Livermore is California’s oldest wine region, founded in 1869 by farmers and ranchers looking for some peace and quiet. “Everyone is very laid back here,” says Chester Hall, a longtime Realtor and Broker with Keller Williams Tri-Valley Realty. This relaxed pace never left this town 45 miles east of San Francisco, and its 88,000 current-day residents can still saunter into vineyards for a tasting or two. But Livermore isn’t entirely stuck in time: farmland on the area's southern end transitions into large-scale suburbs in the heart of the city, where a newly renovated downtown blends cowboy roots with modern entertainment. Homes here are usually within a few miles of local shops and restaurants, and the community is just as close. “People here appreciate the small town feel and get to know each other,” says Natalie Swanson, a Livermore native and Team Owner at Swanson Real Estate Team. “Your scenery is gorgeous, too, with the Diablo Range to the north and the San Jose foothills to the south.” As a prime research and development hub, Livermore is also home to two US Department of Energy National Laboratories. Of these, the Livermore National Laboratory is the largest employer in the city, employing 15 percent of the population.
A Winemaker at Steve Winery is busy tending to their wine barrels.
A paint and wine tasting class takes place at McGrail Winery in their large barrel room venue.
A relaxed environment and friendly atmosphere are what Longevity Winery is known for.
Nearby parks offer playgrounds and trails for endless outdoor adventures near home.
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Al-fresco dining and longstanding wineries
On the city’s west side is the expansive San Francisco Premium Outlets. It boasts over 180 chain and luxury brands, including Gucci, Coach and Prada. Downtown Livermore has boutiques and specialty shops selling everything from cowboy boots to comic books. Restaurant options, especially those with alfresco dining, are abundant in the city, particularly along downtown’s First Street. Cuisines range widely, from New American food to international varieties. One downtown restaurant, Range Life, was selected for first-time inclusion on the Michelin Guide Bib Gourmand list for 2021. It serves creative, seasonal modern fare in a rustic-chic interior space. Along with having numerous breweries, Livermore is a wine destination with 3,000 acres of vineyards. “We are home to some of California’s oldest wineries, and there are about 50 wineries in Livermore,” says Hall. “It wasn’t Napa Valley but actually Livermore Valley that was the first American region to win a Gold Medal in Paris.” The city claimed this title at the Paris Exposition in 1889.
Come taste the wines of Garré Vineyard from their knowledgeable hostess.
Enjoying Garre Vineyards' wine and live music for the perfect Wednesday night.
Sipping wine with friends at the street fair. Cheers to good times and great company.
Mozart, Earhart & Me is a gift shop with unqiue items located in Downtown Livermore.
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Community parks, trails and downtown entertainment
Livermore has 31 community parks, including the Horseshoe-shaped Stockmen’s Park in the heart of downtown. This site opened in 2018 and honors the area’s ranching and veteran history. South of this is Robertson Park, one of the more extensive community parks with walking paths, a modern playground and full-scale football and soccer fields. Some of the largest area parks in the greater Livermore Valley region are just outside the city. Three miles south of downtown is Sycamore Grove Park, a 775-acre park with hiking, biking and horseback riding trails. Nearby Del Valle Regional Park has 4,395 acres to explore, including 700-acre Lake Del Valle. It also connects to 28 miles of backcountry hiking via the Ohlone Wilderness Trail. Seven miles north of downtown, the landscape shifts to mostly dry grassland at Brushy Peak Regional Preserve, but wildflowers and juniper trees give that pop of color. The City of Livermore, in conjunction with Livermore Area Recreation and Park District, keeps these recreational spaces operational: after a slew of winter storms in 2023, a $225,000 project in Sycamore Grove Park has repaired three of its most used trails.
A couple grooves to Tuesday Tunes alongside Lunafish.
Livermore's perfect day: cycling scenic routes and sipping local craft brews.
The Bankhead Theater hosts diverse performances in downtown Livermore.
There's no bogging down the bikes at the well groomed Club Moto track in Livermore.
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High-demand housing market and condo expansion
The median sale price in Livermore is $1,175,000 as of October 2024. This is 30% higher than the state average and 172% higher than the national average, but compared with neighboring Pleasanton, prices are 35% less expensive. Livermore’s prices are up 3% from last year, though, as the area begins to get more traction: most homes are selling in just 19 days, compared to the national average of 44 days. The lowest listing is a one-bedroom condo for $340,000 as of October 2024, and the highest is a hillside vineyard home for $8,400,000. These higher tags concentrate on the outskirts of town, toward the southern hills, while budget-friendly options cluster south of downtown near Parkway Park. More condo opportunities will continue to arrive, as City Council approved Shea Homes’ 4,000-unit development and DeNova Homes’ 172-unit complex in 2023.
