Concord and Pleasant Hill sit side by side in central Contra Costa County, connected to San Francisco by BART and surrounded by some of the East Bay’s best outdoor recreation. Together, they offer accessible home prices, strong community character, and the kind of commute convenience that keeps Bay Area professionals close to work without paying a premium for it.
This guide breaks down what’s available in each market, how the neighborhoods compare, and how to finance a purchase in 2026.
Concord, CA: Market Overview
Concord is Contra Costa County’s largest city by population (roughly 125,000 residents) and one of its most diverse housing markets. The median sale price sits around $680,000 as of early 2026, with prices down roughly 10% year-over-year according to Redfin. Homes sell in a median of 28 to 32 days, keeping the market competitive.
The city’s housing stock is varied. Single-family homes make up about 58% of the market, with prices generally ranging from $650,000 to $900,000. Condos and townhomes start in the $400,000s. The wide range of neighborhoods, from established mid-century communities to newer foothill developments, means there’s something for most budgets and lifestyles.
See homes currently for sale in Concord, CA here.
Concord vs. Pleasant Hill: Price Snapshot
| Concord | Pleasant Hill | |
|---|---|---|
| Median Sale Price | $680,000 | $790,000–$940,000 |
| Single-Family Range | $650K–$900K | $850K–$1.3M+ |
| Condos/Townhomes | $400K–$650K | $500K–$800K |
| Median Days on Market | 28–32 | 31–50 |
| Compete Score (Redfin) | 84/100 | 70/100 |
Concord Neighborhoods: Where to Buy
Montecito / Crystyl Ranch
These are among Concord’s most sought-after neighborhoods, both located in the southeastern part of the city near the Mt. Diablo foothills. Montecito is a newer gated community (built early 2000s) with large executive-style homes, while Crystyl Ranch offers similarly sized homes (2,400–4,500 sq ft) built in the late 1990s by A.D. Seeno and Pulte. Both neighborhoods feature views of Mt. Diablo, community pools and tennis courts, and proximity to Lime Ridge Open Space. Prices in this area generally range from $900,000 to $1.3 million.
Clayton Valley Highlands (“The State Streets”)
Known locally as “the State Streets” because its roads are named after states (Delaware, Michigan, Wisconsin, and so on), Clayton Valley Highlands sits in southeast Concord near the Clayton border. The neighborhood has a walkable, tight-knit feel with mostly single-story ranch homes built in the 1950s through 1970s. Residents enjoy proximity to Clayton’s village shops and restaurants, the Cal State East Bay Concord campus, and the Concord Pavilion. Schools in this area include options in both the Mt. Diablo Unified district and nearby Clayton Valley Charter High School. Prices typically range from $700,000 to $950,000.
Dana Estates
A well-established family neighborhood in central Concord, Dana Estates is known for wide streets, community swim clubs like the Gehringer Park Recreation Club, and a strong neighborhood identity. The housing stock is primarily mid-century ranches and updated two-story homes. Monte Gardens Elementary and Wren Avenue Elementary are nearby. Prices range from $650,000 to $850,000, making it one of Concord’s more accessible single-family neighborhoods.
Holbrook Heights
Just north of downtown Concord, Holbrook Heights offers classic ranch-style and bungalow homes from the 1940s through 1960s on tree-lined streets. The neighborhood has its own community pool (one of the better HOA pools in the area, according to local agents) and a small amusement park for young children. Its proximity to Todos Santos Plaza and the Concord BART station makes it a practical choice for commuters. Prices range from $600,000 to $850,000.
Todos Santos / Downtown Concord
Concord’s historic downtown is anchored by Todos Santos Plaza, a central park surrounded by restaurants, shops, and a weekly farmers market. The surrounding blocks offer older bungalows and cottages, many updated, with a walkable village feel. The Concord BART station is nearby. Prices range from $500,000 to $750,000, offering some of the most accessible options in the city.
