In September 2026, the median sale price for a detached Livermore home was $1,200,000. A year earlier it was $1,060,000, so the headline gain is 13.21%. Over the same period, the average sold price per square foot went from $680 to $679. Both numbers come from the Bay East Association of REALTORS® Livermore detached report.
Those two figures can only be true together if September 2026's buyers bought more house, not more expensive house. For someone comparing Livermore with other Tri-Valley or Central Valley options, that changes how to plan. The local price of a square foot of detached housing has held steady for a year. The median moved because the mix of homes that sold changed. Townhomes and condos are a separate, slower market with its own leverage.
What actually moved between September 2025 and September 2026
Here are the two Septembers side by side, using Bay East's detached figures:
| Detached homes, Livermore | Sep 2025 | Sep 2026 |
|---|---|---|
| Median sale price | $1,060,000 | $1,200,000 |
| Average sale price | $1,186,482 | $1,319,140 |
| Average sold price per sq. ft. | $680 | $679 |
| Average active price per sq. ft. | $766 | $700 |
| Active listings at month end | 89 | 111 |
| Homes sold | 50 | 59 |
| Average days on market | 34 | 23 |
| Sale price to list price | 99% | 100% |
The average sale price rose about 11%, but the price per square foot stayed put. Dividing one by the other gives a rough size for the typical home sold: about 1,900 square feet in September 2026, against about 1,700 a year earlier. This is a back-of-envelope estimate, since an average of ratios is not a ratio of averages. Still, the direction is clear. Larger homes made up more of September's sales, and they pulled the median up with them.
Asking prices tell the same story. The average active listing was priced at $700 a square foot at the end of September 2026, down from $766 a year earlier. Sellers now list closer to what buyers end up paying. Inventory also rose by roughly a quarter over the year. Prices that held steady per foot while supply grew don't look like a market running away from buyers.
The price ladder moved down over the year
September is one month. Bay East's year-to-date table covers January through September, and it runs against the headline median. Through September 2026, compared with the same stretch of 2025, detached sales by price band changed like this:
- $700,000 to $799,999: 18 sales, up from 12
- $800,000 to $899,999: 50 sales, up from 35
- $1 million to $1.299 million: 159 sales, down from 199
- $1.3 million to $1.699 million: 108 sales, down from 138
- $2 million to $2.999 million: 60 sales in both years
Sales under $900,000 added up to 73 homes from January through September 2026, compared with 53 over the same months of 2025, while total detached sales fell from 554 to 514. That puts about 14% of detached sales below $900,000 in that period, up from roughly 10% a year earlier. The cheaper end of Livermore's detached market had more activity through September 2026 than over the same stretch of 2025. The middle had less.
For a buyer, this matters more than the median. Detached homes do still trade below $900,000 in Livermore, and more of them traded from January through September 2026 than in the same months of 2025. Those homes are smaller than the ones that pushed September's median up.
Timing within the year matters too. From February through May 2026, detached buyers paid 102% to 103% of list price. From June through September, that settled at 100%. The spring premium is gone. Sale prices are matching list prices, and the inventory figure explains why.
Townhomes and condos run on a slower clock
Bay East publishes a separate report for Livermore condominiums and townhomes, and its numbers describe a different market. At the end of September 2026, 51 attached homes were listed and 7 sold that month, about 5 months of inventory. Detached homes had 1.8 months of inventory in the same month.
That gap held every month this year through September. Attached months of supply ranged from 2.9 to 5.1 between January and September 2026. Detached ranged from 1.2 to 2.1. More supply relative to sales usually means more time to decide and more room to ask for terms. In the attached market, average days on market reached 67 in August 2026 and 62 in April. For comparison, the longest detached average from January through September 2026 was 39 days, in January.
The attached median is too unreliable to quote alone. September 2026's $625,000 rests on just 7 sales. August's was $810,000 on 12 sales. Price per square foot is steadier. From January through September 2026, attached homes sold for an average of $475 to $568 a square foot, against $679 to $728 for detached homes over the same months.
