September brought another interesting month for the Fremont, Newark and Union City housing markets.
Across the Tri-City area, 114 single-family homes closed during the month, down from 127 in September 2025. The average sale price increased 4.3% year over year, climbing from $1,629,698 to $1,699,073.
But the bigger story was how quickly homes sold.
This September, 63% of homes went pending within two weeks, compared with just 50% a year ago. Even with less offers per home, buyers are still moving quickly when a property is priced well and shows value.
Here is a closer look at what happened in each city.
Tri-City Market Snapshot
One thing that stands out is where the decline in sales actually came from. Fremont and Union City closed the exact same number of homes as last September, while Newark accounted for the entire year-over-year decline in Tri-City sales.
Fremont: Prices Up Slightly, Homes Selling Faster
Fremont closed 77 single-family homes in September, exactly matching September 2025.
The average sale price increased about 2% year over year to $1,843,031, up from $1,807,349. Activity at the higher end of the market helped support the overall average.
The biggest change was speed. Median days on market dropped from 15 days last September to just 10 days this year. About 66% of Fremont homes sold within two weeks, compared with 49% a year ago.
Sellers also averaged 102.5% of their original list price, with 56% of homes selling over asking.
The higher end of the Fremont market remained active as well, with 20 sales at $2 million or more compared with 21 last September.
The highest sale of the month was 45542 Antelope Drive at $4,700,000. One of the month's biggest overbids came at 4468 Peralta Blvd, which closed at $1,320,000, approximately 32% above its original list price.
Newark: Fewer Sales, but Prices Still Climbed
Newark experienced the biggest year-over-year change in sales volume, with 23 single-family homes sold during September compared with 36 last year.
Despite fewer sales, the average sale price increased 3% year over year to $1,393,735, up from $1,353,356.
Competition also remained relatively strong. About 52% of Newark homes sold over asking, compared with 42% last September, with sellers receiving an average of approximately three offers per home. Median days on market remained fairly consistent at 13 days compared with 12 last year.
One number sellers should pay attention to is price reductions. About 22% of Newark homes had a price reduction before selling, up from 14% last September.
That is another reminder that even in a market where buyers are competing for the right homes, pricing correctly from the beginning matters.
Union City: Prices Up, With More Room to Negotiate
Union City closed 14 single-family homes during September, the exact same number as September 2025.
The average sale price increased 3.4% year over year to $1,408,929, up from $1,363,209, while median days on market remained around two weeks.
But Union City offered buyers more negotiating room than Fremont or Newark.
About 57% of homes sold below asking, compared with 43% last September, while the median sale-to-list ratio declined to 99.3%.
With only 14 sales during the month, a handful of properties can have a significant impact on the overall numbers.
At the entry level, however, competition can still be intense.
33856 8th Street was listed at $599,000, received 18 offers and ultimately sold for $755,000, approximately 26% over asking.
It is a good example of what we continue to see throughout the Tri-City area: attractive homes at compelling price points can still generate significant competition.
What Does This Mean for Sellers?
The September numbers reinforce something we have talked about throughout 2026: pricing and preparation matter.
Homes that buyers see as a good value are still moving quickly. Across Fremont, Newark and Union City, nearly two-thirds of September sales went pending within two weeks.
But buyers are also paying close attention to price.
There were fewer offers per home than last September, and we continue to see properties that miss the mark on pricing sit longer or eventually require a price reduction.
That is why we continue to look at each city, neighborhood and property individually rather than applying the same strategy everywhere.
What Does This Mean for Buyers?
If you are buying, you should still expect competition for well-priced homes, particularly at the entry level and in some of Fremont's most sought-after neighborhoods.
But there is more opportunity out there than some of the headlines might suggest.
Roughly 4 out of every 10 homes across the Tri-City area sold below asking in September, and in Union City, more than half did.
Homes that have been sitting for a few weeks, properties that need some updating or listings that started too high can all create opportunities for buyers who are patient and paying attention.
Thinking About Making a Move?
Every neighborhood and price point behaves a little differently, and citywide numbers only tell part of the story.
Whether you are considering selling and want to understand what your home could be worth, or you are buying and trying to figure out where the opportunities are right now, we are always happy to help. Send us a message here or give us a call at 510-676-7903.
Data source: MLS data for single-family detached homes closed in Fremont, Newark and Union City during September 2025 and September 2026. Offer counts are based on approximately 70–75% of closed sales where the number of offers was reported. Information is deemed reliable but not guaranteed.
