Oakland, Berkeley, Alameda, Albany, Emeryville and Piedmont hold most of the county’s older housing and small apartment buildings. This is where the sewer lateral certificate, the highest city transfer taxes and the strictest rent rules overlap, so build those three items into any offer or listing plan here.
Central county: San Leandro to Hayward
San Leandro and Hayward are cities; San Lorenzo, Castro Valley and Fairview are unincorporated, so the county handles their planning and building questions. Hayward’s city tax is the lowest of the eight, at $8.50 per $1,000, but its rent ordinance reaches many older multi-unit buildings.
South county and the Tri-Valley
Fremont, Newark and Union City in the south, and Dublin, Pleasanton and Livermore in the Tri-Valley, charge only the county transfer tax. Housing here leans toward larger subdivisions and planned neighborhoods, with vineyard and ranch land around Livermore and Sunol.
Transfer tax by city
The county tax is $0.55 for each $500 of value, which is $1.10 per $1,000, under Revenue and Taxation Code section 11911, as the Alameda County Clerk-Recorder quotes it. The county tax excludes any loan that stays on the property. The Recorder applies each city’s rate to the full value, rounded up to the nearest $500.
| City | City rate per $1,000 of full value | City tax on $1,265,000 | City plus county on $1,265,000 |
|---|---|---|---|
| Oakland | $10.00 to $300,000; $15.00 to $2,000,000; $17.50 to $5,000,000; $25.00 above | $18,975 | $20,366.50 |
| Berkeley | $15.00 to $1,700,000; $25.00 above | $18,975 | $20,366.50 |
| Albany | $15.00 | $18,975 | $20,366.50 |
| Emeryville | $12.00 under $1,000,000; $15.00 to $2,000,000; $25.00 above | $18,975 | $20,366.50 |
| Piedmont | $13.00 | $16,445 | $17,836.50 |
| Alameda | $12.00 | $15,180 | $16,571.50 |
| San Leandro | $11.00 | $13,915 | $15,306.50 |
| Hayward | $8.50 | $10,752.50 | $12,144 |
| Dublin, Fremont, Livermore, Newark, Pleasanton, Union City and unincorporated areas | No city tax | $0 | $1,391.50 |
The examples use the county’s September 2026 median and apply each tier’s rate to the whole price, the way the Recorder’s table is laid out. Escrow calculates the final figure from the recorded deed, so confirm it there.
Who pays is a contract term, not a statute. The 2026 Ticor Title guide and Old Republic Title’s Bay Area sheet both list the county tax as a seller cost by custom and the city tax as split between buyer and seller. On an Oakland home at the median, an even split is $9,487.50 each, so negotiate it in writing. Thresholds change, too: Old Republic’s January 2024 sheet showed Berkeley’s upper tier starting at $1,600,000, while the Recorder now lists $1,700,000. Our East Bay city transfer tax guide covers rebates and edge cases, and the California transfer tax overview explains exemptions.
Point-of-sale rules: sewer laterals and city requirements
The East Bay Municipal Utility District’s Regional Private Sewer Lateral program applies when you buy or sell, when you build or remodel above $100,000, and when you change the size of a water meter. A sale can’t close without the required certificate or an approved alternative. The participating Alameda County cities and their start dates are:
- Emeryville and Piedmont: August 22, 2011
- Oakland: January 16, 2012
- Alameda and Albany: January 1, 2015
Berkeley is outside the EBMUD program and runs its own, so Berkeley sellers deal with the city. The rest of the county is not listed in the regional program; ask the city or sanitary district whether it has its own rule. Our sewer lateral certificate guide covers testing, time extensions, condos and who pays.
- Confirm the program from the parcel’s city or sanitary district, not the mailing address.
- Look up whether a valid certificate already exists before ordering work.
- Get a contractor’s inspection and bid early, because the work can take longer than a typical escrow.
- Write who completes and pays for the work into the purchase agreement.
Diamond may refer you to partners we work with; you’re free to choose any provider. State requirements, such as smoke and carbon monoxide alarms and water heater bracing, apply on top of the local ones.
