Davis California real estate offers exceptional opportunities for homebuyers, families, and investors seeking quality living near UC Davis. With a median home price of $838,000 as of May 2025 according to Redfin, the market remains competitive yet accessible. Homes typically receive 2 offers and sell within 23 days, creating urgency for prepared buyers.
The Davis market stands out for its highly rated school district, bike-friendly infrastructure, and proximity to Sacramento. UC Davis enrolled 41,239 students in fall 2024, driving consistent rental demand while new on-campus housing eased pressure on the local market. Whether you’re seeking single family homes, condos, or investment properties, Davis delivers strong fundamentals and long term value.
Table of Contents
- Understanding the Davis Housing Market and Median Home Price
- School District Excellence and Family Neighborhoods
- Single Family Homes and Square Feet Pricing
- Homes for Sale Near UC Davis
- Condos for Sale Davis CA
- Real Estate for Rent: Apartments and Market Trends
- FAQ
- Conclusion
Understanding the Davis Housing Market and Median Home Price
The Davis California real estate market showed mixed signals in 2025, with prices adjusting after years of rapid growth. Current data reveals both opportunities and challenges for different buyer segments in this college town market.
The median home price in Davis reached $838,000 in May 2025 per Redfin data, down 9.8% year over year. Price per square foot averages $498, with homes selling in 23 days compared to just 8 days last year.
Davis Housing Market Trends
Multiple data sources confirm Davis home values hover between $799,000 and $866,025 depending on methodology and timing. Zillow reports the average home value at $866,025 in 2025, down 4.9% annually. RealtyTrac places the median at $825,000 based on recent transactions, while WalletInvestor projects values reaching $898,881 by 2030, representing potential 11.58% appreciation over five years.
The market shifted from intense competition in 2023 to more balanced conditions. Days on market increased from 8 to 23 days year over year according to Redfin. Sales volume dropped slightly, with 44 homes sold in May 2025 versus 46 the previous year. This cooling provides buyers more negotiating power than seen in recent years.
Expert Tip: Monitor quarterly price trends rather than monthly fluctuations. Davis prices typically stabilize during summer when student housing demand peaks, creating predictable seasonal patterns for strategic buyers.
Market Growth Forecast 2025
Forward looking indicators suggest steady appreciation ahead. The Davis Vanguard reported in March 2025 that median prices exceeded $800,000, making Davis one of the region’s most expensive markets. Limited single family home development over two decades constrains supply, supporting long term price stability despite short term corrections.
Migration data from Redfin shows 66% of Davis homebuyers search within the metro area, indicating strong local demand. San Francisco, Houston, and Los Angeles residents lead inbound searches, drawn by Davis schools and UC Davis connections. Conversely, 34% of Davis residents search outside the area, with Boise, Dallas, and Nashville as top destinations.
The city faces structural challenges including Measure J/R/D growth restrictions and lengthy approval processes that limit new construction. These factors historically maintain upward price pressure during economic expansions. For investors, this supply-constrained environment rewards patient capital deployed in quality properties near amenities.
School District Excellence and Family Neighborhoods
Davis Joint Unified School District ranks among California’s elite, making family-friendly neighborhoods highly desirable. Educational quality directly impacts property values and neighborhood character throughout the city.
Davis Joint Unified School District serves 8,350 students with a 93% graduation rate and ranks #145 of 1,910 California districts. Math proficiency reaches 61% versus the state average of 34%, while reading scores hit 69% against 47% statewide.
Best Neighborhoods Near UC Davis
North Davis neighborhoods including Northstar, Grande, and Covell Park attract families seeking modern amenities and school access. The Cannery development features contemporary homes with walkable retail and community spaces. These areas offer convenient bike routes to Davis Senior High School, ranked #89 of 2,323 California high schools by SchoolDigger.
East Davis communities like Wildhorse, Mace Ranch, and Lake Alhambra provide established family enclaves. Wildhorse features a golf course and mature landscaping, while Mace Ranch offers varied home sizes near shopping. Lake Alhambra delivers intimate neighborhood character with easy freeway access. According to AreaVibes, these rank among Davis’s most livable neighborhoods based on school quality and crime rates.
