Neighborhood guide · 2026-05-01
10 things to know about Richmond before you buy.
A buyer's guide written by Roger Grubb, a 18-year Bay Area realtor (DRE #01845823, Security Pacific Real Estate) who has transacted in Richmond repeatedly.
- 01
The median home price
Richmond median in 2026: $695,000. That's $480/sqft on a typical 1,500 sqft home.
- 02
How fast homes sell
17 days on market is the Richmond average. A correctly priced, well-prepped listing often goes pending in 7-14 days.
- 03
Who lives here
Investors looking for rental yield in a transit-rich city, and buyers who see where Point Richmond and Marina Bay are headed and want to be there before the rest of the Bay figures it out.
- 04
What Richmond isn't
A homogeneous market — Richmond varies block-by-block in a way few East Bay cities do. The trick is knowing which blocks.
- 05
The schools
Key schools: Mira Vista K-8 (rating 5/10). Hercules Middle/High (rating 6/10). De Anza High (rating 4/10).
- 06
What makes it special
A working-class city with deep history and pockets of beauty (Point Richmond, Marina Bay) being rediscovered. Where Roger’s current duplex listing on Van Fleet Ave lives.
- 07
Roger's insider note
The Annex (where the Van Fleet listing lives) is quietly one of the best value-per-sqft plays in the inner East Bay. Point Richmond holds value through downturns better than the rest of the city.
- 08
Best fit for
Investors, Income property buyers, First-time buyers, Waterfront seekers.
- 09
Notable amenities
Point Richmond historic district · Marina Bay waterfront · Richmond Annex (quieter, hill-adjacent) · Richmond BART + ferry to SF
- 10
Walk score
56/100. Somewhat walkable; car still useful.
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