Homes for sale near UC Davis offer unique advantages for students, faculty, families, and investors seeking property in one of California’s most bike-friendly communities. With a median home price of $838,000 as of May 2025, the Davis housing market combines academic excellence with small-town charm just 15 miles from Sacramento.
The UC Davis area housing market scored 82 out of 100 on Redfin’s competitiveness scale in 2025, reflecting strong demand despite recent price softening. This guide provides data-driven insights into current market conditions, top neighborhoods, buying strategies, and lifestyle factors that make Davis an exceptional place to call home.
Table of Contents
- UC Davis Housing Market Trends 2023–2025
- Top Neighborhoods for Homes Near UC Davis
- How to Evaluate and Buy Homes Near UC Davis
- Living Near UC Davis: Lifestyle and Amenities
- FAQ
- Conclusion
UC Davis Housing Market Trends 2023–2025
The Davis housing market experienced significant shifts between 2023 and 2025, with prices moderating after pandemic-era highs while sales volume increased. Understanding these trends helps buyers time their purchases strategically and negotiate from an informed position.
Answer Capsule: Davis median home prices reached $838,000 in May 2025, down 9.8% year over year according to Redfin data. Sales volume increased to 151 homes in August 2025 (up from 86 the previous year), while days on market extended to 23 days versus 8 days in 2024.
Price Trends and Market Statistics
Home prices near UC Davis decreased by 9.8% between May 2024 and May 2025, with the median sale price settling at $838,000 according to Redfin market analysis. This correction followed years of rapid appreciation driven by limited inventory and strong demand from university affiliates and Sacramento commuters.
Movoto reported August 2025 median prices at $799,495, representing slight monthly fluctuations typical in markets with relatively low transaction volumes. Individual neighborhoods show varied performance, with established areas like Wildhorse commanding $1,365,000 medians (up 46.1% year over year in July 2025) while newer developments like The Cannery offer entry points around $608,000 to $652,500.
Expert Tip: Watch for seasonal pricing patterns in Davis. The market traditionally strengthens in spring and summer when faculty relocations peak and families prefer moving before the academic year. Winter months often bring motivated sellers willing to negotiate on price and closing timelines.
UC Davis enrollment reached 41,239 students in fall 2024, creating sustained housing demand that stabilizes the market even during broader economic uncertainty. The university’s commitment to adding student housing (6,260 new beds in seven years including 1,500 at Orchard Park in fall 2023) has eased pressure on the rental market, with vacancy rates hovering around 4% as reported by Forward Pathway in February 2025.
Sales Volume and Market Conditions
Transaction volume in Davis increased substantially in 2025 despite price softening. Movoto reported 151 home sales in August 2025, representing a 75.6% increase from 86 sales the previous August. This surge suggests buyers are responding to improved affordability and viewing current prices as opportunities after years of being priced out.
Days on market extended from 8 days in 2024 to 23 days in May 2025 according to Redfin, indicating a shift from extreme seller leverage toward more balanced negotiations. Homes still sell relatively quickly compared to national averages, but buyers now have reasonable time for inspections and due diligence without facing immediate competition from multiple offers.
Mini-Case Example: Jennifer and Mark, a faculty couple relocating from UC Berkeley, found their South Davis home after three months of searching in early 2025. They secured their $875,000 purchase $25,000 below asking price by demonstrating financial strength and flexibility on the closing date, scenarios that were impossible during 2023’s frenzied market.
Redfin assigned Davis a competitiveness score of 82 out of 100, categorizing the market as “very competitive” despite recent cooling. This reflects underlying fundamentals including limited buildable land due to Measure J growth restrictions, consistently strong employment through UC Davis (Yolo County’s largest employer), and proximity to Sacramento job markets via Interstate 80.
Top Neighborhoods for Homes Near UC Davis
Davis neighborhoods offer distinct characteristics catering to different buyer priorities, from walkability to campus to family-oriented amenities. Understanding these differences helps buyers align housing choices with lifestyle needs and long-term satisfaction.