Central Davis neighborhoods including Old North Davis and Downtown appeal to families valuing walkability and historic charm. Proximity to Farmer’s Market, Davis Food Co-op, and cultural amenities creates vibrant community life. West Davis areas like Village Homes pioneer sustainable design with edible landscaping and solar orientation, attracting environmentally conscious buyers.
Mini-Case Study: A family relocating from Berkeley in 2024 chose Wildhorse for its elementary school access and bike-friendly streets. Their 4-bedroom home appreciated 3% in value within 9 months despite market softening, demonstrating how top-tier school zones maintain value during corrections.
Neighborhood Selection Checklist:
- Verify elementary school boundaries via Davis Joint Unified website
- Test bike commute routes to campus and downtown during peak hours
- Research neighborhood associations and community events calendars
- Check proximity to parks, libraries, and recreation centers
- Evaluate access to Interstate 80 for Sacramento commutes
Local Lifestyle and Amenities
Davis culture centers on sustainability, outdoor recreation, and community engagement. The city maintains the most bike-friendly infrastructure in America, with over 100 miles of bike paths connecting neighborhoods. Wednesday and Saturday Farmer’s Markets anchor social life, featuring local produce, food trucks, and live music.
UC Davis influence permeates beyond campus. The Mondavi Center hosts world-class performances, while the Arboretum provides 100 acres of gardens and trails. Davis residents enjoy 15 to 20 minute commutes to downtown Sacramento via Interstate 80 or Amtrak Capitol Corridor service, balancing small town living with big city access.
Single Family Homes and Square Feet Pricing
Single family residences dominate Davis real estate, though new construction remains limited by growth policies. Understanding pricing per square foot helps buyers evaluate value across diverse property types.
Average single family home prices in Davis reach $960,213 based on 2025 data, with living space priced at $504 per square foot. New construction scarcity and desirable locations command premium pricing above citywide averages.
Home Prices by Area
Geographic location significantly impacts per-square-foot pricing within Davis. Downtown and Old North Davis properties command $550 to $600 per square foot due to walkability and historic character. These neighborhoods feature smaller lots with vintage charm and mature trees, appealing to professionals and empty nesters.
East Davis neighborhoods like Wildhorse and Mace Ranch average $480 to $520 per square foot, offering larger floor plans and modern amenities. South Davis properties near El Macero reach premium pricing for golf course access and spacious lots. West Davis homes in Village Homes attract sustainability-focused buyers willing to pay $525 to $575 per square foot for energy efficiency and community design.
The Davis Vanguard reported that median home prices exceeding $800,000 strain first-time buyers and young families. Limited single family development since 2005 concentrated supply in existing neighborhoods, inflating prices relative to nearby Woodland and Dixon where options under $600,000 remain available.
Buying vs Renting Insights
Financial analysis reveals renting often costs less monthly than mortgage payments at current prices and interest rates. With median rents around $2,200 monthly per Zumper August 2025 data, renters avoid property taxes, insurance, and maintenance totaling thousands annually.
However, ownership builds equity through appreciation and principal reduction. Zillow data showing 4.9% annual depreciation in 2024 reversed historical trends, creating entry points for strategic buyers. Homeowners also benefit from fixed housing costs while rents increased 1.6% year over year according to UC Davis surveys.
The rent versus buy decision depends on the timeline and financial resources. Buyers planning 5 plus years typically benefit from ownership despite higher initial costs. Renters gain flexibility for career changes or relocations, particularly relevant for UC Davis faculty and postdocs. Calculate breakeven using online tools accounting for down payment, mortgage rates, and projected appreciation.
Property Investment Tips:
- Target neighborhoods near planned infrastructure improvements
- Consider duplexes or properties with ADU potential for rental income
- Analyze cash flow using conservative 4% vacancy and 1% annual maintenance assumptions
- Review historical appreciation in specific zip codes using RealtyTrac data
- Consult tax professionals about depreciation benefits and 1031 exchange strategies
Davis CA Real Estate Market Guide 2025 | Homes & Condos
Homes for Sale Near UC Davis
UC Davis proximity drives significant demand from faculty, staff, graduate students, and parents purchasing for undergraduate housing. Properties within biking distance to campus maintain premium valuations.
