Published October 19, 2026 in Market Update

More listings are showing up in Livermore, but buyers are still moving

By Robin Young

Real estate, Livermore

Here is the one thing that changes what you should do right now. The Real Estate Data Aggregator counted 164 homes for sale across Livermore in the three months ending August 31, 2026. That is up 8.6% from the same months of 2025. More competition for sellers, more options for buyers. But here is the twist: buyers did not slow down.

Realtor.com reported that active listings grew 5.5% year over year nationally, topping 1.16 million homes. Livermore grew faster than that. So this is not just a national trend drifting in. It is showing up here with a little extra force.

Buyers kept moving anyway

The Real Estate Data Aggregator counted 238 pending sales across Livermore in the same period. That is up 3.5% from a year ago. More listings came in, and buyers absorbed them. The market did not go sleepy.

The Real Estate Data Aggregator also counted 298 new listings across Livermore, up 10% from a year ago. That is a real jump. But total sales came in at 249, down 4.2% from 2025. So supply grew faster than closings. That is worth knowing if you are pricing a home right now.

The two ZIP codes tell different stories

Livermore splits into two ZIP codes, and they moved in opposite directions this period. That is not unusual. One side of town can feel very different from the other.

In 94551, the Real Estate Data Aggregator put the median sale price at $931,500. That is down 7.8% from the same months of 2025. Not a small dip. But 132 homes still sold, up 26.9% from a year ago. And the average home sold for 99.6% of its list price, up 0.2 points. So prices softened, but demand picked up.

In 94550, the median sale price came in at $1,280,000, up 1.4% from 2025. Homes sold for an average of 100.4% of list price, up 1.2 points. That means, on average, sellers got a little more than they asked. Not every home, but enough to move the average above 100%.

Homes went under contract fast

Speed is one of the clearest signs of demand. In 94550, the Real Estate Data Aggregator found that 45.9% of homes went under contract within two weeks of listing. That is up 11.5 points from a year ago. Nearly half of all homes, gone in two weeks.

In 94551, 39.7% of homes went under contract within two weeks. That is up 7.4 points from 2025. Both ZIP codes got faster, not slower, even as more listings came in.

What about mortgage rates

Rates are not making this easier. Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. And Fannie Mae, as reported by CNBC, forecast the 30-year fixed rate at 7.4% for the fourth quarter of 2026. That is real pressure on buyers' budgets.

Nationally, Redfin reported the weekly average mortgage rate hit 7.4%, a three-year high as of October 8. The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Livermore's two ZIP codes landed on very different sides of that national average.

Realtor.com also noted that 20.8% of listings nationally saw price cuts in September, the highest share since October 2022. Livermore's sale-to-list numbers held up better than that suggests, but it is worth watching.

Supply is still lean

Both ZIP codes sat at 2 months of supply, per the Real Estate Data Aggregator. Economists generally consider 6 months a balanced market. Two months is still firmly a seller's market, even with more listings coming in.

Days on market kept shrinking

In 94551, the median home sold in 19 days. That is 4 days shorter than the same period in 2025. In 94550, the median was 18 days, 3 days shorter than a year ago. More homes came to market, and they still sold quickly. That combination is worth noting.

One last thing worth saying: the numbers above cover whole ZIP codes. One street, one block, one home style can read very differently from the ZIP code average. If your home is in a pocket that moved faster or slower, the ZIP code number will not tell you that. I can.