Why Buyers Love East Davis, Davis, California
A bikeable, walkable neighborhood that punches well below Davis's median home price.
About East Davis in Davis
East Davis offers one of the best value propositions in a university town known for high prices. Additionally, the neighborhood delivers strong walkability (71 walk score) and exceptional biking infrastructure (94 bike score), paired with a median home value of $568,850, roughly $234,000 below Davis's city median. Young professionals, graduate students, and families priced out of central Davis have discovered this east-side enclave as a thoughtful alternative that doesn't sacrifice urban convenience for affordability.
Real Estate Market in East Davis
| Median home price | $568.9k |
|---|---|
| Year over year change | market-dependent |
| Price per sq ft | estimated $250-300 |
| Median rent | $2,102 |
| Typical days on market | 15-25 |
| Buyer competition | Moderate |
| Walk Score | 71 |
| Transit Score | 43 |
| Bike Score | 94 |
East Davis trades at a significant discount to the broader Davis market, making it one of the few neighborhoods in the region where first-time buyers can realistically enter. Median rent of $2,102 and the 32.6% owner-occupancy rate signal a mixed community of renters and owner-occupants, typical of neighborhoods adjacent to university influence.
Inventory in East Davis moves steadily without the ferocity of central Davis. Additionally, competitive offers are necessary but not as aggressive as west-side neighborhoods. Emphasize your timeline and proof of funds; local investors and owner-occupants are active participants.
Who Thrives in East Davis
East Davis offers the most accessible entry point for first-time buyers in Davis, with prices substantially below the city mean and strong walkability to shops and services.
Additionally, schools like North Davis Elementary (69.5 rating) and Oliver Wendell Holmes Junior High (73.5 rating) serve the neighborhood; the area is quieter than downtown with good parks like Chestnut Park.
Additionally, stable rental demand from UC Davis graduate students and young professionals, with median rents of $2,102 supporting modest cash-flow performance on properties at this price point.
Additionally, walk score of 71 and exceptional bike score of 94 make car-free or low-car living realistic; strong internet infrastructure supports remote work from home.
Additionally, the median age of 29.1 suggests a younger demographic; retirees may feel out of place, though transit access (43 transit score) and walkable downtown Davis are nearby.
Property Types in East Davis
Additionally, mix of mid-century and newer construction; most have small to medium yards and typical Davis-area features.
Often appeal to first-time buyers and investors; some newer complexes with shared amenities.
Duplexes and small apartment buildings attract landlords seeking UC Davis rental income.
Living in East Davis, Davis
Daily life in East Davis revolves around biking and walking. Konditorei and Barista Brew Cafe anchor the coffee culture, while Nugget Markets and Davis Food Cooperative are convenient grocery stops within the 71 walk score radius. The neighborhood is quieter than downtown but plugged into Davis's cultural scene; Varsity Theatre, Explorit Science Center, and Davis Musical Theater Company are all short drives or longer bike rides away.
- Symposium Restaurant & Pizza House · 6 min walk
- Sudwerk Brewing Co. The Dock · 11 min walk
- Taqueria Davis · 13 min walk
- Dunloe Brewing · 16 min walk
- Carl's Jr. · 17 min walk
- Konditorei · 13 min walk
- Barista Brew Cafe · 21 min walk
- Starbucks · 22 min walk
- Common Grounds Coffee · 22 min walk
- Teabo Café · 23 min walk
- Cambridge House Dog Park · 5 min walk
- Chestnut Park · 6 min walk
- N Street Mini Park · 8 min walk
- Grocery Outlet · 3 min walk
- Nugget Markets · 16 min walk
- Davis Food Cooperative · 19 min walk
- Upper Crust Baking · 19 min walk
- Safeway · 22 min walk
- Get Fit Davis · 17 min walk
- Barefoot Yoga · 27 min walk
- Davis Senior Center · 29 min walk
- Veterans Memorial Building · 29 min walk
- Toomey Weight Room · 34 min walk
- Davis Musical Theater Company · 16 min walk
- Davis Stadium 5 · 21 min walk
- Explorit Science Center · 25 min walk
- Varsity Theatre · 26 min walk
- Regal Holiday 6 · 26 min walk
Annual events: Davis Farmers Market (year-round), Picnic Day (April, UC Davis), Davis Music Festival (summer)
Schools Near East Davis, Davis
Education is a defining strength. Additionally, North Davis Elementary (69.5 rating) and Oliver Wendell Holmes Junior High (73.5 rating) serve the neighborhood with solid test scores and community engagement. Davis Senior High (78 rating) feeds from the feeder pattern and maintains the highest rating in the district.
