Richmond, CA Housing Market

In this post, we look closely at the Richmond, CA housing market. You will learn the latest trends, key statistics, and fundamental factors shaping real estate in this vibrant Contra Costa city. Whether you’re a prospective buyer or seller, or you simply want to deepen your knowledge of local markets, this detailed exploration will provide valuable insights into the Richmond real estate market.

Renée White

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November 30, 2023
Table of content
    • Property prices in the Richmond housing market are above the national average.
    • There is lots of demand, so houses often sell above list price and they go quickly.
    • The city’s real estate market showed good resilience when the economic struggles of 2022-23 emerged.
    • Richmond has a suburban feel and mild climate, attracting Californians who want to escape the urban life.
    • It’s a good time to enter the Richmond, CA real estate market.

    Richmond, CA Housing Market Overview

    The Richmond, CA housing market is a dynamic landscape with several noteworthy trends. With average property sale volumes numbering around 60-80, there is steady demand in this market. Median sale prices as of October 2023 stand a little over $600,000, showcasing the market’s resilience in a turbulent economic landscape.

    Richmond is a more affordable city than some of its neighboring metro areas in Contra Costa County. It boasts diverse neighborhoods that contribute to the unique real estate fabric here. Whether you hope to buy or sell, it’s important to approach a trustworthy Contra Costa real estate agent to make informed decisions in this sought-after locale.


    Detailed Analysis Of Richmond, CA Real Estate

    The Richmond, CA real estate market has an abundance of demand, which impacts sale-to-list prices. In this section, we will look at a comparison between list prices and the amount homes actually sell for. We will also explore important key considerations like tax and finances and affordable housing options in the Richmond area.

    Pricing And Sales

    Graph of the sale-to-list price ratio in Richmond, CA

    • List prices versus sale prices: The sale-to-list price makes pleasant reading for people looking to sell their home in Richmond, CA. Homes traditionally sell above the asking price in the city, with the ratio trending above 110% at times in 2021. With the economic struggles at the end of 2022, the average dipped into homes selling below the asking price in January 2023, but that has since recovered and the current ratio is 103.2%, indicating a resurgence in demand for the Richmond housing market.
    • Homes sold above list price: As you might expect from the previous statistic, there is usually a substantial percentage of homes selling above the asking price in Richmond, CA. To compete, you need to make sure you have all you need to buy a house in place. This will stand you in good stead as you compete with other bidders, since 58.5% of houses in Richmond are currently selling for more than the asking price.
    • Homes with price drops: Conversely, the quantity of homes with price drops in the Richmond real estate market is usually low. This fluctuates but, even at the height of the economic turmoil in 2022, only around 40% of homes were selling below asking price. The number is currently 29.5%, so there is hope of securing a deal if that is your goal. Come to us to find opportunities to secure a home for less than the asking price in Richmond, CA.

    Tax And Financial Aspects

    One important consideration for anyone looking to enter the Richmond, CA housing market is the rate of property tax in Richmond. This has to be paid, and the funds it raises contribute to local infrastructure and school budgets. The California tax rate is set at 1%, and special assessments in place mean the average property tax rate in Contra Costa is 1.11%. What you pay is based on that percentage of the assessed value of your home, so be prepared to budget for this.

    If you are considering a move to Richmond, be aware that failure to pay this tax could result in a Richmond, CA tax lien. This will force you to pay what you owe and lead to further legal and financial complications if you are still unable to do so.

    Section 8 And Affordable Housing

    If you are seeking affordable housing options in Richmond, CA, the Section 8 housing list may offer something for you. With its mix of affluent and more affordable neighborhoods, there is still a problem wherein people on low incomes cannot afford to pay market rates for rentals. The Section 8 program assists by subsidizing rent to make housing in the city more accessible.

    There is lots of demand for Section 8 housing, so it can be difficult to secure a spot.The Richmond community values diversity and inclusiveness, so there is no shortage of residents choosing to rent their homes through the Section 8 program. We can advise on the eligibility criteria for Section 8 and where to apply.

    Richmond, CA Housing Market Trends

    Graph of the median sale price in Richmond, CA

    • Median prices of homes for sale in Richmond, CA
      • The current median sale price of properties in the Richmond, CA housing market, as of October 2023, is $614,000. In terms of historical house prices, this is at the lower end of the scale, though there have been occasions where the average has dropped to around $550,000. However, 2022 saw highs of $760,000, and there are some very high-end properties in the city. At the current level, you have a good opportunity to secure a home that could appreciate swiftly in value.
    • Number of homes sold in Richmond, CA
      • Sales volumes in Richmond, CA real estate are yet to fully recover from the economic challenges of Q4 2022. In a good market, we see in excess of 120 houses selling per month, but the current number of 65 is indicative of a fluctuation around that level that has lasted for most of 2023. With competition relatively low at the moment, this could be a great time to make a move in the market, as activity is forecast to increase with the reduction of mortgage rates in 2024.
    • Median days on market
      • Homes don’t stay on the market for long in Richmond, CA real estate. In October 2023, homes took an average of 18 days to sell, while in September, the number was 12. This is after highs in January of 62 days, when the economic turmoil hit the Richmond housing market hard, this is a return to some semblance of normality. Whether you are buying or selling, be prepared for a competitive climate.

