Livermore Market Report • 94550 & 94551 • Q2 2026

Know Livermore
Before You Move.

94550 and 94551 are two zip codes sharing one city name — but they tell completely different market stories. Neighborhood, home style, and street can move your price by $500,000 or more. This report shows you exactly where the leverage is.

94550 vs 94551 market split
Home style $/sqft breakdown
Neighborhood heat tiers
2026 street-level comps
Buy Before You Sell options
Seller pricing strategy guide
Livermore California

Swanson Real Estate Team

Livermore’s Leading Listing Team • Tri-Valley Experts

Phone(925) 399-8797
Sales Volume$200M+
Websiteswansonrealestate.com
$1.3M
94550 Median
Flat YoY — stable
$905K
94551 Median
Mix shift — more value buys
7
Days — Hot Homes
Active corridors sell in a week
5
Avg Competing Offers
In 94551 market
140+
Homes Sold Feb 2026
Real buyer demand, both zips

Two Zip Codes. One City. Very Different Markets.

94550 and 94551 — same Livermore, different price tier, different buyer, different strategy.

94550 — South & Central Livermore
Wine Country, Custom Estates & Active Family Corridors
$1.3MMedian Sale
19dAvg DOM
94/100Compete Score
80Feb 2026 Sold

Home to South Livermore’s wine country estates (Silverado, Hopps Ln) and the city’s most competitive family neighborhoods. Hot homes sell 12% over list in 7 days. South Livermore luxury runs $1.7M–$3M+.

South Livermore • Sunset East • Central • Downtown • Via Del Sol • Granada • Vineyard Estates

94551 — North & East Livermore
Springtown, Portola Glen, Las Positas & the Family Neighborhoods
$905KMedian Sale
22dAvg DOM
5 offersOn Avg
60Feb 2026 Sold

Livermore’s most accessible entry point — with pockets that reach $1.8M+ in Portola Glen and Las Positas. Springtown offers strong value for first-time and move-up buyers. Competitive throughout.

Springtown • Portola Glen • Las Positas • North Livermore • Greenville • Del Valle • Sundance

The Tale of Two Markets

7
Days — The Lightning Market

469 Ontario Dr (94550): 4bd, sold $1,465,000, 5% over list — pending in 20 days. 1716 Elm St (94551): 3bd vintage, $835K, 7 days, 1% over list.

Well-priced homes in active family corridors
4-bedroom SFR priced at $900K–$1.5M sweet spot
Updated kitchens & baths — turnkey moves fastest
Multiple competing offers are still common
Contingencies are often waived in this tier
47+
Days — The Patient Market

2779 Silverado Ct (94550 wine country): 4bd/5.5ba, $2.7M, sold 8% over list — but took 47 days to find the right buyer. 5590 Hopps Ln: $1.765M, 89 days on market.

South Livermore estate and wine country tier
Homes priced above $1.8M attract a thinner buyer pool
Acreage and custom builds have specialized appeal
Patient sellers can still achieve strong premiums
Buyer has more due diligence time — pricing must be right

Neighborhood Intelligence

Every neighborhood in Livermore has its own market. Here is how they stack up.

From Springtown condos to South Livermore vineyard estates, the difference in median price, days on market, and seller leverage changes dramatically by neighborhood — even within the same zip code.