Walnut Country / The Crossings
Walnut Country, often referred to as “The Crossings,” is a planned community in eastern Concord with access to community pools, tennis courts, and walking trails. The neighborhood has a strong HOA-maintained feel and attracts families with its organized amenities and proximity to top-rated schools in the area. Prices generally range from $750,000 to $1 million depending on size and lot.
Turtle Creek
Located on the far side of the Cal State East Bay campus, Turtle Creek is one of Concord’s more polished neighborhoods, with well-manicured streets and a feel that blends into nearby communities. Homes here tend to be well-maintained and attract buyers looking for a quieter pocket of the city. Prices typically range from $750,000 to $950,000.
Sun Terrace
One of Concord’s most budget-friendly neighborhoods, Sun Terrace features 1960s ranch-style homes with mid-century charm. It sits near the North Concord BART station and Highway 242, offering straightforward commuting options. Prices here can start in the mid-$500,000s, making it a realistic entry point for first-time buyers.
Pleasant Hill, CA: Market Overview
Pleasant Hill is a smaller, quieter city (roughly 34,000 residents) that sits along the I-680 corridor between several of Contra Costa County’s larger communities. The median sale price has ranged from approximately $790,000 to $940,000 over the past year, with some softening in early 2026. Single-family homes typically sell above $1 million, while condos and townhomes range from $500,000 to $800,000.
The city is known for strong schools (served by the Mt. Diablo Unified and Acalanes Union High School districts), a family-oriented atmosphere, and direct BART access via the Pleasant Hill/Contra Costa Centre station.
See homes currently for sale in Pleasant Hill, CA here.
Pleasant Hill Neighborhoods: Where to Buy
Poet’s Corner
One of Pleasant Hill’s most popular family neighborhoods, Poet’s Corner features streets named after famous authors and well-kept homes from the 1960s and 70s. The neighborhood feeds into highly rated schools and sits close to the Pleasant Hill Community Center and aquatic park. Single-family homes here typically range from $900,000 to $1.2 million.
College Park
Bordering Diablo Valley College in the southern part of the city, College Park offers a mix of ranch-style homes and newer townhome developments. The area benefits from BART proximity (the Pleasant Hill station is walkable from parts of the neighborhood) and relatively moderate prices for the city, with homes generally ranging from $800,000 to $1.1 million.
Fair Oaks
Located in the western portion of Pleasant Hill, Fair Oaks offers larger lots and a semi-rural feel with quick access to Highway 24. The neighborhood is popular with commuters heading to Oakland or San Francisco. Prices for single-family homes range from $950,000 to $1.3 million.
Shannon Hills / Gregory Gardens
These neighborhoods offer some of Pleasant Hill’s more accessible price points, with older homes on quieter streets and a strong sense of community. Shannon Hills sits on the city’s eastern edge with views and golf course proximity, while Gregory Gardens is closer to downtown and the BART station. Expect prices from $750,000 to $1 million.
Why Buyers Choose Concord and Pleasant Hill
Affordability and Range
Both cities offer a wide spectrum of housing options. In Concord, a buyer with a $700,000 budget can find a solid single-family home in an established neighborhood. Pleasant Hill provides more options in the condo and townhome range at that price point. The diversity of housing stock across both cities means buyers at different stages of life and budget levels can find something that fits.
BART and Commute Access
Both cities have direct BART access. The Concord station and the Pleasant Hill/Contra Costa Centre station are on the Yellow Line, providing service to San Francisco (approximately 40–45 minutes), Oakland, and Berkeley. Highway 680 and Highway 4 connect both cities to the broader East Bay freeway network. For hybrid workers, the combination of BART access and more affordable housing makes these cities a practical base.
Schools
Pleasant Hill is served in part by the Acalanes Union High School District, which includes some of the highest-rated public high schools in Contra Costa County. Concord’s schools fall under the Mt. Diablo Unified School District, which has a broader range of performance ratings but also includes strong individual campuses. Families should research specific school assignments by address, as district boundaries don’t always follow city lines.