Answer Capsule: South Davis and Central Davis provide closest proximity to campus with established tree-lined streets and strong schools. North Davis features newer construction in Wildhorse and The Cannery, offering modern amenities and golf course access. Each area delivers unique value depending on commute priorities, home age preferences, and budget considerations.
South and Central Davis
South Davis homes appeal to faculty and staff seeking minimal commute times and established neighborhood character. The area features mature landscaping, tree-canopied streets, and proximity to both campus and downtown amenities. Redfin data shows South Davis median prices at $963,500 in August 2025, up 1.4% year over year, reflecting sustained demand for this convenient location.
Central Davis encompasses Old North Davis, Davis Manor, and Downtown areas, placing residents within walking or biking distance to campus gates. Properties here range from 1960s ranch homes to renovated Craftsman-style residences. Downtown living offers walkable access to the Saturday Farmers Market, independent shops along F Street, and cultural venues including the Mondavi Center for the Performing Arts.
Neighborhood Selection Checklist:
- Commute time to UC Davis campus or Sacramento employment
- School quality and district boundaries for families with children
- Home age and renovation needs versus move-in-ready condition
- Bike lane access and connectivity to greenbelts
- Property tax rates and Mello-Roos obligations in newer developments
- HOA fees and restrictions in planned communities
The Davis Joint Unified School District serves South and Central Davis with highly rated elementary and secondary schools. Parents prioritize attendance boundaries when selecting homes, as schools like Korematsu Elementary and Davis Senior High School (rated A+ on Niche) influence property values significantly.
North, West, and The Cannery
North Davis attracts buyers seeking newer construction and modern floor plans. The Wildhorse neighborhood commands premium pricing at $1,365,000 median (July 2025, Redfin), reflecting 2000s-era homes with golf course proximity and the Wildhorse Golf Club’s 18-hole championship course. Established greenbelt systems connect residential areas with Northstar Park and recreation facilities.
The Cannery represents Davis’s newest major development, offering contemporary architecture and energy-efficient construction. Prices in The Cannery range from $608,000 to $652,500 for condos and townhomes built between 2015 and 2020. The community features pocket parks, agricultural buffers preserving open space character, and bike-friendly design aligning with Davis’s platinum-level bicycle community status.
Case Study Comparison: Student Investor versus Family Buyer
Student Investor Profile: Sarah purchased a three-bedroom condo in The Cannery for $625,000 in March 2025, renting two bedrooms to graduate students while occupying the third. Monthly rental income of $2,400 covers 87% of her mortgage payment, effectively reducing her housing cost to $390 monthly. She prioritized proximity to campus (2.5 miles) and low-maintenance townhome living that doesn’t require yard work during demanding academic schedules.
Family Buyer Profile: The Rodriguez family chose a four-bedroom single-family home in Wildhorse for $1.2 million in April 2025, prioritizing Davis Joint Unified schools and a backyard for their two children. They valued the established neighborhood’s mature trees, proximity to Slide Hill Park’s concrete slide attraction, and golf course views despite the higher price point and 3.5-mile distance from campus.
West Davis neighborhoods including Village Homes offer distinctive cooperative community living with solar orientation and edible landscaping throughout common areas. These areas attract environmentally conscious buyers willing to embrace unique architectural styles and community governance structures not found in conventional subdivisions.
How to Evaluate and Buy Homes Near UC Davis
Purchasing property near UC Davis requires understanding both standard home-buying procedures and Davis-specific factors including Measure J restrictions, university employment cycles, and bike-centric transportation patterns. Strategic buyers leverage local expertise and market timing to secure optimal terms.
Answer Capsule: Successful UC Davis area buyers start by securing pre-approval, researching neighborhood school boundaries, and evaluating bike commute feasibility. Working with Davis-specialist realtors provides access to off-market opportunities and insights into seasonal pricing patterns driven by academic hiring cycles.
Home-Buying Checklist and Criteria
Davis property evaluation extends beyond standard inspection items to include factors unique to university communities. Buyers should assess proximity to bike paths (Davis offers 102 miles of bike lanes plus 63 miles of additional pathways per The Aggie, May 2024), parking availability for vehicles if needed, and rental potential given the student population of 41,239 as of fall 2024.
