Discovery Bay, CA—94505
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Discovery Bay, CA
As of Oct '25, the median home price in Discovery Bay, CA is $784,000, with a year-over-year change of -4.3%. This indicates that home prices in Discovery Bay, CA are decreasing. According to Zillow, the 1-year price projection is -1.9%, suggesting a decrease housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $784,000 | -4.3% |
| Single Family | $789,000 | -4.2% |
| Condos | $540,000 | 1.3% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $573,000 | -3.5% |
3 Bed | $772,000 | -4.1% |
4 Bed | $796,000 | -4.2% |
| 5 Bed | $857,000 | -4.5% |
% of Housing Stock
Rental Trends — Discovery Bay, CA
As of July '25, Rentcast reports the average rent in Discovery Bay, CA is $3,650, with a year-over-year rent change of 5.2%. Per bedroom, the median rent as of July '25 in Discovery Bay, CA is 1-bedrooms: $1,150, 2-bedrooms: $2,740, 3-bedrooms: $3,540, 4-bedrooms: $4,310. The most common rental property sizes in Discovery Bay, CA are 3-bedroom and 4-bedroom, accounting for 36.7% and 36.3% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $3,500 | $3,650 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $1,150 | $1,150 |
| 2 Bed Rent | $2,750 | $2,740 |
| 3 Bed Rent | $3,500 | $3,540 |
| 4 Bed Rent | $4,300 | $4,310 |
% of Rental Stock
Property Listings — Discovery Bay, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Discovery Bay, CA is 66. This is a increase of 24.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 27.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $836,000 | -9.0% |
Listing Count | 97 | 15.0% |
| Listings as % of Homes | 0.9% | 15.0% |
Days on Market | 66 | 24.0% |
Demographics — Discovery Bay, CA
As of the latest ACS Survey released in 2023, Discovery Bay, CA has a population of 15,300, which has decreased by -5.8% over the past 5 years. Discovery Bay, CA is a moderately popular place for families, as children make up 23.0% of the population. The area has a moderately educated workforce, with 33.0% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 18.9% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 15,300 | -5.8% |
% Under 18 | 23.0% | -4.6% |
% Seniors | 19.4% | 27.6% |
% WFH | 18.9% | 76.6% |
% w/ College Degree | 33.0% | 7.5% |
As of the latest ACS Survey released in 2023, Discovery Bay, CA is a predominantly white area, with 61.9% of the population identifying as white. The white population has shrunk by 6.8% in the last 5 years. The second most common race or ethnicity in Discovery Bay, CA is hispanic, making up 18.0% of the population. Foreign-born residents account for 11.1% of the population in Discovery Bay, CA, and this percentage has increased by 26.1% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 61.9% | -6.8% |
% Black | 6.2% | 24.0% |
% Hispanic | 18.0% | 0.6% |
% Asian | 5.1% | -19.0% |
% Foreign Born | 11.1% | 26.1% |
Mortgage and Risk — Discovery Bay, CA
According to HUD data as of 2023, there were 318 mortgage originations in Discovery Bay, CA, of which 86.0% of loans were conventional mortgages. The average loan-to-value was 50.0%, with 20.0% above 90% LTV (very high). This implies large mortgage risk in Discovery Bay, CA. Investor activity is low, as 1.0% of loans were by investors. 10.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 318 |
% Conventional Loans | 86.0% |
% Government Loans | 14.0% |
% Investor Loans | 1.0% |
% Second Loans | 4.0% |
% Cash Out Refinance | 10.0% |
Loan Activity
Rentals and Section 8 — Discovery Bay, CA
As of 2024, the percent of homes in Discovery Bay, CA under the Section 8 program is 5.9%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Discovery Bay, CA, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 39 |
Total Units Section 8 | 39 |
% Rentals under Section 8 | 5.9% |
% Occupied Section 8 | 89.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $1,710 | $1,150 | $2,860 |
| 2 Bedroom | $730 | $2,750 | $3,480 |
| 3 Bedroom | $950 | $3,500 | $4,450 |
| 4 Bedroom | $990 | $4,300 | $5,290 |
Affordability — Discovery Bay, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5.2 |
| Median Home Price | $784,000 |
| Median Household Income | $154,000 |