Rent rules by city
State law sets the floor. Under AB 1482, covered rentals in Alameda and Contra Costa counties may rise no more than 8.8% for increases taking effect August 1, 2026 through July 31, 2027, per the Attorney General’s chart (6.3% the year before). Four cities set lower limits or extra rules, and San Leandro adds its own limit from January 1, 2027.
| City | Units under the local limit | Current allowed increase | What else a buyer should know |
|---|---|---|---|
| Oakland | Units that must register with the Rent Adjustment Program | 2.3% for August 1, 2026 to July 31, 2027; formula is 60% of CPI, capped at 3% | An unregistered unit can’t get an increase. Banked increases expire after five years for notices served from January 1, 2026, and expire on a sale except qualifying inheritances. |
| Berkeley | Most units fully covered by the Rent Ordinance | 2.5% Annual General Adjustment for 2027, applied January 1; formula is 65% of Bay Area CPI, capped at 5% | The Rent Board publishes the history of adjustments back to 1981. |
| Alameda | Units on lots with two or more units, built before February 1995 | 2.7% for September 1, 2026 to August 31, 2027 | For tenancies starting on or after August 6, 2026, owners can’t charge fees for utilities that aren’t separately metered. |
| Hayward | Generally multi-unit properties built before July 1, 1979; most units have just cause protection | 5% once in 12 months; banked increases can bring the total to 10% | Rent increase and termination notices go to the Rent Review Office within 30 days; annual fees apply. |
| San Leandro | Units covered by the new rent stabilization chapter | From January 1, 2027: 65% of the April-to-April CPI change or 3%, whichever is less | Adopted as Ordinance No. 2026-001 on February 2, 2026; until 2027, state law applies to covered units. |
| Other cities and unincorporated areas | Covered by AB 1482 unless exempt | 8.8% for August 1, 2026 to July 31, 2027 | Check with the city before relying on state law alone. |
Hayward’s page notes that single-unit properties exempt under the state Costa-Hawkins law fall outside its rent limits, and similar carve-outs exist elsewhere. Before buying an occupied property, get the rent roll, registration records and tenant estoppels; our East Bay rent stabilization comparison and AB 1482 guide for landlords go further. This is general information, not legal or tax advice; talk to a California real estate attorney or tax adviser about your situation.
Earthquake, fire and flood hazards
Earthquakes: the Hayward Fault and its neighbors
The U.S. Geological Survey’s forecast for 2014–2043 gives the Bay Area a 72% chance of at least one magnitude 6.7 or larger earthquake, and the Hayward or Rodgers Creek fault a 33% chance on its own. The last large rupture of the Hayward Fault was the magnitude 6.8 earthquake of October 21, 1868, which collapsed the second story of the Alameda County Courthouse, then in San Leandro. The Calaveras and Greenville faults, also in the USGS forecast, cross the county’s eastern valleys.
The California Geological Survey maps three kinds of Earthquake Zones of Required Investigation: earthquake fault zones, liquefaction zones and earthquake-induced landslide zones. Its maps cover parts of Alameda County, including a landslide-zone map of Berkeley and a fault-zone map of Fremont on the Hayward Fault. Sellers must check these maps and give buyers a Natural Hazard Disclosure Statement. Cities withhold building permits in the zones until geologic or geotechnical investigations are done, and new structures can’t be built across an active fault trace.
Fire hazard severity zones
CAL FIRE’s State Responsibility Area maps took effect April 1, 2024. For cities, where most Alameda County homes sit, CAL FIRE released Local Responsibility Area maps in four phases between February 10 and March 24, 2025, and directs owners to their local jurisdiction for a specific parcel. Hillside and wildland-edge streets are where the question matters most, so check the parcel on CAL FIRE’s viewer and with the city. A High or Very High zone brings disclosure duties and, under Civil Code 1102.19, defensible space documentation at sale; see our AB 38 inspection guide. CAL FIRE also links a consumer alert saying its hazard maps don’t affect insurance rates or availability, but insurers use their own models, so shop coverage early.
Flood
Flood questions cluster along the bay shoreline and the creeks that drain the hills. Look up the parcel on FEMA’s Flood Map Service Center, read the flood section of the Natural Hazard Disclosure report, and ask your lender early whether flood insurance will be required.
Water, sewer and getting around
EBMUD supplies drinking water to about 1.5 million people across a 332-square-mile area of 20 cities and 15 unincorporated areas, with Oakland and Berkeley the major cities; its area runs from Crockett south to San Lorenzo. Its wastewater service covers about 740,000 people in an 88-square-mile area from Richmond south to Oakland. Southern and eastern parts of the county are served by other water and sewer agencies, so read the seller’s utility bills and disclosures rather than assuming EBMUD. On rural parcels around Sunol and the east county, ask about wells and septic systems.
