Pleasanton, CA 94566 Real Estate Market Report

Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

Market Metrics

The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

Property Taxes

Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

Market Trends & Context

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

Key Findings

1. 1,460,500 is the primary indicator of market value based on recent transactions, with the median sold price highlighting that realized prices are materially below the median listing price of 1,712,500, which may indicate pricing friction between seller expectations and closed transactions.
2. 262 median days on market suggests slower sales velocity and extended time-to-contract, which appears consistent with a neutral market temperature rather than strong directional momentum.
3. Price momentum is down year-over-year while rents are up, indicating a divergence where rental demand is strengthening even as transaction prices soften; the median market rent of 3,250 underscores rising rent levels in the local SFR/condo market.
4. Interest rate pressure is described as moderate with prevailing 30-year fixed mortgage rates averaging approximately 6.6%, which, combined with a median price per square foot of 813, suggests buyers and sellers are operating under cautious financing conditions and that pricing must contend with moderate rate headwinds.

Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.