Wholesale House Prices Oakland
Oakland wholesale prices sit well under retail because the strongest deals come from owners who have to sell quickly. ForeclosuresDaily.com tracks those motivated sellers through probate, pre-foreclosure, and absentee-owner records, so you can sign a contract and assign it before other investors call.
Most Oakland foreclosures are trustee sales that skip the courtroom, so wholesalers who reach owners during the months after a notice of default can sign better contracts.
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Oakland, California housing market at a glance
Local market snapshot
Market data: Realtor.com Alameda County housing market, October 2026. Zillow Home Value Index for Alameda County: $1,048,143 (down 1.1% from a year earlier), August 2026. View homes on Zillow.
Oakland, CA by the numbers
Here is how Oakland compares with California on the figures investors check first. All numbers come from the U.S. Census Bureau. They cover every home and renter in the city, not just homes for sale right now, so they usually run lower than the current listing prices and asking rents in the market snapshot.
| Measure | Oakland | CA (state) |
|---|---|---|
| Population (July 1, 2025) | 440,838 | 39,355,309 |
| Population change since April 2020 | 0.0% | -0.5% |
| Median home value | $929,900 | $734,700 |
| Median gross rent | $1,979 | $2,036 |
| Median monthly owner cost (with mortgage) | $3,684 | $2,946 |
| Owner-occupied homes | 42.3% | 55.9% |
| Median household income | $101,600 | $99,122 |
What this means for investors in Oakland
- Price vs. income: the median home costs about 9.2 times the median household income, compared with 7.4 times statewide. Higher ratios usually mean thinner buyer pools at the top of the market and more value in pricing discounts carefully.
- Rent vs. price: a year of median rent equals about 2.6% of the median home value (3.3% statewide). That is a thinner rent ratio than the state, so flips and wholesale assignments often pencil better than long-term rentals. This is a rough gross figure before taxes, insurance and repairs.
- Renters: about 58% of occupied homes are renter-occupied (44% statewide). A larger renter share means more landlord-owned property, a common source of tired-landlord and absentee-owner leads.
- Population: the city held about steady (0.0%) between April 2020 and July 2025.
Source: U.S. Census Bureau QuickFacts, Oakland, CA (American Community Survey 2020-2024 5-year estimates; population estimates July 1, 2025).
What makes Oakland worth wholesaling?
An Oakland wholesale deal is controlled with a purchase contract and an earnest money deposit instead of a Bay Area mortgage. Then the investor who takes the contract pays for repairs, you never run a crew, and many East Bay assignments close within weeks.
Overall, Oakland is home to about 440,646 people and lies in Alameda County. In fact, right now 94605, 94603, and 94601 have the most homes on the market, which makes them the likeliest places to find motivated sellers.
What steps does an Oakland wholesale deal follow?
In general, an Oakland deal travels this route from first lead to paid assignment:
- Find a distressed property
Build targeted Oakland lead lists of owners with a motive to sell, such as heirs, tired landlords, and owners with a notice of default.
- Run the numbers
Work out the after-repair value (ARV) from recent Oakland sales close by, since your offer depends on it.
- Sign a purchase contract
Then set a contract price that leaves space for your assignment fee and the East Bay buyer’s profit.
- Find a cash buyer
Then pitch the deal to a flipper, landlord, or cash buyer from your Oakland list.
- Assign the contract
Finally, assign your Oakland contract rights to the chosen buyer for your fee.
- Collect your fee
The Oakland buyer’s funds cover your fee when escrow closes.
Motivated sellers who want to liquidate fast
For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Oakland, cross-referenced with tax rolls and property appraiser records.
Lead types to work
How do you price an Oakland wholesale offer?
Above all, Oakland offers start from the ARV, the price a home should reach after repairs.
Under the 70% Rule, your buyer pays no more than 70% of ARV minus repairs. Because your fee comes out of that number, the price you sign with the Oakland seller must be lower.
For instance, the calculation below uses the Alameda County median listing price as the ARV, an 8% repair allowance, and a standard assignment fee.
Wholesale offer example
| Step | Amount |
|---|---|
| ARV | $899,919 |
| 70% of ARV − repairs ($72,000) | $557,943 |
| Your assignment fee | − $27,000 |
| Your contract price |
Oakland ZIP codes to watch
Therefore, begin with these Oakland ZIP codes and widen your search as you learn where your buyers want to own. Then tap a ZIP to view its numbers.
