Labor Day is almost here, which means it's time to look at what actually happened in the Fremont, Newark and Union City housing markets during August.
August told three different stories. Fremont's average sale price cooled for a second straight month, continuing its gradual pullback from the spring peak. Newark and Union City, on the other hand, both rebounded after softer numbers in July.
The Big Picture: Three Markets Moving Differently
Across the tri-cities, 112 single-family homes closed escrow in August at an average sale price of $1,650,341. Homes sold for an average of 101.5% of list price.
That's still a healthy, active market overall, but the city-by-city numbers tell us much more than the combined total.
Fremont continued easing from its spring highs, while Newark and Union City both posted solid rebounds after weaker July numbers.
Taken together, August reinforces what we've been seeing throughout the summer. The market isn't overheated and it isn't stalled. It's selective.
And conditions can look very different depending on the city, neighborhood and individual home.
Fremont: Cooling for a Second Straight Month
Fremont recorded 73 closed sales in August at an average sale price of $1,731,976.
That's down $180,771, or about 9.5%, from July's average of $1,912,747 and continues the pullback from May's 2026 peak of $2,079,437.
Despite the lower average price, competition hasn't disappeared.
Homes still sold for an average of 102.4% of list price, essentially unchanged from 102% in July. About 62% of Fremont homes closed at or above their asking price.
Average days on market increased slightly to 21 days, compared with 19 in July, while the average number of offers stayed relatively unchanged.
Closed sales have also gradually declined as we've moved through the summer, from 89 in June to 75 in July and 73 in August.
What This Means for Sellers
Fremont buyers are still willing to compete for the right home.
The difference is that the average price they're competing at has moved down from the spring peak. Pricing for today's market, rather than what a similar home may have sold for in April or May, is increasingly important.
We're still seeing homes sell above asking and attract multiple offers, but buyers have more choices and are being more selective.
What This Means for Buyers
Fremont buyers have a little more breathing room than they did earlier in the summer.
Homes are taking slightly longer to sell and the average number of offers has come down.
That said, more than six out of every ten homes still sold at or above asking in August. Well-priced, well-presented homes are still attracting attention.
Newark: A Strong Rebound From July
Newark recorded 22 closed sales in August at an average sale price of $1,551,086.
That's up $187,645, or nearly 14%, from July's average of $1,363,441. It was the largest month-over-month increase of the three cities and a notable rebound after a slower July.
Average days on market also improved slightly, coming down from 34 days in July to 30 days in August. That's still well above the 18-day average we saw in June.
Homes sold for an average of 99.5% of list price and received an average of 1.7 offers. Half of Newark's August sales closed at or above asking.
What This Means for Sellers
August was an encouraging month for Newark sellers, especially after July's softer numbers.
At the same time, homes are still taking longer to sell than they were earlier this summer.
That makes accurate pricing from the beginning especially important. Buyers are out there, but they're taking their time and being more selective about which homes they're willing to compete for.
What This Means for Buyers
Newark buyers still appear to have a little more negotiating room than buyers in Fremont.
Homes sold just under asking on average and days on market remain higher than they were earlier this summer.
But August's rebound is also a good reminder that a slower market doesn't necessarily mean every seller is willing to negotiate significantly.
Union City: Bouncing Back From July
Union City closed 17 sales in August at an average sale price of $1,428,235.
That's up $144,265, or about 11%, from July's average of $1,283,970.
Last month, we were watching to see whether July's drop was simply a weaker month or the beginning of a broader trend. August's rebound makes July look much more like an isolated dip.
Homes sold for an average of 100.7% of list price, essentially unchanged from July's 100%, and received an average of 2.3 offers compared with 2 in July.
Average days on market increased from 21 days in July to 27.7 days in August, with a small number of longer-sitting listings that finally closed in August pulling the average higher.
What This Means for Sellers
August was a positive month for Union City sellers.
Average prices bounced back and homes continued selling slightly above asking on average.
At the same time, the longer average marketing time is a reminder that pricing and presentation still matter. The homes buyers see as the best value can move quickly, while others may need more time.
What This Means for Buyers
Union City remains the most affordable of the three cities based on August's average sale price.
Many homes are still moving quickly, but buyers willing to consider listings that have been sitting on the market a little longer may find more opportunity to negotiate.
Market Snapshot: August 2026 Closed Sales
What We're Watching This Fall
August answered one of the questions we had coming out of July. Union City's price dip is looking more like a one-month event than the beginning of a larger trend.
As we move into the fall market, there are a few things we're watching.
In Newark, we'll be watching whether average days on market continue coming down toward June's 18-day pace or whether homes continue taking closer to 30 days to sell.
In Fremont, the big question is whether average sale prices continue settling below the spring peak or begin to level out as we move into the fall market.
We're also watching what's happening with current inventory.
As of September 1, Fremont has 34 single-family homes pending compared with 50 active listings. That's a pending-to-active ratio of 68%, compared with 40% in Newark and 33% in Union City.
It's only one snapshot, but it gives us an early indication that Fremont could remain the most competitive of the three markets heading into September.
The Bottom Line
Real estate is local, and August made that especially clear.
Fremont cooled. Newark rebounded. Union City bounced back after a surprisingly soft July.
None of the three cities are telling exactly the same story right now.
For sellers, that means a comparable sale from three months ago, or even a similar home in the same city may not be the right benchmark for pricing today. What's selling right now in your neighborhood and price range matters.
For buyers, opportunity looks different depending on where you're looking. There's a little more breathing room in Fremont than there was earlier this summer, while Newark and Union City both bounced back after softer July numbers.
This is a market where strategy matters.
For sellers, that means getting the pricing, preparation and presentation right from the beginning. For buyers, it means understanding where you may have room to negotiate and where you'll still need to compete.
If you're thinking about buying or selling in Fremont, Newark, Union City or the surrounding East Bay this fall, we'd be happy to walk through the latest data for your neighborhood and help you build a strategy around your goals.
Contact us today to discuss your plans or call (510) 676-7903.