The majority of homes in Livermore, about 39 percent, were built between 1960 and 1979. While larger estates, especially those near the vineyards, are Mediterranean in style, the bulk of Livermore’s housing styles tend to be more uniform. “Before WW2, there were more classic bungalows around here, after the war, the whole area became tract homes and sort of a single-story ranch sprawl. That’s the vibe of most of this area,” Hall says.
Modern apartments and condos in Downtown Livermore offer urban living amidst city charm.
Enjoy the spacious layouts of ranch-style homes, perfect for family gatherings and relaxation.
Classic cars and family fun make this Car Show a highlight in Downtown Livermore.
Portola Glen: a serene neighborhood with easy access to local shops and amenities.
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A-rated education at Livermore Valley Schools
Serving almost 14,000 students across 15 campuses, Livermore Valley Joint Unified School District is rated an A-minus by Niche, and California has awarded its schools nine gold ribbons since 2015. The district’s three most highly rated options are Lawrence Elementary, Emma S. Smith Elementary and Granada High School, all of which get an A rating. High school students can enroll in STEM pathways and the Green Engineering Program, which offers hands-on field experience and apprenticeships. On the north side of town, Las Positas College educates almost 8,500 students and focuses on technical training.
Main commuting highways, bike lanes and light rail options
Interstate 580 borders the city, leading into Oakland, about 35 miles away and connecting to Interstate 80 for driving into San Francisco. The area is also bordered by Route 84, which connects south with Interstate 680, heading into San Jose, 33 miles away. Several bus stops are located throughout the area, provided by the Livermore Amador Valley Transit Authority system. Commuters may also take the hour-long ACE Rail to travel to Silicon Valley or head roughly 8 miles to the Dublin/Pleasanton BART Station for another light rail option. For domestic and international flights, the San Francisco Bay Oakland International Airport is less than 30 miles west, while the San Jose Mineta International Airport is a little over 30 miles south.
Since Livermore is only 25 square miles, the area is considered highly walkable. This is especially true for residents who live close to the city’s many multiuse paths or the downtown district. Designated bike lanes are common on major roadways, such as Arroyo Road and Stanley Boulevard, and surrounding parks have plenty of mountain biking options. The city is working year by year to enhance its infrastructure, and in 2022, crews resurfaced six miles of roads, designed four miles of buffered bike lanes and enhanced seven intersections.
A primarily warm and dry climate, plus lower-than-average crime rates
Livermore’s climate includes warm, dry summers and cooler, wet winters. “We have a short, foggy season in this area, then it becomes dry and sunny starting the first of March and into November,” Hall says. The average high temperatures range from the mid-50s in winter to the mid-80s in summer, while average low temperatures range from the mid-30s to the upper 50s. However, Livermore recently experienced an excessive heat wave in the summer of 2024, with some days above 100 degrees. Wildfires commonly result outside of town. After thousands of lightning strikes struck Northern California in 2020, a fire broke out in Sycamore Grove Park and burned 180 acres of grassland and oak savannah; August 2023 brought two brush fires to the San Jose foothills, burning around 25 acres. The City of Livermore adopted the 2022 Climate Action Plan in November 2022, and some of its goals are to acclimatize to extreme weather, arrange renewable energy and cut greenhouse gas emissions. The plan will use community strengths, such as top-rated scientists at Lawrence Livermore National Library.
According to 2022 FBI statistics, crime incidents totaled 1,786 in Livermore. This rate per 100,000 people is 26% below the state average and 10% below the national average, but compared with neighboring Pleasanton, rates are 11% higher. There were 190 incidents of violent crime and 1,596 incidents of property crime, the most common being theft at 1,204. Crimes concentrate along Stanley Boulevard toward downtown and along I-580; they also cluster in northeast regions, such as Ulmar and Springtown. As part of their community-centered approach to combat crime, the Livermore Police Department runs the 10-week-long Community Police Academy and hosts events like Halloween’s Trunk or Treat.
