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City · 14,911 residents · Contra Costa County, California

Discovery Bay , California

In Discovery Bay, a typical home is worth $832,000 and typical rent is $3,029 a month. Compared with all of Contra Costa County, typical rent is 28% higher, typical household income is 16% higher, and the share of households that own their home is 22 points higher.

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  • Typical home value

    $832,000

    4% below the county

    13% above California

    • Discovery Bay
    • Contra Costa
    • California

  • Typical rent

    $3,029a month

    28% above the county

    49% above California

    • Discovery Bay
    • Contra Costa
    • California

  • Typical household income

    $147,117a year

    16% above the county

    48% above California

    • Discovery Bay
    • Contra Costa
    • California

  • Households that own their home

    90%

    22 points above the county

    34 points above California

    • Discovery Bay
    • Contra Costa
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$775,031
0.9% less than 12 months ago
Typical rent
$3,570 a month
1.6% less than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Discovery Bay is in Contra Costa County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Contra Costa County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Discovery Bay apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Country Club, the typical home value is $382,500: 54% less than in Discovery Bay ($832,000).

  2. Discovery Bay has the 15th largest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (76%).

  3. 90% of households in Discovery Bay own their home, against 68% in Contra Costa County.

  4. Nearby, in Country Club, the typical rent is $1,848: 39% less than in Discovery Bay ($3,029).

  5. The typical rent in Discovery Bay is $3,029 a month, 28% more than in Contra Costa County as a whole ($2,375).

  6. The typical household income in Discovery Bay is $147,117, 16% more than in Contra Costa County as a whole ($127,229).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Discovery Bay

What homes there are in Discovery Bay, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Discovery Bay, 9 in 10 homes are single-family detached houses; in Contra Costa County, 7.

Year built

The typical home in Discovery Bay was built in 1995, 17 years after the typical one in Contra Costa County.

In Discovery Bay, 94% of homes have 3 bedrooms or more, more than in Contra Costa County (67%).

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$3,529 a month

Contra Costa County: $3,435 a month

Without a mortgage

$1,133 a month

Contra Costa County: $1,009 a month

Owners with a mortgage

77%

Contra Costa County: 71%

The typical cost for an owner with a mortgage in Discovery Bay is $3,529 a month, near the figure in Contra Costa County ($3,435).

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Discovery Bay rose 35%; in Contra Costa County, it rose 39%.

Rent in Discovery Bay moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureDiscovery BayContra Costa CountyCaliforniaUnited States
Rental vacancy Unreliable estimate2.8%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room Unreliable estimate5.4%8.2%3.4%
People per household 2.742.782.842.53
Drive alone 66%60%66%69%
Carpool 9%10%10%9%
Public transit Unreliable estimate5%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 22%21%17%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate30 to 39 minutes20 to 29 minutes20 to 29 minutes

Much as in Contra Costa County, a household in Discovery Bay has 2.74 people on average.

In Discovery Bay, 66% of workers drive alone to work; in Contra Costa County, 60%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Discovery Bay?

A typical home costs more than the typical income allows

We start with a typical home in Discovery Bay, worth $832,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 56% of the typical household income in Discovery Bay, which is $147,117 a year. For that payment to be 28% of income, a household would need to earn about $296,332 a year.

The calculator's FHA and conventional loan limits are those of all of Contra Costa County.

Your numbers

Local data
$

Starts at the typical home value in Discovery Bay. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $29,120 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$6,914

at 7.18% · 30 years

Loan amount
$816,930
Total interest
$1,175,371
Paid off in
November 2056

Includes $14,050 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,433 a month

  • Tight

    $3,433 to $4,414 a month

  • Hard

    more than $4,414 a month

    Your payment · 56%

Compared with the typical household income in Discovery Bay ($147,117 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$6,914
Principal & interest$5,534
Property tax$666
Home insurance$347
FHA mortgage insurance (MIP)$368

You need at least $29,120 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Discovery Bay and Contra Costa County

Discovery Bay is in Contra Costa County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Discovery Bay's own numbers

Typical home value
$832,000
Typical monthly rent
$3,029
Typical yearly household income
$147,117
Households that own their home
90%
Effective property tax rate
0.96%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Contra Costa County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$2,805
Price change over 5 years (FHFA)
+31%
Homes in a high flood-risk zone
2.3%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Contra Costa County.

Everything about Contra Costa County

Buying

Buying a home in Discovery Bay

A typical home in Discovery Bay is worth $832,000: 4% below the county and 13% above California. With the typical household income in Discovery Bay ($147,117 a year), a typical home costs 5.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Discovery Bay 5.7 years
  • Contra Costa 6.8 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Contra Costa County

According to FHFA’s house price index, home prices in Contra Costa County rose 71% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Contra Costa County.

