Short answer: As of August 2026, the typical single-family home value ranges from about $675,203 in Tracy to about $1,877,539 in Danville, a gap of $1,202,336. In between: Mountain House $863,749, Livermore $1,106,336, Dublin $1,316,900, Fremont $1,552,225, Pleasanton $1,578,137 and San Ramon $1,587,275. Values are down over the past year in all eight places.
This guide compares Tri-Valley and East Bay cities (San Ramon, Pleasanton, Danville, Dublin, Livermore and Fremont), plus Tracy and Mountain House in San Joaquin County. All values come from Zillow public data for August 2026, and the arithmetic is shown so you can check it. It is general information, not financial advice.
How much is a house in each Tri-Valley and East Bay city in 2026?
The table below lists the typical single-family home value (Zillow Home Value Index, middle price tier) for August 2026, sorted from lowest to highest, with the year-over-year change, ten-year annualized growth, typical rent and the price-to-rent ratio.
| City | County | Typical single-family home value (Zillow Home Value Index), Aug 2026 | Change vs Aug 2025 | 10-yr annualized growth | Typical rent (ZORI), Aug 2026 | Price-to-rent | Gross yield | 2026 loan limit (FHFA) |
|---|---|---|---|---|---|---|---|---|
| Tracy | San Joaquin | $675,203 | -4.4% | 5.1% | $2,701 | 20.8 | 4.8% | $832,750 |
| Mountain House* | San Joaquin | $863,749 | -8.0% | 5.5% | $3,037* | 23.7 | 4.2% | $832,750 |
| Livermore | Alameda | $1,106,336 | -2.8% | 4.3% | $3,079 | 29.9 | 3.3% | $1,249,125 |
| Dublin | Alameda | $1,316,900 | -5.9% | 3.9% | $3,299 | 33.3 | 3.0% | $1,249,125 |
| Fremont | Alameda | $1,552,225 | -1.9% | 5.2% | $3,375 | 38.3 | 2.6% | $1,249,125 |
| Pleasanton | Alameda | $1,578,137 | -3.7% | 4.5% | $3,264 | 40.3 | 2.5% | $1,249,125 |
| San Ramon | Contra Costa | $1,587,275 | -3.4% | 5.1% | $3,246 | 40.7 | 2.5% | $1,249,125 |
| Danville | Contra Costa | $1,877,539 | -0.4% | 4.9% | $4,112 | 38.0 | 2.6% | $1,249,125 |
These are index values for a typical home, not median sale prices. Zillow's index can differ from county recorder or MLS medians, and it differs from the single-family-and-condo series used in the San Ramon rent vs buy article.
How are growth, price-to-rent and yield calculated?
- Change vs Aug 2025: (Aug 2026 value / Aug 2025 value) - 1. Example, Dublin: $1,316,900 / $1,400,142 - 1 = -5.9%.
- 10-yr annualized growth: (Aug 2026 value / Aug 2016 value)^(1/10) - 1. Example, Pleasanton: ($1,578,137 / $1,015,551)^(1/10) - 1 = 4.5%.
- Price-to-rent: value / (monthly rent x 12). Example, San Ramon: $1,587,275 / ($3,246 x 12 = $38,953) = 40.7.
- Gross yield: (monthly rent x 12) / value, before taxes, insurance, vacancy and maintenance. Example, Tracy: $32,415 / $675,203 = 4.8%.
Because Zillow's rent index blends apartments and condos with houses, it understates what a single-family house typically rents for. That makes the price-to-rent ratios above higher, and the yields lower, than a house-only figure would show. Past growth does not guarantee future results, and a ten-year average smooths over a rise and a recent decline.
What does the data say about each city?
Tracy: $675,203
Tracy has the lowest typical single-family home value of the eight at $675,203, down 4.4% from $706,314 a year earlier. It is in San Joaquin County, so the lower $832,750 loan limit applies, and the typical value sits below it. Over ten years the value grew from $409,713 to $675,203, about 5.1% a year. The school district is Tracy Unified, and Jefferson School District also serves part of the area. For a newer-construction area, see the Tracy Hills guide.