Neighborhood / Zip Price Range Avg DOM Sold/List Speed What drives value here
South Livermore / Wine Country
94550 • Silverado Ct, Hopps Ln, Via Del Sol
 $1.7M–$3M+ 43–89d 95–108% Patient Acreage, vineyard proximity, estate homes with custom finishes. Premium buyer pool — thin but motivated. Silverado Ct hit $2.7M in Apr 2026.
Portola Glen / Las Positas
94551 • Edinburgh Dr, Turino St, Rainflower Dr
 $1.4M–$1.8M+ 20–41d 100–105% Very Active Largest homes in 94551. Portola Glen is prestige — Edinburgh Dr: $1.81M (Mar 2026). Turino St: $1.81M. Strong school zones and newer builds.
Central Livermore / Active Corridors
94550 • Ontario Dr, Dana Cir, Asti Ct
 $1.0M–$1.6M 7–21d 100–112% Fastest Most competitive sub-market in Livermore. Ontario Dr: $1.465M, 5% over list. Hot homes here sell 12% over list in 7 days. Buyer urgency is highest.
Springtown
94551 • Bluebell Dr, Centaurus St, Peony Dr
 $800K–$1.3M 20–30d 99–105% Active Most popular 94551 neighborhood for families. Bluebell Dr: $1.25M. Centaurus St: $812K. Good schools, park access, trail system. Strong repeat buyer demand.
Downtown Livermore
94550 • Murrieta Blvd, Leslie Cmn, Verona Ave
 $400K–$1.1M 31–49d 95–102% Mixed Widest price range — condos to renovated SFRs. Verona Ave SFR: $1.01M. Walk score premium for walkable dining/wine tasting. Condo market slower (40+ days).
North Livermore / Greenville
94551 • Elm St, Park St, N P St
 $800K–$1.3M 22–30d 99–104% Active Vintage homes (1940s–1970s) with high $/sqft due to smaller footprints. Elm St: $835K, $667/sf, 7 days. Park St: $1.269M. Entry-level SFR demand stays strong.

Home Style & Price Per Sq Ft

The style of home you own changes its value per square foot — often dramatically.

In Livermore, smaller older homes in walkable locations frequently command higher $/sqft than large new construction — because demand intensity, not raw size, drives price. Here is the full spectrum.

Condo / attached (Murrieta Blvd complex)$323–$500/sf
1-2bd condos • HOA fees reduce net value • slower absorption
South Livermore estate / acreage$400–$660/sf
Large custom homes • high total price, lower $/sf due to size • land value separate
Townhome / duet (Springtown, Meridian)$480–$560/sf
Popular entry point • ACE train commuters • consistent demand
Large suburban SFR (3,000–4,000 sf)$500–$580/sf
Portola Glen, Las Positas • Edinburgh Dr: $531/sf ($1.81M) • larger lots
Standard 4-bed suburban SFR (1,600–2,400 sf)$580–$700/sf
Springtown, Central • Rainflower Dr: $613/sf ($1.45M) • highest buyer volume
Vintage / character SFR (<1,500 sf, walkable)$667–$900/sf
Downtown, North Livermore • Elm St: $667/sf • Hillcrest Ave: $853/sf • Verona: $852/sf
$577/sf
difference between the top and bottom of the $/sqft range in Livermore. The same 1,500 sqft footprint is worth $485,000 more as a walkable vintage SFR than as a condo in the same city.

 

Why small homes can outsell large ones — per square foot

Livermore’s $/sqft data reveals a counterintuitive truth: the most intense buyer demand is concentrated on homes under 1,600 sqft in walkable or well-located neighborhoods. When multiple buyers compete for limited supply, price per square foot rises — regardless of size.

Home StyleTypical RangeDOMBuyer Pool
Vintage SFR (Downtown / North)$667–$900/sf7–20dIntense
Standard 4-bed SFR$580–$700/sf10–25dStrong
Townhome / duet$480–$560/sf20–35dActive
Large suburban SFR (3,000+sf)$500–$580/sf20–45dModerate
Wine country estate$400–$660/sf43–89dPatient
Condo$323–$500/sf31–50dSlower
The $/sqft inversion — and what it means for sellers
If you own a smaller vintage home in a walkable Livermore location, your home may command a higher price per square foot than a 3,500 sqft estate. Knowing this changes how you price, how you position, and who you market to.
The condition multiplier
Updated kitchens and baths can push a standard suburban SFR from $580/sf toward $680/sf. In a 1,800 sqft home, that’s $180,000 in realized value — from renovation investment that may have cost a fraction of that.

Street Spotlight — 2026 Closed Sales

Real transactions that illustrate how location and style intersect in Livermore

Every one of these homes is in Livermore. The difference in price, pace, and buyer behavior illustrates why a single market average tells you almost nothing useful.

Silverado Court
South Livermore Wine Country • Apr 2026
$2,700,000
$653/sqft • 4bd/5.5ba • 4,133 sf
47 days • 8% above list

Custom estate in South Livermore’s wine country corridor. 8% over list price despite 47 days on market — proof that the right home finds the right buyer. Thin comp set; valuation required custom analysis.

