Welcome to the first installment of my Livermore market report — the same data-driven monthly breakdown I publish for Pleasanton, now tracking Livermore's detached single-family home market. August's numbers tell a more interesting story than the headline suggests.
AUGUST BY THE NUMBERS
Median sale price: $1,100,000 — down 8.2% from August 2025
Average sale price: $1,265,186 — down 7.9% year-over-year
Homes sold: 68 — down 12.8% from last August
Average days on market: 27 — essentially even with a year ago (28)
Sale-to-list price ratio: 100% — sellers received full asking price on average
Active inventory at month's end: 103 homes, about 1.6 months of supply
Average price per square foot (sold): $702
Source: Bay East Association of REALTORS® MLS, Livermore detached single-family homes, August 2026.
THE STORY BEHIND THE NUMBERS
At first glance, a median price down 8% looks like a market losing altitude. But one number complicates that story: price per square foot. Livermore homes sold for $702 per square foot in August — essentially identical to the $697 of a year earlier. When the median falls but the per-square-foot value holds, it usually means the mix of homes selling has shifted, not that home values themselves are dropping.
And that's exactly what Livermore's data shows: more of the market's activity is happening at lower price points, which pulls the median down even while individual homes hold their value. Meanwhile, the market's pace remains healthy — homes selling in 27 days at full asking price, with 1.6 months of supply keeping conditions tilted toward sellers.
WHERE THE MARKET IS MOVING
"The market" is never just one market — and in Livermore, the segments are moving in opposite directions.
The entry level is surging. Homes in the $800–899K range have recorded 41 sales so far in 2026, up 58% from 26 at this point last year. The $700–799K band is up as well (15 versus 9). Buyers priced out elsewhere in the Tri-Valley are finding their way into Livermore's most attainable neighborhoods, and competition there is real.
The middle of the market tells the opposite story. The $1–1.299M band — historically Livermore's largest — has slowed to 139 sales year-to-date from 185 a year ago, a 25% drop, and the $1.3–1.699M range is down similarly (98 versus 130).
And quietly, at the very top: homes over $3 million have already logged 6 sales this year, versus 4 by this point in 2025.
I'll be tracking these segments every month — and when a trend reverses, you'll read that here too.
WHAT THIS MEANS IF YOU'RE SELLING
Your price band matters more than the citywide headline. If your selling a home in Livermore under $1 million, you're in the fastest-moving part of Livermore's market — buyer competition is strong and full-price offers are the norm. If you're in the $1–1.7M middle, the 27-day average and thinner buyer pool mean preparation and precise pricing carry the sale; overpricing in a slowing band is how homes go stale.
WHAT THIS MEANS IF YOU'RE BUYING
If you've been shopping the Tri-Valley's mid-range, Livermore's $1–1.7M segment now offers more negotiating room than it has in years — sellers there are competing for fewer buyers. At the entry level, come prepared to move quickly; that's where the competition lives. And for buyers relocating from the South Bay: Livermore remains the Tri-Valley's most accessible entry point, with a median still around $1.1M.
FREQUENTLY ASKED QUESTIONS
What was the median home price in Livermore in August 2026?
The median sale price for a detached single-family home in Livermore was $1,100,000 in August 2026, down 8.2% from $1,198,000 in August 2025, according to Bay East Association of REALTORS® MLS data.
Are Livermore home prices actually falling?
The median is down, but price per square foot — $702 in August 2026 versus $697 a year earlier — is essentially flat. The declining median largely reflects a shift in which homes are selling: more entry-level sales and fewer mid-market sales, rather than falling home values.
How long does it take to sell a house in Livermore?
In August 2026, Livermore homes averaged 27 days from listing to accepted contract, and sellers received 100% of asking price on average.
Is Livermore a buyer's or seller's market right now?
With 1.6 months of supply and homes selling at full asking price, August conditions still favored sellers — though the strength varies sharply by price range, with the under-$1M segment far more competitive than the $1–1.7M middle.
Which segment of the Livermore market is strongest right now?
Entry-level homes. The $800–899K price band has 41 sales year-to-date in 2026, up 58% from 26 at this point in 2025 — the fastest-growing segment in the city.
CLOSING / CTA
I've spent 21 years helping Tri-Valley families buy and sell — and every month I break down the local data so you can make decisions with real information, not headlines about some other market. Questions about what these numbers mean for your Livermore home? I'm happy to talk it through.
Katie Moe | Connect California Homes | 925-216-9083 | katie@connectcahomes.com | DRE #01507863
