Short answer: Piedmont's median sale price was $3,198,260 in the three months ending June 2026, per Redfin, on 46 sales at $1,260 per square foot. So $3 million does not buy the top of this market. It buys something close to the middle of it, in a 1.7-square-mile city that also charges a $3,174 annual parcel tax.
What $3 million actually buys
Start with the arithmetic. At Piedmont's median of $1,260 per square foot, $3 million implies roughly 2,380 square feet. That is a calculation, not a listing, and any house varies with lot, view, condition and era. It is the right order of magnitude for a search.
The competitive picture is the other half, per Redfin for the three months ending June 2026:
Market | Median sale price | YoY | Days on market | % sold above list | Homes sold |
|---|---|---|---|---|---|
Piedmont | $3,198,260 | +15.3% | 13 | 91.3% | 46 |
Crocker Highlands | $2,279,207 | −0.9% | 9 | ~100% | 10 |
94611 zip (Montclair, Upper Rockridge, Piedmont Ave) | $1,549,650 | +14.8% | 14 | 82.0% | 153 |
North Hills (Oakland Hills) | $1,609,440 | +7.3% | 15 | 79.2% | 170 |
Trestle Glen | $1,519,471 | +11.7% | 14 | 89.8% | 21 |
Oakland citywide | $898,511 | +5.7% | 20 | 68.5% | 805 |
Two caveats. Crocker Highlands rests on 10 sales, too thin to read as a trend. And Oakland's citywide year-over-year figure is contested: Redfin shows a 5.7% gain, Zillow's index an 8.8% decline as of February 2026, so we cite both rather than the convenient one.
Piedmont's 91.3% sold-above-list and 13-day median are the numbers to sit with, and its Compete Score of 92 is among the highest in the region. Nine of ten sales clearing above asking is not a market where an unhurried offer tends to win. Our posts on Crocker Highlands, Trestle Glen and Glenview and on Montclair Village cover the neighborhoods Piedmont buyers also consider.
A 1.7-square-mile city that incorporated to stay out of Oakland
Piedmont covers 1.7 square miles, holds 11,270 residents as of the 2020 census, and is completely surrounded by Oakland. It incorporated in 1907 to avoid annexation, after frustration over the slow emergency response to an 1892 hotel fire; two elections that year narrowly upheld separation.
The city provides its own fire, police, parks and recreation. It does not have its own public library or post office; those are shared with Oakland. Median household income exceeds $250,000.
The best detail is the border itself. Piedmont's city limits follow sewer lines rather than streets, because the incorporation paperwork was filed in haste off a sewer map. As a result, 136 parcels are split between the two cities. Buying near the edge, confirm which city the parcel sits in before assuming anything about schools or taxes.
The schools, which are the reason for much of the price
Piedmont High ranked 17th out of 2,162 California public high schools in SchoolDigger's 2024-25 rankings, placing it in the 99.2nd percentile, with a 98.1% graduation rate. Niche's 2026 rankings grade it A+ and place it first among 81 public high schools in Alameda County. The district is small by design: 2,447 students across 6 schools.
That explains much of the premium over adjacent Oakland neighborhoods. Be clear-eyed that you pay for it in the purchase price and again annually.
What it costs to own here
Three layers, and buyers routinely see only the first.
1. Property tax under Proposition 13. A purchase triggers reassessment at purchase-date market value. The base rate is 1% plus voter-approved bonded indebtedness, so on a $3.2 million purchase the base alone is roughly $32,000 a year before any bonds. Increases after that are capped at the lower of California CPI or 2%. We do not publish an effective rate for Alameda County, because we could not verify one.
2. The parcel tax. Piedmont voters passed Measure H on June 2, 2026 with about 80% of the vote: $3,174 per parcel annually, inflation-adjusted, continuing until ended by voters, raising roughly $12 million a year. It sits on top of ad valorem property tax and is charged per parcel rather than by value, so it lands identically on a modest house and a large one. Earlier Measures G and P remain in force; their current amounts are not published, so ask the City and the district for a parcel tax statement.
