Condos for sale in Davis CA offer an attractive entry point into one of California’s most desirable college towns. According to Zillow’s January 2025 Home Value Index, Davis median home values reached $748,000, making condos an accessible alternative for buyers priced out of single-family homes. If you’re a UC Davis faculty member, student planning to stay long-term, or investor seeking rental opportunities, understanding the condo market helps you make smart decisions.
This comprehensive guide covers current market conditions, best neighborhoods for condo buyers, realistic price expectations including HOA fees, and a step-by-step buying framework. You’ll learn which Davis communities offer the strongest investment potential, how to evaluate monthly carrying costs beyond the mortgage, and strategies for competing in today’s market. Whether you’re relocating from the Bay Area or buying your first home, these insights position you for success.
Table of Contents
- Current Condo Market in Davis CA
- Best Neighborhoods to Buy Condos in Davis CA
- Condo Prices and HOA Costs in Davis CA
- How to Buy a Condo in Davis CA
- FAQ
- Conclusion
Current Condo Market in Davis CA
The Davis CA real estate market remains competitive in 2025, driven by UC Davis employment, limited housing inventory, and strong demand from Bay Area relocations. According to Redfin’s February 2025 market data, Davis homes spend an average of 23 days on market with 98% receiving offers, indicating sustained buyer competition. Condos represent approximately 18% of available housing stock, offering more accessible price points than detached homes.
Davis CA condos currently sell for $350,000-$650,000 depending on size, location, and age. Market inventory remains tight with strong buyer demand from UC Davis affiliates and young professionals. Expect competitive offers and quick sales, particularly for well-maintained units in desirable neighborhoods near campus and downtown.
Supply and Demand Dynamics
Davis maintains chronic housing undersupply due to geographical constraints and growth management policies. The city sits surrounded by agricultural preserve land, limiting outward expansion. This scarcity keeps property values elevated even during broader market corrections affecting other California communities.
Condo inventory fluctuates seasonally with peak listings appearing March through June. Winter months show reduced availability as fewer sellers list during holidays and academic year transitions. Buyers searching during fall and winter face limited selection but potentially less competition from other buyers.
UC Davis drives significant housing demand as California’s third-largest university campus. Faculty, staff, and graduate students seeking long-term housing frequently purchase condos rather than renting. This creates stable demand supporting property values even when broader markets weaken.
Price Trends and Appreciation
Davis home values appreciated 4.2% year-over-year through January 2025 according to Zillow data, outpacing California’s 3.1% statewide increase. Condos specifically showed 3.8% appreciation, slightly trailing single-family homes but still demonstrating solid investment performance. This moderate growth suggests sustainable market conditions rather than speculative bubbles.
Compared to nearby communities, Davis commands premium pricing. Houses for sale in Woodland CA, just 10 miles north, average $150,000-$200,000 less for comparable square footage. Davis buyers pay for superior schools, UC Davis proximity, extensive bike infrastructure, and small-town character increasingly rare in California.
The interest rate environment significantly impacts affordability. Mortgage rates in February 2025 averaged 6.5-7.0% for conventional 30-year loans according to Freddie Mac. While elevated compared to 2020-2021’s historic lows, current rates remain reasonable by historical standards and appear likely to stabilize through 2025.
Rental Market and Investment Potential
Davis shows exceptional rental demand supporting condo investments. UC Davis enrolls over 40,000 students with limited on-campus housing. Graduate students, post-doctoral researchers, and visiting faculty create strong rental markets for well-located condos. Occupancy rates in Davis consistently exceed 95% year-round.
Rental yields vary by property type and location. A $450,000 two-bedroom condo might rent for $2,200-$2,600 monthly, generating 5.9-6.9% gross rental yields before expenses. After accounting for HOA fees, property taxes, insurance, and maintenance, net yields typically range 3.5-4.5%, competitive with other California college towns.
Expert Tip: Condos within one mile of UC Davis campus command 15-20% rental premiums compared to peripheral locations. Students and faculty prioritize bike commute times under 10 minutes. Properties near downtown Davis also perform well, attracting young professionals working remotely or commuting to Sacramento.
