Regency, Livermore, CA: A Suburban Neighborhood Overview
A family-oriented community in eastern Livermore blending affordability, good schools, and suburban ease.
About Regency in Livermore
Regency is a moderately walkable residential neighborhood in Livermore where 74% of homes are owner-occupied and median values sit around $853k. The community draws families and first-time buyers seeking solid schools like Leo R. Croce Elementary and Andrew N. Christensen Middle, combined with the car-dependent ease of suburban living. With a median household income of $137,546 and just 3.5% poverty, the area skews toward established middle and upper-middle-class households, though it remains notably more affordable than central Livermore itself.
Real Estate Market in Regency
Additionally, regency's real estate market reflects broader Tri-Valley strength: steady demand from families and investors seeking the balance of school quality and reasonable pricing relative to coastal California. Inventory tends to move briskly given the demographic appeal.
Homes in Regency attract multiple offers in spring and early summer; expect to compete on price and inspection terms. Additionally, cash offers or pre-approval letters carry extra weight. Off-season purchases (fall/winter) may offer slightly more negotiating room.
Who Thrives in Regency
Additionally, regency offers an entry point to Livermore homeownership with schools as a draw and median pricing below the city average, though affordability requires dual incomes or substantial down payment.
Additionally, the neighborhood's 34.5% child population, top-rated elementary schools, parks like Bill Clark Park, and stable 56.8% married-household rate make it purpose-built for raising kids.
Additionally, strong owner-occupancy (74%) and rental demand ($2,668 median) create stable cash-flow opportunities; appreciation is moderate but reliable.
Additionally, with 18.3% work-from-home rates and a walk score of 52, the neighborhood suits remote workers seeking suburban quiet, though car dependency limits walkable errand-running.
Additionally, median age of 37.8 and proximity to Livermore Valley medical facilities create a welcoming environment; low walkability requires comfort with driving.
Property Types in Regency
Additionally, the dominant housing type; 1970s-1990s construction with 3 to 4 bedrooms on 0.25- to 0.5-acre lots.
Smaller footprint appeal for downsizers and investors; lower maintenance and HOA-managed common areas.
Additionally, limited new builds; infill projects on cleared sites command premiums for modern systems and energy efficiency.
Living in Regency, Livermore
Daily life in Regency unfolds at a suburban tempo. Additionally, residents rely on cars for most errands, though essential groceries, pharmacies, and coffee are within 5 to 10 minutes via Safeway, Target, and neighborhood Starbucks locations. Weekend recreation centers on Bill Clark Park and Springtown Open Space for family picnics and hiking, while dining options like Calafia Kitchen and Tequila's Taqueria Vasco Road add local flavor. The area's moderate density and tree-lined streets create a quiet, family-friendly atmosphere without the isolation of exurban commuter towns.
- Wienerschnitzel · 11 min walk
- China Pavilion · 11 min walk
- Mountain Mike's · 11 min walk
- Tequila's Taqueria Vasco Road · 11 min walk
- Calafia Kitchen · 12 min walk
- Starbucks · 12 min walk
- Starbucks · 24 min walk
- Starbucks · 34 min walk
- Starbucks · 35 min walk
- Bill Clark Park · 8 min walk
- Springtown Open Space · 12 min walk
- 88 Manor Supermarket · 12 min walk
- Hidalgo's Market · 20 min walk
- Target · 32 min walk
- Safeway · 38 min walk
- Dr. Peraiah & Smt. Annpurna Sudanagunta Community Hall · 3 min walk
- Liv Fitness · 11 min walk
Annual events: Livermore Valley Wine Country events (nearby), local seasonal parades, school fundraisers, farmers market rotation
Schools Near Regency, Livermore
Regency sits within the Livermore Valley Joint Unified School District, served by well-regarded elementary and middle schools that anchor the neighborhood's appeal for families. Leo R. Additionally, croce Elementary (score 48.5) and Altamont Creek Elementary (score 65) feed into Andrew N. Christensen Middle (score 59), providing a clear progression through middle school.
Elementary Schools
School Score 65 with 63% math and 67% reading proficiency
Proximitii 2026School Score 48.5 with 46% math and 51% reading proficiency
Proximitii 2026Middle Schools
School Score 59 with 50% math and 68% reading proficiency
Proximitii 2026Feeder pattern: Elementary schools in the neighborhood typically feed into Andrew N. Christensen Middle, simplifying the school transition process for families.
Source: Proximitii 2026
Commute from Regency
Additionally, regency's location in eastern Livermore makes it well-positioned for Tri-Valley commuting. The neighborhood sits near major arterials and is roughly 10 to 15 minutes from Interstate 580, the primary east-west corridor linking the Tri-Valley to Oakland and the Bay Bridge.
Local Livermore Area Recreation and Parks transit (LARPD) serves the neighborhood; however, car dependency is high (66.9% drive alone), and regional transit to the peninsula is limited and slow.
Neighborhoods Near Regency
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Frequently Asked Questions about Regency
What is the average home price in Regency, Livermore?
The median home price in Regency is approximately $853,000 as of the latest data. Single-family homes typically range from $750,000 to $1.1 million, while townhomes and condos range from $625,000 to $925,000. Prices reflect strong demand from families and first-time buyers attracted to the area's schools and suburban setting. Note that Regency homes trade at roughly $50,000 to $100,000 less than the Livermore city median of $965,600.
Is Regency a good neighborhood to live in?
Regency suits families and suburban-lifestyle buyers well. Additionally, the 74% homeownership rate, low poverty (3.5%), and stable $137,546 median household income reflect a secure, established community. Schools are solid, parks accessible, and essential services nearby. The tradeoff is car dependency and moderate walkability (score 52), making the neighborhood less appealing for those seeking pedestrian neighborhoods. Overall, Regency is a reliable, family-oriented choice in the Tri-Valley.
How are the schools in Regency?
Regency is served by Andrew N. Additionally, christensen Middle (score 59) and nearby elementary options including Leo R. Croce Elementary (score 48.5) and Altamont Creek Elementary (score 65). While not top-tier, these schools perform solidly and attract families seeking stability and good community support. The district benefits from strong parental engagement, reflected in the area's high median income and education levels (38.7% of residents hold bachelor's degrees).
Is Regency safe?
Yes. Additionally, the neighborhood's demographic profile, low poverty rate, strong homeownership, and established community culture point to a safe, stable environment. Moreover, police presence and neighborhood watch groups contribute to residents' sense of security. Like any suburban area, property crime occurs, but violent crime is low relative to state and national averages.
Who should consider moving to Regency?
Regency is ideal for families with school-age children, first-time buyers seeking affordable entry into Livermore, and established households prioritizing suburban comfort and stability. The neighborhood also appeals to remote workers and investors seeking rental income, though retirees should be comfortable with car dependency. Those seeking urban walkability, nightlife, or transit access should look elsewhere.
What is the commute like from Regency?
Commutes from Regency are reasonable within the Tri-Valley. Downtown Livermore is 10 to 14 minutes by car, while Dublin and Pleasanton employment centers are 12 to 18 minutes away. San Francisco via I-580 takes 50 to 65 minutes depending on traffic. Most residents drive, as transit is limited; however, proximity to I-580 makes the area accessible for Bay Area workers. Nearby amenities like Safeway, Target, and Calafia Kitchen support local errands without long drives.
Where this Regency 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 Regency
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