3. Transfer tax at the sale. Piedmont charges $13.00 per $1,000 and Alameda County adds $1.10 per $1,000. At Piedmont's own median, next to what Oakland would charge on the same price:
On a $3,198,260 sale | City transfer tax | County transfer tax | Total |
|---|---|---|---|
Piedmont ($13.00 per $1,000) | $41,577 | $3,518 | $45,095 |
Oakland ($17.50 per $1,000 in the $2M–$5M band) | $55,970 | $3,518 | $59,488 |
At this price Piedmont is the cheaper city to transact in, by about $14,393. Transfer tax is customarily negotiable. Confirm figures with your title officer and your tax situation with your CPA.
One thing people get wrong: Piedmont Avenue is in Oakland
This confuses buyers constantly, and it matters when you read price data. Piedmont Avenue is an Oakland neighborhood and commercial street, not part of the City of Piedmont. Julia Morgan's Chapel of the Chimes, an Oakland Historical Landmark, sits at 4499 Piedmont Avenue, in Oakland. Morgan was the first woman licensed as an architect in California, in 1904, and is buried at Mountain View Cemetery, also in Oakland.
The price gap is the practical point. Per Redfin, for the three months ending June 2026, the Piedmont Avenue neighborhood's median was $1,149,600, down 6.5% on 22 sales. The City of Piedmont's was $3,198,260. If a valuation tool blends the two, its number is meaningless. For two other frequently confused markets, see our post on Rockridge versus Elmwood.
Frequently asked questions
What is the median home price in Piedmont, CA?
$3,198,260 for the three months ending June 2026, per Redfin, up 15.3% year over year on 46 sales at $1,260 per square foot. Homes sold in a median of 13 days, and 91.3% closed above list price. Redfin's Compete Score for Piedmont is 92, among the highest in the East Bay.
Why is Piedmont a separate city from Oakland?
Piedmont incorporated in 1907 specifically to avoid annexation by Oakland, after frustration over the slow emergency response to an 1892 hotel fire. Two elections that year narrowly upheld separation. The city covers 1.7 square miles, is entirely surrounded by Oakland, and provides its own fire, police, parks and recreation, though it shares library and postal service with Oakland.
What is the Piedmont parcel tax?
Measure H passed on June 2, 2026 with about 80% of the vote and charges $3,174 per parcel annually, inflation-adjusted, continuing until voters end it, raising roughly $12 million a year. It is charged per parcel rather than by assessed value, and is in addition to ad valorem property tax. Measures G and P also remain in force; request a current parcel tax statement.
How are Piedmont schools ranked?
SchoolDigger's 2024-25 rankings placed Piedmont High 17th of 2,162 California public high schools, in the 99.2nd percentile, with a 98.1% graduation rate. Niche's 2026 rankings grade it A+ and rank it first among 81 public high schools in Alameda County. Piedmont Unified is small, with 2,447 students across 6 schools.
Is Piedmont Avenue in the City of Piedmont?
No. Piedmont Avenue is an Oakland neighborhood and commercial corridor, and Julia Morgan's Chapel of the Chimes at 4499 Piedmont Avenue is in Oakland, not Piedmont. The distinction matters for pricing: per Redfin, the Piedmont Avenue neighborhood's median was $1,149,600 for the three months ending June 2026, against $3,198,260 for the City of Piedmont.
Sources
- Redfin housing market data, three months ending June 2026 (Piedmont, Oakland and neighborhood cuts) — redfin.com
- Zillow Home Value Index, Oakland, February 2026 — zillow.com
- U.S. Census Bureau, 2020 Decennial Census, City of Piedmont — data.census.gov
- City of Piedmont, Measure H, June 2, 2026 — piedmont.ca.gov
- SchoolDigger 2024-25 and Niche 2026 rankings, Piedmont High School — schooldigger.com
- Alameda County Clerk-Recorder, documentary transfer tax, 2026 — acgov.org
- California State Board of Equalization, Proposition 13 — boe.ca.gov
Mark Lederer leads The Lederer Team at Red Oak Realty, with 25+ years and more than 1,000 closed transactions across Piedmont, Oakland and the greater East Bay. In a market where 91.3% of homes sell above list, preparation matters more than the search. Whether you are buying or listing, start at theledererteam.com/contact or get a real number at theledererteam.com/home-valuation. Call 510-774-4231 or email [email protected].