ZIP 94601 · East Oakland · $577,000 · Negotiate
Market snapshot: East Oakland (94601)
| Metric | Value |
|---|---|
| Median listing price | $577,000 ▼ 10% |
| Price per sq ft | $441 |
| Days on market | 37 days ▼ 55.6% |
| Median rent | $1,922 ▼ 10.6% |
| Active listings | 86 ▼ 23.1% |
| Gross rent yield | 4.0% |
Meanwhile, East Oakland’s 94601 has a Zillow Home Value Index of $554,888 as of August 2026, down 2.9% from a year earlier.
Investor note: In particular, in 94601 the median price fell 10% over the year and inventory dropped 23.1%, so fewer listings compete with you; a direct mail campaign to East Oakland absentee owners is a good opener.
Max offer when the ARV equals the median price: $577,000 × 70% − $46,000 repairs = $357,900 max offer
Also see the full 94601 market report on Realtor.com →
Then view 94601 homes on Zillow →
ZIP 94602 · Dimond District · $799,000 · Negotiate
Market snapshot: Dimond District (94602)
| Metric | Value |
|---|---|
| Median listing price | $799,000 ▼ 11.3% |
| Price per sq ft | $529 |
| Days on market | 34 days ▼ 21.9% |
| Median rent | $2,995 ▲ 50% |
| Active listings | 68 ▼ 12.3% |
| Gross rent yield | 4.5% |
In addition, the Dimond District’s Zillow Home Value Index reached $1,005,822 in August 2026, up 6.5% on the year.
Investor note: In particular, the Dimond District’s median price slid 11.3% while inventory fell 12.3%, and tired landlords in 94602 may welcome a quick cash offer.
Max offer when the ARV equals the median price: $799,000 × 70% − $64,000 repairs = $495,300 max offer
Also see the full 94602 market report on Realtor.com →
Then view 94602 homes on Zillow →
ZIP 94603 · Oakland · $549,000 · Flip & wholesale
Market snapshot: Oakland (94603)
| Metric | Value |
|---|---|
| Median listing price | $549,000 ▲ 2.7% |
| Price per sq ft | $458 |
| Days on market | 33 days ▼ 38.9% |
| Median rent | $1,895 ▼ 19.4% |
| Active listings | 93 |
| Gross rent yield | 4.1% |
Similarly, ZIP 94603 shows a Zillow Home Value Index of $504,492 for August 2026, down 2.9% from a year before.
Investor note: In particular, the 94603 median price rose 2.7% over the year; search Oakland code-violation records here to find distressed homes before they list.
Max offer when the ARV equals the median price: $549,000 × 70% − $44,000 repairs = $340,300 max offer
Also see the full 94603 market report on Realtor.com →
Then view 94603 homes on Zillow →
ZIP 94605 · Oakland · $689,000 · Flip & wholesale
Market snapshot: Oakland (94605)
| Metric | Value |
|---|---|
| Median listing price | $689,000 ▲ 5.7% |
| Price per sq ft | $473 |
| Days on market | 34 days ▼ 41.9% |
| Median rent | $2,500 |
| Active listings | 138 ▼ 15.1% |
| Gross rent yield | 4.4% |
Also, in 94605 the Zillow Home Value Index stood at $659,242 in August 2026, down 1.3% over twelve months.
Investor note: In particular, 94605 has the most listings in this group, giving you more owners to contact. Its median price climbed 5.7% as inventory fell 15.1%, so run the 70% Rule on every house before you negotiate.
Max offer when the ARV equals the median price: $689,000 × 70% − $55,000 repairs = $427,300 max offer
Also see the full 94605 market report on Realtor.com →
Then view 94605 homes on Zillow →
ZIP 94606 · San Antonio · $603,700 · Flip & wholesale
Market snapshot: San Antonio (94606)
| Metric | Value |
|---|---|
| Median listing price | $603,700 ▲ 2.1% |
| Price per sq ft | $488 |
| Days on market | 46 days ▼ 22.8% |
| Median rent | $2,100 ▲ 2.7% |
| Active listings | 78 ▲ 13.3% |
| Gross rent yield | 4.2% |
Moreover, San Antonio (94606) posted a Zillow Home Value Index of $593,900 in August 2026, down 0.5% from a year earlier.
Investor note: In particular, San Antonio’s median price rose 2.1% while inventory grew 13.3%, so sellers in 94606 face more competition; pair each deal with a buyer who knows the neighborhood.
