Living in Davis, California: Your Complete Homebuyer Resource
A college town defined by bicycles, education, and progressive community values.
Living and buying in Davis, CA
Davis is a progressive, education-focused community in California's Central Valley that consistently ranks among the nation's most livable small cities. With a median home price of $803,100 and a median household income of $83,592, this university town attracts first-time buyers, families, and remote workers drawn to its exceptional schools, award-winning bicycle infrastructure, and tight-knit neighborhood culture. The city's population of 67,203 residents maintains strong demand for housing while preserving the walkable, human-scaled character that defines life here.
Who should buy in Davis
Additionally, davis appeals to education-focused, active, and community-minded buyers who value biking, schools, and progressive values over sprawl and car culture.
Strong neighborhood character, bike-friendly streets, and median income alignment make Davis accessible for first-time buyers seeking walkable communities with proven appreciation.
Additionally, excellent schools throughout the district, abundant parks like Cedar Park and Chestnut Park, and a culture that prioritizes safe streets and outdoor activities.
Additionally, steady 4.8-5.2% rental yield, university-anchored demand from students and faculty, and moderate price appreciation in a stable, education-driven market.
Additionally, 18.7% work-from-home population, strong internet infrastructure, and affordable rents ($1,927 median) compared to Bay Area alternatives, plus vibrant downtown coffeehouse culture.
Additionally, walkable downtown with cultural venues like the Hattie Weber Museum and Davis Art Center, low-stress traffic, excellent healthcare access via Kaiser Permanente, and an active 60+ community.
Who should think twice
Additionally, buyers seeking luxury properties, fast urban pace, or car-centric sprawl may find Davis too small-town and bicycle-oriented for their lifestyle.
Best neighborhoods in Davis
Additionally, davis neighborhoods cluster around the university, downtown core, and residential zones north and south of the city center. Each area has distinct character, walkability, and price points, from student-friendly rentals to family-oriented single-family homes.
Davis neighborhoods offer genuine diversity in character and pricing, all unified by the city's bike-first ethos and commitment to walkability. Downtown appeals to professionals and retirees seeking village charm; North Davis attracts families drawn to top-rated schools and park access; South Davis offers entry-level pricing near the university; and East Davis provides newer suburban homes for buyers wanting fresh construction and established family communities. Regardless of neighborhood choice, residents enjoy short commute times, extensive bike infrastructure, and a culture that genuinely values community over consumption.
All neighborhoods in Davis
Additionally, browse detailed buyer guides for every Davis neighborhood we cover, including local market data, walkability, schools, and lifestyle.
Davis home prices and market data
Additionally, davis real estate maintains steady demand driven by UC Davis employment, strong schools, and university housing shortages. Median home prices sit at $803,100 with moderate appreciation and a healthy rental yield environment fueling investor interest.
vs CA Median: 5% above CA median of $765,000 | Inventory: 3.2 months
Real estate trends and forecast in Davis
Additionally, davis shows modest but steady appreciation driven by university employment, strong school demand, and limited housing supply relative to population growth. The market favors long-term buy-and-hold investors and owner-occupants over flippers.
GROWTH DRIVERS
- UC Davis expansion and stable employment base
- High educational attainment (75.2% bachelor's+) attracting remote workers and professionals
- Limited new housing supply relative to demand from students, staff, and families
- Bicycle and walkability trends aligning with national homebuyer preferences
RISK FACTORS
- UC Davis budget cycles and state funding volatility affecting employment
- Student housing cycles creating rental market volatility in certain zones
- Climate stress from heat and water scarcity in Central Valley
The Davis real estate market is poised for continued steady appreciation, though not explosive growth. Additionally, North Davis and family-oriented neighborhoods will likely outpace South Davis as buyer preferences shift toward established school zones and newer construction. Moreover, the downtown core remains attractive to remote workers seeking walkability and lifestyle amenities, with condo and townhome prices holding firm at $575k-$650k. Investors should expect moderate 5% annual yields with 30-year hold potential, particularly in family neighborhoods where rental demand stays strong from both university staff and regional transplants seeking quality of life over urban density.
True cost of owning a home in Davis
Owning a $500,000 home in Davis costs approximately $3,100-$3,450 monthly including mortgage, property tax, insurance, utilities, and maintenance reserves. Income qualification typically requires $120,000-$135,000 annually.
Additionally, mortgage, taxes, insurance, HOA, utilities, and maintenance add up fast. Use Ficustree’s True Cost of Ownership calculator to model the full monthly carrying cost for your specific price point, county, and loan terms before you commit.
For a quick anchor, a $500K home in Davis typically runs around $3,277/month all-in. Income to qualify is roughly $125,000/yr with a 20% down payment of $100,000. Use the calculator above for your exact numbers.
