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Pleasanton, California

Realtor Aug 2026 · ACS 2024

Market Read

A tight-supply market with no rental pool to price against. Demand is visible here; the rent math is not.

Demand outpaces supply. Hotness 72/100, supply score 90, homes go under contract 26.0% faster than the US median, at 338% of US prices. See the sale evidence ↓
Tenant economics are strong. Median household income $191K, +2.1% YoY (ZIP); renters hold 32.7% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −9.0% YoY. inventory, −8.6% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $1,481,058 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

2 ZIPs in this city:94566 94588

Market Hotness

72 / 100Realtor.com competitiveness composite

national · lower = hotter

0–100 · supply + demand

higher = tighter supply

higher = stronger demand

−26.0%

homes sell faster here

338%

of national median · above avg

Median Listing Price

$1.48M

Population

78,550

28,386

Median Days on Market

Active Listings

120

New Listings

Housing Market

The median listing price is down 9.0% YoY while the median home got down 7.0% bigger, so value per square foot is down 6.1%.

Pricing

Median Listing Price

$1.48M-9.0% YoY

Average Listing Price

$1.60M-12.3% YoY

Price per Sq Ft

$756.7-6.1% YoY

Median Sq Ft

1,760-7.0% YoY

Inventory

Active Listings

120-9.1% YoY

New Listings

56+7.7% YoY

Total Listings

160-8.6% YoY

Buyer Competition

Pending Listings

41-14.6% YoY

Pending Ratio

0.34-6.0% YoY

Median Days on Market

35+2.3% YoY

Price Reduced

17.9%+9.4% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 637,212

637Kunits

Occupied598,24693.9%

Vacant38,9666.1%

2024 Tenure ⓘ

U.S. Census ACS · n = 598,246

598Koccupied

Owner325,50954.4%

Renter272,73745.6%

Renter Share

45.6%-0.7% YoY

Total Housing Units

637,212+1.0% YoY

FY2026 Fair Market Rent

CountyAlameda County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$2,142

/month

1 BR

$2,385

/month

2 BR

$2,912

/month

3 BR

$3,724

/month

4 BR

$4,413

/month

FMR trends · Alameda County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 32.7% of this ZIP's 28,386 occupied households, on a median household income of $191K.

Population & Age

Total Population

78,550-0.8% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 78,550

79Kresidents

Under 1818,00022.9%

Adults 18–6447,24460.1%

65 & Over13,30616.9%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

43.44+1.8% YoY

Population Under 18

18,000-2.2% YoY

Population 65 & Over

13,306+2.0% YoY

Households & Mobility

Total Households

28,386+1.0% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.74-2.1% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house89.4%

Moved (within US)9.1%

Other1.5%

Veterans

3.3%+1.0% YoY

Income & Poverty

Median Household Income

$191K+2.1% YoY

Per-Capita Income

$89K+2.5% YoY

Mean Household Income

$242K+0.7% YoY

Below Poverty Level

5.3%-4.1% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone54.4%

Public transit5.6%

Worked from home29.2%

Other10.7%

Worked From Home

29.2%+10.4% YoY

Mean Commute

34.41+0.7% YoY

Units & Tenure

Total Housing Units

29,521+1.1% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 29,521

30Kunits

Occupied28,38696.2%

Vacant1,1353.8%

2024 Tenure ⓘ

U.S. Census ACS · n = 28,386

28Khouseholds

Owner19,11767.3%

Renter9,26932.7%

Avg Household Size — Owner

2.87-2.1% YoY

Avg Household Size — Renter

2.47-1.8% YoY

County Demographics

County population is down 0.1% to 1,649,473: residents under 18 are down 1.4% and those 65 and over are up 3.0%.

Median Age

39.02024

Population

Alameda County Population

1,649,060+0.7% YoY

Households

Total Households

598,246+0.9% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.70-1.1% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 1,649,473

1.6Mresidents

Under 18326,27619.8%

Adults 18–641,069,03664.8%

65 & Over254,16115.4%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

326,276-1.4% YoY

Population 65 & Over

254,161+3.0% YoY

Median Age

39.00+0.8% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house87.9%

Moved (within US)11.0%

Other1.1%

Veterans

3.0%-6.3% YoY

County Economy

County median household income is $129K, 9.2% of residents are below the poverty level, 25.7% work from home.

Income

Median Household Income

$129K+2.5% YoY

Per-Capita Income

$66K+3.8% YoY

Mean Household Income

$177K+3.0% YoY

Poverty

Below Poverty Level

9.2%0.0% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone52.6%

Public transit7.7%

Worked from home25.7%

Other14.0%

Worked From Home

25.7%+10.8% YoY

Mean Commute

31.00-2.5% YoY

Done with Pleasanton? Put it next to another market.

