Photo above: Tree-lined St. Mary’s Parkway leading toward the Saint Mary’s College chapel in Moraga, California, November 2021. Cristiano Tomás, CC BY-SA 4.0, via Wikimedia Commons.

Price it off recent sales of similar homes near you, fix what an inspector or the fire district will flag before you list, and book the Moraga-Orinda Fire District inspection early. In August 2026, Moraga homes sold for 101.1% of list price in a median of 14 days, but about one in four listings had to cut the price first.

Here’s how to get the price right, what the fire paperwork involves, and what selling will cost you.

What is the Moraga market doing right now?

Well-priced homes are selling fast and close to asking. Redfin’s figures for August 2026, all home types:

  • Median sale price: $1,750,092, up 19.9% from a year earlier
  • Homes sold: 45
  • Median days on market: 14
  • Sale-to-list: 101.1%, with 50.1% selling above list
  • Listings with a price drop: 26.5%
  • Median price per square foot: $790

Source: Redfin, Moraga housing market page, August 2026, checked September 24, 2026.

Our read on the 19.9%: 45 sales is a small month, so the mix of homes that sold moves the median a lot. Don’t list your house 20% higher because of it.

How should I price my Moraga home?

From the sales of homes like yours, close by, in the last few months. The comparison that matters is the same size, condition and lot on nearby streets. A single-level house on a flat lot and a hillside house with a steep driveway are different products, even at the same square footage.

Price too high and you join the 26.5% who cut the price, usually after the first wave of buyers has moved on. For a free starting number, try our home value page, then have an agent walk the house to adjust for what the numbers can’t see.

What should I fix before I list?

Anything a buyer’s inspector or the fire district will write up. Start outside.

  1. The first 5 feet around the house. MOFD asks owners to keep this zone clear of mulch, dry plants, wood fencing and other burnables. It says those Zone Zero guidelines are not mandatory yet while the state writes the rule (MOFD Zone Zero page, checked September 25, 2026). Buyers and their insurers look at it anyway.
  2. Vegetation farther out. MOFD enforces fuel mitigation and hazard abatement standards across the district under Ordinance 23-03 (adopted February 15, 2023). Clear it now so the transfer inspection doesn’t hand you a fix-it list mid-escrow.
  3. Roof, vents and gutters. Buyers asking about insurance will ask about these. MOFD lists free help, including ember-resistant vent screens, gutter guards and a wildfire home assessment (MOFD Zone Zero page, checked September 25, 2026).
  4. Deferred maintenance. Leaks, dry rot and electrical items show up in the buyer’s inspection report and can turn into requests for credits.

Skip big remodels unless recent sales show they pay back.

What fire paperwork do I need to sell in Moraga?

Two items, and one takes weeks.

  • MOFD Certificate of Compliance. MOFD requires an in-person inspection by its fuels mitigation staff for every property sale or transfer. The first inspection is $336 per parcel and includes one re-inspection. Another re-inspection is $397. The certificate is good for 90 days, and MOFD says to allow about two to three weeks (MOFD Certificate of Compliance page, checked September 25, 2026).
  • State fire zone disclosure. If the home is in a high or very high Fire Hazard Severity Zone, California Civil Code 1102.19 requires the seller to give the buyer documentation of compliance with vegetation rules. The Natural Hazard Disclosure Statement under Civil Code 1103.2 also flags fire hazard severity zones (California Legislative Information, checked September 25, 2026).

MOFD adopted new zone maps on May 21, 2025, so check the current map for your parcel on MOFD’s site. For what any disclosure means for your sale, talk to a real estate attorney.

What does it cost to sell a house in Moraga?

Commission, the transfer tax, escrow and title fees, and any repairs or credits you agree to.