Quality of life in Davis
Davis ranks 84/100 on overall livability, driven by exceptional education, biking infrastructure (96 bike score), and community engagement. The city trades urban density and nightlife for walkability, safety, and a strong civic culture.
Climate: Hot, dry Mediterranean: summers regularly exceed 95 degrees with low humidity; mild winters averaging 50-60 degrees; minimal rainfall May through September.
Schools in Davis
Additionally, davis Unified School District excels with a GreatSchools average of 8.5/10, strong college preparatory focus, and high parent engagement. The district is anchored by Davis High School and several top-rated elementary programs.
Top Schools: Davis Senior High School, Oliver Wendell Holmes Junior High, North Davis Elementary, Birch Lane Elementary
Private Options: St. James School (Catholic, K-8), Little Friends Montessori School, Da Vinci Charter Academy
Is Davis safe?
Additionally, davis is safer than 72% of California cities, with a B+ safety grade driven by low violent crime and strong community policing. Property crime rates are moderate for a college town; some student-heavy zones see higher theft.
Safest areas: North Davis residential zones, East Davis family neighborhoods, Downtown core (daytime); some property crime risk late evening
Trend: stable with minor fluctuations tied to student population cycles | Watch: South Davis near the UC Davis campus and certain student rental concentrations experience higher property theft and vandalism; bike theft is common citywide given bicycle prevalence.
Property taxes in Davis
Additionally, prop 19 reassessment applies to property transfers; no parent-to-child exemption in Davis at this time.
Honest buyer reality check
The honest take: Davis is an excellent place to own a home if you value education, community, and biking over urban amenities and career diversity. However, the $803,100 median price is steep for a town of 67,000 residents, driven primarily by UC Davis employment and housing scarcity rather than explosive appreciation. Buyers should recognize that Davis is a lifestyle choice, not a speculative investment. The college-town character that makes it attractive also means seasonal student turnover, cyclical rental demand, and economic vulnerability to state budget cuts affecting the university.
Hidden costs buyers miss: Many buyers underestimate the cost of water scarcity and potential future rate hikes in the Central Valley. Bike maintenance and repairs are cheaper than cars but still an ongoing expense. Additionally, cooling costs in 95-degree summers add $100-150 monthly to electric bills. Some neighborhoods lack traditional HOA structure but rely on community improvement districts (Mello-Roos equivalent), adding $50-100/month.
Natural risks: Heat and drought stress in Central Valley summer months; water conservation restrictions possible, Air quality degradation during wildfire season (July-October) affecting outdoor activities, Flood risk in certain southern and eastern neighborhoods during El Nino winters
Zoning watch: UC Davis expansion and student housing development projects may increase traffic and density in South Davis and East Davis; verify neighborhood zoning and pipeline projects before buying near campus.
Unexpected cost factor: 12%
Nature and outdoor life
Additionally, davis offers easy access to natural areas including regional parks, the Yolo Bypass Wildlife Area, and Sacramento River trails. The city's 96 bike score makes outdoor recreation highly accessible via bicycle.
Seasonal highlights: Spring (March-April) brings wildflower blooms and mild temperatures ideal for biking; farmers markets run year-round on Wednesdays and Saturdays at Central Park, showcasing local agriculture and community culture.
Daily Life and Amenities in Davis
Real named places within Davis from Proximitii’s POI database.
- Domino's · 7 min walk
- Hunan Style · 8 min walk
- Symposium Restaurant & Pizza House · 10 min walk
- Taqueria Davis · 10 min walk
- Sit Lo Saigon · 13 min walk
- Taco Bell · 13 min walk
- Barista Brew Cafe · 12 min walk
- Temple Coffee · 16 min walk
- Cultivé Frozen Yogurt · 18 min walk
- Peet's Coffee · 18 min walk
- Sharetea · 18 min walk
- Cafe Bernardo · 18 min walk
- Cedar Park · 7 min walk
- Chestnut Park · 12 min walk
- N Street Mini Park · 13 min walk
- Upper Crust Baking · 7 min walk
- Davis Food Cooperative · 8 min walk
- Grocery Outlet · 12 min walk
- Nugget Markets · 14 min walk
- Let Them Eat Cake · 18 min walk
- Insomnia cookies · 19 min walk
- Veterans Memorial Building · 15 min walk
- Davis Senior Center · 15 min walk
- International House Davis · 22 min walk
- Toomey Weight Room · 22 min walk
- Barefoot Yoga · 22 min walk
- Get Fit Davis · 31 min walk
- Davis Stadium 5 · 13 min walk
- Davis Art Center · 15 min walk
- Hattie Weber Museum of Davis · 16 min walk
- Pence Gallery · 19 min walk
- U.S. Bicycling Hall of Fame · 19 min walk
- Varsity Theatre · 20 min walk
Frequently asked questions about Davis real estate
Is Davis a good place to buy a home?