Ontario Drive
Central Livermore 94550 • Apr 2026
$1,465,000
$872/sqft • 4bd/2ba • 1,679 sf
20 days • 5% above list

The active family corridor at its best. 5% over list in 20 days — exactly the outcome well-priced, well-presented 4-beds produce in central 94550. This is where buyer demand is most concentrated.

Rainflower Drive
Las Positas 94551 • Apr 2026
$1,450,000
$613/sqft • 5bd/3ba • 2,365 sf
41 days • 4% above list

Top of the 94551 range. 5-bedroom in Las Positas showing strong above-list performance even with 41 days on market. Portola Glen and Las Positas are outperforming Springtown in both price and buyer commitment.

Edinburgh Drive
Portola Glen 94551 • Mar 2026
$1,810,000
$531/sqft • 6bd/3ba • 3,412 sf
Under 30 days • At list

Portola Glen’s largest home segment. Lower $/sqft than smaller homes, but the top absolute price in 94551. Demonstrates the size-vs-intensity tradeoff — more sqft often means more patient buyer search.

Elm Street
North Livermore 94551 • Mar 2026
$835,000
$667/sqft • 3bd/1ba • 1,252 sf
7 days • 1% above list

The $/sqft inversion in action. A 1,252 sqft 1943-built home moved in 7 days — faster than a $2.7M estate. Entry-level SFR demand in Livermore remains intense. This is where multiple-offer situations are most likely.

Hopps Lane
South Livermore 94550 • Apr 2026
$1,765,000
$499/sqft • 5bd/4ba • 3,541 sf
89 days • 5% under list

The cautionary wine country comp. Despite beautiful home and premium location, 89 days and a 5% price reduction illustrates how the luxury sub-market rewards patience from buyers — and requires pricing precision from sellers.

Buy Before You Sell

You have far more options than you realize — and we’ve helped hundreds of homeowners use them.

The question we hear most often from Livermore homeowners: “We love our next home, but we can’t buy it until we sell this one. What do we do?” Ten years ago, the only answer was “sell first, then scramble.” Today, that’s rarely the only option — or even the best one.

The Swanson team has worked with sellers across the Tri-Valley who felt stuck in exactly this position — and helped them navigate transactions they didn’t think were possible. The right program and the right timing can unlock a remarkably clean process.

“We thought we had to sell first. Natalie showed us a way to move into our new home without the chaos of a contingent offer — and we got top dollar on the sale too.”
Livermore Seller • Swanson Real Estate Client
Talk to the Team →

Every homeowner’s situation is different. Your equity, your timeline, your next home, and your comfort level all shape what the right path looks like — and there is almost always a path that works better than you expect.

We have helped hundreds of Livermore families navigate exactly this transition. Some needed to move fast. Some needed time. Some thought they were stuck and discovered they had more flexibility than they realized. We start every conversation by listening — then we map out the options that fit your specific situation, not a one-size-fits-all program.

One conversation is usually all it takes to change the picture entirely.

Let’s Talk About Your Situation →

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Get the Full Livermore Market Report

A complete data-driven analysis of the 94550 and 94551 markets — neighborhood breakdowns, $/sqft by home style, 2026 closed sale comps, and the seller strategies that produce the best outcomes in each sub-market.

Report includes
94550 vs 94551 full market comparison
Neighborhood heat tiers with DOM and sold-to-list data
Price per sqft by home style and condition
2026 street-level closed sale analysis
Buy Before You Sell option overview
Seller pricing and marketing strategy guide

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Livermore’s Leading Listing Team

Swanson Real Estate Team

We are a family-oriented team who truly care about helping you succeed. As Livermore’s top listing team, we know the Tri-Valley market — including every neighborhood, every street, and every sub-market within 94550 and 94551 — inside and out.

Whether you’re selling a wine country estate, buying your first Springtown home, or navigating a Buy Before You Sell situation you didn’t think was possible, we bring honest, data-informed guidance and the local relationships that move transactions forward.

$200M+ in total sales volume across the Tri-Valley
Livermore’s leading listing team — consistently
94550 • 94551 • Pleasanton • Dublin • San Ramon • Danville
Hundreds of five-star client reviews
Compass-affiliated • Buy Before You Sell programs available
(925) 399-8797 • swansonrealestate.com