Lifestyle and Amenities
Concord offers Todos Santos Plaza, the Concord Pavilion (a major outdoor concert venue), and easy access to Mount Diablo State Park. Pleasant Hill’s downtown is quieter but provides solid everyday amenities, and the Contra Costa Centre area near BART continues to develop with new retail and dining. Both cities benefit from the Iron Horse Regional Trail, which connects several East Bay communities for walking and cycling.
Financing a Home in Concord or Pleasant Hill
Both cities are in Contra Costa County and share the same 2026 loan limits and buyer programs.
Conforming Loans
The 2026 conforming loan limit for Contra Costa County is $832,750 (low-balance) and $1,249,125 (high-balance). Most Concord purchases fall within the low-balance limit, which qualifies for the best available rates. Many Pleasant Hill purchases will fall in the high-balance range, requiring a minimum 5% down for non-first-time buyers.
FHA Loans
FHA loan limits in Contra Costa County go up to $1,249,125 (high-balance), with a minimum 3.5% down payment. For a $680,000 purchase in Concord, that’s roughly $23,800 down. FHA is a strong option for buyers with lower credit scores or limited savings, and the flexible qualification standards help buyers who might not meet conventional requirements.
First-Time Buyer Programs
CalHFA offers first mortgage programs and down payment assistance for qualifying Contra Costa County buyers, with household income limits up to $316,000. The Dream For All Shared Appreciation Loan can provide up to $150,000 toward a down payment. These programs work well for buyers targeting Concord and Pleasant Hill, where purchase prices often fall well within program limits. For a full breakdown, see our guide to First-Time Home Buyer Programs in California.
Tips for Buying in Concord and Pleasant Hill
- Get pre-approved before you start looking. Both markets move quickly enough that sellers expect pre-approval letters with offers. It also helps you understand exactly where you stand on loan limits and which programs you qualify for.
- Compare neighborhoods carefully. Concord is a large city with significant variation between neighborhoods. A home in Crystyl Ranch will have a very different feel and price point than one in Sun Terrace or Holbrook Heights. Drive the neighborhoods at different times of day before committing.
- Factor in the full cost. Property taxes in Contra Costa County generally run 1.1% to 1.3% of the purchase price annually. HOA fees, insurance, and any planned renovations should be part of your budget from the start.
- Consider school district boundaries. Don’t assume a Pleasant Hill address means Acalanes Union schools, or that a Concord address means Mt. Diablo Unified. Verify school assignments by specific address before making an offer.
Frequently Asked Questions
What is the median home price in Concord, CA?
As of early 2026, the median sale price in Concord is approximately $680,000. Single-family homes typically range from $650,000 to $900,000, while condos and townhomes can be found starting in the $400,000s.
What is the median home price in Pleasant Hill, CA?
Pleasant Hill’s median sale price ranges from approximately $790,000 to $940,000 depending on the data source and time period. Single-family homes typically sell above $1 million, while condos and townhomes range from $500,000 to $800,000.
Is Concord or Pleasant Hill more affordable for homebuyers?
Concord is generally more affordable, with a median sale price roughly $100,000 to $250,000 lower than Pleasant Hill. Both cities share the same Contra Costa County loan limits and qualify for the same buyer assistance programs.
What loan options are available for Concord and Pleasant Hill buyers?
Buyers in both cities can use conforming conventional loans up to $1,249,125, FHA loans up to $1,249,125, VA loans with no loan limit, and CalHFA first-time buyer programs. Most purchases in Concord fall within conforming loan limits, making conventional and FHA financing straightforward options.
Ready to Buy in Concord or Pleasant Hill?
JVM Lending is headquartered just minutes from both cities. We’ve helped buyers close across Contra Costa County, from first-time FHA purchases in Concord to jumbo-financed homes in Pleasant Hill’s Shannon Hills. Whether you’re exploring your first home or upgrading to a larger property, our team can match you with the right financing and help you close with confidence.
Contact JVM Lending today at (855) 855-4491 or get pre-approved online.