The year-to-date table also shows where attached buyers concentrated. Sales between $600,000 and $699,999 more than doubled, from 13 through September 2025 to 29 through September 2026, and total attached sales rose from 106 to 115. Through September, attached sales rose over 2025's pace while detached sales fell, and most of the increase came in the $600,000s.
Where a new Isabel-area townhome fits on this scale
New construction now competes in this slower segment. City Ventures' Parkview community at 1304 Portola Ave advertises two three-story townhome plans, each with a two-car garage. Plan 1 has 1,430 square feet and 3 bedrooms, starting from $799,990. Plan 2 has 1,770 square feet and 3 to 4 bedrooms plus a den, starting from $879,990. The builder says every home includes a solar system owned with the home rather than leased.
At the advertised starting prices, those plans come to about $559 and $497 a square foot. That puts both inside the range resale townhomes and condos sold for in 2026, with Plan 1 near the top of it. Both are well below the $679 a square foot detached homes averaged in September. Here is one way to frame the tradeoff. At September's detached average, 1,430 square feet of single-family house would cost roughly $971,000. That's about $171,000 more than Parkview's Plan 1 for the same space, before any comparison of lot, age or condition.
The Livermore Vine reported on August 4, 2026 that the project has 31 condos, six of them set for sale at below-market rates and four built as accessible units. The builder's site also advertises a 5.99% fixed rate, 6.715% APR, as a current offer. Builder pricing and financing offers change from release to release, so confirm both with the sales office at the time of any offer. This post is general information, not financial or lending advice, and loan terms should be reviewed with your own lender.
The next wave of supply is attached-leaning and years out
City policy points toward more of this kind of housing. The Livermore Vine reported that the City Council adopted General Plan 2045 on July 27, 2026. The plan identifies the Isabel area, where Parkview sits, as a planned "complete neighborhood." The same night, the council approved a development-agreement framework for 3658 Las Colinas Road near Springtown, allowing a potential 605 to 900 homes on about 50 developable acres. The Livermore Vine noted that no specific project was approved, and any future proposal still needs its own zoning, map, site-plan and environmental approvals.
None of this adds inventory this fall. It does suggest that any new for-sale supply in Livermore over the coming years is more likely to land in planned neighborhoods than in the established detached tracts that set the median.
Reading a Livermore listing with these numbers
- Compare price per square foot to $679, not the list price to $1.2 million. That's the September 2026 detached average sold figure. A listing well above it per foot needs a reason, such as lot, condition or location.
- Check the property type before judging the pace. A detached listing sits in a market with 1.8 months of supply. A townhome sits in one with about 5. Expectations for counteroffers and timelines should differ to match.
- Use the attached median as a range. Seven sales a month can't hold a reliable median. The $475 to $568 per-foot band from January through September 2026 is more useful.
- Put new and resale townhomes on the same per-foot scale. Parkview's advertised Plan 2 comes in under several recent months of resale attached averages per foot. Plan 1 sits near the top of that range.
Quick answers
Are Livermore home values up 13% this year? Bay East's figures don't support that. The detached median rose 13.21% from September 2025 to September 2026, but the average sold price per square foot was $680 then and $679 now. Bigger homes sold, so the median went up.
Is a detached home under $900,000 realistic in Livermore? Bay East counted 73 detached sales under $900,000 from January through September 2026, compared with 53 over the same months of 2025. They're a minority of sales, but more of them sold in those nine months than a year earlier.
Why did the townhome median drop to $625,000 in September? Only 7 attached homes sold that month, so a few lower-priced sales can move the median a lot. In August 2026, 12 sales produced a median of $810,000.
If you're weighing a Livermore townhome against a detached home, or trying to decide whether a listing is priced for this year's per-foot market or last spring's, Jose Diaz can run the per-square-foot comparison on the specific homes you're considering, in English or Spanish. Schedule a consultation and bring the listings you're looking at.