Homes near UC Davis typically sell above citywide medians due to rental income potential and institutional employment stability. Areas like West Davis, Old North Davis, and Olive Drive offer walkable or short-bike commutes attracting academic professionals.
Property Investment Tips
Investment properties near campus benefit from consistent student demand despite recent market shifts. UC Davis housing expansion adding 6,260 beds since 2017 eased acute shortages, yet 59% of students still live off campus. This creates ongoing rental demand, particularly for properties accommodating multiple tenants.
Successful investors target 3 to 5 bedroom homes within 2 miles of campus, marketed to graduate students or faculty. Properties near Mondavi Center or the Tercero residence halls capture overflow from guaranteed freshman housing. Analyzing rental comps through platforms like Apartments.com and UC Davis Community Housing Listings establishes realistic income projections.
Vacancy risk decreased with the fall 2024 apartment vacancy rate reaching 4%, the highest since 2017 per UC Davis surveys. While this suggests softening, rates remain tight by national standards. Smart investors underwrite for 8% vacancy to buffer economic cycles and student enrollment fluctuations.
Real Estate Agent Guidance
Selecting the right Davis real estate agent proves critical for navigating this unique market. Anna Aljabiry Real Estate brings 13 years of local expertise, with 92% of business from referrals and 100% five-star reviews across Google, Zillow, Yelp, and Redfin platforms.
Experienced agents understand nuances like UC Davis academic calendars affecting listing timing, neighborhood characteristics influencing family decisions, and city growth policies impacting future development. They access off-market opportunities and provide transaction coordination essential for smooth closings.
When interviewing agents, verify local market knowledge through specific questions about recent sales in target neighborhoods, days on market trends, and comparable properties. Request marketing plans showing professional photography, targeted advertising, and negotiation strategies. Anna Aljabiry’s proven system helped 280 plus clients navigate Davis real estate successfully.
Condos for Sale Davis CA
Condos provide affordable entry points into Davis real estate, appealing to first-time buyers, downsizing empty nesters, and investors seeking turnkey properties with lower maintenance.
Davis condos sold for a median $525,000 per Redfin, averaging $456 per square foot. Developments in Wildhorse, The Cannery, and near UC Davis offer modern amenities with HOA services reducing ownership burdens.
Condo Market Analysis
Condo inventory totals approximately 205 units as of September 2025 data, representing smaller market share than single family homes. Properties range from $379,000 to $748,000, accommodating diverse budgets. Average days on market reach 33 days, slightly longer than single family homes due to smaller buyer pools.
Popular condo communities include Wildhorse Condominiums with golf course views, The Cannery offering new construction with 10-foot ceilings and modern finishes, and La Buena Vida in North Davis featuring community amenities. These developments attract UC Davis faculty, medical professionals at UC Davis Medical Center, and retirees seeking maintenance-free living.
HOA fees typically range $250 to $450 monthly, covering exterior maintenance, landscaping, insurance, and sometimes water/trash services. Buyers should review HOA budgets for adequate reserves and special assessment history. Well-managed associations maintain property values and reduce unexpected expenses.
Condo Versus Single Family Comparison
Condos offer distinct advantages including lower purchase prices, reduced maintenance responsibility, and access to shared amenities like pools and fitness centers. They suit buyers prioritizing convenience over yard space and customization freedom.
Single family homes provide greater privacy, no shared walls, and potential for home office space critical for remote workers. Families with children often prefer yards for play areas and pet ownership. Investment returns may favor single family properties in appreciating neighborhoods, though condos generate acceptable yields with lower capital requirements.
Tax treatment differs slightly, with condo HOA fees partially deductible for rental properties but not owner-occupied units. Maintenance costs average lower for condos due to shared responsibility, though HOA fee increases reduce this benefit over time. Analyze total cost of ownership including opportunity cost of higher down payments for single family properties.
Real Estate for Rent: Apartments and Market Trends
Davis rental market experienced significant shifts in 2024 and 2025 as UC Davis housing expansion and changing enrollment patterns altered supply-demand dynamics.
