Reflections Condominiums San Ramon CA

Recent sales show a very active but price-sensitive market. The uploaded Reflections sales data included 17 closed sales, with sale prices ranging from $350,000 to $645,000. The average sale price was approximately $467,735, while the median sale price was $460,000. The average size was 688 square feet, with a median size of 624 square feet. The average sale price per square foot was approximately $690, with a median of about $657 per square foot. Homes averaged 44 days on market, while the median marketing time was 45 days. The average HOA fee shown in the data was approximately $504 per month, with most recent HOA dues clustered in the mid-$400s to high-$500s depending on the unit and floor plan.

The one-bedroom market at Reflections is especially important because it provides one of the more affordable ways to purchase a San Ramon condominium. Recent one-bedroom sales ranged from $350,000 to $510,000, with an average sale price of approximately $416,591 and a median sale price of $402,000. Smaller 474-square-foot units sold between $350,000 and $362,500, while the larger 624-square-foot one-bedroom homes generally sold from the high $300,000s into the low $500,000s depending on condition, location, and buyer demand. The strongest one-bedroom sales reached $510,000, showing that updated or well-positioned homes can still generate premium pricing even in a smaller floor plan.

The two-bedroom market has performed at a higher price level, as expected. Recent two-bedroom sales ranged from $460,000 to $645,000, with an average sale price of approximately $561,500 and a median sale price of $567,500. The two-bedroom homes averaged about 880 square feet, with recent sales including 749-square-foot, 943-square-foot, and 949-square-foot layouts. The highest sale in the data was 285 Reflections Drive, Unit 13, which sold for $645,000 at approximately $680 per square foot. Other larger two-bedroom sales included 115 Reflections Drive, Unit 27, which sold for $579,000, and 125 Reflections Drive, Unit 21, which sold for $575,000.

A closer look at price per square foot shows how much floor plan size matters at Reflections. The smallest 474-square-foot homes sold at an average of roughly $754 per square foot because smaller units often produce higher price-per-foot numbers. The 624-square-foot homes averaged about $703 per square foot, while the larger 943 and 949-square-foot two-bedroom homes generally sold closer to the low-to-mid $600s per square foot. That is normal in condominium pricing. Buyers should not compare price per square foot without considering floor plan, bedroom count, condition, parking, location within the community, and HOA dues.

One of the most useful indicators for sellers is the sale-to-list price relationship. Across the recent Reflections sales data, the average sale-to-list ratio was approximately 98.7 percent, with a median of 100 percent. In plain English, many homes sold very close to asking price, but buyers were still selective. Some homes sold above list, including a 624-square-foot one-bedroom at 115 Reflections that listed for $499,000 and sold for $510,000, and a 949-square-foot two-bedroom at 285 Reflections that listed for $629,999 and sold for $645,000. Other homes required price negotiation, particularly when pricing ran ahead of condition or market demand.

For buyers, Reflections is a community where details matter. A remodeled kitchen, updated flooring, refreshed bathroom, better natural light, parking location, and overall presentation can materially affect value. Because many homes share similar square footage, buyers tend to compare individual units closely. A clean, well-prepared unit can stand out quickly, while a dated unit may need to be priced more aggressively to attract the same level of attention.

For sellers, the lesson is equally clear. Reflections is not a market where pricing can be guessed. The difference between a 474-square-foot one-bedroom, a 624-square-foot one-bedroom, a 749-square-foot two-bedroom, and a 949-square-foot two-bedroom is significant. HOA dues also vary, and buyers are paying close attention to total monthly cost because affordability is one of the main reasons they are considering Reflections in the first place. Proper pricing requires looking at the exact floor plan, the most recent comparable sales, the condition of the unit, the level of updating, and whether current inventory is competing for the same buyer pool.

2026 Reflections Sales at A Glance

Reflections remains one of San Ramon’s more important condominium communities because it serves a buyer segment that is often underserved in the city. Not every buyer wants or can afford a million-dollar townhome. Many simply want a practical, well-located San Ramon condominium with access to the city’s amenities, schools, trails, shopping, and commute routes. Reflections fills that need, and the recent sales numbers show consistent buyer activity across multiple price points.

If you are considering buying or selling a Reflections condominium, the most important step is understanding the numbers at the unit level. I track Reflections sales by floor plan, square footage, list price, sale price, days on market, HOA dues, and price per square foot so buyers and sellers can make decisions based on the actual market rather than generic San Ramon averages. As an East Bay condominium specialist and San Ramon Realtor, I can help you evaluate recent Reflections comparable sales, understand what your unit is worth, identify the strongest buyer pool, and position the property correctly in today’s market.

Reflections currently and historically has not had rental restrictions and can make a good investment. If you have questions on Reflections condos, Derek Wagley, Broker Associate at Keller Williams Realty can be reached at 925-451-6679.