BART is the backbone. By our count from BART’s station list, 22 of its 50 stations are in Alameda County:
- Oakland: West Oakland, 12th St./Oakland City Center, 19th St./Oakland, MacArthur, Rockridge, Lake Merritt, Fruitvale, Coliseum and Oakland International Airport
- Berkeley: Ashby, Downtown Berkeley and North Berkeley
- Central and south county: San Leandro, Bay Fair, Castro Valley, Hayward, South Hayward, Union City, Fremont and Warm Springs/South Fremont
- Tri-Valley: West Dublin/Pleasanton and Dublin/Pleasanton
Six Capitol Corridor stations are in the county: Berkeley, Emeryville, Oakland Jack London, Oakland Coliseum, Hayward and Fremont-Centerville. ACE trains stop at Vasco Road, Livermore, Pleasanton and Fremont on the way between Stockton and San Jose. San Francisco Bay Ferry runs daily from Oakland and Main Street Alameda to downtown San Francisco, and on weekdays from Harbor Bay and the Alameda Seaplane Lagoon. The county’s mean commute was 31.0 minutes (Census, 2020–2024).
Property types and land outside the cities
- Older houses in Oakland, Berkeley, Alameda, Albany and Piedmont: compare the floor plan with the permit history, budget for the sewer lateral, and read the lead-based paint disclosure on older homes.
- Condos and townhomes in Emeryville, downtown Oakland and the Tri-Valley: read the budget, reserves and master insurance, and check whether the association or the owner is responsible for the sewer lateral.
- Small apartment buildings and duplexes: the city’s rent rules, registration and fees shape value as much as the rent roll; see our investment property services.
- Newer planned neighborhoods in Dublin, Pleasanton, Livermore and Fremont: ask whether the tract is in a community facilities district, because special taxes appear on the property tax bill.
- Vineyard and rural land around Livermore and Sunol: unincorporated east county land falls under the county’s East County Area Plan (2000), and the South Livermore Valley has a Cultivated Agricultural Overlay district. Our Livermore Valley vineyard guide covers the wine area.
- Inherited homes: court and trust timelines run alongside the city rules above; see probate and trust sales.
To compare total costs across these property types, use our Alameda County ownership-cost worksheet. Buyers can start with buying a home in Alameda County.
Selling a home in Alameda County
Most of what changes a seller’s net here is local. Work through these steps before you set a list price:
- Confirm the jurisdiction from the parcel record, then look up the city transfer tax and how you’ll split it.
- Settle the sewer lateral question: EBMUD certificate, Berkeley certificate or neither.
- Check rent status if the home is or was rented: registration, current rents and any notices on file.
- Order hazard and inspection reports early, including the Natural Hazard Disclosure and, where it applies, a defensible space inspection.
- Price from closed sales in the same neighborhood and property type, not the county median.
Diamond lists homes on the MLS and also reaches likely buyers through its own client database and targeted campaigns, within MLS and NAR Clear Cooperation rules. Our Alameda County seller services page explains how we prepare and price a listing, and a home valuation request starts with your address.
Cities and communities in Alameda County
Explore the local guides by city, town or community. City-area groups may include nearby unincorporated areas; each guide explains its geographic scope.
- Alameda
- Albany
- Berkeley
- Castro Valley
- Dublin
- Emeryville
- Fairview
- Fremont
- Hayward
- Livermore
- Newark
- Oakland
- Piedmont
- Pleasanton
- San Leandro
- San Lorenzo
- Sunol
- Unincorporated Alameda County
- Union City
Alameda County home valuation · Alameda County wine regions · Vineyards and wineries
Questions people ask
What is the median home price in Alameda County?
C.A.R. reported a median of $1,265,000 for existing single-family homes in September 2026, up 1.2% from $1,250,000 a year earlier, with sales down 4.4%. Prices vary widely by city and neighborhood, so use nearby closed sales for a specific home.
How much is the transfer tax in Oakland?
Oakland charges $10.00 per $1,000 up to $300,000, $15.00 to $2,000,000, $17.50 to $5,000,000 and $25.00 above, on the full value, plus the county’s $1.10 per $1,000. On a $1,265,000 sale that is $18,975 city tax and $20,366.50 in all.