    How Hot Is The Richmond, CA Real Estate?

    The real estate market in Richmond, CA is usually a hot one, with multiple offers on houses, short times on the market, and properties selling above asking price. This cooled off somewhat during the economic challenges of 2022-23, but remained relatively robust throughout. Today, there are some clear indications that the market is heating up again, and we expect to see similar statistics to what we are more used to seeing there. If you want to sell your house quickly in Contra Costa, come to us as your real estate agents.


    Richmond, CA Migration & Relocation Trends

    Map of Richmond inbound & outbound migration trends
    Though Richmond only came up in 3% of searches for homebuyers across the nation, inbound moves still come from all around the country. However, it is predominantly buyers from other metros in California who come here, particularly Ukiah and Los Angeles. Similarly, most outbound movers from the Richmond housing market head to nearby California metros like Sacramento or Los Angeles, though some choose places like Seattle and Portland.

    The indication is that people who want to escape the big city choose Richmond, while people who seek the adventures of urban life leave for nearby cities. Such is the pull of The Golden State, and many of our clients are people who simply want to change neighborhoods within Richmond because they love the city.

    Popular Neighborhoods In Richmond, CA

    There are many vibrant neighborhoods in the Richmond, CA housing market that offer distinct characteristics to attract movers. Here are some of the most popular ones for buyers:

    • Point Richmond: A historic neighborhood with bags of charm and delightful waterfront views.
    • Marina Bay: Known for its modern amenities, parks, and beautiful waterfront properties.
    • Richmond Annex: Here you will find a mix of architectural styles alongside many attractive parks and close proximity to popular amenities.
    • El Sobrante: This suburban neighborhood offers a mix of housing options and many scenic views.

    The right neighborhood for you will depend on personal preferences, housing needs and your lifestyle choices. Work with us to find areas that match your criteria.

    Amenities Near Richmond, CA

    Homebuyers are frequently drawn to a number of delightful amenities in the Richmond, CA housing market. Besides elegant suburban living and scenic views, the city also offers:

    • Hilltop Mall: This sprawling shopping hotspot features various retail stores, dining options, and entertainment.
    • Richmond Art Center: For those that value the arts, this facility offers classes, exhibitions, and cultural events.
    • Marina Bay Trail: If you enjoy beautiful waterfront scenery, this is perfect for outdoor activities and leisurely walks.
    • Richmond Country Club: A golf club with a stunning course and various other recreational facilities.

    These are just some of the amenities that contribute to the appeal of the Richmond real estate market. Its close proximity to San Francisco, Walnut Creek and Oakland are also top attractions.

    Is It The Right Time To Buy Your Dream Home In Richmond, CA?

    If you are considering entering the Richmond, CA housing market, you need to weigh up a number of factors that determine whether the time is right for you. Objectively, with relatively low house prices and competition, the present is a great time to buy. But circumstances can change quickly, so you need to consider things like:

    • Market demand
    • Pricing trends
    • Mortgage interest rates
    • Your personal financial health

    We can help by giving you the latest information on the Richmond real estate market and suggest good neighborhoods that meet your criteria. But it is down to you to assess your circumstances and make a decision about when would be the right time to buy.

    Should You Buy Or Rent A Property In Richmond, CA?

    The choice between buying and renting in the Richmond, CA housing market is a personal one. Though property values in the city are lower than many other areas of Contra Costa, they are still significantly higher than the national average. This can make it a prohibitive market for many. But median rent is also quite high – currently around $2,200 for a 2-bed apartment – so you may need to consider your options. The Section 8 housing list is an option to explore for some.

    If money is not an issue for you, renting can be a good option before buying to familiarize yourself with the city. However, if you are already set on moving here, we would always recommend buying for its financial advantages. Talk to us about available properties to see what you could get.


    The Role Of Climate And Its Impact On The Richmond, CA Housing Market

    Climate is not typically the most impactful factor for the Richmond, CA housing market. Other things like economic conditions and job opportunities are bigger drivers of housing trends. Nevertheless, Richmond has a very mild climate that is appealing to some. Temperatures rarely exceed 24°C in the summer, or drop below 12°C in the winter. Rainfall is fairly low compared to other California locations, and fog is an occasional occurrence with the close proximity of the Pacific Ocean.

    California is generally prone to risks like wildfires and earthquakes, and Richmond, CA is no exception. This can impact your home insurance requirements, to look into the specifics of different areas to be informed about this.

    Frequently Asked Questions

    How Hot Is The Richmond, CA Real Estate?

    Real estate in Richmond, CA is typically a hot market, attracting lots of demand and above-average house prices. It fluctuates, but it is usually competitive.

    Amenities Near Richmond, CA

    Richmond has plenty of open space and beautiful scenery to enjoy. It is also close to San Francisco and other cities. Shopping, entertainment, culture, and schools are all very good.

    Should You Buy Or Rent A Property In Richmond, CA?

    This comes down to your personal circumstances. Prices are above the national average for both, but renting can be a good option before buying to get a taste of the city.

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