What to know before you move: cost, market timing, who it fits.
If you're considering a move to Pleasanton, CA, the most important variables are the local housing market, the cost structure (taxes, insurance, utilities), and how well the city fits your day-to-day life. This page summarizes the housing market read; pair it with the cost of living page for the full picture.
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.
Prices have come off recent highs (-12.1% from peak). Buyers may have more room to negotiate; sellers should price realistically.
Reasons people move here
- The data is the data: Pleasanton has at least 5 years of Zillow tracking, full Census identification, and is included in the 1-criteria momentum score on this page.
- Data is sourced from public datasets (Zillow, US Census) with full citations on the methodology page.
Things to know first
- Prices actively falling: down 8.0% in the last 12 months — buyer sentiment has flipped. Sellers competing on price.
- Net out-migration: population shrinking 1.3% per year — services, schools, and tax base will follow.
- Expensive AND not growing: median home $1,595,629 with only -8.0% YoY. You're paying premium pricing for a flat trend.
- 12% off recent peak — buyers are getting through-the-cycle pricing, not the peak.
More about Pleasanton
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.