Livermore, CA — Momentum Score, Home Values & Best-For

All states·California·Livermore

Alameda County · San Francisco-Oakland-Berkeley · population 84,867

Shrinking
Livermore, CA
Image: Wikipedia · Livermore, California
OverviewCost of livingMoving guide
View watchlist →
42
Cooling
Momentum score · 0–100

Where Livermore stands

Home values down 6.1% in the last year. population shrinking 0.9% per year.

Median home $1,125,610
1-year -6.1%
5-yr CAGR +3.0%
vs 5-yr peak -8.2%
Population -0.9%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-06$1126k$678k$877k$1076k$1275k201620182020202220242026

Lifestyle scores

🚶
Walkability
52/100
Somewhat walkable
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
30/100
Minimal transit
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
38/100
Marginal for remote
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$2,937/mo$2,412$2,763$3,114202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent116114100120202220242026

Rent vs buy

Price-to-rent ratio: 31.9
Rent

At a 31.9 price-to-rent ratio, renting beats buying in Livermore for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
21 · w22%
Home 5-yr CAGR
53 · w22%
Distance from peak
51 · w18%
Population growth
32 · w16%
Rent YoY
51 · w12%
Home 10-yr CAGR
57 · w10%
Long thesis

Livermore has held up across the cycle: home values at $1,125,610 with +3.0% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Livermore is down 6.1% over the last 12 months and the trend isn't flattening. Falling knife rule applies: you don't catch one with your hands, you wait for it to hit the floor and stop moving.

About Livermore

Livermore is a city in Alameda County, California, with an estimated population of 84,867. It anchors the San Francisco-Oakland-Berkeley metro area. The population has contracted 0.9% per year on average since 2020. The median home value in Livermore is $1,125,610 as of 2026-04, down 6.1% over the last 12 months. Over the last five years, home values have averaged +3.0% annual growth (-8.2% from the 5-year peak). Rents in Livermore average $2,937 per month, roughly flat year-over-year (+0.9%). The composite momentum score is 42 of 100 (Cooling). Buyers may find more room to negotiate; sellers should price realistically.

▲ Bull case

○The data is the data: Livermore has at least 5 years of Zillow tracking, full Census identification, and is included in the 1-criteria momentum score on this page.

▼ Bear case

●Prices actively falling: down 6.1% in the last 12 months — buyer sentiment has flipped. Sellers competing on price.
●Expensive AND not growing: median home $1,125,610 with only -6.1% YoY. You’re paying premium pricing for a flat trend.
●Flat or shrinking population: -0.9% per year. Housing demand has to come from somewhere — verify the source.

About Livermore (Wikipedia)

Livermore is a city in Alameda County, California, on the eastern edge of the San Francisco Bay Area. With a population of 87,955 at the 2020 census, it is the most populous city in the Tri-Valley and the principal city of the Livermore–Pleasanton–Dublin urban area.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorJohn Marchand
Area26.45 sq mi
Elevation495 ft
Established1869
Densityauto/sq mi
Named forRobert Livermore

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

You have leverage. Negotiate price, ask for closing-cost credits, and don't waive inspection. Walk-away power is real in a Cooling market — use it.

Seller

Price aggressively (at or below recent sold comps) or be prepared to wait. Concessions — rate buydowns, closing costs, repair credits — are how deals close right now.

Investor

Cap rates are more attractive than they were 12 months ago but the appreciation tailwind is gone. Confirm tenant demand, vacancy rates, and exit liquidity before committing capital.

Local safety & alerts

No active National Weather Service alerts for Alameda County right now.

NWS active alerts (CA)California Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Alameda County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Livermore

Union City, CA46 · CoolingNewark, CA45 · CoolingPleasanton, CA40 · CoolingSan Ramon, CA47 · Cooling

Run the numbers for Livermore

ToolCan I afford Livermore?Income → city shortlistToolROI on a Livermore rentalCap rate, cash-on-cash, DSCRToolCompare Livermore to anywhereSide-by-side up to 3 citiesToolLivermore cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 41°
avg high / low
Summer (Jul)
82° / 60°
avg high / low
Sunny days/yr
258
~71% of year
Annual precip
22″ rain
8″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
Very high
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the San Francisco-Oakland-Berkeley area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Livermore listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
65%
Moderate climate
Median household income
$91,500
California state median
Top industries (state-level)
TechEntertainmentAgriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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