Published October 21, 2026 in Market Update

One part of Pleasanton is moving faster and holding firmer

By Robin Young

Real estate, Pleasanton

Nationally, sellers are outnumbered by buyers by a wide margin. Redfin reported that sellers outnumbered buyers by 62.6% across the U.S. in September. That kind of gap usually puts downward pressure on prices everywhere. But Pleasanton is not reading the national script evenly.

The Real Estate Data Aggregator counted 139 homes sold across Pleasanton in the three months ending August 31, 2026. That is down 22.3% from the same period a year before. Fewer sales, yes. But the two ZIP codes inside that number are behaving quite differently.

94566 is the faster half of town

The Real Estate Data Aggregator put median days on market in 94566 at 29 days for the three months ending August 31, 2026. That is actually one day shorter than the same period last year. In 94588, the median was 33 days, and that was 13 days longer than a year before. Same city, different tempo.

More homes sold above list in 94566

The Real Estate Data Aggregator found that 33.3% of homes in 94566 sold above list price in the three months ending August 31, 2026. That share rose 7.9 points from a year earlier. In 94588, only 21.8% sold above list, and that share slipped 2.8 points. One ZIP code is gaining ground on that measure while the other is losing a little.

Prices dipped a little in both ZIPs

The Real Estate Data Aggregator put the median sale price in 94566 at $1,689,000, down 1.2% from a year before. In 94588, the median was $1,475,000, down 3.8%. Neither drop is dramatic, but 94588 gave back a bit more. Nationally, the Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Pleasanton's dip runs counter to that trend, which is worth knowing if you are thinking about price.

Under-two-week contracts: still happening, but less often

The Real Estate Data Aggregator counted 28.4% of homes in 94566 going under contract within two weeks of listing. That is down 4.6 points from a year ago, but still more than one in four homes. In 94588, 22% went under contract that fast, down 12.4 points. Buyers are taking a little longer to decide, but quick sales still happen in both ZIPs.

The national picture adds some context

Realtor.com reported that mortgage rates topped 7% for the first time since January 2025. That is slowing buyers across the country. Realtor.com also found that 20.8% of listings nationally took a price cut in September, the highest share since October 2022. Pleasanton's sale-to-list ratios of 99.2% in 94566 and 98.9% in 94588 hold up well against that backdrop.

Redfin counted just 928,892 homebuyers nationally in September, the lowest level since 2013. Sellers numbered 1,510,784, the most since March 2020. That gap explains why a lot of markets are soft. Pleasanton is not immune, but 94566 is holding its own better than most.

One more thing worth saying: the numbers above cover whole ZIP codes. One street can read very differently from the ZIP it sits in. A block with newer builds, a corner lot, or a particular school boundary can move faster or slower than the averages suggest. If your home is in Pleasanton, the ZIP code number is a starting point, not the final word.