Max offer when the ARV equals the median price: $603,700 × 70% − $48,000 repairs = $374,590 max offer
Also see the full 94606 market report on Realtor.com →
Then view 94606 homes on Zillow →
ZIP 94607 · West Oakland · $474,900 · Negotiate
Market snapshot: West Oakland (94607)
| Metric | Value |
|---|---|
| Median listing price | $474,900 ▼ 4.1% |
| Price per sq ft | $467 |
| Days on market | 54 days ▲ 5.9% |
| Median rent | $2,700 ▲ 8.1% |
| Active listings | 85 ▼ 29.1% |
| Gross rent yield | 6.8% |
Meanwhile, West Oakland’s Zillow Home Value Index came to $515,339 in August 2026, down 4.8% on the year.
Investor note: In particular, West Oakland has the lowest entry prices in this group, a good fit for wholesaling and first flips. The median price fell 4.1% and inventory dropped 29.1%, so aim for deep discounts from off-market sellers in 94607.
Max offer when the ARV equals the median price: $474,900 × 70% − $38,000 repairs = $294,430 max offer
Also see the full 94607 market report on Realtor.com →
Then view 94607 homes on Zillow →
ZIP 94609 · North Oakland · $755,750 · Negotiate
Market snapshot: North Oakland (94609)
| Metric | Value |
|---|---|
| Median listing price | $755,750 ▼ 13.6% |
| Price per sq ft | $596 |
| Days on market | 28 days ▼ 56.5% |
| Median rent | $3,865 ▲ 61.1% |
| Active listings | 51 ▼ 15.3% |
| Gross rent yield | 6.1% |
In addition, North Oakland’s 94609 shows a Zillow Home Value Index of $955,535 for August 2026, up 4.9% from a year before.
Investor note: In particular, North Oakland has the highest price per square foot on this list. Its median price dropped 13.6% and inventory fell 15.3%, so secure cash buyers for 94609 before you sign a contract.
Max offer when the ARV equals the median price: $755,750 × 70% − $60,000 repairs = $469,025 max offer
Also see the full 94609 market report on Realtor.com →
Then view 94609 homes on Zillow →
ZIP 94610 · Lakeshore · $812,000 · Wholesale
Market snapshot: Lakeshore (94610)
| Metric | Value |
|---|---|
| Median listing price | $812,000 ▲ 53.5% |
| Price per sq ft | $544 |
| Days on market | 37 days ▼ 35.1% |
| Median rent | $2,650 ▲ 8.7% |
| Active listings | 61 ▼ 30.9% |
| Gross rent yield | 3.9% |
Similarly, Lakeshore’s Zillow Home Value Index was $1,203,803 in August 2026, up 5.9%, the highest value on this page.
Investor note: In particular, the Lakeshore median price jumped 53.5% as inventory fell 30.9%, a swing big enough that you should compare ARV only against other sales within 94610.
Max offer when the ARV equals the median price: $812,000 × 70% − $65,000 repairs = $503,400 max offer
Also see the full 94610 market report on Realtor.com →
Then view 94610 homes on Zillow →
ZIP 94619 · Oakland Hills · $879,000 · Wholesale
Market snapshot: Oakland Hills (94619)
| Metric | Value |
|---|---|
| Median listing price | $879,000 ▲ 10% |
| Price per sq ft | $562 |
| Days on market | 44 days ▼ 15.8% |
| Median rent | $2,200 ▼ 22% |
| Active listings | 72 ▼ 11.1% |
| Gross rent yield | 3.0% |
Also, Oakland Hills (94619) carries a Zillow Home Value Index of $829,623 as of August 2026, up 0.8% on the year.
Investor note: The Oakland Hills post the highest median price on this list, so a single deal can carry a large spread. The median rose 10% while inventory fell 11.1%, which makes probate and pre-foreclosure leads in 94619 the first ones to pull.
Max offer when the ARV equals the median price: $879,000 × 70% − $70,000 repairs = $545,300 max offer
Also see the full 94619 market report on Realtor.com →
Then view 94619 homes on Zillow →
ZIP 94621 · East Oakland · $491,500 · Flip & wholesale
Market snapshot: East Oakland (94621)
| Metric | Value |
|---|---|
| Median listing price | $491,500 ▲ 1.9% |
| Price per sq ft | $450 |
| Days on market | 50 days ▼ 12% |
| Median rent | $2,100 ▼ 2.3% |
| Active listings | 67 ▼ 8.2% |
| Gross rent yield | 5.1% |
Moreover, in East Oakland’s 94621 the Zillow Home Value Index fell to $453,340 in August 2026, down 4.8% from a year earlier.
