dynamic.RE
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A tight-supply, appreciation-lean market. The rent math runs thin; demand and tenant incomes are the story.
What would change this read: a price correction (median already −0.6% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, −5.3% YoY, is the number to watch.
The median listing price is down 0.6% YoY while the median home got down 6.0% bigger, so value per square foot is up 5.8%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $844K purchase rents for $2,650/mo: 0.31% of price per month against the 1% rule's 1.00%.
Not shown: Studio (rent only, no matching sale price), 6 BR (sale only, no matching rent), 7 BR (sale only, no matching rent).
Sales here take about 28 days longer to go under contract than rentals (median across 3 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented), Manufactured (sold here, not rented).
U.S. Census ACS characteristics for ZIP 94518 itself, not its parent county.
Renters hold 30.7% of this ZIP's 10,124 occupied households, on a median household income of $112K.
| Measure | ZIP 94518 | Contra Costa County | Difference |
|---|---|---|---|
| Median Household Income | $112K | $127K | -$15K |
| Below Poverty Level | 9.2% | 8.4% | +0.8% |
| Median Age | 41.20 | 40.50 | +0.70 |
| Total Population | 27,345 | 1,165,012 | -- |
| Avg Household Size | 2.65 | 2.78 | -0.13 |
| Owner-Occupied | 69.3% | 68.0% | +1.3% |
| Worked From Home | 19.1% | 21.3% | -2.2% |
| Mean Commute | 32.50 | 35.30 | -2.80 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is up 0.3% to 1,165,012: residents under 18 are down 0.8% and those 65 and over are up 2.8%.
County median household income is $127K, 8.4% of residents are below the poverty level, 21.3% work from home.