Best Neighborhoods to Buy Condos in Davis CA
Davis neighborhoods offer distinct characters, amenities, and price points appealing to different buyer profiles. Understanding these differences helps you target searches efficiently and identify communities matching your lifestyle priorities. The city’s compact 10-square-mile area makes most neighborhoods accessible by bike, but proximity to specific amenities varies significantly.
Downtown Davis and Central Davis
Downtown Davis represents the city’s historic core with tree-lined streets, independent shops, farmers market, and vibrant restaurant scene. Central Davis condos offer unmatched walkability scores of 85-95, meaning most errands accomplish without cars. This appeals to UC Davis faculty, empty nesters, and sustainability-minded buyers.
Condo inventory downtown includes converted historic buildings and newer low-rise developments. Expect older units with character details like hardwood floors and high ceilings, or modern construction with energy-efficient features and contemporary finishes. Prices range $400,000-$600,000 for one to two-bedroom units.
Downtown Davis condo evaluation checklist:
- Walkability access: Distance to grocery, restaurants, coffee shops under 5 minutes
- Parking availability: On-site parking vs street parking challenges
- Noise considerations: Units above street-level retail may experience activity
- Bike storage: Secure indoor storage essential in bike-centric Davis
- Building age and condition: Older buildings may need updates affecting HOA reserves
- Rental restrictions: Some HOAs limit rentals, important for investors
- Pet policies: Size and number restrictions vary significantly
Rental demand downtown remains consistently strong. UC Davis employees appreciate walk-to-campus convenience while students seeking quieter environments than dorm life choose these locations. Expect 4-6% rental yields with minimal vacancy risk year-round.
North Davis Neighborhoods
North Davis encompasses newer developments including Northstar, Grande, Covell Park, and The Cannery. These planned communities feature modern amenities, HOA-maintained landscaping, pools, and parks. Condos here appeal to young families, professionals, and buyers prioritizing contemporary construction and turnkey condition.
The Cannery stands out as Davis’s newest master-planned community with extensive green spaces, community gardens, and architectural cohesion. Condos in The Cannery range $480,000-$650,000 for two to three-bedroom units with attached garages. Build quality typically exceeds older Davis developments with better insulation and energy efficiency.
North Davis offers excellent proximity to North Davis Elementary and Harper Junior High, rated among California’s top schools. Families with children frequently prioritize these neighborhoods despite higher HOA fees funding extensive common area maintenance. Walkability scores range 65-75, lower than downtown but improving with new retail development.
East Davis: Wildhorse and Mace Ranch
East Davis neighborhoods like Wildhorse and Mace Ranch provide a suburban atmosphere with single-family homes and condo communities. These areas developed primarily in the 1990s and 2000s, offering mature landscaping and established amenities. Shopping centers along Mace Boulevard provide grocery, pharmacy, and dining options.
Wildhorse condos typically range $380,000-$520,000 for two to three-bedroom units. The neighborhood features extensive bike paths, community pool, and parks appealing to active lifestyles. Commuters to Sacramento (20 miles east) appreciate easy I-80 access from Mace Ranch.
Condo complexes in East Davis often feature attached garages and private patios or balconies, amenities less common in older Davis developments. HOA fees run $250-$400 monthly, covering landscape maintenance, common area insurance, and reserve contributions. These neighborhoods attract families and professionals balancing Davis quality of life with Sacramento employment.
West Davis and South Davis Options
West Davis includes established neighborhoods like Stonegate, Aspen, and Village Homes. These communities offer unique character with mature trees and proximity to UC Davis central campus. Condos here tend toward older construction from the 1970s-1990s but often feature larger square footage than newer developments.
Village Homes deserves special mention as a pioneering sustainable community from the 1970s. Properties here rarely list but command premiums when available due to solar orientation, edible landscaping, and strong community identity. Condos occasionally appear priced $420,000-$580,000.
South Davis extends toward El Macero with communities like Willowbank and West Park. These neighborhoods offer quiet, residential character away from student-heavy areas. Condos appear less frequently but provide value opportunities for buyers comfortable with slightly longer bike commutes to campus.