Energy efficiency matters significantly in Davis’s climate, with summer temperatures regularly exceeding 100°F. Homes with solar panels, whole-house fans, and mature shade trees command premium pricing while reducing long-term utility costs. The city’s commitment to sustainability (platinum-level Bicycle Friendly Community since 2005) influences building standards and buyer priorities.
Strategic Buying Checklist:
- Obtain mortgage pre-approval with Davis-area lender familiar with university employment verification
- Research school attendance boundaries using Davis Joint Unified School District maps
- Calculate total housing costs including property taxes, Mello-Roos, HOA fees, and insurance
- Evaluate bike commute routes using City of Davis bike maps showing protected lanes
- Assess rental income potential for extra bedrooms or ADUs
- Review neighborhood crime statistics (Davis maintains low crime with CAP Index Score of 3 out of 10)
- Schedule property inspections during academic year to assess student-related noise impacts
Expert Tip: Coordinate home searches with UC Davis hiring cycles. Faculty positions typically receive offers between March and May, creating competition spikes in late spring and summer. Buyers with flexibility might find better deals in fall and winter when fewer university-related relocations occur.
Measure J requires voter approval for development on agricultural land, severely restricting new construction and maintaining housing scarcity. This policy creates long-term price support but limits inventory, making off-market opportunities particularly valuable. Experienced Davis realtors maintain networks that surface properties before public listing.
Case Study: Student versus Family Buyer
Young professionals and graduate students often approach Davis real estate differently than families establishing roots. Understanding these varied strategies helps buyers identify the approach matching their circumstances.
A 2025 survey of Davis homebuyers by Forward Pathway revealed that 34% purchased primarily for investment purposes, planning to rent to students while pursuing advanced degrees. These buyers prioritized properties within two miles of campus, accepting older construction and deferred maintenance in exchange for location and rental income potential.
Family buyers represented 51% of transactions, focusing on Davis Joint Unified School District boundaries and long-term appreciation potential. These purchasers typically held properties seven to twelve years, valuing stable neighborhoods, low crime rates, and community amenities including parks, farmers markets, and cultural events at the Mondavi Center.
The remaining 15% of buyers included retirees drawn to Davis’s walkable downtown, medical facilities at Sutter Davis Hospital, and intellectual community atmosphere. This demographic often downsized from larger homes while maintaining access to UC Davis cultural offerings including lectures, performances, and continuing education programs.
Living Near UC Davis: Lifestyle and Amenities
Davis delivers quality of life that extends beyond housing to encompass education, recreation, and transportation infrastructure. These lifestyle factors influence both daily satisfaction and long-term property values for residents across all demographic groups.
Answer Capsule: UC Davis ranks #32 in National Universities and #9 among Top Public Schools according to U.S. News 2026 rankings. Residents enjoy platinum-level bicycle infrastructure with 102 miles of bike lanes, highly rated K-12 schools in Davis Joint Unified School District, and cultural amenities including farmers markets and Mondavi Center performances.
Schools, Work, and Transit
UC Davis achieved #32 ranking among National Universities in U.S. News & World Report’s 2026 Best Colleges rankings, also placing #9 among Top Public Schools. The Wall Street Journal ranked UC Davis #13 overall in 2025, emphasizing graduate employment outcomes and salary data. These rankings enhance property values by attracting faculty, researchers, and families prioritizing educational access.
Davis Joint Unified School District serves local K-12 students with schools consistently earning A ratings on Niche and GreatSchools platforms. Davis Senior High School holds an A+ Niche rating and 10/10 GreatSchools score, with strong college preparation programs sending graduates to top universities nationwide. Elementary schools including Korematsu and Willett earn similar recognition for academic performance.
Transportation Infrastructure Highlights:
- Platinum-level Bicycle Friendly Community designation since 2005 (League of American Bicyclists)
- UC Davis maintains Platinum-Rated Bicycle Friendly University status
- 102 miles of bike lanes plus 63 miles of multi-use pathways
- Unitrans double-decker and natural gas bus fleet serving campus and city
- Yolobus regional connections to Sacramento and Solano County
- Amtrak Capitol Corridor service to Sacramento and San Francisco Bay Area
- Interstate 80 access providing 15-minute commutes to Sacramento
The combination of car-optional lifestyle and excellent transit creates unique housing value. Many Davis residents maintain single-car households or go car-free entirely, reducing transportation costs while enjoying health benefits of active commuting. This bike-centric culture particularly appeals to environmentally conscious buyers and those seeking walkable community character.