  • Commission. Commissions are always negotiable. No law sets them. Agree on the rate, and what it covers, in writing before you list.
  • Transfer tax. Moraga is a General Law town. The documentary transfer tax totals $1.10 per $1,000 of the sale price, with the Town’s $0.55 share credited inside the county’s $1.10 (California City Finance, California City Documentary and Property Transfer Tax Rates, effective December 1, 2025, checked September 25, 2026). Our math: on the August median of $1,750,092, that’s about $1,925. Who pays it is set by your purchase contract, so confirm it with your escrow officer.
  • MOFD inspection. $336 per parcel for the first visit, as above.
  • Escrow, title and any buyer credits. Ask your escrow officer for an estimate early.

For capital gains, the home sale tax exclusion or Prop 19, talk to a tax professional. We explain the costs; we don’t give tax advice.

What will Moraga buyers ask me about?

Fire zone, insurance, taxes and the BART trip. Have answers ready.

  • Fire zone and insurance. Buyers will look up your parcel on MOFD’s map and call an insurance agent. Having the MOFD certificate and any fire work records ready helps them get a quote quickly.
  • Parcel taxes. Moraga School District collects Measure K ($325 a parcel) and Measure M. The county’s analysis of Measure I, which passed on June 2, 2026 with 70.44% yes per the county’s official final results (June 25, 2026), puts all three at $836 a parcel (Contra Costa Elections, Measure I page, checked September 25, 2026). Have your current tax bill on hand.
  • Getting to BART. Moraga has no station. County Connection Route 6 runs to Orinda and Lafayette BART (County Connection, checked September 25, 2026).

When should I list?

When the house, the price and your next move are all ready. For timing, see our page on the best time to sell a home in Moraga. Remember the MOFD inspection can take two to three weeks, so book it before your listing date.

Questions people also ask

Do I need a fire inspection to sell my house in Moraga?

Yes. The Moraga-Orinda Fire District requires an in-person inspection for every property sale or transfer to issue a Certificate of Compliance. The first inspection costs $336 per parcel and includes one re-inspection, and the certificate lasts 90 days, per MOFD’s Certificate of Compliance page, checked September 25, 2026. Allow two to three weeks.

How much is the transfer tax in Moraga?

The total documentary transfer tax for a Moraga sale is $1.10 per $1,000 of value. The Town’s $0.55 share is credited inside the county’s $1.10, per California City Finance’s rate table effective December 1, 2025, checked September 25, 2026. On a $1,750,092 sale, that’s about $1,925. Your contract sets who pays it.

How fast are Moraga homes selling?

In August 2026, Moraga homes spent a median of 14 days on the market and sold for 101.1% of list price, per Redfin, checked September 24, 2026. About half sold above asking. About 26.5% of listings had a price drop, so a home priced above recent nearby sales can sit longer and sell for less.

Is the real estate commission in Moraga negotiable?

Yes. Real estate commissions are always negotiable in California, and no law sets a standard rate. Talk through the rate, what services it covers and how any buyer’s agent is paid before you sign a listing agreement. Get every term in writing, and ask a real estate attorney about anything you don’t understand.

Your next step

Send us your Moraga address. We’ll pull the recent sales of homes like yours, check your MOFD fire zone, and give you a written price range and a prep list before you spend a dollar. Talk to a Moraga agent on our team or call (510) 949-5525.

More on Moraga: Is Moraga, CA a good place to live? · Moraga market update · 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)
  • Moraga-Orinda Fire District, Certificate of Compliance (Property Sale or Transfers) page: mofd.org (checked September 25, 2026)
  • Moraga-Orinda Fire District, Zone Zero and Fire Hazard Severity Zone page and Ordinances and Resolutions page: mofd.org (checked September 25, 2026)
  • California Civil Code 1102.19 and 1103.2: leginfo.legislature.ca.gov (checked September 25, 2026)
  • California City Finance, California City Documentary and Property Transfer Tax Rates, effective December 1, 2025: californiacityfinance.com/PropTransfTaxRates.pdf (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)
  • County Connection, Route 6: countyconnection.com/routes/6 (checked September 25, 2026)