Mini-Case: First-Time Buyer Success in North Davis
Jessica, a UC Davis postdoctoral researcher, purchased a two-bedroom condo in The Cannery in March 2024 for $515,000. She prioritized modern construction, bike access to her lab, and potential rental income if her research position extended beyond initial contract.
Her $103,000 down payment (20%) secured a 6.75% mortgage rate. Monthly payments total $2,680 (mortgage) plus $285 (HOA) plus $520 (property taxes and insurance) equals $3,485 total. A comparable rental would cost $2,500-$2,700 monthly, making ownership economically competitive while building equity.
After one year, her condo’s estimated value reached $535,000 based on comparable sales, representing $20,000 appreciation. Combined with $8,400 mortgage principal paydown, Jessica built $28,400 equity while enjoying ownership benefits. This demonstrates how strategic condo purchases build wealth even in high-cost California markets.
Condo Prices and HOA Costs in Davis CA
Understanding total monthly costs prevents budget surprises after purchase. Beyond mortgage principal and interest, Davis condo owners pay property taxes, insurance, and HOA fees that significantly impact affordability. According to Realtor.com Davis CA listings data from February 2025, median condo prices reached $475,000 with typical HOA fees ranging $200-$450 monthly depending on amenities.
Current Price Ranges by Size
Davis CA condo prices by bedroom count (February 2025):
- One-bedroom condos: $350,000-$450,000 (650-850 square feet)
- Two-bedroom condos: $425,000-$550,000 (900-1,200 square feet)
- Three-bedroom condos: $510,000-$650,000 (1,300-1,600 square feet)
- Luxury/newer construction: Add 10-20% premium for recent builds
- Age and condition impact: Deduct 8-15% for units needing significant updates
Location within Davis creates 15-25% price variations. Downtown and campus-adjacent condos command premiums while peripheral locations offer relative value. Age matters significantly, with pre-1990 construction averaging $350-$425 per square foot versus $425-$500 for post-2010 builds.
Attached garages add $30,000-$50,000 value compared to assigned parking spaces. Ground-floor units with private patios often price similarly to upper-floor units with better views and reduced noise. Buyers should evaluate personal priorities rather than assuming one configuration universally outperforms others.
HOA Fee Structures and What They Cover
HOA fees in Davis condos range dramatically based on included services and building amenities. Basic associations covering only exterior maintenance and insurance run $150-$250 monthly. Full-service communities with pools, clubhouses, and landscaping charge $300-$450 monthly.
Typical HOA fee inclusions:
- Exterior maintenance: Siding, roof, painting, gutters
- Landscape maintenance: Mowing, trimming, seasonal plantings
- Common area insurance: Building structure coverage
- Water and garbage: Often included in full-service communities
- Amenity maintenance: Pool service, fitness center upkeep
- Reserve contributions: Future major repairs like roof replacement
- Management fees: Professional HOA management company
Review HOA financial statements before purchasing. Healthy associations maintain reserve funds equaling 50-70% of annual operating budget. Deferred maintenance and inadequate reserves lead to special assessments, surprise bills of $5,000-$20,000 per unit for major repairs.
Total Monthly Cost Calculations
Example monthly costs for $475,000 Davis condo:
Purchase price: $475,000 Down payment (20%): $95,000 Loan amount: $380,000 Interest rate: 6.75% Monthly mortgage (P&I): $2,465 Property taxes (1.05%): $415 Homeowners insurance: $85 HOA fees: $325 Total monthly cost: $3,290
This total exceeds many rent payments for comparable units. However, owners build equity through mortgage principal reduction and property appreciation while benefiting from tax deductions. Renters receive no equity building despite similar monthly costs.
Property taxes in Davis average 1.05-1.15% of assessed value annually due to Yolo County base rates plus local bonds. Recent purchases pay taxes on current market value rather than grandfathered Proposition 13 assessments enjoyed by long-term owners.