Investor note: In particular, the 94621 median price edged up 1.9% while inventory fell 8.2%, so assignment fees in this part of East Oakland depend on buying far below retail.
Max offer when the ARV equals the median price: $491,500 × 70% − $39,000 repairs = $305,050 max offer
Also see the full 94621 market report on Realtor.com →
Then view 94621 homes on Zillow →
Then open each Oakland ZIP card to compare its figures with the others. Also, the Oakland data sources are Realtor.com, October 2026, and the Zillow Home Value Index, August 2026.
In addition, gross rent yield divides 12 months of median rent by the median listing price, and each max offer assumes repairs cost 8% of the median price.
Building an Oakland cash-buyer list
Secure Oakland buyers before you sign any seller. In general, cash flippers, landlords, and small builders who close quickly make the strongest list.
How do Oakland wholesalers assign a purchase contract?
An Oakland assignment passes your purchase-agreement rights as buyer to another investor. State rules on disclosures and licensing differ, so have a California real estate attorney review your contracts before your first Oakland deal.
Wholesale house prices in Oakland, California
What do wholesale house prices in Oakland, California, really mean?
Wholesale pricing starts with after-repair value
Retail data is useful, but it is not the deal
Why are wholesale house prices Oakland investors target often below market value?
A simple example of how investors think
What should an Oakland seller weigh before taking a wholesale offer?
Smart ways to evaluate an Oakland wholesale opportunity
The takeaway for Oakland buyers and sellers
ForeclosuresDaily off-market opportunities before your competition
Oakland at a glance
In general, California foreclosures are usually nonjudicial trustee sales.
The trustee records a notice of default, waits at least three months, then gives at least 20 days’ notice of sale, and there is no right to buy the home back after a trustee sale. For Oakland wholesalers, the weeks before the sale are usually the best time to make an offer.
What changed recently: Since January 1, 2025, a California home with one to four units can’t be sold at its first trustee sale for less than 67% of its fair market value. If no bid reaches that amount, the sale is postponed at least 7 days. An owner who gives the trustee a signed listing agreement with a licensed real estate broker at least 5 business days before the sale can also postpone it once, by 45 days (AB 2424).
Sources: U.S. Census Bureau QuickFacts, Oakland city, California (2020 to 2024 American Community Survey; population estimate for July 1, 2025) and state foreclosure law summary.
In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.
Why off-market deals work
Wholesaling questions for Oakland
What are the steps to wholesale a house in Oakland?
Above all, find Oakland owners with a reason to sell through probate, pre-foreclosure, or absentee-owner leads. Sign a discounted purchase contract that allows assignment, confirm the ARV with sales in the same neighborhood, and offer the deal to your cash buyers. Your fee is paid when escrow closes, ideally well before any trustee sale date.
Is wholesaling allowed for Oakland and California investors?
Assigning a purchase contract is allowed in most states, but marketing a home you do not own can raise licensing questions, and California sets its own rules. Before your first Oakland deal, have a California real estate attorney review your contract, the disclosures you make to the seller, and how you advertise the property to buyers.
How much does an Oakland wholesale deal pay?
Fees vary with each deal. For example, a fee of about 3% on a home near the Oakland median of $899,919 would come to roughly $27,000. Hillside ZIPs like 94619 can support larger spreads, while East and West Oakland fees often run smaller. However, set your fee from the real gap between your contract price and your buyer’s maximum.
Which Oakland ZIP codes are cheapest to enter?
Specifically, Realtor.com data from October 2026 puts the lowest median listing prices in this guide in 94607 (West Oakland) at $474,900, 94621 (East Oakland) at $491,500, and 94603 (Oakland) at $549,000. These flatland ZIPs draw both landlords and flippers, and lower prices keep your earnest money smaller.
How do Oakland homes end up in foreclosure?
In general, most cases start with missed mortgage payments and a notice of default recorded with the Alameda County recorder. California then requires at least three months before a sale notice and at least 20 days’ notice of the trustee sale, with no buy-back right afterward. Therefore, those months are the best time for Oakland wholesalers to call.
Get Oakland wholesale leads today
Targeted off-market data for East Oakland, the Dimond District, and the rest of the city.