Pleasanton, California Housing Market

What stands out in Pleasanton?

• The median household earns $191,119 a year: among the highest incomes of 765 tracked cities. Tenants can carry higher rents.
• Population is down 5.5% over five years: among the steepest population decline of 765 tracked cities. A shrinking population thins demand over time.
• The typical listing has been on the market 33 days: among the shortest listing ages of 765 tracked cities. Few listings sit for long. Have financing ready before you look.

How far have Pleasanton prices fallen?

Asking price per square foot in Pleasanton is 14.3% below its Sep 2024 high and down 5.9% over the last year. Prices were above the year before in 65% of months since the data starts, so drops here have not always reversed quickly. 16% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.

What does a shrinking population mean for Pleasanton landlords?

The population in Pleasanton's ZIP codes fell 5.5% over five years. 3.8% of homes are vacant, lower than most tracked cities. Households fell 3.8% while the housing stock changed -4.2%. Fewer households means a thinner tenant pool. Budget extra vacancy and buy where renters already concentrate.

How much can you negotiate in Pleasanton?

For every 100 homes still for sale, 39 are under contract. In 2017–2019 at this time of year it was 75. The rest are still waiting for a buyer. Few sellers are dropping their price. Your discount will come from one stale listing.

The typical Pleasanton listing has been on the market 33 days. That is 11% shorter than a year ago. There are 110 homes for sale in Pleasanton. That is 10.0 times the tightest month on record, but below the peak of 154. Supply is shrinking against last year.

What to do about it

• Judge each listing on its own.
• Homes listed 60+ days ago with a price cut are where your discount is.
• Fresh, well-priced homes will not move on price. Do not waste offers on them.

Is now a good time to buy in Pleasanton?

The median asking price is 33.4% below its Feb 2024 peak. Per square foot the gap is smaller: 14.3% below the Sep 2024 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Pleasanton prices rose in only 72 of the last 111 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

Who will rent from you in Pleasanton?

In Pleasanton, 33 out of every 100 households rent. Most own their home. The renter share is growing. Five years ago it was 30 in 100. Renter households average 2.5 people. Two and three bedrooms fit the typical renter.

The median Pleasanton household earns $191,119 a year. Incomes here have grown 3.9% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 7.1 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. At 30% of income, a tenant on the median income can pay about $4,778 a month.

To see what one Pleasanton address would rent for and cash flow, run it through the app.

How does Pleasanton compare with other California markets?

Ranked among the 141 California markets we track:

• Asking price: 21st priciest of 141. Pleasanton is at $1,364,748. Closest: Carlsbad and Morgan Hill.
• Buyer competition: 56th least competitive of 138. Pleasanton is at 0.39 buyers per home. Closest: San Jose and Anaheim.
• Time on market: 7th shortest time on market of 141. Pleasanton is at a median of 33 days on market. Closest: Fremont and Livermore.
• Price cuts: 34th fewest price cuts of 141. Pleasanton is at 16% of sellers cutting. Closest: Chino and Santa Barbara.

What numbers should you underwrite a Pleasanton deal with?

• Price growth to assume — +1.1%/yr. Pleasanton grew 4.4% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Pleasanton grows about 1.1% a year. That is the number to type in. Prices fell 5.9% over the last year. Use it for timing. The five-year rate is the better guide.
• Odds you cut your price to sell — 1 in 6. 16% of Pleasanton listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $746/sqft. The typical Pleasanton listing shrank from 2,061 to 1,826 sqft since Jul 2016. So median price hides real growth: 52% per sqft versus 31% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -6%. Homes for sale in Pleasanton are down 6% on last year, so your resale faces less competition than today's comps did.

Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.

What is the median home price in Pleasanton?

The median asking price in Pleasanton is about $1,365,000 as of Sep 2026, down 14.5% from a year ago. The typical listing is 3% smaller than a year ago, and asking price per square foot is down 5.9%. So the size of homes on the market explains much of the drop. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Pleasanton figures cover the 2 ZIP codes with a Pleasanton mailing address, which can reach past city limits.

Is Pleasanton a buyer's or seller's market in 2026?

Neither side has the upper hand in Pleasanton right now. We compare Pleasanton with 2017–2019 at this time of year: there are 39 pending sales per 100 listings, against 75 then; 16% of sellers have cut their price, against 24% then; the typical listing has been up 11% fewer days.

Are Pleasanton home prices going up or down?

The median asking price is 33.4% below its Feb 2024 peak. Per square foot the gap is smaller: 14.3% below the Sep 2024 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What is the best month to buy a house in Pleasanton?

Across 9 full years, Pleasanton asking prices ran lowest in February, about 2.6% below the year's average. They peaked in May. The most homes for sale show up in June, about 37% above the yearly average.

What price growth should I assume for Pleasanton?

Assume +1.1% a year. Pleasanton grew 4.4% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Pleasanton grows about 1.1% a year. That is the number to type in. Prices fell 5.9% over the last year. Use it for timing. The five-year rate is the better guide.

What is the fair market rent in Pleasanton?

HUD's fiscal year 2026 fair market rent for Alameda County is $2,912 a month for 2 bedrooms and $3,724 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.