Serious about buying in Alamo? Inventory is tight and the best homes move in days.
Median list price $2.8M–$3.2M · ~78% of homes sell above list · Significant off-market transaction volume — representation matters here.
| Category | Alamo Data Point | Context |
|---|---|---|
| Median List Price | $2.8M–$3.2M | Entry-level SFR from ~$1.8M; luxury tier $4.5M–$8M+ |
| Median Closed Sale Price | ~$2.3M | YoY shift reflects mix change, not value loss; $/sq ft up 6% |
| Price per Sq Ft | $949/sq ft | Up ~6% year-over-year (Q1 2026) |
| Days on Market | 8–21 days median | Highest-demand homes go pending in under 7 days |
| Sale-to-List Ratio | ~102% | ~78% of homes sell above original list price |
| Active Inventory | Typically 30–50 homes | Supply-constrained; fully built-out community, no new master-planned development |
| Median HH Income | $250,000+ | Among the highest in Contra Costa County |
| Median Age | ~50 years | Established owner-occupant community; ~90% homeownership rate |
| School District | San Ramon Valley USD | Top 5% in CA; Monte Vista HS feeds most of Alamo |
| Nearest BART | Walnut Creek BART | 5–8 min drive; ~40-min train ride to SF Embarcadero |
| Open Space Access | Iron Horse Trail + Las Trampas Wilderness | Paved multi-use trail bisects town; wilderness trailhead at western border |
| Governance | Unincorporated (Contra Costa County) | No city hall; zoned for large-lot single-family residential |
| Zip Code | 94507 | Verify school assignment by parcel; some 94507 addresses border Walnut Creek or Danville |
| HOA | Varies by enclave | Roundhill, Stonegate, and Alamo Oaks have HOA or road maintenance agreements |
Last updated: April 2026
Alamo Neighborhoods and Sub-Areas
The Alamo Real Estate Market in 2026
Schools, Commute, and Practical Living Details
- School district: San Ramon Valley Unified School District (SRVUSD) — top 5% in California; srvusd.net
- Elementary schools: Alamo Elementary and Rancho Romero Elementary — both rated 9/10 or 10/10 on major platforms; heavy parental involvement; active Education Foundations
- Middle schools: Lucille J. Mauzy School; Stone Valley Middle School
- High school: Monte Vista High School — perennial appearance on national "Best High Schools" lists; strong academics and athletics programs
- Boundary note: Some parcels on the northern and southern borders of 94507 may have different school assignments — always verify by specific parcel with SRVUSD before making an offer
- Private alternatives nearby: The Athenian School (Danville, grades 6–12); The Bentley School (Lafayette); The Quarry Lane School (Dublin, IB program)
- Nearest BART: Walnut Creek BART — 5–8 min drive; ~40-min train to San Francisco Embarcadero
- To San Francisco by car: 45–65 min via I-680/SR-24 depending on traffic
- To Silicon Valley: 50–75 min via I-680 south; common reverse commute for tech executives
- To Walnut Creek: 5–10 min; primary destination for high-end dining, Broadway Plaza shopping, and healthcare
- Public transit: County Connection bus service available; Alamo is primarily car-dependent for daily errands
- Iron Horse Regional Trail: Paved multi-use trail bisecting the town; connects Westside Alamo to Alamo Plaza on foot or bike
- Flood zone note: Most of Alamo is FEMA Zone X (low risk); properties backing San Ramon Creek may fall in Zone AE — pull Natural Hazard Disclosure report early in escrow
- Septic note: Most of Alamo is on Central Contra Costa Sanitary District sewer; older Westside and foothill estates may have septic — inspection is non-negotiable due diligence
- Oak tree ordinance: Contra Costa County enforces strict heritage tree protections; any grading, renovation, or ADU addition near protected oaks requires county permits
- Zip code: 94507
Lupe Kemper — Lupe Kemper Team, Compass
CA DRE # 01011383 · (925) 997-1290
With over 35 years of Contra Costa County real estate experience, Lupe Kemper has guided buyers through Alamo's off-market transaction culture, school boundary nuances, and enclave-specific due diligence requirements across every sub-area from Westside Alamo to Stonegate and Roundhill. Her team's knowledge of the San Ramon Valley luxury market — including pocket listings, heritage tree permitting, and the specific HOA structures of Alamo's gated communities — gives buyers a meaningful advantage in a market where preparation determines outcomes. 1301 Ygnacio Valley Rd #100, Walnut Creek, CA 94598.