Mountain House: $863,749
Mountain House has no city row in Zillow's city file, so these figures use ZIP code 95391. The typical single-family home value was $863,749, down 8.0% from $939,264, the largest one-year drop of the eight. It also has the highest ten-year annualized growth, 5.5%, because it started from a lower base of $505,117. It is in San Joaquin County and is served by Lammersville Unified. Homes in newer communities can carry special taxes, which matter to the monthly cost; read how Mello-Roos works in Mountain House and Tracy Hills.
Livermore: $1,106,336
Livermore is the lowest-priced Alameda County city here at $1,106,336, down 2.8% year over year. Its ten-year annualized growth of 4.3% is the second slowest of the eight (Dublin is slowest), and its price-to-rent ratio of 29.9 is the lowest of the six Bay Area cities. Livermore is served by Livermore Valley Joint Unified. Typical value is below the $1,249,125 loan limit.
Dublin: $1,316,900
Dublin's typical single-family home value was $1,316,900, down 5.9% from $1,400,142, the biggest one-year decline among the six Bay Area cities. For newer neighborhoods, start with the Dublin Ranch and Wallis Ranch guides. The district is Dublin Unified, and the county is Alameda.
Fremont: $1,552,225
Fremont's typical value of $1,552,225 is the lowest of the four cities above $1.5M, and it fell only 1.9% over the year. Ten-year annualized growth was 5.2%, behind only Mountain House (5.5%). Fremont is a large city, so one number hides a lot of variation; the Mission San Jose guide covers one well-known area. The district is Fremont Unified, in Alameda County.
Pleasanton: $1,578,137
Pleasanton's typical single-family home value was $1,578,137, down 3.7% from $1,639,361. Ten years ago it was $1,015,551, and annualized growth since has been 4.5% a year. Neighborhood guides: Ruby Hill and Vintage Hills. The district is Pleasanton Unified, in Alameda County.
San Ramon: $1,587,275
San Ramon's typical single-family home value was $1,587,275, down 3.4% from $1,642,774. It has the highest price-to-rent ratio of the eight (40.7) and the lowest gross yield (2.5%). San Ramon is in Contra Costa County, served by SRVUSD. For a newer area, see the Dougherty Valley guide. To compare renting with buying here, read Rent vs Buy in San Ramon.
Danville: $1,877,539
Danville has the highest typical single-family home value of the eight at $1,877,539, essentially flat over the year (-0.4% from $1,884,410). It also has the highest typical rent ($4,112). It is in Contra Costa County and served by SRVUSD. For a gated community inside Danville, see the Blackhawk guide.
Which counties and school districts apply, and what are the 2026 loan limits?
Alameda County covers Pleasanton, Dublin, Livermore and Fremont. Contra Costa County covers San Ramon and Danville. San Joaquin County covers Tracy and Mountain House, so those two are not part of the East Bay. Per FHFA's 2026 limits, the one-unit conforming loan limit is $1,249,125 (the high-cost ceiling) in Alameda and Contra Costa counties and $832,750 in San Joaquin County.
The limit matters because a loan above it is generally a jumbo loan. With 20% down, the loan is 80% of the price, so the price at which a buyer crosses $1,249,125 is $1,249,125 / 0.80 = $1,561,406. By that arithmetic, a typical single-family home in San Ramon ($1,587,275), Pleasanton ($1,578,137) and Danville ($1,877,539) is above that line, while Fremont ($1,552,225) is just under it. In San Joaquin County the equivalent price is $832,750 / 0.80 = $1,040,938, above both Tracy and Mountain House typical values. Check your own scenario with the affordability calculator.
