Is Mosswood, Emeryville a Good Place to Live?
A walkable, transit-rich Emeryville neighborhood balancing urban amenities with family-friendly roots.
About Mosswood in Emeryville
Mosswood stands as one of Emeryville's most desirable neighborhoods, anchored by a walk score of 85 and an impressive bike score of 89. Additionally, the neighborhood draws affluent, educated professionals and young families seeking walkable urban living without sacrificing access to parks and local culture. With a median household income of $101,430 and 58% of residents holding bachelor's degrees, Mosswood attracts buyers prioritizing proximity to Bay Area job centers, quality schools, and vibrant street-level amenities.
Real Estate Market in Mosswood
Additionally, the neighborhood reflects Emeryville's premium positioning within the East Bay real estate market. Median home values sit around $1.03 million, with rental inventory commanding $2,131 per month for a two-bedroom equivalent.
Homes in Mosswood move quickly given walkability and school access. Additionally, expect competitive offers and limited room for renegotiation. Pre-approval and quick closings strengthen your position in this tight market.
Who Thrives in Mosswood
Mosswood's median price and competitive offers present challenges for first-time buyers, though walkability and transit reduce car dependency and ongoing costs.
Additionally, the neighborhood delivers top schools, parks like Mosswood Park, and a pedestrian-friendly environment ideal for raising children in an urban setting.
Additionally, strong rents ($2,131 median), educated residents with stable incomes, and continuous East Bay demand make this neighborhood attractive for buy-and-hold strategies.
Additionally, with 21% work-from-home, fiber infrastructure, and abundant cafes like States Coffee and Burlap Coffee, this neighborhood supports flexible work arrangements.
Additionally, walkability and transit access reduce reliance on driving; proximity to Alta Bates Summit Medical Center and neighborhood dining provide comfort and independence.
Property Types in Mosswood
Character homes with yards, popular with families and long-term investors.
Modern, low-maintenance options attracting professionals and first-time buyers.
Premium finishes and smart home tech command higher prices and sell quickly.
Living in Mosswood, Emeryville
Daily life in Mosswood revolves around walkable blocks filled with independent coffee shops, farmers market produce, and diverse dining. States Coffee and Burlap Coffee anchor morning routines, while options like Wise Sons and Big Daddy's Chinese Restaurant serve lunch and dinner crowds. The neighborhood sits steps from Mosswood Park, offering green space for families and active residents, and the 89 bike score means cycling is a practical commute choice alongside the transit score of 72.
- Big Daddy's Chinese Restaurant · 2 min walk
- Kang Tong · 2 min walk
- Carl's Jr. · 4 min walk
- Seoul Gom Tang · 4 min walk
- Wise Sons · 6 min walk
- States Coffee · 8 min walk
- Burlap Coffee · 8 min walk
- Peet's Coffee · 8 min walk
- Pill Hill Deli · 10 min walk
- Petit café · 10 min walk
- Mosswood Park · 5 min walk
- Grove Shafter Park · 5 min walk
- Grove Shafter Park · 7 min walk
- Grove Shafter Park · 8 min walk
- Oak Glen Park · 11 min walk
- La Dolce Vita Bakery & Deli · 8 min walk
- Oakland Halal Meat & Produce Marketplace · 9 min walk
- The Fruit Basket · 9 min walk
- Sprouts Farmers Market · 10 min walk
- Grocery Outlet · 13 min walk
- Volofit · 9 min walk
- Workout Spot · 10 min walk
- Oakland Yoga Studio · 12 min walk
- Crossfit Oakland Uptown · 13 min walk
- Flex · 14 min walk
- The Sound Room · 10 min walk
- Warehouse 416 · 17 min walk
- Studio One Art Center · 17 min walk
- Classic Cars West Gallery · 17 min walk
- All Out Comedy Theater · 18 min walk
Annual events: Oakland Art Murmur (monthly), Emeryville Art Walk, farmers markets on Telegraph Avenue
Schools Near Mosswood, Emeryville
Mosswood benefits from proximity to well-regarded schools across elementary, middle, and secondary levels. Beach Elementary scores 89.5 and sits within a short walk, while Westlake Middle (score 9) and Oakland School For The Arts (score 62) serve older students.
