Español

Este sitio también está en español. Leer en español

City · 76,960 residents · Alameda County, California

Pleasanton , California

In Pleasanton, a typical home is worth $1,537,100 and typical rent is $3,060 a month. Compared with all of Alameda County, typical household income is 47% higher, the typical home value is 41% higher, and the share of households that own their home is 13 points higher.

WhatsApp

  • Typical home value

    $1,537,100

    41% above the county

    109% above California

    • Pleasanton
    • Alameda
    • California

  • Typical rent

    $3,060a month

    30% above the county

    50% above California

    • Pleasanton
    • Alameda
    • California

  • Typical household income

    $190,124a year

    47% above the county

    92% above California

    • Pleasanton
    • Alameda
    • California

  • Households that own their home

    67%

    13 points above the county

    11 points above California

    • Pleasanton
    • Alameda
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$1,500,493
3% less than 12 months ago
Typical rent
$3,175 a month
7.1% more than 12 months ago

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

Pleasanton is in Alameda 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 Alameda County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Pleasanton apart

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

  1. The typical household income in Pleasanton is $190,124, 47% more than in Alameda County as a whole ($129,367).

  2. The typical home in Pleasanton is worth $1,537,100, 41% more than in Alameda County as a whole ($1,090,100).

  3. Nearby, in Union City, the typical home value is $1,104,900: 28% less than in Pleasanton ($1,537,100).

  4. The typical rent in Pleasanton is $3,060 a month, 30% more than in Alameda County as a whole ($2,357).

  5. Nearby, in Camino Tassajara, the typical rent is $2,422: 21% less than in Pleasanton ($3,060).

  6. According to Zillow, in the 12 months to September 2026 the typical home value in Pleasanton fell 3%; in California, it rose 0.6%.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Pleasanton

What homes there are in Pleasanton, 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

Detached houses, standing on their own, make up 61% of homes here, against 51% in Alameda County.

Year built

The typical home in Pleasanton was built in 1984, 15 years after the typical one in Alameda County.

Homes in Pleasanton are bigger: 67% have 3 bedrooms or more; in Alameda County, 50%.

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

Without a mortgage

$1,161 a month

Alameda County: $1,000 a month

Owners with a mortgage

71%

Alameda County: 70%

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

Since 2015–2019, homes in Pleasanton gained value faster than in Alameda County: 56% against 42%.

Since 2015–2019, the typical rent in Pleasanton rose 28%, less than in Alameda County (31%).

Here income did not keep up with housing: it rose 22%, while home values changed +56% and rent +28%.

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

MeasurePleasantonAlameda CountyCaliforniaUnited States
Rental vacancy 5.4%5.7%4.2%5.5%
Homeowner vacancy Unreliable estimate0.8%0.8%0.9%
More than one person per room 4.0%7.3%8.2%3.4%
People per household 2.732.702.842.53
Drive alone 55%53%66%69%
Carpool 6%8%10%9%
Public transit 6%8%3%3%
Walk or bike 3%4%3%3%
Work from home 29%26%17%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Open rentals in Pleasanton look like those in Alameda County: the rental vacancy rate is 5.4%.

Fewer households are short on space in Pleasanton: 4.0% have more than one person per room; in Alameda County, 7.3%.

Much as in Alameda County, a household in Pleasanton has 2.73 people on average.

Many people here do not commute at all: 29% work from home; in Alameda County, 26%.

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 Pleasanton?

A typical home costs more than the typical income allows

We start with a typical home in Pleasanton, worth $1,537,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 80% of the typical household income in Pleasanton, which is $190,124 a year. For that payment to be 28% of income, a household would need to earn about $541,044 a year. Note: at that price the loan is above the FHA limit for Alameda County ($1,249,125), so FHA would not insure it; the payment is only a reference.

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

Your numbers

Local data
$

Starts at the typical home value in Pleasanton. 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 $53,799 (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

$12,624

at 7.18% · 30 years

Loan amount
$1,509,259
Total interest
$2,171,469
Paid off in
November 2056

Includes $25,958 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $4,436 a month

  • Tight

    $4,436 to $5,704 a month

  • Hard

    more than $5,704 a month

    Your payment · 80%

Compared with the typical household income in Pleasanton ($190,124 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$12,624
Principal & interest$10,224
Property tax$833
Home insurance$641
FHA mortgage insurance (MIP)$927

This loan is over the FHA limit

You'd borrow $1,483,301, but the FHA limit for a one-unit home in Pleasanton is $1,249,125. You'd need a bigger down payment or a different loan.

You need at least $53,799 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

Pleasanton and Alameda County

Pleasanton is in Alameda 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).

Pleasanton's own numbers

Typical home value
$1,537,100
Typical monthly rent
$3,060
Typical yearly household income
$190,124
Households that own their home
67%
Effective property tax rate
0.65%

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

Numbers for all of Alameda 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)
+23%
Homes in a high flood-risk zone
1.7%

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 Alameda County.

Everything about Alameda County

Buying

Buying a home in Pleasanton

A typical home in Pleasanton is worth $1,537,100: 41% above the county and 109% above California. With the typical household income in Pleasanton ($190,124 a year), a typical home costs 8.1 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.