Downtown performances and annual community events
Livermore is full of cultural offerings; with its symphony orchestra, opera company, multiple dance companies and award-winning Shakespeare and performing arts company. The 507-seat Bankhead Theatre in downtown hosts concerts, operas and ballets throughout the year, while two miles south, costumed guides give public tours of Ravenwood Historical Site. Downtown is also where most of the city’s events take place. These include summer park concerts, fall festivals, holiday parades and community art walks. These activities have been made possible by the Livermore Downtown Specific Plan, which has revitalized the district since 2004, and this effort continues today: a new parking garage broke ground in fall 2022, and the city broke ground on building a Downtown Boutique Hotel in the summer 2024.
The Livermore Street Festival takes place annually right in the heart of Downtown Livermore.
Shop small and find something special at the Bankhead Theater Holiday Art Fair.
Musician fills the Livermore Sunday Farmer's Market with melodies.
A perfect day of art, culture, and inspiration at the Livermore ArtWalk.
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Written By
Britni Petersen
Photography Contributed By
Michael Chen
Video By
Bill Jennings
Interested in learning more about homes in this area?
Reach out to
Jake Fahnhorst,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Livermore, CA sell after 22 days on the market compared to the national average of 52 days. The median sale price for homes in Livermore, CA over the last 12 months is $1,155,000, consistent with the median home sale price over the previous 12 months.
Join us for an Open House Saturday 9/13, 1-4pm Welcome to 368 Beverly St, a well maintained single story 4 bedroom, 2.5 bathroom home filled with thoughtful upgrades and great amenities inside and out. The spacious backyard is perfect for entertaining with outdoor lighting, a basketball court, a large shed, dog run, and RV parking, plus fruit trees (orange, Asian pear & nectarine). Inside, enjoy
Sophisticated Living in South Livermore! Beautifully updated 3-bedroom, 3-bath former model home, spacious floor plan nestled in one of Livermore's most sought-after neighborhoods. Discover the stylish enhancements throughout including sleek ceramic tile flooring, fresh interior paint, and plush brand new carpeting. A Kitchen Designed to Impress! The open-concept layout seamlessly blends
Clean and Classy! This striking Summerset home on a prominent corner lot with convenient side-yard access has been timelessly updated and remarkably maintained by long-time owners. Enjoy new flooring, fresh interior paint and the fun and functional layout of Elliot's popular "Expandable" model with 2 bedrooms and one bath on the main floor and 2/1 up as well. The stunning kitchen is anchored by
Stunning Remodeled Townhome in Desirable Portola Meadows Rare opportunity to own this exceptional 3-bedroom, 3-bathroom home that showcases extensive modern upgrades throughout! This beautifully reimagined 1,752 square foot home features a thoughtful layout with one bedroom and full bathroom conveniently located on the lower level. The heart of the home has been completely transformed with a
Experience comfort and convenience in this inviting 3-bed, 2-bath ranch-style home in Livermore’s coveted Summerset community. Built in 1998, the single-level floor plan spans 1,348 sq ft and sits on a generous 5,415 sq ft lot. Designed for both style and function, the home features an open eat-in kitchen with granite countertops, high ceilings, dual-pane windows, and hardwood floors throughout.
Looking for a home that is both polished and practical, with all the space you need and none of the compromise? Step into this 3-story beauty with 2,047 sq. ft. of luxury and upgrades. The first floor offers a private bedroom with ensuite bath and walk-in closet — perfect for guests, an office, or multigenerational living — plus a 2-car garage with storage and EV charger. On the main level,
Opportunity awaits in charming community in this ground-floor condominium, boasting two bedrooms and two full bathrooms adorned with plank flooring. The kitchen is equipped with stainless steel appliances, custom cabinets, and stone countertops. Residents will enjoy a host of community amenities including gated access, a comunity pool, relaxing spa, state-of-the-art fitness gym, inviting
Ageno Apartments is a luxury, transit-oriented development that offers all of the convenience of nearby shopping, an easy commute via ACE Train which is just steps away from your front door, and a much-deserved escape from the hustle and bustle of life.Ageno will offer 1, 2 and 3-bedroom homes featuring fully-equipped kitchens with stainless steel appliances, in-home washers and dryers, Quartz
This lovely single story home welcomes you with a long grassy front yard, leading to an iron fence that opens to the second yard. Manicured hedges provide seclusion, while a charming wooden patio adds character, and large stepping stones that guide you toward the backyard. As you walk to the front entrance you'll notice its beautiful stained glass window, followed by a spacious foyer that leads
Once known as a simple pass-through connecting the Bay Area to the Central Valley, Livermore has become a bustling city with a strong commercial heart that’s growing each year. “When I moved here in 2001, it was very much a cowboy town,” says Ginger Faith, a broker with the Ginger Crystal Faith Real Estate Team, which has an office right on Second Street. “Over time, they’ve embraced Silicon Valley and growth, and they’ve done a nice job of being aware and respectful of Livermore’s history while honoring progress,” she says.
