Alameda County · San Francisco-Oakland-Berkeley · population 75,664
Where Pleasanton stands
Home values down 8.0% in the last year. population shrinking 1.3% per year.
Home value trajectory · last 10 years
Zillow ZHVI · monthlyLifestyle scores
Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.
Rent trajectory · last 5 years
Zillow ZORI · monthlyHome value vs rent · indexed to 100
Both rebased at first month of ZORI data (~2015)Rent vs buy
At a 43.7 price-to-rent ratio, renting beats buying in Pleasanton for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.
How the momentum score breaks down
methodology →Pleasanton has held up across the cycle: home values at $1,595,629 with +3.7% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.
Pleasanton is down 8.0% over the last 12 months and the trend isn't flattening. Falling knife rule applies: you don't catch one with your hands, you wait for it to hit the floor and stop moving.
About Pleasanton
Pleasanton is a city in Alameda County, California, with an estimated population of 75,664. It anchors the San Francisco-Oakland-Berkeley metro area. The population has contracted 1.3% per year on average since 2020. The median home value in Pleasanton is $1,595,629 as of 2026-04, down 8.0% over the last 12 months. Over the last five years, home values have averaged +3.7% annual growth, and the market currently sits about 12% below its 5-year peak. Rents in Pleasanton average $3,040 per month, roughly flat year-over-year (+2.6%). The composite momentum score is 40 of 100 (Cooling). Buyers may find more room to negotiate; sellers should price realistically.
▲ Bull case
▼ Bear case
About Pleasanton (Wikipedia)
Pleasanton is a city in Alameda County, California, United States. Located in the Amador Valley, it is an upscale suburb in the East Bay region of the San Francisco Bay Area. The population was 79,871 at the 2020 census. In 2005 and 2007, Pleasanton was ranked the wealthiest middle-sized city in the United States by the Census Bureau.
Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.
City facts
Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.
Playbook
You have leverage. Negotiate price, ask for closing-cost credits, and don't waive inspection. Walk-away power is real in a Cooling market — use it.
Price aggressively (at or below recent sold comps) or be prepared to wait. Concessions — rate buydowns, closing costs, repair credits — are how deals close right now.
Cap rates are more attractive than they were 12 months ago but the appreciation tailwind is gone. Confirm tenant demand, vacancy rates, and exit liquidity before committing capital.
Local safety & alerts
No active National Weather Service alerts for Alameda County right now.
Public-safety links are official .gov sources, not curated by us. Alameda County routes NWS alerts; check the state EM portal for non-weather emergencies.
Cities like Pleasanton
Run the numbers for Pleasanton
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.
Climate & natural-disaster risk
State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.
Local sports teams
Major professional teams the San Francisco-Oakland-Berkeley area cheers for. Detailed stats, schedules, and player pages on intherafters.com.
Current weather
Find rentals & listings
Open current Pleasanton listings on the major real-estate sites.
Links open the live search on the destination site — results are always current.
Local news & community
Latest news
- Pleasanton Students Defeat 100+ Teams In National Mission To Mars ContestPatch · 8h ago
- Northern California CI Expo & Technology Conference is May 28thStrata-gee.com · 10h ago
- Zales Jewelers robbed with hammers and pepper spray in smash grab at Stoneridge Shopping Center in PleasantonABC7 San Francisco · 2w ago
- Patricia Josephine Karleskind Obituary – Pleasanton, CA (1932-2026)East Bay Times · 3d ago
- Schedule – Amador Valley Dons (Pleasanton, CA) Baseball 25-26MaxPreps · 5d ago
- Mother and son shot dead in Pleasanton mournedKTVU · 2mo ago
Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.
Local economy & environment
Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.
Cities similar to Pleasanton
Explore other places with comparable momentum or affordability.