Hidden Costs and Budget Considerations
Beyond monthly obligations, condo owners face periodic expenses requiring financial preparation. While HOAs handle exterior maintenance, interior repairs, appliances, and improvements remain owner responsibility. Budget $200-$300 monthly for these inevitable costs even when nothing currently needs attention.
Special assessments represent the biggest budget wildcard. If HOA reserves prove inadequate for major repairs, associations levy per-unit assessments covering shortfalls. Always review HOA meeting minutes from the past 2-3 years checking for assessment discussions or deferred maintenance concerns.
Expert Tip: Request HOA reserve study before purchasing. This professional analysis estimates the remaining useful life of major building components like roofs, HVAC systems, and pavement. Studies revealing components nearing end-of-life without adequate reserves signal potential special assessments within 2-3 years.
Vacancy costs affect investor calculations. Even Davis’s strong rental market experiences occasional turnover. Budget for 5-8% vacancy annually, meaning one month empty every 12-20 months. This gap includes actual vacancy plus turnover costs like cleaning, minor repairs, and marketing.
How to Buy a Condo in Davis CA
Purchasing a Davis condo requires navigating competitive markets, understanding condo-specific considerations, and moving efficiently when opportunities arise. The buying process combines standard home purchase steps with condo-unique elements like HOA review and shared ownership evaluation. Following this systematic framework positions you for success in Davis’s fast-moving market.
Step 1: Financial Preparation and Pre-Approval
Complete these financial tasks before shopping:
- Check credit scores and address any issues lowering scores below 720
- Calculate budget including down payment, closing costs, and moving expenses
- Gather documentation for mortgage pre-approval (pay stubs, tax returns, bank statements)
- Compare lenders getting rate quotes from 3-5 mortgage providers
- Obtain pre-approval letter showing sellers you’re serious, qualified buyers
- Establish target budget defining maximum monthly payment you’re comfortable carrying
Pre-approval letters dramatically strengthen offers in competitive situations. Sellers prioritize buyers with verified financing over those merely pre-qualified or lacking documentation entirely. In Davis’s tight market, missing pre-approval often eliminates buyers from consideration.
First-time homebuyers should explore available assistance programs. California Housing Finance Agency (CalHFA) offers down payment assistance loans up to 3.5% of purchase price. These programs help buyers enter the market sooner, though income and price limits apply.
Step 2: Property Search and Neighborhood Selection
Define must-have versus nice-to-have criteria before viewing properties. Must-haves might include two bedrooms, assigned parking, and bike access to UC Davis in under 15 minutes. Nice-to-haves could be updated kitchens, in-unit laundry, or pool access. Clear priorities prevent emotional decisions on properties missing essential features.
Work with experienced Davis real estate agents who understand local market nuances. Agents familiar with Davis neighborhoods, schools, commute patterns, and upcoming development provide invaluable guidance. They also access pocket listings and receive immediate notifications of new inventory before public listing sites.
Attend open houses even when not seriously interested in specific properties. This builds knowledge of what various price points offer, construction quality differences across decades, and how quickly properties move. After viewing 8-12 condos, buyers develop intuition for value and red flags.
Step 3: HOA and Building Due Diligence
Critical HOA documents to review:
- CC&Rs (Covenants, Conditions & Restrictions): Governing rules and limitations
- Bylaws: HOA operating procedures and voting processes
- Financial statements: Past 2 years showing income, expenses, reserves
- Meeting minutes: Past 12 months revealing disputes or major decisions
- Reserve study: Professional assessment of major component replacement timing
- Insurance declarations: Confirming adequate coverage for building and liability
- Pending litigation: Any lawsuits involving the HOA
- Special assessments: Current or planned extraordinary charges
These documents reveal whether the HOA maintains properties professionally and finances conservatively. Poorly managed associations create expensive headaches regardless of how nice individual units appear. Never waive document review contingencies even in competitive markets.
Pay attention to owner-occupancy ratios. Associations with over 50% rental units face difficulty securing conventional financing for new buyers. They also sometimes experience reduced maintenance standards as absentee landlords prioritize costs over quality.