Which Alameda County cities have no city transfer tax?
Dublin, Fremont, Livermore, Newark, Pleasanton and Union City are not on the Recorder’s city tax table, and neither are unincorporated areas, so only the county’s $1.10 per $1,000 applies there.
Who pays transfer tax in Alameda County?
By custom the seller pays the county tax and the buyer and seller split the city tax, according to Ticor Title and Old Republic Title. It is negotiable, so the purchase agreement should state the split.
Do I need a sewer lateral certificate to sell?
In Oakland, Alameda, Albany, Emeryville and Piedmont, yes, under EBMUD’s regional program. Berkeley has its own certificate. Other cities are not in the regional program, but check with the local sanitary district.
Is Castro Valley part of a city?
No. Castro Valley is unincorporated, as are San Lorenzo, Fairview and Sunol, so the county handles planning and building permits and no city transfer tax applies.
Which Alameda County cities have rent control?
Oakland, Berkeley, Alameda and Hayward have local limits below the state cap for covered units. Elsewhere, AB 1482 applies unless a unit is exempt; check with the city before relying on state law alone. San Leandro adopted its own limit (Ordinance No. 2026-001), binding from January 1, 2027.
How much can rent go up in Oakland in 2026?
For covered units, Oakland’s allowable increase is 2.3% from August 1, 2026 through July 31, 2027, based on 60% of CPI with a 3% cap. Banked increases have separate rules and expire on a sale except qualifying inheritances.
Is a home near the Hayward Fault riskier to buy?
USGS gives the Hayward or Rodgers Creek fault a 33% chance of a magnitude 6.7 or larger quake in 2014–2043. Check whether the parcel is in a state earthquake zone, read the Natural Hazard Disclosure, and have the foundation and any retrofit evaluated.
How do I check fire hazard zones for an Alameda County home?
Look up the parcel on CAL FIRE’s hazard zone viewer and confirm with the city or county, since local maps were released in 2025. The Natural Hazard Disclosure report will also show the zone.
How many BART stations are in Alameda County?
By our count from BART’s list, 22 of its 50 stations, from West Oakland and North Berkeley to Warm Springs/South Fremont and Dublin/Pleasanton.
Who provides water and sewer service?
EBMUD serves much of the north and central county with water and handles wastewater from Richmond south to Oakland. Southern and eastern areas use other agencies, so check the seller’s utility bills.
Can I buy vineyard or ranch land in Alameda County?
Yes. Rural land around Livermore and Sunol comes up for sale, and the county’s East County Area Plan governs the unincorporated east county. Check zoning, water and any Williamson Act contract before making an offer.
If you’re buying or selling in Oakland, Berkeley, Fremont, the Tri-Valley or anywhere else in the county, talk with Diamond Real Estate Group about the property, its city rules and your timing.
Sources & notes
- U.S. Census Bureau: QuickFacts, Alameda County, California
- U.S. Census Bureau: QuickFacts, Contra Costa County, California
- California Association of REALTORS®: September 2026 home sales and price report (October 19, 2026)
- Alameda County Clerk-Recorder: Real property transfer taxes
- Ticor Title: 2026 California Customary Practices Guide
- Old Republic Title: California closing costs, Bay Area (January 2024)
- EBMUD: Regional Private Sewer Lateral program
- EBMUD: Service area
- California Attorney General: Statewide rent caps (updated July 16, 2026)
- City of Oakland: Allowable rent increases
- Berkeley Rent Stabilization Board: Annual General Adjustment
- City of Alameda Rent Program
- City of Hayward: Information for landlords (RRSO)
- U.S. Geological Survey: Earthquake Outlook for the San Francisco Bay Region 2014–2043, Fact Sheet 2016-3020
- U.S. Geological Survey: The Hayward Fault, Fact Sheet 2008-3019
- California Geological Survey: Note 53, San Francisco Bay Area regulatory earthquake hazard zones (January 2023)
- CAL FIRE Office of the State Fire Marshal: Fire hazard severity zones
- FEMA: Flood Map Service Center
- BART: Stations
- Capitol Corridor: Stations
- ACE: Stations
- San Francisco Bay Ferry: Routes and schedules
- Alameda County Community Development Agency: East County Area Plan policy, South Livermore Valley
Last reviewed October 2026 by Matthew Martinez.
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