Alameda County · Tri-Valley
Livermore
The most home for your money in the Tri-Valley, with wine country at the edge of town.
Livermore Homes for Sale
Every home for sale in Livermore right now, from every brokerage, pulled live from the MLS and shown highest price first. Tap any home to open the full listing here on my site.
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Living in Livermore
Livermore gives you the most home for your money in the Tri-Valley, and it happens to have a wine region at the edge of town. The downtown revitalization worked, and the city no longer feels like the place you settle for.
Downtown Livermore has become a genuine destination, with the Bankhead Theater, a growing restaurant scene and tasting rooms for the Livermore Valley wineries within walking distance of each other. First Street on a Friday evening does not feel like the outer edge of the Bay Area.
The Livermore Valley wine region sits right outside town, with Wente and Concannon among the oldest producers in California. Sycamore Grove Park and the surrounding trails cover the rest of the weekend, and the rodeo is still an institution here.
Livermore at a glance
- County
- Alameda
- School district
- Livermore Valley Joint Unified
- High schools
- Granada High, Livermore High
- ZIP codes
- 94550, 94551
- Freeway
- Interstate 580
- BART
- Dublin/Pleasanton, roughly fifteen minutes west by car
- Also
- ACE train stops downtown for the Central Valley and San Jose corridor
- Major employers
- Lawrence Livermore National Laboratory and Sandia National Laboratories
The Housing in Livermore
A wide range, and price per square foot that is meaningfully lower than Pleasanton or Dublin.
The range runs from downtown Victorians and bungalows on the old north side, through large 1960s and 70s ranch neighborhoods in the center of town, to newer subdivisions on the south and east sides, and vineyard estates on acreage at the edges.
Price per square foot is meaningfully lower than in Pleasanton or Dublin, which is the single biggest reason buyers end up here. For a lot of families it is the difference between three bedrooms and four.
Livermore is the release valve for the Tri-Valley. When Pleasanton and Dublin prices push buyers out, they come here, so demand at the entry and mid range levels tends to firm up quickly in an active market.
The gap between the older central neighborhoods and the newer south side is where the opportunity is. A well located 1970s home that has been properly updated competes directly with newer construction for a lot of buyers, and that is a strategy worth planning around whether you are buying or selling.
Livermore Neighborhoods to Know
Five areas, and the older central neighborhoods are where the value hides.
Downtown and the Old North Side
Historic homes and bungalows within walking distance of First Street, theater and tasting rooms.
Sunset
Large established neighborhoods on the west side, mostly 1960s and 70s single story homes.
Springtown
North side, one of the more attainable parts of the Tri-Valley, popular with first time buyers.
South Livermore and the vineyard area
Newer construction and larger parcels toward the wineries.
Portola and the central neighborhoods
Convenient mid century homes close to schools and shopping.
Schools in Livermore
Livermore is served by the Livermore Valley Joint Unified School District, with Granada High and Livermore High as the two comprehensive high schools.
| School | Level | Grades | District |
|---|---|---|---|
| Granada High School | High | 9–12 | Livermore Valley Joint Unified |
| Livermore High School | High | 9–12 | Livermore Valley Joint Unified |
| Del Valle Continuation High School | Continuation | 9–12 | Livermore Valley Joint Unified |
| Christensen Middle School | Middle | 6–8 | Livermore Valley Joint Unified |
| East Avenue Middle School | Middle | 6–8 | Livermore Valley Joint Unified |
| William Mendenhall Middle School | Middle | 6–8 | Livermore Valley Joint Unified |
| Joe Michell TK–8 School | TK–8 | TK–8 | Livermore Valley Joint Unified |
| Junction Avenue TK–8 School | TK–8 | TK–8 | Livermore Valley Joint Unified |
| Altamont Creek Elementary | Elementary | K–5 | Livermore Valley Joint Unified |
| Arroyo Seco Elementary | Elementary | K–5 | Livermore Valley Joint Unified |
| Emma C. Smith Elementary | Elementary | K–5 | Livermore Valley Joint Unified |
| Jackson Avenue Elementary | Elementary | K–5 | Livermore Valley Joint Unified |
| Lawrence Elementary | Elementary | K–5 | Livermore Valley Joint Unified |
| Leo R. Croce Elementary | Elementary | K–5 | Livermore Valley Joint Unified |
| Rancho Las Positas Elementary | Elementary | K–5 | Livermore Valley Joint Unified |
| Sunset Elementary | Elementary | K–5 | Livermore Valley Joint Unified |
Read this before you fall in love with a listing. School assignment is set by address and boundaries change. Never assume a school from a listing description. I confirm the assignment with the district before you write an offer.
