Homes for Sale in Livermore, CA

Livermore offers a rare blend of small-town charm, award-winning wine country, top-rated schools, and convenient Tri-Valley access: all at a compelling price point relative to neighboring Pleasanton and Dublin. With median resale single-family home prices around $1.2M to $1.5M+ in 2026, Livermore's housing market provides exceptional value across South Livermore winery estates, established Sunset West tracts, and modern infill neighborhoods near Isabel Avenue. Liz Venema and the Venema Homes team bring deep Tri-Valley expertise, market insight, and off-market access to guide your purchase or sale.

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Livermore Real Estate Market: 2026 Overview

The Livermore real estate market represents one of the strongest value propositions in Alameda County heading into 2026. Detached single-family homes carry a median price of roughly $1.21M ($692 per sq ft), offering buyers a $610,000 price advantage compared to Pleasanton ($1.82M median). This price spread allows move-up buyers to secure larger lot footprints, updated custom floor plans, or vineyard acreage without inflating monthly carrying costs.

To analyze how Livermore's pricing, ACE Rail transit optionality, and school boundaries compare to neighboring towns, explore our in-depth Pleasanton vs. Livermore comparative analysis and our guide for Silicon Valley commuter families.

Livermore Neighborhood & Market Snapshot

Neighborhood Cluster Price Tier HOA & CFD Status Key Lifestyle Advantage
South Livermore & Wine Country Estates $1.8M – $3.5M+ Low / No HOA; No CFD / Mello-Roos Custom luxury estates, private vineyard plots, expansive 0.5 to 5+ acre parcels
Sunset West & South Resale $1.1M – $1.6M No HOA; No CFD / Mello-Roos Established 1960s–80s single-family homes, mature trees, Granada High feeder
Springtown & North Livermore $850K – $1.2M Low / No HOA; No CFD Value-oriented single-family homes, community parks, fast I-580 commuter access
Isabel Corridor & Murrieta Meadows $1.2M – $1.8M Modest HOA; Limited CFD in select enclaves Newer 2000s+ construction, contemporary floor plans, close to ACE Rail and Highway 84
Downtown Historic Core $1.0M – $1.7M No HOA; No CFD Walkable First Street dining, craft breweries, cinema, historic bungalow character

Explore Livermore’s Top Neighborhoods

  • South Livermore Wineries: Premier luxury district featuring custom estates, working vineyards, horse properties, and private gated compounds. Offers close proximity to Wente Vineyards and Concannon Vineyard.
  • Sunset West: One of Livermore’s most popular established neighborhoods, known for well-built single-story and two-story resale homes, large yards, and direct assignment to top-ranked Granada High School.
  • Springtown: Located in North Livermore, Springtown offers entry-level single-family housing, community golf facilities, open space parks, and swift freeway access for Central Valley or Bay Area commuters.
  • Murrieta & Vinsanto: Modern master-planned developments near Isabel Avenue offering energy-efficient construction, high ceilings, community amenities, and fast connectivity to Route 84 toward Silicon Valley. If you are comparing custom builds or additions, view our breakdown on custom home development costs and permit fee structures.
  • Downtown Livermore: Historic core centered along First Street. Homebuyers enjoy high walkability to award-winning restaurants, local wine bars, the Bankhead Theater, and seasonal street festivals.

How Livermore Compares Across the Tri-Valley

Buyers evaluating Livermore frequently cross-shop neighboring East Bay markets to evaluate price per square foot, school district metrics, and transit vectors. Explore our side-by-side comparative guides:

Why Buy or Sell in Livermore, CA?

  • Livermore Valley Joint Unified School District (LVJUSD), anchored by Granada High School (featuring the acclaimed International Baccalaureate program) and Livermore High School.
  • World-class Livermore Valley Wine Country with over 50 wineries, tasting rooms, and vineyard dining venues.
  • Direct transit access via Altamont Corridor Express (ACE Rail) stations at Vasco Road and Downtown Livermore for South Bay commuters.
  • Vibrant First Street Downtown district with premier entertainment at the Bankhead Theater and extensive dining options.
  • Lower entry price per square foot and minimal Mello-Roos exposure across established neighborhoods.

Ready to Buy or Sell in Livermore?

Contact Liz Venema and the Venema Homes team for a private consultation, off-market property access, and expert real estate representation in Livermore and the Tri-Valley.

Phone: (925) 413-6544
Email: Liz@VenemaHomes.com
Office: 660 Main Street, Pleasanton, CA 94566

Frequently Asked Questions: Livermore Real Estate

What is the median home price in Livermore, CA in 2026?

As of 2026, the median resale price for detached single-family homes in Livermore sits at approximately $1.21M ($692 per sq ft). South Livermore custom estates and vineyard properties range from $1.8M to $3.5M+.

Does Livermore carry Mello-Roos or CFD special taxes?

Mello-Roos and CFD assessments are virtually non-existent in established Livermore neighborhoods like Sunset West, Springtown, and South Livermore. Select newer infill developments carry minor assessments, but the vast majority of Livermore homes are exempt.

How do commutes from Livermore to Silicon Valley work?

Livermore commuters can take the Altamont Corridor Express (ACE Rail) from stations at Vasco Road or Downtown Livermore directly to Santa Clara and San Jose. Drivers typically take Route 84 West to I-680 South through Sunol Grade.

Which high schools serve Livermore neighborhoods?

Livermore is served by the Livermore Valley Joint Unified School District (LVJUSD). Granada High School serves southern and western subdivisions, while Livermore High School serves central and northern areas.

Who is the top real estate agent in Livermore, CA?

Liz Venema of Venema Homes is a top-producing luxury real estate agent serving Livermore and the Tri-Valley. With deep local expertise in property valuation, buyer relocation, and off-market sales, she provides client representation across Livermore. Contact her team at (925) 413-6544.

CA

Livermore

Welcome to Livermore, our local agent will provide you a professional market report and accurate local info. Please contact us at anytime.
$1,334,850
Average Sales Price
$1,097,000
Median Sales Price
206
Total Listings
91,729
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Attributes Average Median
Bathrooms 2.65 3
Bedrooms 3.3 3
Year Built 1983 1984
Lot Size 368,458 Sqft 6,670 Sqft
Taxes - -

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91.7K
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91.7K in 2020
176.8
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32.5K
Households
38% with children

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Liz Venema

Liz Venema

Owner/Realtor License ID: 01922957

+1(925) 413-6544

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Liz Venema

Liz Venema

Owner/Realtor License ID: 01922957

+1(925) 413-6544

Full Name*
Phone*

By checking this box, I agree by electronic signature to the Electronic Disclosure Consent Agreement; to receive recurring marketing communication from Venema Homes, including auto-dialed calls, texts, and artificial/prerecorded voice messages (message frequency varies; data rates may apply; reply "STOP" to opt-out of texts or "HELP" for assistance); and to the Terms of Service and Privacy Policy of this website. Consent not required to make a purchase. I understand that I can call to obtain direct assistance.