Answer Capsule: Average market-rate rent reached $2,762 monthly in fall 2024 per UC Davis surveys, up 1.6% annually. Apartment vacancy improved to 4%, the highest since 2017, providing tenants more options and stabilizing rent growth after years of rapid increases.
Rental Market Conditions
The rental landscape transformed dramatically from 2023’s housing crisis when students camped overnight for leases. Forward Pathway reported in February 2025 that UC Davis added over 6,260 beds since 2018, including 1,500 beds at Orchard Park in fall 2023. The Segundo Infill Project will deliver 500 additional beds by fall 2027.
This supply expansion coincided with enrollment growth to 41,239 students in fall 2024, up 0.9% annually. However, 41% now live on campus versus 35% previously, reducing off-campus pressure. Nearly 30% of landlords reported decreasing rents in 2024 compared to just 10% the prior year, signaling market rebalancing.
Zumper data shows median rent at $2,200 for all bedroom counts in August 2025, 10% above national averages. Price per square foot averages $2.19, reflecting Davis’s higher cost structure. RentCafe reports average apartment size at 949 square feet, accommodating most single professionals and couples.
Apartments for Rent Davis
Rental inventory concentrates in purpose-built student housing near campus and family-oriented complexes in North and East Davis. Properties leased by-the-bed increased 41% from 2,611 units in 2023 to 3,674 in 2024, now representing 35% of market-rate apartments.
By-the-bed leasing appeals to students seeking individual contracts without roommate liability. Traditional unit leasing remains common for families and professionals, with concentrations in established neighborhoods. The vacancy survey captured 11,144 rental units representing 84.5% of Davis multifamily housing stock.
Amenities increasingly include high-speed internet, in-unit washer-dryer, fitness centers, and study lounges catering to UC Davis affiliates. Properties near campus command premiums, while South Davis and West Davis units offer quieter environments at lower rates. Landlords now offer move-in specials and incentives reflecting increased competition.
Expert Tip: Lease timing matters in Davis. Sign in late winter or early spring for best selection and rates, as the market tightens approaching fall quarter move-in. Avoid September leases when options dwindle and prices peak.
FAQ
What is the median home price in Davis California in 2025?
The median home price in Davis California reached $838,000 in May 2025 according to Redfin, down 9.8% from the prior year. Zillow reports average home values at $866,025 while other sources range from $799,000 to $825,000 depending on methodology and timing.
Are Davis CA schools good for families?
Yes, Davis Joint Unified School District ranks #145 among 1,910 California districts with 93% graduation rates. Math proficiency hits 61% versus 34% statewide, and reading scores reach 69% against California’s 47% average. Davis Senior High ranks #89 of 2,323 state high schools.
What is the rental market like near UC Davis?
The Davis rental market improved in 2024 with vacancy rates reaching 4%, the highest since 2017. Average rent stands at $2,762 monthly per UC Davis fall 2024 surveys, up just 1.6% annually. Nearly 30% of landlords decreased rents compared to 10% previously, signaling market stabilization.
How competitive is the Davis California real estate market?
The Davis market remains competitive but cooled from peak intensity. Homes receive an average of 2 offers and sell in 23 days according to May 2025 Redfin data, compared to 8 days the previous year. This provides buyers more time for due diligence and negotiation.
Conclusion
Davis California real estate offers compelling opportunities across price points and property types for 2025 buyers and investors. The market’s adjustment from peak valuations creates entry points while maintaining strong fundamentals. Elite schools, UC Davis stability, and limited supply support long term appreciation despite short term price softening.
Families benefit from top-rated Davis Joint Unified schools and bike-friendly neighborhoods fostering active lifestyles. Investors find consistent rental demand near campus despite increased on-campus housing. First-time buyers discover condo options below median prices, while move-up buyers access premium single family homes in established areas.
Success requires working with experienced local professionals who understand Davis nuances and neighborhood dynamics. Market timing, property selection, and negotiation strategy separate optimal outcomes from mediocre results in this competitive yet accessible market.
Next Step: Explore homes, condos, and investment opportunities in Davis, California with Anna Aljabiry Real Estate. Contact us at 530.400.0496 or visit LivingInDavisCalifornia.com to access exclusive listings, market insights, and personalized guidance for your real estate journey.