Photo above: Sunset over the Moraga valley with the Saint Mary’s College chapel in view, Moraga, California, October 2014. Sharon Hahn Darlin, CC BY 2.0, via Wikimedia Commons.
The typical Moraga home sold for $1,750,092 in August 2026, up 19.9% from August 2025, according to Redfin. That median came from only 45 sales, so treat it as a rough guide, and price any one house against recent sales of similar homes on nearby streets.
Here are the August numbers, what they do and don’t tell you, and the costs that come on top of the price.
What were Moraga’s home prices in August 2026?
A median of $1,750,092, with homes selling in about two weeks at a little over asking. Redfin’s August 2026 figures for all home types in Moraga:
| Measure | August 2026 |
|---|---|
| Median sale price | $1,750,092 |
| Change from August 2025 | up 19.9% |
| Homes sold | 45 |
| Median days on market | 14 |
| Sale price vs. list price | 101.1% |
| Share sold above list | 50.1% |
| Share with a price drop | 26.5% |
| Median price per square foot | $790 |
Source: Redfin, Moraga housing market page, August 2026, checked September 24, 2026.
Did Moraga prices really jump almost 20% in a year?
Not for every house. A median is the middle sale of that month, not an index of what each home is worth. Our read: with 45 sales, a handful of larger homes on bigger lots can pull the middle up sharply, and a month with more townhouses and condos can pull it down. The 19.9% tells you the August mix sold higher than last August’s mix. It doesn’t tell you your own house gained 19.9%.
A steadier check is the pace. A median of 14 days on market, 101.1% of list, and about half of homes selling over asking all point to buyers competing for well-priced homes in August. At the same time, about one in four listings cut its price, so overpricing still gets punished.
How does Moraga compare with Orinda, Lafayette and the county?
Moraga’s median was lower than its two Lamorinda neighbors in August, and about twice the county’s single-family median.
| August 2026 | Median sale price | Change from a year earlier | Homes sold | Price per sq. ft. |
|---|---|---|---|---|
| Moraga | $1,750,092 | up 19.9% | 45 | $790 |
| Orinda | $1,998,677 | up 12.7% | 61 | $721 |
| Lafayette | $2,038,651 | up 1.9% | 81 | $833 |
Source: Redfin housing market pages for each city, August 2026, checked September 24, 2026.
For the wider picture, C.A.R., California’s statewide real estate trade association, reported a Contra Costa County median of $875,000 for existing single-family homes in August 2026, up 2.9% from a year earlier (C.A.R., August 2026 home sales and price report, released September 16, 2026). Redfin’s Moraga figure covers all home types and C.A.R.’s county figure covers single-family homes only, so compare them loosely.
What about mortgage rates?
They moved up in September. C.A.R. says the 30-year fixed rate averaged 6.67% in August 2026 and, citing Mortgage News Daily, passed 7.0% in the second week of September. C.A.R. also notes prices usually ease in fall and winter (C.A.R., August 2026 report). On a Moraga price, a small rate change moves the monthly payment a lot, so get a fresh quote from a lender before you set your budget.
I’m buying in Moraga. What do I do with these numbers?
Use them to set expectations, then get specific.
- Price the house, not the town. Ask for the sales of similar homes within a few streets over the last three to six months.
- Expect to pay near asking for a well-priced home. August’s 101.1% sale-to-list says most went at or a bit above list. That’s an average, not a rule for any one house.
- Watch the price drops. A listing that has cut its price may leave more room to negotiate.
- Line up insurance early. Moraga has mapped fire hazard zones, and they vary by parcel. Look up the address on the Moraga-Orinda Fire District’s map and get a quote from a licensed insurance agent during escrow.
I’m selling in Moraga. What do these numbers tell me?
Buyers were paying close to asking in August, but only for homes priced right. With about half of homes selling over list and about a quarter taking a cut, the list price does a lot of the work. Start from recent sales of homes like yours, not from the 19.9% headline. Our guide to selling a home in Moraga covers the fire inspection, the transfer tax and what to fix before you list.