School districts, by city: SRVUSD (San Ramon, Danville); Pleasanton Unified; Dublin Unified; Livermore Valley Joint Unified; Fremont Unified; Tracy Unified and Jefferson (Tracy); Lammersville Unified (Mountain House). Attendance boundaries are set by the districts, so confirm the assigned school for any specific address with the district.
What should you keep in mind when comparing these cities?
- One number per city hides a wide range. A city's typical value mixes small and large homes, new and older neighborhoods, and different lot sizes.
- Lower price is not the same as lower cost. Property tax, special taxes such as Mello-Roos, HOA dues and commute costs all change the monthly picture.
- The data is lagged and smoothed. Zillow's index is a smoothed, seasonally adjusted monthly series, so it trails what is happening on a given street this week.
- Trends are not forecasts. Every place here is down over the past year, but that says nothing certain about the next year.
Frequently Asked Questions
How much is a house in Dublin, CA in 2026?
Zillow's typical single-family home value for Dublin, CA was about $1,316,900 in August 2026, down about 5.9% from about $1,400,142 in August 2025. This is an index of typical values, not a median sale price or a quote for any specific listing.
How much are homes in Pleasanton in 2026?
The Zillow Home Value Index put the typical single-family home in Pleasanton at about $1,578,137 in August 2026, down about 3.7% from August 2025. Actual sale prices vary widely by neighborhood, size and condition.
What is the cheapest city in the Tri-Valley?
Of the Tri-Valley cities compared here, Livermore has the lowest typical single-family home value at about $1,106,336 (Zillow, August 2026), compared with $1,316,900 in Dublin, $1,552,225 in Fremont, $1,578,137 in Pleasanton and $1,587,275 in San Ramon. Tracy ($675,203) and Mountain House ($863,749) are lower still but are in San Joaquin County, not the Tri-Valley.
What is the most expensive city in the Tri-Valley and East Bay?
Among the eight places compared, Danville has the highest typical single-family home value at about $1,877,539 in August 2026. San Ramon ($1,587,275) and Pleasanton ($1,578,137) follow.
Are home prices going up or down in the Tri-Valley?
Down over the past year in all eight places. Between August 2025 and August 2026 the typical value changed by -0.4% in Danville, -1.9% in Fremont, -2.8% in Livermore, -3.4% in San Ramon, -3.7% in Pleasanton, -4.4% in Tracy, -5.9% in Dublin and -8.0% in Mountain House (ZIP 95391). Past trends do not predict future prices.
Is Mountain House or Tracy cheaper?
Tracy. Zillow's typical single-family home value was about $675,203 in Tracy and about $863,749 in Mountain House (ZIP 95391) in August 2026. Both are in San Joaquin County.
What is the loan limit in these cities in 2026?
Per FHFA's 2026 limits, the high-balance conforming loan limit is $1,249,125 in Alameda and Contra Costa counties and $832,750 in San Joaquin County. Loans above the limit are generally jumbo loans, which can have different rates and requirements.
Sources
- Zillow Research, Zillow Home Value Index (ZHVI), city and ZIP, single-family homes, middle tier (33rd to 67th percentile), smoothed and seasonally adjusted, August 2026, August 2025 and August 2016
- Zillow Research, Zillow Observed Rent Index (ZORI), city and ZIP, single-family, condo and multifamily, smoothed, August 2026 and August 2025
- Federal Housing Finance Agency, FHFA announces conforming loan limit values for 2026 ($832,750 baseline, $1,249,125 high-cost ceiling)
- Mountain House figures use ZIP code 95391 because Zillow's city file has no Mountain House row
Related tools and guides: affordability calculator, Rent vs Buy in San Ramon, Mello-Roos in Mountain House and Tracy Hills.
Comparing Cities for Your Own Search?
If you are weighing two or three of these cities, I can help you line up the real monthly cost on specific homes, including taxes, HOA dues and any special taxes. Get in touch and tell me which areas you are considering.
Manish Anand | Tri-Valley, East Bay & Tracy Area Real Estate
homeswithmanish.com