Richmond & the 94805 ZIP Code – A Community Overview

Hillside Living, Bay Area Borders & a Quiet Residential Rhythm

The 94805 ZIP code occupies one of Richmond’s most sought-after residential areas, including East Richmond Heights, parts of the Richmond Annex, and neighborhoods along the border with El Cerrito and Albany. This pocket of West Contra Costa County is known for its hillside setting, strong neighborhood identity, and understated charm, offering a calm alternative to more urban East Bay environments.

Geographically, 94805 sits at the transition between the East Bay flats and the rolling hills that rise toward Kensington and the Berkeley Hills. Streets gently climb, homes gain elevation, and many properties enjoy filtered Bay views, hillside outlooks, and increased privacy. The area feels residential first—quiet, established, and lived-in—while remaining exceptionally well connected.

Residents often choose 94805 for its balance: proximity to Berkeley and El Cerrito amenities without the density, pace, or price pressure of those markets.

A Stable, Neighbor-Focused Community

94805 is characterized by long-term homeownership and community continuity. Many residents have lived in the neighborhood for decades, contributing to a sense of familiarity and trust that defines daily life. The area attracts buyers looking to put down roots rather than chase short-term trends.

Community characteristics include:

  • Predominantly single-family residential streets

  • A mix of long-time residents and newer homeowners investing in updates

  • Low-key neighborhood pride and informal neighbor connections

  • A practical, grounded atmosphere that values stability over flash

Rather than feeling transitional, 94805 feels settled—appealing to families, professionals, and retirees alike.

Schools & Education

Education is a meaningful consideration for families in 94805. The area is served by the West Contra Costa Unified School District (WCCUSD), with access to a variety of public, charter, and nearby private school options.

Schools commonly associated with the area include:

  • Sheldon Elementary School – Serving local families with a strong neighborhood presence

  • Madera Elementary School (nearby) – Highly regarded and often sought after by nearby residents

  • El Cerrito Middle School – Known for solid academic and enrichment programs

  • El Cerrito High School – A respected public high school offering AP courses, arts, and athletics

Families also benefit from proximity to private schools and alternative education options in Berkeley, Albany, and Kensington.

Architecture & Housing in 94805

Mid-Century Ranch Homes, Hillside Residences & Practical Design

Homes in 94805 were largely built between the 1940s and 1970s, reflecting post-war suburban growth with an emphasis on functionality, space, and long-term livability.

Common housing styles include:

  • Single-story ranch homes with clean, horizontal lines

  • Split-level hillside homes designed to follow the terrain

  • Stucco, brick, and wood-sided exteriors

  • Attached garages and private driveways

  • Front and rear yards with room for gardens or outdoor living

While architectural detailing is generally modest, many homes incorporate mid-century influences such as large picture windows, open living areas, and strong indoor-outdoor connections.

Renovation Potential & Flexibility

One of 94805’s biggest draws is its adaptability. Buyers are attracted to homes that allow for:

  • Kitchen and bath modernization

  • Open-concept living upgrades

  • Decks and patios to enhance hillside settings

  • ADUs or flexible bonus spaces (where zoning allows)

This flexibility makes the ZIP appealing to buyers seeking value and long-term upside.

Natural Setting & Outdoor Access

94805 benefits from its near-hill location, offering residents easy access to outdoor spaces and a more open, breathable environment than the flats.

Nearby amenities include:

  • Local hillside streets ideal for walking and jogging

  • Proximity to Hillside Natural Area in El Cerrito

  • Short drives to Tilden Regional Park and Wildcat Canyon

  • Cooler temperatures and hillside breezes

The area supports an active lifestyle without feeling remote or rural.

94805 Real Estate Market Overview

Market Characteristics

The real estate market in 94805 is driven by relative value, location, and livability. As of 2025:

  • Median home prices are typically more accessible than Berkeley and Albany

  • Single-family homes dominate the market

  • Well-maintained and updated homes attract strong interest

  • Inventory remains limited due to long-term ownership patterns

Buyers are often first-time homeowners, move-up buyers, and East Bay residents seeking more space without leaving the region.

Long-Term Value Drivers

94805’s long-term appeal is supported by:

  • Proximity to Berkeley, El Cerrito, and Albany

  • Access to strong schools and BART stations nearby

  • Limited large-scale development

  • Continued demand for attainable single-family housing

  • Hillside positioning and neighborhood stability

As affordability pressures continue across the Bay Area, neighborhoods like 94805 are increasingly viewed as smart, long-term choices.

Why Buy a Home in 94805?

Lifestyle Benefits

  • Quiet, residential streets with a neighborhood feel

  • Hillside setting offering privacy and occasional views

  • Practical home layouts ideal for long-term living

  • Opportunities to renovate and personalize

  • A calmer pace compared to denser urban centers

Strategic East Bay Location

Residents of 94805 enjoy convenient access to:

  • BART stations in El Cerrito Plaza and El Cerrito del Norte

  • Highway 80 and regional transit routes

  • Berkeley, Albany, and Kensington amenities

  • Downtown Oakland and San Francisco commutes

This connectivity makes 94805 especially attractive to commuters and hybrid workers.

Amenities & Everyday Convenience

While primarily residential, 94805 is well supported by nearby amenities:

  • Neighborhood shopping centers and local services

  • Easy access to El Cerrito Plaza retail

  • Solano Avenue dining and shopping just minutes away

  • Community parks, libraries, and recreation facilities

  • Farmers markets and local events in surrounding cities

Residents enjoy the convenience of nearby commercial hubs without living directly on top of them.

The Boyenga Team – Your Richmond & Near-Hill Neighborhood Experts for 94805

Eric and Janelle Boyenga of the Boyenga Team at Compass specialize in East Bay neighborhoods where value, livability, and long-term potential intersect—including the distinct micro-markets of 94805.

Their strengths include:

  • Deep understanding of near-hill vs. flatland pricing dynamics

  • Renovation and value-add insight

  • Strategic pricing and modern marketing

  • Access to Compass Private Exclusives and off-market opportunities

  • Thoughtful, data-driven representation

Call to Action

Considering a move to Richmond’s 94805 ZIP code?

Connect with Eric & Janelle Boyenga for:

  • Early access to 94805 listings

  • Guidance on neighborhood selection and home potential

  • Personalized market insights

  • Confident representation from search to close

Stay informed:
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