Frequently Asked Questions — Alamo, CA Neighborhood Guide
What is the Alamo CA neighborhood like?
Alamo is an upscale, unincorporated community in the northern San Ramon Valley with a semi-rural character defined by large lots, mature oak canopies, and a near-absence of sidewalks and streetlights in most residential pockets — a deliberate product of Contra Costa County's large-lot zoning. The community has a homeownership rate above 90%, a median household income exceeding $250,000, and a demographic profile weighted toward established families, executives, and active retirees. The Iron Horse Regional Trail bisects the town, the Las Trampas Regional Wilderness borders it to the west, and Mount Diablo frames the eastern skyline. Alamo Plaza on Stone Valley Road serves as the community's social and commercial center; for a broader dining and nightlife scene, residents typically drive 5 minutes north to Walnut Creek. Full resident guide →
What are home prices like in Alamo CA?
The median list price for homes in Alamo ranges between $2.8M and $3.2M as of early 2026. Closed sale prices came in near a median of $2.3M in Q1 2026, with a year-over-year dip attributable to the monthly mix of closings rather than a loss in underlying value — price per square foot stands at approximately $949 and rose roughly 6% from the prior year. Entry-level single-family homes in older ranch-style pockets start around $1.8M. The luxury tier in gated communities (Stonegate, Alamo Springs) and new construction on Westside Alamo regularly transacts between $4.5M and $8M+. Approximately 78% of homes sell above their original list price, with a sale-to-list ratio of around 102%. See current listings →
What schools serve the Alamo CA neighborhood?
Alamo is served by the San Ramon Valley Unified School District (SRVUSD), ranked consistently among the top 5% of districts in California. Elementary students attend Alamo Elementary or Rancho Romero Elementary, both carrying 9/10 or 10/10 ratings and supported by active parent Education Foundations. Middle school feeds into Lucille J. Mauzy School or Stone Valley Middle School, and most Alamo students attend Monte Vista High School, a national academic and athletic standout. Some parcels near Alamo's northern and southern borders may carry different school assignments — always verify the specific parcel with SRVUSD before making an offer. Private alternatives within a short drive include The Athenian School in Danville and The Bentley School in Lafayette. Read the Alamo school guide →
How do I get from Alamo CA to San Francisco or Silicon Valley?
The Walnut Creek BART station, a 5–8 minute drive from most of Alamo, provides the primary transit route into San Francisco — approximately 40 minutes to Embarcadero by train. Driving to San Francisco via I-680 and SR-24 takes 45–65 minutes depending on traffic. For Silicon Valley, the reverse commute south on I-680 to San Jose or Palo Alto runs 50–75 minutes. Alamo sits directly on the I-680 corridor, placing Walnut Creek 10 minutes north and Danville immediately to the south. County Connection bus service provides some local routes, but Alamo remains primarily car-dependent for daily commuting and errands outside the immediate Alamo Plaza area.
Is Alamo CA a good investment?
Alamo functions as a wealth-preservation market. Cap rates on rental properties are thin — typically 2%–3% given median home prices near $3M and luxury rents averaging $6,500–$9,000 per month — making it better suited to long-term appreciation and tax strategy than near-term cash flow. The community's extreme land scarcity, top-tier school district, and fully built-out character have historically produced more stable appreciation than the broader California average. A growing trend in 2026 is the addition of Accessory Dwelling Units on Alamo's large lots (typically 0.5+ acres), generating $3,500–$4,500 in additional monthly income and meaningfully improving total property yield. The fix-and-flip strategy — acquiring a 1960s rancher at entry price and delivering a high-end renovation — is viable but demands careful margin discipline given the high entry cost and Contra Costa County's permitting timelines. Talk to Lupe's team about current opportunities →