Recognized as a national historic area, Downtown Livermore is a quaint combination of preserved buildings and contemporary structures, which Faith says are quite aesthetically pleasing. In 2007, the Bankhead Theater opened its doors to the community with a full roster of performances highlighting local, regional and national artists, and new developments have only increased since then. The city posts a long list of upcoming projects on its website, providing transparency and keeping the community updated on future changes. With highly rated local schools, nearby parks and successful redevelopment underway, Downtown Livermore is blossoming into a sought-after, walkable district on the outer edges of the East Bay.
From cash-only donut joints to upscale farm-to-table restaurants, Downtown Livermore has evolved into a dining destination. “It’s really coming into its own,” Faith says. “It’s definitely more vibrant, and it becomes kind of a place to be.” Popular haunts like First Street Alehouse and Monica’s offer a cozy spot for a night out, and live music pours into the streets from the district’s local wine bars, which often feature blends grown just a few miles away in the Livermore Valley. Inventive programs such as The Lot on First offer small businesses a chance to shine, inviting young restaurateurs to take over the small pop-up venue and engage with the downtown crowd.
But Downtown Livermore is much more than just a food hall. Most of the community’s retail and grocery options sit along Railroad Avenue or First Street, including a Trader Joe’s, Grocery Outlet and Safeway. Entertainment centers like theaters and a bowling alley make for great weekend fun, while essential services such as pharmacies, banks and clinics ensure residents are never far from what they need — even the local Stanford Health Care ValleyCare Memorial Center has a spot in the downtown infrastructure.
As the city’s hub of entertainment, Downtown Livermore has no shortage of events that cater to residents and visitors alike. Annual traditions include the Livermore Downtown Street Fest and the Livermore Shakespeare Festival, as well as the Harvest Wine Festival, which honors Livermore Valley wineries. Farmers markets are a weekly occurrence, bringing a crowd to Carnegie Park.
Homes in Downtown Livermore are highly coveted, and Faith says that well-priced residences can sell in under a week. Residential offerings cover everything from single-family homes to modern apartments to spacious condos, inviting a blend of families, singles and young professionals who want to be close to the action. Architecture ranges from midcentury modern builds to traditional historic homes, and prices tend to range from about $700,000 for a two-bedroom condo to nearly $2 million for a four-bedroom home.
The housing stock is likely to continue growing with continued redevelopment efforts, and the city is currently discussing the possibility of adding affordable housing units to the residential tapestry with the help of Eden Housing. “All in all, it’s definitely positive, but there’s always growing pains,” Faith says, noting that not everyone is happy with the city’s decision.
Within the Livermore Valley Joint Unified School District, students in Downtown Livermore can attend Marilyn Avenue Elementary and Junction Avenue K-8 School, which both maintain grades of B-minus on Niche. In ninth grade, students can transition to either Livermore High or Granada High, which maintain grades of A-minus or better on Niche. Established in 1891, Livermore High offers the Green Engineering Academy for students who wish to learn more about sustainable careers through hands-on courses and internships.
Named after a beloved local educator, 12-acre May Nissen Park has been a highlight of the downtown community since the 1960s. A 2019 renovation brought new life to the grounds, with flower-shaped sunshades and the May Nissen Swim Center keeping residents cool under the hot California sun. Athletes enjoy access to tennis, pickleball and basketball courts, while the city’s four-legged residents have an area all to themselves. A couple of miles south, the Arroyo Mocho Trail traverses the expansive Parkway Park, passing through sports-centric Robertson Park as it heads toward the valley. Smaller green spaces like Bothwell Park provide ample room for after-school playdates, while notable lots such as Carnegie Park and Stockmen’s Park have become popular meeting hubs for community events. And just outside the city, residents can explore hundreds of miles of trails throughout Del Valle Regional Park.
Aside from being incredibly pedestrian and bike-friendly, Downtown Livermore is a commuter’s haven, with local bus stops along most major streets. The Livermore ACETrain station off Railroad Avenue provides a smooth ride north to Stockton or south to San Jose, a convenient accommodation for those commuting to Silicon Valley.
Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