Getting Around
Interstate 580 runs through the city, and the ACE train stops downtown for the Central Valley and San Jose corridor.
The Dublin/Pleasanton BART station is roughly fifteen minutes west by car, which is the usual move for a San Francisco commute.
Lawrence Livermore National Laboratory and Sandia are major local employers, so a meaningful share of buyers here have a five minute commute and no freeway at all.
Recently Sold in Livermore
Closed sales across Livermore over the last six months, every brokerage included. This is what the market actually paid, not what somebody asked.
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Livermore Questions I Get Every Week
What does a home in Livermore cost?
The live numbers at the top of this page are the current read. The headline is that price per square foot here is meaningfully lower than Pleasanton or Dublin, which for a lot of families is the difference between three bedrooms and four.
Is Livermore too far out?
That reputation is a decade out of date. The downtown revitalization worked, there is a real restaurant and theater scene, and the wine region is at the edge of town. The honest tradeoff is the commute if you work in San Francisco, since BART is a fifteen minute drive rather than a walk.
Which high school will my address feed?
Granada High and Livermore High are the two comprehensive high schools in Livermore Valley Joint Unified. Boundaries have been adjusted over the years, so I verify the assignment for the specific address with the district before you write an offer.
Should I buy older and update, or buy newer?
This is the real Livermore question. A well located 1970s home that has been properly updated competes directly with newer construction for a lot of buyers, and it usually costs less to get there than people expect. I hold a Home Improvement Salesperson license and can scope that work honestly before you commit.
What is the commute really like?
If you work at the Lab or Sandia it is five minutes. If you work in the Tri-Valley it is easy. If you work in San Francisco, plan on driving fifteen minutes to Dublin/Pleasanton BART, or using ACE if the timing fits your job.
Why do Pleasanton buyers end up here?
Budget, almost every time. Livermore is the release valve for the Tri-Valley, so when prices push buyers out of Pleasanton and Dublin they land here. That also means entry and mid range demand firms up fast in an active market, so being ready matters.
Your Partner in Real Estate
Buying or Selling in Livermore
If you are buying here, you get someone who is in these neighborhoods every week and will tell you plainly when a house is not worth what it is asking. I am a Certified Real Estate Negotiator, and I walk you through disclosures, inspections, negotiation and closing so nothing lands on you as a surprise. If your budget is not working in Pleasanton or Dublin, Livermore is usually the honest answer, and it is a better town than its reputation suggests.
If you are selling here, your home gets professional photography, full MLS exposure, a broker tour in the first week on market, and promotion through my Realtors Marketing Association and Contra Costa Realtors in Motion networks. Pricing is built from what Livermore buyers are actually responding to right now, not last quarter, and if a listing goes quiet we reposition on the numbers rather than just cutting the price. I also hold a Home Improvement Salesperson license and can bring in my contractor network for the prep work that returns the most.
All of it backed by Coldwell Banker Realty out of the Danville and Blackhawk office, and the marketing reach that comes with the brand.
Book an AppointmentSend Me a Question
Prefer to just ask first? Call or text (925) 917-3970 or email chris@chrisleeluna.com. I answer my own phone.
Explore Other East Bay Neighborhoods
Buyers almost never arrive with one city in mind. Here is the rest of the map.
Thinking about Livermore?
Tell me your budget and your commute, and I will tell you honestly whether Livermore gets you the house you actually want or whether you should stretch for one town over.
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Listing information is provided by Coldwell Banker Realty and is sourced from the Bay East MLS, CCAR MLS and bridgeMLS. Information is deemed reliable but not guaranteed.