Step 4: Making Competitive Offers
Davis condos receiving multiple offers require strategic bidding. According to Redfin February 2025 data, 68% of Davis homes sold above asking price, averaging 2.1% over list. Top-tier properties sometimes attract 5-8 offers with prices escalating 5-10% above asking.
Offer strategies for competitive Davis market:
- Start strong: Bidding significantly under asking rarely succeeds
- Limit contingencies: Remove or shorten inspection periods when comfortable
- Increase earnest money: Larger deposits (2-3%) show serious commitment
- Escalation clauses: Automatically increase offers up to maximum limit
- Personal letters: Share your Davis story and why the condo fits your life
- Flexible closing: Accommodate seller timeline preferences when possible
- Appraisal gaps: Commit to paying difference if appraisal comes low
Balance competitive positioning with financial prudence. Overpaying 10% to win a bidding war costs thousands in immediate equity and potentially complicates refinancing later. Walk away from properties where emotions override analysis.
Step 5: Inspection and Final Steps
Post-offer timeline and critical tasks:
- Schedule inspection within 7-10 days of acceptance (typical contingency period)
- Review HOA documents having attorney or agent analyze concerning provisions
- Finalize financing submitting complete loan application with chosen lender
- Order appraisal ensuring property values support loan amount
- Obtain insurance quotes confirming coverage availability and costs
- Final walkthrough verifying agreed repairs completed and property condition unchanged
- Review closing documents 3 days before closing examining all charges
- Close and receive keys completing purchase and beginning ownership
Condo inspections focus on unit-specific systems since HOAs handle exterior and structural elements. Inspectors evaluate HVAC, plumbing, electrical, appliances, windows, and interior conditions. While less extensive than single-family inspections, they still identify issues affecting value or safety.
Title insurance protects against ownership disputes or lien issues. Lenders require lender’s title insurance, but owners should purchase separate owner’s policies. This one-time expense (approximately 0.5% of purchase price) provides permanent protection against title defects.
FAQ
What is the average condo price in Davis CA?
The average condo price in Davis CA reached $475,000 in February 2025 according to Zillow and Realtor.com data. Prices range $350,000-$650,000 depending on size, location, age, and condition. Downtown and campus-adjacent condos command premiums while peripheral locations offer better value. Newer construction typically costs $425-$500 per square foot versus $350-$425 for pre-1990 units.
How much are HOA fees for Davis condos?
Davis condo HOA fees range $150-$450 monthly depending on included amenities and services. Basic associations covering exterior maintenance and insurance charge $150-$250 monthly. Full-service communities with pools, fitness centers, and comprehensive landscaping cost $300-$450 monthly. Always review HOA financial statements confirming adequate reserves preventing special assessments for major repairs.
Are condos in Davis CA good rental investments?
Davis condos make excellent rental investments due to UC Davis student and faculty demand. Occupancy rates consistently exceed 95% with minimal seasonal variation. Two-bedroom condos generate $2,200-$2,600 monthly rent producing 5.9-6.9% gross yields. After expenses including HOA fees and property taxes, net yields typically range 3.5-4.5%. Campus-adjacent properties command 15-20% rental premiums.
How competitive is the Davis condo market?
The Davis condo market remains highly competitive in 2025 with properties averaging 23 days on market and 98% receiving offers according to Redfin. Well-priced condos often attract multiple offers with final prices 2-10% above asking. Strong pre-approval letters, flexible terms, and quick decision-making help buyers succeed. Working with experienced local agents provides crucial advantages in competitive situations.
Conclusion
Condos for sale in Davis CA offer accessible entry into one of California’s most desirable communities. With median prices around $475,000, strategic buyers find opportunities for homeownership, investment income, or long-term appreciation in this vibrant college town. Understanding neighborhood differences, total monthly costs including HOA fees, and competitive buying strategies positions you for success in Davis’s dynamic real estate market.
Ready to explore condos for sale in Davis CA? Contact a local Davis real estate expert at livingindaviscalifornia.com for a free home-shopping consultation. Get personalized guidance, immediate access to new listings, and expert negotiation support helping you secure the perfect Davis condo.