Elementary Schools
School Score 89.5 with 92% math and 87% reading proficiency
Proximitii 2026School Score 19.5 with 17% math and 22% reading proficiency
Proximitii 2026School Score 14.5 with 12% math and 17% reading proficiency
Proximitii 2026School Score 10 with 8% math and 12% reading proficiency
Proximitii 2026Middle Schools
School Score 29.5 with 23% math and 36% reading proficiency
Proximitii 2026School Score 24.5 with 22% math and 27% reading proficiency
Proximitii 2026School Score 9 with 6% math and 12% reading proficiency
Proximitii 2026High Schools
School Score 62 with 54% math and 70% reading proficiency
Proximitii 2026School Score 60 with 65% math and 55% reading proficiency
Proximitii 2026School Score 44.5 with 35% math and 54% reading proficiency
Proximitii 2026School Score 35 with 25% math and 45% reading proficiency
Proximitii 2026Private Schools Nearby
- Park Day School (KG-8) — 15-minute walk
- School Of Saint Leo The Great (PK-8) — 20-minute walk
- St Pauls Episcopal School (KG-8) — 24-minute walk
Feeder pattern: Strong neighborhood feeder pattern from Beach Elementary through to Oakland Technical High and Oakland School for the Arts supports continuity and community.
Source: Proximitii 2026
Commute from Mosswood
Additionally, mosswood's location at the Emeryville-Oakland border grants rapid access to multiple job markets without highway reliance. Transit score of 72 combined with walkability means many residents choose buses, BART, or bikes for daily commutes.
Additionally, telegraph Avenue serves as a major transit corridor; local bus lines connect to BART stations, and bikeable infrastructure reduces the need for regular driving.
Neighborhoods Near Mosswood
Not sure Mosswood is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Mosswood
What is the average home price in Mosswood, Emeryville?
The median home value in Mosswood is approximately $1.03 million, reflecting the neighborhood's premium walkability, schools, and location. Condos and townhomes typically range from $800k to $1.2 million, while single-family homes command $950k to $1.5 million. Additionally, newer construction or extensively renovated homes may exceed $1.5 million. Prices reflect the Bay Area's strong demand and limited inventory.
Is Mosswood a good place to live?
Yes, Mosswood delivers walkable urban living with strong schools, transit access, and a vibrant community of educated professionals. Additionally, the neighborhood scores 85 for walkability and 89 for biking, making it ideal for residents who prefer not to rely on cars. Moreover, the median household income of $101,430 and 58% bachelor's degree attainment suggest a stable, motivated community. Families, remote workers, and investors all find value here, though the competitive market and premium pricing require realistic expectations.
What schools serve Mosswood, Emeryville?
Beach Elementary (89.5 score) is a top-rated neighborhood option for kindergarten through fifth grade. Additionally, for middle school, Westlake Middle (score 9) serves sixth through eighth grade. Moreover, at the high school level, Oakland School For The Arts (score 62) and Oakland Technical High (score 44.5) attract families seeking specialized or technical programs. Park Day School offers a well-regarded private alternative. Strong school options support the neighborhood's appeal to families.
How safe is Mosswood?
Mosswood benefits from Emeryville's low population (12,840 residents) and elevated median income ($114,345 citywide), which correlate with lower crime rates compared to larger Bay Area municipalities. Additionally, the neighborhood's walkability and community engagement further enhance a sense of security. Moreover, as with any urban area, standard urban precautions apply. Consult Emeryville Police Department data and recent crime reports for current safety metrics.
Who is Mosswood best suited for?
Mosswood appeals to families prioritizing top schools and walkability, remote workers seeking vibrant neighborhood amenities, investors targeting strong rental income, and affluent professionals who value urban convenience. The neighborhood's 13.2% percentage of households with children and active community suggest family-friendly appeal. However, the $1.03 million median price makes it less accessible for first-time buyers on modest budgets.
What dining and coffee options are nearby in Mosswood?
The neighborhood hosts excellent independent coffee shops including States Coffee, Burlap Coffee, and Peet's Coffee. Additionally, for dining, Wise Sons, Big Daddy's Chinese Restaurant, and Seoul Gom Tang offer diverse cuisines within walking distance. Moreover, la Dolce Vita Bakery & Deli and Sprouts Farmers Market round out daily shopping needs. These walkable options support the neighborhood's active lifestyle and social rhythm.
Where this Mosswood 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.
Find Your Home in Mosswood
Additionally, connect with a local Ficustree agent to explore available homes in Mosswood and navigate this competitive, walkable Emeryville neighborhood with confidence.
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