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Pleasanton, California

Realtor Aug 2026 · ACS 2024

Market Read

A tight-supply market with no rental pool to price against. Demand is visible here; the rent math is not.

Demand outpaces supply. Hotness 72/100, supply score 90, homes go under contract 26.0% faster than the US median, at 338% of US prices. See the sale evidence ↓
Tenant economics are strong. Median household income $191K, +2.1% YoY (ZIP); renters hold 32.7% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −9.0% YoY. inventory, −8.6% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

2 ZIPs in this city:94566 94588

Market Hotness

72 / 100Realtor.com competitiveness composite

national · lower = hotter

0–100 · supply + demand

higher = tighter supply

higher = stronger demand

−26.0%

homes sell faster here

338%

of national median · above avg

Median Listing Price

$1.48M

Population

78,550

28,386

Median Days on Market

Active Listings

120

New Listings

Housing Market

The median listing price is down 9.0% YoY while the median home got down 7.0% bigger, so value per square foot is down 6.1%.

Pricing

Median Listing Price

$1.48M-9.0% YoY

Average Listing Price

$1.60M-12.3% YoY

Price per Sq Ft

$756.7-6.1% YoY

Median Sq Ft

1,760-7.0% YoY

Inventory

Active Listings

120-9.1% YoY

New Listings

56+7.7% YoY

Total Listings

160-8.6% YoY

Buyer Competition

Pending Listings

41-14.6% YoY

Pending Ratio

0.34-6.0% YoY

Median Days on Market

35+2.3% YoY

Price Reduced

17.9%+9.4% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 637,212

637Kunits

Occupied598,24693.9%

Vacant38,9666.1%

2024 Tenure ⓘ

U.S. Census ACS · n = 598,246

598Koccupied

Owner325,50954.4%

Renter272,73745.6%

Renter Share

45.6%-0.7% YoY

Total Housing Units

637,212+1.0% YoY

FY2026 Fair Market Rent

CountyAlameda County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$2,142

/month

1 BR

$2,385

/month

2 BR

$2,912

/month

3 BR

$3,724

/month

4 BR

$4,413

/month

FMR trends · Alameda County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 32.7% of this ZIP's 28,386 occupied households, on a median household income of $191K.

Population & Age

Total Population

78,550-0.8% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 78,550

79Kresidents

Under 1818,00022.9%

Adults 18–6447,24460.1%

65 & Over13,30616.9%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

43.44+1.8% YoY

Population Under 18

18,000-2.2% YoY

Population 65 & Over

13,306+2.0% YoY

Households & Mobility

Total Households

28,386+1.0% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.74-2.1% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house89.4%

Moved (within US)9.1%

Other1.5%

Veterans

3.3%+1.0% YoY

Income & Poverty

Median Household Income

$191K+2.1% YoY

Per-Capita Income

$89K+2.5% YoY

Mean Household Income

$242K+0.7% YoY

Below Poverty Level

5.3%-4.1% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone54.4%

Public transit5.6%

Worked from home29.2%

Other10.7%

Worked From Home

29.2%+10.4% YoY

Mean Commute

34.41+0.7% YoY

Units & Tenure

Total Housing Units

29,521+1.1% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 29,521

30Kunits

Occupied28,38696.2%

Vacant1,1353.8%

2024 Tenure ⓘ

U.S. Census ACS · n = 28,386

28Khouseholds

Owner19,11767.3%

Renter9,26932.7%

Avg Household Size — Owner

2.87-2.1% YoY

Avg Household Size — Renter

2.47-1.8% YoY

County Demographics

County population is down 0.1% to 1,649,473: residents under 18 are down 1.4% and those 65 and over are up 3.0%.

Median Age

39.02024

Population

Alameda County Population

1,649,060+0.7% YoY

Households

Total Households

598,246+0.9% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.70-1.1% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 1,649,473

1.6Mresidents

Under 18326,27619.8%

Adults 18–641,069,03664.8%

65 & Over254,16115.4%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

326,276-1.4% YoY

Population 65 & Over

254,161+3.0% YoY

Median Age

39.00+0.8% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house87.9%

Moved (within US)11.0%

Other1.1%

Veterans

3.0%-6.3% YoY

County Economy

County median household income is $129K, 9.2% of residents are below the poverty level, 25.7% work from home.

Income

Median Household Income

$129K+2.5% YoY

Per-Capita Income

$66K+3.8% YoY

Mean Household Income

$177K+3.0% YoY

Poverty

Below Poverty Level

9.2%0.0% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone52.6%

Public transit7.7%

Worked from home25.7%

Other14.0%

Worked From Home

25.7%+10.8% YoY

Mean Commute

31.00-2.5% YoY

Done with Pleasanton? Put it next to another market.