Pleasanton, California.
Typical home $1,500,493 (-3.0% in a year), asking rent $3,175 (+7.1%). San Francisco-Oakland-Berkeley, CA metro.
to buy the typical home at today's mortgage rate — +$3,891 (+98%) since Jan 2020.
- 1 year
- Down $46,279 -3%
- $1,546,771$1,500,493 since Sep 2025
- 5 years
- Up $85,541 +6%
- $1,414,952$1,500,493 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Pleasanton$7,876
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 59 years.
Typical home values in Pleasanton, CA fell 3.0% over the past year — slower than the nation's +1.2%.
Asking rents in Pleasanton, CA rose 7.1% over the past year — faster than the nation's +2.7%.
Owning the typical home in Pleasanton runs $7,279/mo more than renting one. The gap peaked at $8,812 in Jan 2025.
That is $10,454 a month against $3,175 rent: a $7,876 mortgage payment, plus $972 property tax and $1,606 insurance & upkeep.
Owning vs renting — Pleasanton
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$10,454
- Renting$3,175
- Mortgage only$7,876
Property tax · $972/mo 0.78% of value a year — the ACS 2020-2024 median bill over the median home value for Alameda County, CA
Insurance & upkeep · $1,606/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Pleasanton, Alameda County, California
Pleasanton is a city of 79,871 people in Alameda County. Half its households earn more than $190,124 a year and half less, against $129,367 across Alameda County; 5% of its people live below the poverty line. 67% of its homes are lived in by their owners and 33% are rented. Unemployment in Pleasanton was 4.5% in August 2026, and Alameda County had 0.9% fewer jobs in 2025 than the year before. The most residents work in professional services, then schools and health care.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Pleasanton is a city in Alameda County where residents are older than in many places and most hold a four-year degree. Incomes run well above the county's, relatively few people live below the poverty line, and most homes are lived in by their owners. Homes and rents both sit at the expensive end, so the town tends to suit people who already own or have settled incomes. Winters are mild, with little or no snow, and summers are warm; rain falls mostly in the cooler months and the yearly total is on the modest side.
Work. Residents work mainly in professional and business services, in schools, hospitals and social care, in manufacturing, and in shops. Among the largest workplaces in Pleasanton are Stanford Health Care Tri-valley, Pleasanton Unified and 10x Genomics. Commutes are on the long side, and a good number of people work from home. Unemployment has eased slightly over the past year, although Alameda County has seen a small drop in jobs.
Things to do. The best-known places nearby are Levi's Stadium, a stadium a longer drive away, and the Computer History Museum, also a longer drive away. The San Francisco Museum of Modern Art is another museum within a longer drive. Each makes a day out rather than a quick errand.
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- 27,877households
- 70%of adults have a degree
- 5%below the poverty line
- 34 mintypical commute
- 29%work from home
What residents work in
Employed residents by industry, from the Census survey. Alameda County had 783,094 jobs in 2025, 0.9% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 57° and lows near 39°; warmest in July, with highs near 89° and lows near 57°. About 15 inches of rain a year, and little or no snow.
Average daily high and low, 1991–2020, at the Livermore weather station, 4 miles away (NOAA).
Largest workplaces in Pleasanton
- Stanford Health Care Tri-valleyGeneral hospital1,574FTE
- Pleasanton UnifiedSchool district1,189FTE
- 10x GenomicsBiotechnology research and development laboratories or services in biology1,105
- Simpson Strong-TieExecutive suites672
- Clorox Services & R&DCentralized administrative offices495
- Automatic Data ProcessingAutomated data processing services335
- Costco WholesaleWholesale grocer302
- The Bay Club Company, LLCHealth & fitness industry271
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 64 workplaces with 20 or more staff, 7,561 people in all. Hospitals come from their Medicare cost reports (CMS, 2023) and school districts from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Inland floodingVery high
- EarthquakesVery high
- Heat wavesRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Pleasanton’s census tracts, against the rest of the country; all of them together, very high. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Alameda County and the San Francisco-Oakland-Berkeley, CA metro.
Pleasanton home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Pleasanton$1,500,493
- California$761,538
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 3 Pleasanton listings, and the typical home goes pending in 30 days — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Pleasanton32.49%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Pleasanton30
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Pleasanton154
New listings per month
Sellers arriving at the market.
- Pleasanton48
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Pleasanton$1,503,269
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Pleasanton99.02%
Zip codes with a Pleasanton address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Pleasanton — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.
Zip codes in Pleasanton
| Zip activate to sort by Zip | Place activate to sort by Place | Population sorted descending, activate to sort ascending | Rent activate to sort by Rent | Home value activate to sort by Home value |
|---|---|---|---|---|
| 94566 | Pleasanton | 44,222 | $3,430 | $1,644,043 |
| 94588 | Pleasanton | 34,328 | $3,008 | $1,351,989 |