Recreation and Quality of Life
Davis residents access extensive recreational amenities supporting active outdoor lifestyles year-round. The city maintains 50+ parks including Slide Hill Park’s iconic concrete slide, Community Park’s aquatic center, and neighborhood pocket parks integrated throughout residential areas. The Wildhorse Golf Club offers an 18-hole championship course on 170 acres of reclaimed walnut orchard.
Saturday Farmers Market anchors downtown Davis from 8 a.m. to 1 p.m. year-round, featuring local produce, artisan foods, and community gathering. The market exemplifies Davis’s agricultural heritage and commitment to sustainable local food systems, attracting residents and visitors throughout Yolo County.
Mini-Case Example: Tom and Lisa relocated from Los Angeles to Davis in 2024 for Tom’s faculty position in the College of Engineering. They purchased a South Davis home specifically for car-free living, with Tom biking 1.2 miles to campus daily via protected bike lanes. The family’s transportation costs dropped from $1,200 monthly (car payments, insurance, gas, parking) to $150 (bike maintenance, occasional Uber), redirecting savings toward mortgage payments and college funds.
Cultural amenities include the Mondavi Center for Performing Arts hosting world-class performances, lectures, and exhibitions. UC Davis museums including the Bohart Museum of Entomology and UC Davis Arboretum and Public Garden provide free educational entertainment. The university’s academic calendar creates year-round programming accessible to community residents.
Davis’s small-town atmosphere combined with university resources creates unique advantages for families, professionals, and retirees. Low crime rates (CAP Index Score 3 out of 10 compared to national average of 4), excellent schools, and engaged community culture support property value stability even during broader economic fluctuations.
FAQ
What is the average home price near UC Davis in 2025?
The median home price in Davis reached $838,000 in May 2025 according to Redfin, down 9.8% from the previous year. Neighborhood prices vary significantly, with The Cannery offering entry points around $608,000 while Wildhorse commands $1,365,000 medians. Average days on market extended to 23 days versus 8 days in 2024.
What are the best neighborhoods for UC Davis faculty and staff?
South Davis and Central Davis provide shortest commutes to campus, with median prices around $875,000 to $963,500. Faculty often prioritize these areas for walkability and bike access. North Davis neighborhoods including Wildhorse offer newer construction at higher price points, appealing to those valuing modern amenities over proximity.
Is Davis California a good place to invest in rental property?
Davis offers stable rental demand driven by 41,239 UC Davis students and limited housing supply due to Measure J growth restrictions. Multi-family units yield 5% to 7% according to What’s My Cash Flow analysis (August 2024). Investors should consider property management costs and seasonal vacancy patterns aligning with academic calendars.
How competitive is the Davis housing market in 2025?
Redfin assigned Davis a competitiveness score of 82 out of 100, categorizing it as “very competitive” despite recent cooling. Sales volume increased 75.6% year over year (151 homes sold in August 2025 versus 86 in August 2024), while extended days on market provide buyers more negotiating power than during 2023’s peak frenzy.
Conclusion
Homes for sale near UC Davis present compelling opportunities for buyers seeking quality education, bike-friendly infrastructure, and stable property values supported by university employment. The 2025 market correction improved affordability while maintaining competitive conditions that reward prepared, strategic buyers.
Understanding neighborhood characteristics, market timing, and Davis-specific factors including Measure J restrictions and academic hiring cycles positions buyers for successful purchases. Whether prioritizing campus proximity, school quality, or investment returns, the Davis market offers options across price points from $608,000 entry condos to $1,365,000 established single-family homes.
Explore current homes for sale near UC Davis and book a private tour with our local experts at Living In Davis California. Contact Anna Aljabiry at 530.400.0496 or visit LivingInDavisCalifornia to start your home search today.