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Irvington

Fremont, CA

Neighborhood Market Analysis

Q3 2025 Report
$1,600,000 - $1,750,000 (as of mid-2025)
Median Home Price
60–70 (moderate; varies by pocket, higher near Irvington BART and shopping)
Walkability Score
Public schools are highly rated (Irvington High is a top performer in Fremont USD).
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by Blacow Rd (west), Grimmer Blvd (south), Osgood Rd (east), and Mowry Ave (north).

Zip Codes

94538

Market Data Summary

Price Range$1,300,000 to $2,100,000+ depending on size, lot, and condition
Price per Sq Ft$1,046
Inventory LevelsLow (2-2.5 months of inventory), ~65-80 homes available at any time.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesTownhomesCondos (limited supply)

Architectural Styles

RanchContemporaryMid-century modernSpanish revival

Property Details

Typical Lot Sizes5,000–7,500 sq ft for SFRs; townhomes/condos smaller lots or shared spaces.
Home Age Range1950s–1980s for most SFRs; some newer infill and townhomes (2000s–2020s).
Construction QualityGenerally solid, with many homes updated/remodeled; some original-condition homes remain.

Community Profile

Demographics & Lifestyle

Demographics

Diverse, with a strong Asian (especially Indian and Chinese) presence, established families, and professionals.

Community Vibe

Suburban, safe, active, and welcoming; strong sense of local pride.

Typical Residents

  • Families
  • Tech professionals
  • Commuters
  • Retirees

Family Friendly

Very family-oriented; parks, good schools, and community events.

Amenities & Lifestyle

Parks & Recreation

  • • Irvington Community Park
  • • Wally Pond Irvington Park
  • • Bill Ball Plaza

Dining Options

  • • Asian fusion restaurants
  • • Indian, Chinese, and Vietnamese eateries
  • • Local pizza and burger spots

Shopping Centers

  • • Irvington Plaza
  • • Pacific Commons (nearby)
  • • Local strip malls

Local Businesses

  • • Irvington Farmers Market
  • • Local cafes and bakeries
  • • Ethnic grocery stores

Education & Schools

Public schools are highly rated (Irvington High is a top performer in Fremont USD).
Overall School Rating

Elementary Schools

  • • Harvey Green Elementary
  • • Grimmer Elementary
  • • Oliveira Elementary

Middle Schools

  • • Horner Middle School

High Schools

  • • Irvington High School (highly rated)

Private Schools

  • • Fremont Christian School
  • • Mission Valley Montessori

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Irvington BART station (opening 2026, under construction)
  • • AC Transit bus lines

Major Roads

  • • I-880
  • • I-680
  • • Fremont Blvd
  • • Blacow Rd

Commute & Walkability

Commute Times30–50 minutes to Silicon Valley (San Jose, Palo Alto); 45–60 minutes to San Francisco (via BART/car).
WalkabilityModerate; car recommended for most errands, but some pockets are walkable.
ParkingGenerally good for SFRs; tighter for townhomes/condos and near commercial zones.

Marketing Intelligence

Target Buyer Types

  • Move-up buyers
  • Young families
  • Tech professionals
  • Investors

Key Selling Points

  • Top-rated schools
  • Upcoming BART station
  • Diverse dining and shopping
  • Safe, family-friendly vibe

Pricing Considerations

Price competitively but leave room for bidding; updated homes command premium.

Common Objections & Response Strategies

Objection: Older homes may need updates/remodeling.

Response Strategy:

Highlight homes with recent upgrades; provide cost estimates and reputable contractor contacts for needed work.

Objection: High prices compared to other Fremont neighborhoods.

Response Strategy:

Emphasize school quality, future BART access, and strong appreciation trends.

Objection: Traffic congestion and construction (BART).

Response Strategy:

Frame BART construction as a short-term inconvenience for long-term value; note improved future transit options.

Investment Insights

Investment Potential

Appreciation Potential

Strong; 8–10% YoY recently, with continued demand expected due to BART expansion and school quality.

Rental Demand

High, especially for family-sized homes and those near future BART station.

Buyer Competition

Intense; multiple offers common, especially for updated homes in good school zones.

Best For

  • Families seeking top schools
  • Commuters (future BART)
  • Long-term investors

Potential Concerns

  • Aging housing stock (may need updates)
  • High entry price
  • Competition from cash buyers

Professional Recommendations

1

Educate buyers on BART timeline and future value impact.

2

Network with local contractors to help buyers address renovation needs.

3

Leverage school ratings and community events in marketing.

4

Prepare for fast-moving offers and pre-approval requirements.

5

Highlight value-add opportunities for buyers willing to update older homes.

6

Stay informed on zoning and development changes near BART and commercial corridors.

Competitive Analysis

Comparable Markets

  • Mission San Jose (higher prices, even stronger schools)
  • Centerville (more mixed-use, lower prices)
  • Warm Springs (newer homes, similar price points)

Market Positioning

Premium family neighborhood with transit upside and strong schools.

Competitive Advantages

  • Upcoming BART station
  • Top public schools
  • Central Fremont location

Price Comparison

Priced below Mission San Jose, above Centerville; similar to Warm Springs but with older housing stock.

Investment Metrics

2.5–3.2% (typical for SFRs in 2025)
Cap Rates
3–3.5% gross yield
Rental Yields
~36–38
Price-to-Rent
Generally negative for new purchases unless large down payment; strong appreciation offsets lower cash flow.
Cash Flow
6–8% annually over next 3 years, especially as BART opens.
Appreciation

Buyer Journey Insights

First-Time Buyers

Challenging due to high prices; best for those with strong down payments or family support.

Move-Up Buyers

Popular segment; many buyers are upsizing within Fremont for schools and space.

Downsizers

Some interest, especially for townhomes/condos, but limited supply.

Investors

Active, especially for rental homes near future BART and schools; focus on long-term appreciation.

Relocators

High demand from Bay Area tech workers and families moving for schools.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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