Housing Market Analysis — Trending Since 2022
Monthly median home values across both Davis zip codes from 2022 through early 2026
Inventory levels, days on market, and sales velocity reveal buyer-seller equilibrium shifts
Data-driven takeaways for buyers, sellers, and investors evaluating the Davis market
Side-by-side comparison of core market metrics — both zip codes — year over year
| Year | 95616 Median | 95618 Median | 95616 YoY | 95618 YoY | Avg DOM | 30-Yr Rate | Est. Payment* | Market |
|---|---|---|---|---|---|---|---|---|
| 2022 | $840,000 | $790,000 | +12.4% | +11.8% | 18 days | 5.34% | $3,640 | Hot |
| 2023 | $805,000 | $760,000 | -4.2% | -3.8% | 35 days | 6.81% | $4,075 | Cooling |
| 2024 | $852,000 | $800,000 | +5.8% | +5.3% | 28 days | 6.72% | $4,280 | Warming |
| 2025 | $877,579 | $804,000 | +3.0% | +0.5% | 23 days | 6.65% | $4,440 | Competitive |
| 2026 YTD | $866,000 | $794,000 | -4.9% | -1.2% | 28 days | ~6.8% | ~$4,560 | Adjusting |
How rising rates transformed monthly carrying costs even as prices moderated
The chart above shows the median. This shows your number — move the sliders for the home you're eyeing.
Move the sliders. The math updates live. Defaults reflect the current 95616 median and today's rate — change them to match the house you're actually eyeing.
Davis median household income ($90,045) and homeownership rate per the U.S. Census Bureau, 2019–2023 American Community Survey 5-Year Estimates. Payment estimates assume a 30-year fixed mortgage and the inputs shown above; insurance estimated at 0.35% of price annually. For informational purposes only — this is not financial advice. Talk to a licensed lender for figures specific to you.
The majority of Davis households rent (about 56%) — here's the monthly math behind why
Owning builds equity that renting doesn't — but the monthly gap, on top of a six-figure down payment, is a big part of why most Davis households rent. Informational only; not financial advice.
Davis's new supply is studios and one-bedrooms — much of it leased by the bed to students. Whole-unit family rentals are scarce, and the prices show it.
Over the past year, new mega-complexes added hundreds of studios and one-bedrooms — so those rents held flat or fell. Family-sized three-bedrooms, meanwhile, climbed roughly 20% (RentHop, May 2026), because almost no one builds them. And a catch the bedroom counts hide: most of Davis’s newer multi-bedroom units lease by the bed — each room is its own lease with assigned roommates — so a “4-bedroom” is student housing four students share, not a home a family can rent as one household. The true whole-unit family pool is even thinner than the listings make it look. If you’re single, you’ve never had more (or nicer) options. If you’ve got two kids, you’re competing for a shrinking pool. That is the gap Measure V claims to address.
What's measured, what's compiled from MLS recaps, and what's derived — with each series' cadence
| Series | Source | Type | Cadence |
|---|---|---|---|
| 30-yr mortgage rate | Freddie Mac / FRED | Measured · live | Weekly |
| Median home value | Zillow ZHVI / Redfin | Measured | Monthly |
| Days on market | Redfin / Realtor.com | Measured | Monthly |
| Price per sq ft | Yolo County MLS recap | Compiled | Quarterly |
| Homes sold (volume) | Yolo County MLS recap | Compiled | Monthly |
| Year-over-year change | Derived from median price | Derived | Quarterly |
| Income, rent, homeownership | U.S. Census Bureau, 2019–2023 ACS | Measured | Annual |
| Asking rent by bedroom | RentHop / RentCafe / Rentometer / Zillow | Measured | Monthly |
| Mortgage rate lock-in (% below 4%) | FHFA National Mortgage Database | Measured | Quarterly |
You’ve seen the numbers — now here’s what they mean for Village Farms: home values, who can actually afford to buy in Davis, and the affordability question both campaigns keep dodging.