Elementary Schools
School Score 69.5 with 71% math and 68% reading proficiency
Proximitii 2026School Score 65 with 61% math and 69% reading proficiency
Proximitii 2026School Score 57.5 with 53% math and 62% reading proficiency
Proximitii 2026School Score 48 with 46% math and 50% reading proficiency
Proximitii 2026High Schools
School Score 78 with 74% math and 82% reading proficiency
Proximitii 2026School Score 73.5 with 71% math and 76% reading proficiency
Proximitii 2026School Score 70 with 55% math and 85% reading proficiency
Proximitii 2026School Score 66 with 60% math and 72% reading proficiency
Proximitii 2026Private Schools Nearby
- Montessori Country Day (PK-KG) — 19-minute walk
- Little Friends Montessori School (PK-KG) — 21-minute walk
- Peregrine School (PK-6) — 24-minute walk
- St James School (KG-8) — 29-minute walk
Feeder pattern: Elementary schools in East Davis typically feed into Oliver Wendell Holmes Junior High, then Davis Senior High.
Source: Proximitii 2026
Commute from East Davis
Additionally, East Davis's location on the east side of the city places you farther from downtown Davis but closer to UC Davis's research campus and new mixed-use developments. For many residents, the bike score of 94 means commuting by bicycle is realistic and preferred.
Additionally, local Unitrans buses serve the neighborhood with a transit score of 43; bike infrastructure dominates for in-town movement.
Neighborhoods Near East Davis
Not sure East Davis is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about East Davis
What is the average home price in East Davis, Davis?
The median home value in East Davis is $568,850, making it roughly 29% more affordable than the Davis city-wide median of $803,100. This price advantage reflects the neighborhood's location east of downtown, yet homes still benefit from UC Davis prestige and strong schools nearby. Condos and townhomes may range from $350k to $550k, while single-family homes typically span $450k to $750k depending on age and condition.
Is East Davis a good place to live?
Yes, especially if you value walkability, biking, and affordability. Additionally, the neighborhood scores 71 on walk score and an exceptional 94 on bike score, making car-free living possible for many residents. Moreover, strong schools, proximity to UC Davis, and a young, educated community (59.5% with bachelor's degrees) create a vibrant environment. The tradeoff is less nightlife and fewer boutique restaurants than downtown Davis, though that appeals to families seeking quieter surroundings.
What schools serve East Davis, Davis?
North Davis Elementary (69.5 rating) is the primary feeder school for elementary-age children in the neighborhood. Oliver Wendell Holmes Junior High (73.5 rating) serves middle-school students, and Davis Senior High (78 rating) is the top-rated high school in the district, fed from the junior high. Private options like Peregrine School and Montessori Country Day are also nearby, offering alternative educational philosophies.
Is East Davis safe?
East Davis benefits from UC Davis's community-policing efforts and the presence of City of Davis Police Department. Additionally, like most college towns, property crime rates are slightly elevated due to transient populations, but violent crime remains low. The neighborhood's family-friendly parks (Chestnut Park, Cambridge House Dog Park) and active community engagement suggest a secure, monitored area.
Who is East Davis best suited for?
First-time buyers, graduate students, remote workers, and young families find the neighborhood most appealing. The 32.6% owner-occupancy rate and median age of 29.1 signal a community of young professionals and students. If you own a car and prefer quieter suburban living, central Davis may be more aligned; if you bike or walk and appreciate urban proximity at a lower price, East Davis is ideal.
How walkable is East Davis for daily errands?
Very walkable for essentials. Additionally, grocery Outlet, Nugget Markets, and Davis Food Cooperative are accessible on foot, as are coffee shops like Konditorei and Barista Brew Cafe. The 71 walk score reflects reliable walkability to schools, parks (Chestnut Park is nearby), and fitness options like Get Fit Davis and Barefoot Yoga. However, specialty shopping and fine dining require short drives or longer bike rides into downtown Davis.
Where this East Davis data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
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