What costs come on top of the price in Moraga?
School parcel taxes, the fire compliance inspection at sale, and insurance.
- School parcel taxes. Moraga School District collects Measure K ($325 a parcel) and Measure M. Measure I adds $295 a parcel a year for seven years, and the county’s impartial analysis puts the total at $836 a parcel (Contra Costa Elections, Measure I page, checked September 25, 2026). Measure I passed with 70.44% yes, above the two-thirds it needed, per the county’s official final results for the June 2, 2026 election (Contra Costa County Elections, Official Results, Final, June 25, 2026, read September 25, 2026).
- MOFD Certificate of Compliance. The Moraga-Orinda Fire District requires an inspection for every property transfer. The first inspection is $336 per parcel (MOFD Certificate of Compliance page, checked September 25, 2026).
- Homeowners insurance. Premiums depend on the house, the fire zone and the carrier. Only a licensed insurance agent can quote it.
Read the current property tax bill for any house you’re considering. For tax questions, ask a tax professional or the Contra Costa County Treasurer-Tax Collector.
Questions people also ask
What is the median home price in Moraga?
Redfin puts the Moraga median sale price at $1,750,092 for August 2026, up 19.9% from August 2025, across all home types. That figure comes from 45 sales, per Redfin’s Moraga housing market page, checked September 24, 2026. Because the sample is small, compare recent sales of similar nearby homes before judging what one house is worth.
How fast do homes sell in Moraga?
In August 2026, the median Moraga home spent 14 days on the market, per Redfin, checked September 24, 2026. Homes sold for 101.1% of list price on average, and 50.1% sold above asking. About 26.5% of listings had a price drop, so homes that start too high tend to sit longer.
Is Moraga cheaper than Orinda and Lafayette?
In August 2026, yes, by median. Moraga’s median sale price was $1,750,092, against $1,998,677 in Orinda and $2,038,651 in Lafayette, per Redfin’s city pages, checked September 24, 2026. Moraga’s price per square foot, $790, was higher than Orinda’s $721 and lower than Lafayette’s $833. Home sizes differ, so compare similar homes.
How much is a square foot in Moraga?
Redfin reports a median of $790 per square foot for Moraga homes that sold in August 2026, checked September 24, 2026. Price per square foot varies with lot size, condition, views and age of the home, so use it only as a starting point and compare sales of similar homes on nearby streets.
Your next step
Tell us the Moraga street or the home you have in mind. We’ll pull the last six months of similar sales, the tax bill lines and the MOFD fire zone, and walk you through what the number really means for that house. Talk to a Moraga agent on our team or call (510) 949-5525.
More on Moraga: Is Moraga, CA a good place to live? · Selling a home in Moraga · What’s my home worth?
By Bill Davis, DRE #01880656, The Davis Team at eXp Realty, Moraga, CA. Updated September 25, 2026.
Sources
- Redfin, Moraga housing market page, August 2026: redfin.com/city/12596/CA/Moraga/housing-market (checked September 24, 2026)
- Redfin, Orinda housing market page, August 2026: redfin.com/city/14057/CA/Orinda/housing-market (checked September 24, 2026)
- Redfin, Lafayette housing market page, August 2026: redfin.com/city/9927/CA/Lafayette/housing-market (checked September 24, 2026)
- C.A.R. (California’s statewide real estate trade association), August 2026 home sales and price report, released September 16, 2026: car.org (checked September 25, 2026)
- Contra Costa Elections, Measure I (June 2, 2026): contracostavote.gov/m9012-en (checked September 25, 2026)
- Contra Costa County Elections, Statewide Direct Primary Election Official Results, Final, June 25, 2026: contracosta.ca.gov/DocumentCenter/View/91835 (read September 25, 2026)
- Moraga School District, Parcel Tax Measures K, M, and I: moraga.k12.ca.us (checked September 25, 2026)
- Moraga-Orinda Fire District, Certificate of Compliance (Property Sale or Transfers) page: mofd.org (checked September 25, 2026)