  • Pleasanton 8.1 years
  • Alameda 8.4 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Alameda County

According to FHFA’s house price index, home prices in Alameda County rose 62% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) −1.9% +0.8% +2.9%
5 years (2020–2025) +23% +40% +47%
10 years (2015–2025) +62% +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

Pleasanton next to Alameda 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
  • Pleasanton $1,537,100
  • Alameda $1,090,100
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Pleasanton $3,060
  • Alameda $2,357
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Pleasanton $190,124
  • Alameda $129,367
  • California $99,122
  • United States $80,734
See the full table
Pleasanton next to Alameda County and California
Measure Pleasanton Alameda County California U.S.
Typical home value $1,537,100 $1,090,100 $734,700 $332,700
Typical monthly rent $3,060 $2,357 $2,036 $1,413
Typical yearly household income $190,124 $129,367 $99,122 $80,734
Households that own their home 67% 54% 56% 65%
Typical yearly property tax $10,001 $8,474 $5,124 $3,119
Effective property tax rate 0.65% 0.78% 0.7% 0.94%
Renters with high rent for their income 48% 50% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Alameda 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 Pleasanton

For a typical $1,537,100 home in Pleasanton, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Pleasanton's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $12,624a month

    Above the FHA limit for Alameda County ($1,249,125)
    Down payment
    $53,799
    Cash to close
    $99,912
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $927

  • Conventional, 5% down $12,095a month

    Above the conventional limit for Alameda County ($1,249,125): it would be a "jumbo" loan
    Down payment
    $76,855
    Cash to close
    $122,968
    Rate
    7.18%
    Mortgage insurance
    PMI · $730

  • Conventional, 20% down, no PMI $9,803a month

    Least cash to close
    Down payment
    $307,420
    Cash to close
    $353,533
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $11,224a month

    Down payment
    $230,565
    Cash to close
    $276,678
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is Conventional, 20% down, no PMI.

  • 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 Pleasanton and for Alameda County.

Property tax

Effective rate in Pleasanton

0.65%of the home’s value each year

$10,001 a year for the typical owner in Pleasanton.

  • Pleasanton 0.65%
  • Alameda 0.78%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in Alameda County

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

Homes in the high-risk zone
1.7%
6,841
Of those, with NFIP insurance
36%
County California U.S.
Homes in the high-risk zone 1.7% 2.8% 3.5%
Of those, with NFIP insurance 36% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Pleasanton

Typical rent in Pleasanton is $3,060 a month: 30% above the county. In Pleasanton, 48% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Alameda 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 Alameda 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 Pleasanton

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Pleasanton has 2 ZIP codes with their own.

For 2 bedrooms it runs from $3,150 in 94566 to $3,770 in 94588.

2 of the 2 are above the fair market rent for Alameda County ($2,805).

  • 94566 $3,150$4,030
  • 94588 $3,770$4,830

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Pleasanton 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?

Low-income apartments

Low-income apartments in Pleasanton

HUD lists 11 buildings with rents for lower incomes in Pleasanton. These are the largest.

  • Ridgeview Commons 5130 Case Ave, Pleasanton 94566 200 low-income homes · In service since 1989 · For older adults
  • Gardens at Ironwood Senior Apts 3431 Cornerstone Ct, Pleasanton 94566 172 homes, 138 low-income · 1 bd: 129 · 2 bd: 10 · In service since 2005 · For older adults
  • Kottinger Gardens Phase 2 243, 245, 247, 249, 251 and 253 Kottinger Drive, Pleasanton 94566 54 homes, 53 low-income · 1 bd: 50 · 2 bd: 4 · In service since 2019 · For older adults
  • Promanade I 5300 Case Ave, Pleasanton 94566 68 homes, 52 low-income · 1 bd: 11 · 2 bd: 33 · 3 bd: 8 · In service since 1997
  • Anton Hacienda Apartments 5723 W Las Positas Blvd, Pleasanton 94588 168 homes, 34 low-income · 1 bd: 64 · 2 bd: 88 · 3 bd: 16 · In service since 2015

See all 336 buildings in Alameda County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Pleasanton

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 7 HUD-approved agencies with an office in Alameda County; 7 say they serve in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Pleasanton

No down payment, repair or rent-help program on our list is for Pleasanton or Alameda County. The ones below are statewide in California: they work in Pleasanton 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 Pleasanton

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

  • Eden Council for Hope and Opportunity (ECHO)

    22551 2nd St Ste 200, Hayward · 11 miles away · Spanish

    • Pre-purchase counseling
    • Homebuyer education workshops
    • and 2 more
    (510) 581-9380

  • A-1 Community Housing Services

    22320 Foothill Blvd Ste 200, Hayward · 11 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (510) 674-9227

  • Nid-Hca Oakland Main Branch

    7677 Oakport St, Oakland · 18 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (510) 268-9792

Every agency in Alameda County All counseling agencies in California

Help in Spanish near Pleasanton

3 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 Pleasanton

HUD’s record names them for Pleasanton or Alameda County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the City of Pleasanton Public housing (925) 931-5002
  • Housing Authority of the County of Alameda Public housing and Section 8 vouchers (510) 538-8876

4 other authorities have an office in Alameda County: see the list Source: HUD

Cities

Other cities in Alameda County

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

Everything about Alameda County Housing in California
See 6 more cities in Alameda County, with prices and rents

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

Nearby cities

The cities closest to Pleasanton, with the typical home value.

Neighboring counties

If Alameda 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 Pleasanton.

All guides
A mother smiles as she carries her young daughter on her shoulders (black and white).

Questions

Housing questions about Pleasanton

Short answers with the numbers for Pleasanton and all of Alameda 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 Pleasanton?

The typical home value in Pleasanton is $1,537,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Alameda County it is $1,090,100.

How much does it cost to rent in Pleasanton?

Typical rent in Pleasanton is $3,060 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Alameda County is $2,805.

What is the FHA loan limit in Pleasanton?

Pleasanton uses the FHA limit for all of Alameda 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 Pleasanton?

The typical homeowner in Pleasanton pays $10,001 a year, according to the U.S. Census Bureau. That is 0.65% of the home’s value; in Alameda County, the rate is 0.78%.

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

There are 7 HUD-approved counseling agencies with an office in Alameda County. 7 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).