Yes, Davis is an excellent choice if you prioritize education, walkability, and community over urban density and career opportunities. Additionally, the city offers strong schools rated 8.5/10, a 96 bike score, and genuine neighborhood character. However, the $803,100 median price is high for a town of 67,000, driven by limited housing supply and UC Davis employment rather than rapid appreciation. This is a lifestyle investment best suited to families, remote workers, and professionals committed to staying 10+ years.
What is the average home price in Davis?
The median home price in Davis is $803,100, with single-family homes ranging from $700,000 in South Davis to $1.1 million in downtown and North Davis neighborhoods. Additionally, condos average $575,000. Moreover, median rent stands at $1,927 monthly for a 2-bedroom, with 1-bedroom apartments at $1,400 and 3-bedroom homes at $2,100. Prices have appreciated 3.2% year-over-year and 42.3% over 10 years.
What are the best neighborhoods in Davis to buy?
North Davis offers family-friendly streets, top-rated schools, and excellent parks with walk scores near 65. Downtown Davis appeals to professionals and retirees seeking walkability (85 walk score) and cultural venues despite higher prices ($750k-$1.1m). South Davis provides entry-level pricing ($700k-$880k) near UC Davis but lower walkability. East Davis balances newer construction, good schools, and family amenities at $820k-$1.0m. Your best fit depends on lifestyle priority: families choose North or East; remote workers and retirees prefer downtown; first-time buyers gravitate to South Davis.
Is Davis safe?
Davis has a B+ safety grade and is safer than 72% of California cities. Additionally, violent crime is low (68 index vs. 100 national average), though property crime is moderate (92 index) typical of college towns. North and East Davis neighborhoods are safest; downtown is secure during daylight but experiences some evening property crime. Student-heavy zones near UC Davis see higher bike and package theft. Overall, Davis is a safe community with normal urban precautions advisable.
What is the cost of living in Davis?
Median household income is $83,592, with median rent at $1,927 and median home prices at $803,100. Additionally, property taxes are $3,650 annually on a $500,000 home (0.73% county rate). Moreover, monthly ownership costs including mortgage, taxes, insurance, and utilities total approximately $3,277 on a $500k purchase with 20% down. The 75.2% college-educated population and UC Davis employment sustain higher housing costs than comparable Central Valley towns; purchasing power rates 68/100 due to cost of living relative to income.
How are the schools in Davis?
Davis Unified School District averages 8.5/10 on GreatSchools, with standout elementary programs at North Davis Elementary and Birch Lane Elementary, excellent middle school options (Oliver Wendell Holmes Junior High), and Davis Senior High leading to strong college outcomes. Additionally, the district benefits from community engagement and proximity to UC Davis research resources. Private options include St. James School (Catholic K-8), Little Friends Montessori, and Da Vinci Charter Academy. 35,242 residents hold degrees, creating an education-first culture that supports strong school funding and parental involvement.
What are property taxes like in Davis?
Yolo County property taxes are 0.73%, yielding approximately $3,650 annually on a $500,000 home. There are no Mello-Roos assessments in Davis proper, and most residential neighborhoods lack traditional HOA fees. However, some areas have community improvement districts adding $50-100 monthly. Prop 19 reassessment applies to all property transfers with no parent-to-child exemption, meaning transferred properties reset to current market value for tax purposes. Overall tax burden is moderate for California, though baseline Prop 13 rates mean long-term owners enjoy significant tax advantages over recent purchasers.
Is Davis a good investment opportunity?
Davis is a solid buy-and-hold investment with 4.8-5.2% annual rental yield and moderate 3.2% year-over-year appreciation. Investor verdict is HOLD rather than BUY, reflecting steady but unspectacular returns. Additionally, university employment anchors demand and provides consistent tenant bases (faculty, staff, students). Risks include UC budget cycles affecting employment and student housing cycles creating seasonal volatility. Best investment neighborhoods are North Davis (family stability) and downtown (renter-friendly units). Plan for 30-year ownership; flipping or short-term speculation typically underperforms. Remote worker relocations and school district reputation offer modest long-term upside.
Where this Davis data comes from
All numbers come from public, authoritative sources you can verify yourself. Additionally, we pull median home values and demographic profiles from the U.S. Census Bureau, walk and transit ratings from Walk Score, school information from GreatSchools, and geographic boundaries from OpenStreetMap.
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