Trying to choose between El Cerrito, Albany, and Kensington? You are not alone. These neighboring East Bay communities feel similar on a map, yet they differ in how you live, commute, renovate, and budget. In this guide, you will learn the key differences in housing, permitting, transit, and ongoing ownership costs, plus a practical checklist to use on any address you are considering. Let’s dive in.
Snapshot: city vs. county basics
Understanding who runs permitting and services can save you time and surprise costs later.
- El Cerrito is an incorporated city in Contra Costa County. The City of El Cerrito Planning & Building Division manages permits, zoning, and inspections.
- Albany is an incorporated city in Alameda County. The City of Albany Planning & Building Department handles local zoning, design review, and permits.
- Kensington is unincorporated Contra Costa County. Permits and land use are handled by the Contra Costa County Department of Conservation & Development and Building Inspection. Kensington also has local advisory bodies, but major approvals go through the county.
What this means for you: city processes in El Cerrito and Albany follow municipal codes and local design rules, while Kensington follows county code and timelines. Local services and fees can differ, and unincorporated areas may rely on special districts with separate assessments.
Housing stock at a glance
Each place has a distinct mix of homes, lot types, and turnover patterns.
El Cerrito homes
El Cerrito offers a mix of 1940s–1960s single-family homes, from ranch to California bungalow to mid-century styles. You will also find condos and apartments, especially near San Pablo Avenue and the two BART stations. Lots are often 4,000 to 7,000 square feet, with both flatter tracts and some hillside pockets near Potrero and Fairmount.
Inventory is more consistent than in tiny Kensington, and there is a broader range of entry-level condos through mid-range single-family homes. Proximity to BART often influences demand and pricing.
Albany homes
Albany’s footprint is smaller and more compact. Many neighborhoods feature older, well-kept single-family homes, including Craftsman, Colonial Revival, and mid-century designs. Homes commonly range from about 1,200 to 2,500 square feet on lots around 4,000 to 6,000 square feet in core neighborhoods. You will find denser housing near Solano Avenue and Marin Avenue, plus some small multifamily buildings.
Overall turnover is steady, and the city’s walkable commercial spine along Solano Avenue is a draw for buyers who want neighborhood retail close by.
Kensington homes
Kensington is mostly hillside, with curving, narrow streets and irregular lots. Homes are primarily single-family cottages and bungalows from the early to mid 20th century, often 1,000 to 2,500 square feet. Multifamily housing and new construction are limited due to topography and the community’s small size.
Inventory is tight and turnover is low. Limited supply can push per-square-foot pricing higher and make sales data more volatile from one listing to the next.
Relative pricing patterns
All three markets are higher cost compared with many other parts of the region. Generally, El Cerrito trends as the most affordable of the three on average, Albany sits in the mid-to-upper range, and Kensington is often the priciest per-home average due to scarcity, hillside lots, and demand. Always rely on current, like-kind comps for realistic pricing.
Permitting and project pathways
If you plan to remodel, add an ADU, or expand, the permit pathway matters.
- El Cerrito: The City of El Cerrito Planning & Building Division oversees permits and design review where applicable. Zoning includes a mix of objective standards and some discretionary review depending on the district and project size.
- Albany: The City of Albany Planning & Building Department has active design review for discretionary projects like significant additions or new construction in certain zones. Public noticing and neighborhood character policies can shape outcomes.
- Kensington: Contra Costa County sets the rules. County hillside, slope, and geologic standards apply, which can be stringent for steep lots. Expect geotechnical studies for many additions or new builds.
ADUs and accessory structures
State law supports ADUs across all three areas, and ministerial approvals may shorten timelines. Local fees, objective design standards, and utility connections vary by jurisdiction. On hillside parcels in Kensington, budget for geotechnical reports and engineered solutions that can add cost and time. In all three locations, confirm sewer, utility capacity, and parking requirements before you design.
Soils, slope, and trees
Kensington’s steep lots often require geotechnical reports, engineered foundations, retaining walls, and careful drainage management. Some El Cerrito and Albany areas near hills or creeks may also require studies. Street trees, curb cuts, and driveway changes require permits in the cities, while Kensington projects often navigate narrow roads, mature vegetation, and county encroachment rules.
Timeline expectations
Discretionary approvals such as variances and design review can lengthen timelines. County review in Kensington may run longer when environmental or geologic studies are required. Start early with the relevant planning office and factor the review process into your project plan.
Transit, walkability, and commute
Access and commute options differ in meaningful ways.
- El Cerrito: Two BART stations, El Cerrito Plaza and El Cerrito del Norte, offer direct connections to Oakland, San Francisco, and the East Bay. Neighborhoods near BART can feel more transit-oriented, and the Ohlone Greenway provides a bike and pedestrian corridor.
- Albany: There is no BART station within city limits. Depending on where you live, you may walk or bike to El Cerrito Plaza or North Berkeley BART. AC Transit bus routes serve San Pablo Avenue, Solano Avenue, Marin Avenue, and other corridors.
- Kensington: There is no BART station in Kensington. Most residents drive to El Cerrito Plaza or El Cerrito del Norte, or take longer bike or bus connections.
Walkability varies. Albany offers highly walkable blocks around Solano Avenue with cafes, shops, and groceries. El Cerrito has walkable pockets near BART and along San Pablo Avenue, plus larger shopping centers. Kensington has small commercial nodes; many residents travel to nearby Albany or El Cerrito for everyday needs. Narrow, hilly streets in Kensington may reduce walkability for some buyers.
