If you are watching Pleasanton right now, the short version is this: it is still a seller's market, but a gentler one than the last few years. Buyers have more to choose from, and sellers can no longer count on a home selling itself.
Here is what the numbers say as of mid-2026.
Median price. For detached single-family homes, the median sale price in June 2026 was about $1,825,000, up roughly 3.1% from June 2025, according to a local market report. A separate report put the June median sales price near $1,837,000. Broader estimates that blend all property types run lower, closer to $1.5M on Zillow, largely because they include condos and townhomes. The takeaway is that single-family prices held up and edged slightly higher year over year rather than dropping.
Price direction. Modestly up for houses, roughly flat overall. This is not a market racing higher, and it is not falling. It is holding.
Inventory. Selection has improved. June 2026 ended with about 72 active single-family listings, and inventory had grown for six straight months. For comparison, one source noted only 17 homes available back in December 2025. More choice is good news for buyers who felt squeezed earlier.
Days on market. Homes are taking a little longer to sell. Average days on market sat around 23 in June 2026, up from the low-teens a year earlier, though that is still reasonably brisk by historical standards.
Buyer vs seller balance. By the classic measures it remains a seller's market. Months of supply was about 2.3 in June, well under the 5 to 6 months that usually signals a balanced market, and homes sold at roughly 99% to 100% of list price. That said, with more inventory and slightly longer timelines, buyers have gained a little room to negotiate, and sellers who overprice are seeing it.
What does this mean in practice? Well-priced, well-presented homes in strong school areas still move quickly and sometimes over asking. But the days of listing almost anything and expecting a bidding war have cooled. Pricing and preparation matter more now than they did in 2024.
If you are weighing a move in Pleasanton and want current, address-specific numbers rather than citywide averages, I am happy to help. Reach out through the contact page or email me directly at paarth@brokerbela.com.
As of mid-2026 Pleasanton is a moderating seller's market: the single-family median sale price was around $1.8M (up about 3% year over year), inventory has grown for six straight months, days on market sit near 23, and months of supply is about 2.3.
Sources
This is general market commentary, not financial, investment, or legal advice; figures are as of publication and can change. Verify specifics, including any school assignments, ratings, or boundaries, independently. Bela Realty & Investments is committed to Equal Housing Opportunity and does not steer clients toward or away from any neighborhood on the basis of a protected characteristic.