Period County California U.S.
Last year (2025) −0.0% +0.8% +2.9%
5 years (2020–2025) +31% +40% +47%
10 years (2015–2025) +71% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Discovery Bay next to Contra Costa County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Discovery Bay $832,000
  • Contra Costa $866,800
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Discovery Bay $3,029
  • Contra Costa $2,375
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Discovery Bay $147,117
  • Contra Costa $127,229
  • California $99,122
  • United States $80,734
See the full table
Discovery Bay next to Contra Costa County and California
Measure Discovery Bay Contra Costa County California U.S.
Typical home value $832,000 $866,800 $734,700 $332,700
Typical monthly rent $3,029 $2,375 $2,036 $1,413
Typical yearly household income $147,117 $127,229 $99,122 $80,734
Households that own their home 90% 68% 56% 65%
Typical yearly property tax $7,976 $7,156 $5,124 $3,119
Effective property tax rate 0.96% 0.83% 0.7% 0.94%
Renters with high rent for their income 76% 56% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Contra Costa County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Discovery Bay

For a typical $832,000 home in Discovery Bay, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Discovery Bay's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $6,914a month

    Least cash to close
    Down payment
    $29,120
    Cash to close
    $54,080
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $368

  • Conventional, 5% down $6,762a month

    Down payment
    $41,600
    Cash to close
    $66,560
    Rate
    7.18%
    Mortgage insurance
    PMI · $395

  • Conventional, 20% down, no PMI $5,521a month

    Down payment
    $166,400
    Cash to close
    $191,360
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $6,290a month

    Down payment
    $124,800
    Cash to close
    $149,760
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Discovery Bay and for Contra Costa County.

Property tax

Effective rate in Discovery Bay

0.96%of the home’s value each year

$7,976 a year for the typical owner in Discovery Bay.

  • Discovery Bay 0.96%
  • Contra Costa 0.83%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Contra Costa County

FEMA does not publish these numbers by city: they are for all of Contra Costa County.

Homes in the high-risk zone
2.3%
7,128
Of those, with NFIP insurance
28%
County California U.S.
Homes in the high-risk zone 2.3% 2.8% 3.5%
Of those, with NFIP insurance 28% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Discovery Bay

Typical rent in Discovery Bay is $3,029 a month: 28% above the county. In Discovery Bay, 76% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Contra Costa County, by unit size. To pay the 2-bedroom one ($2,805 a month) without spending more than 30% of your income, you would need to earn $53.94 an hour working full time.

HUD fair market rent for all of Contra Costa County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $2,088 $40.15 $83,520
1 bedroom $2,290 $44.04 $91,600
2 bedrooms $2,805 $53.94 $112,200
3 bedrooms $3,592 $69.08 $143,680
4 bedrooms $4,250 $81.73 $170,000

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Discovery Bay

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Discovery Bay is in ZIP code 94505.

For 2 bedrooms it is $3,480: $675 more than the fair market rent for Contra Costa County ($2,805).

  • 94505 $3,480$4,460

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Discovery Bay when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Discovery Bay

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 4 HUD-approved agencies with an office in Contra Costa County; 2 say they serve in Spanish.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Discovery Bay

No down payment, repair or rent-help program on our list is for Discovery Bay or Contra Costa County. The ones below are statewide in California: they work in Discovery Bay the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Discovery Bay

The HUD-approved agencies closest to the center of Discovery Bay, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Visionary Home Builders of California

    315 N San Joaquin St, Stockton · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 3 more
    (209) 466-6811

  • Balance

    2950 Buskirk Ave, Walnut Creek · 25 miles away · Spanish

    Also serves in Cantonese, Mandarin Chinese, other languages, and Russian.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (800) 777-7526

  • Balance - Concord

    2950 Buskirk Ave, Walnut Creek · 25 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (800) 777-7526

Every agency in Contra Costa County All counseling agencies in California

Help in Spanish near Discovery Bay

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Discovery Bay

In HUD’s record, no housing authority with an office in Contra Costa County is named for Discovery Bay or Contra Costa County.

3 other authorities have an office in Contra Costa County: see the list Source: HUD

Cities

Other cities in Contra Costa County

These cities are also in Contra Costa County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Contra Costa County Housing in California
See 16 more cities in Contra Costa County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Discovery Bay, with the typical home value.

Neighboring counties

If Contra Costa County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Discovery Bay.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Discovery Bay

Short answers with the numbers for Discovery Bay and all of Contra Costa County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Discovery Bay?

The typical home value in Discovery Bay is $832,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Contra Costa County it is $866,800.

How much does it cost to rent in Discovery Bay?

Typical rent in Discovery Bay is $3,029 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Contra Costa County is $2,805.

What is the FHA loan limit in Discovery Bay?

Discovery Bay uses the FHA limit for all of Contra Costa County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in Discovery Bay?

The typical homeowner in Discovery Bay pays $7,976 a year, according to the U.S. Census Bureau. That is 0.96% of the home’s value; in Contra Costa County, the rate is 0.83%.

Where can I find free help to buy or rent in Discovery Bay?

There are 4 HUD-approved counseling agencies with an office in Contra Costa County. 2 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).