Parking and driveway access can also differ. Kensington’s hillside streets and small garages can limit parking options. In Albany and El Cerrito, parking is more typical of suburban streets, though busy commercial corridors and transit-adjacent areas can bring parking restrictions.
Ownership costs and risks
Budget beyond your mortgage. Ongoing costs and risk profiles vary by address.
- Property taxes: California’s Prop 13 sets the base rate at 1% of assessed value, with local parcel taxes and assessments added on. Effective total rates commonly fall between about 1.1% and 1.5% but can vary by parcel and district. Verify the exact rate with the county assessor for the property you are considering.
- Local assessments: El Cerrito, Albany, and unincorporated Kensington can have different assessments for sewer, flood control, parks, or special districts. Check the parcel’s tax bill and assessor records.
- HOAs: Many single-family homes in all three areas are not part of HOAs. Condos and some newer developments in Albany and El Cerrito may include HOAs with monthly dues. Kensington has limited HOA presence overall.
- Insurance and hazards: Earthquake risk applies to all three. Kensington’s hillsides can raise landslide and slope stability considerations, which may affect underwriting and premiums. Check FEMA flood maps for properties near creeks or low-lying areas, and assess wildfire exposure in wildland-urban interface zones. Confirm coverage availability and premiums with insurers familiar with Bay Area hillside risks.
- Utilities and services: Water is commonly provided by EBMUD in Contra Costa, with Albany also served by EBMUD. Sewer and stormwater providers differ by jurisdiction, affecting connection fees and billing. Trash and recycling are city-contracted in Albany and El Cerrito, while Kensington may have county or private arrangements.
- Seismic upgrades: Older homes may need foundation bolting and cripple wall bracing. In Kensington, additions and major remodels on steep lots often require engineered foundations or retaining walls. Budget accordingly.
- Transfer taxes: City and county documentary transfer taxes vary. Confirm current rates with the county recorder and relevant city finance department before you close.
What to verify for any address
Use this checklist to reduce surprises and plan your timeline and budget.
- Permitting authority: City of El Cerrito, City of Albany, or Contra Costa County for Kensington.
- School district and assignments: Confirm with official district maps and the California Department of Education.
- Parcel taxes and assessments: Review the county assessor’s parcel report and tax bill.
- Hazard maps: Check FEMA flood maps and county geologic or landslide maps. Review seller disclosures for slope and soil conditions.
- Transit access: Verify walking time to BART, and look up AC Transit routes and schedules for the exact address.
- Zoning and uses: Confirm zoning, setbacks, design review triggers, and short-term rental rules with the relevant planning office.
- ADU feasibility: Review objective standards, fees, sewer and utility capacity, and parking requirements.
- Historic or neighborhood overlays: Ask about any special design or preservation review.
- Utilities: Identify water, sewer, gas, and electric providers and confirm connection capacity, especially for remodels or ADUs.
- Insurance: Ask carriers about earthquake, landslide, flood, and wildfire coverage and premiums for the specific parcel.
- HOA/CC&Rs: If applicable, obtain documents, budgets, and rules.
- Comps: Use recent, like-kind sales in the immediate neighborhood for pricing and strategy.
Which location fits your goals?
Use your daily life and project plans to guide the choice.
- Choose El Cerrito if you want strong BART access, a mix of single-family and condo options, and more consistent inventory. You will find a range of post-war homes on standard lots, plus walkable pockets near transit and San Pablo Avenue.
- Choose Albany if you prefer compact, walkable blocks near Solano Avenue and a predominantly single-family environment with classic architectural styles. You will trade a BART station in town for proximity to nearby stations and active local design review.
- Choose Kensington if you love hillside settings and unique lots, and you are comfortable navigating county permitting and geotechnical requirements. Expect limited inventory, more driving for daily needs, and careful planning for remodels or additions.
If you are balancing budget, commute time, and renovation ambitions, compare specific addresses rather than citywide averages. The right block can align with your commute, project scope, and monthly costs.
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FAQs
How do permitting rules differ among El Cerrito, Albany, and Kensington?
- El Cerrito and Albany use city codes with local design review where applicable, while Kensington follows Contra Costa County rules that often include hillside and geotechnical standards for sloped lots.
Which area offers the best transit access for commuters?
- El Cerrito, with two BART stations, typically offers the fastest public transit access. Albany and Kensington rely on nearby stations, AC Transit, and bike connections to reach BART.
Are ADUs easier to build in El Cerrito, Albany, or Kensington?
- State law supports ADUs in all three, but local fees, utility hookups, and design standards vary. Hillside parcels in Kensington often require geotechnical reports that add time and cost.
How do property taxes compare across the three communities?
- Base property taxes follow California’s 1% rule, with local assessments added. Effective rates typically range around 1.1% to 1.5% but vary by parcel; verify each property’s tax bill.
What should you know about Kensington hillside homes?
- Expect narrow streets, irregular lots, and geotechnical requirements for many projects. Engineered foundations, retaining walls, and drainage work are common for additions or new builds.
Where is everyday retail most walkable?
- Albany offers highly walkable blocks along Solano Avenue. El Cerrito has walkable pockets near BART and San Pablo Avenue, while Kensington has small commercial nodes and fewer in-neighborhood options.
