Nobody can tell you for sure, and you should be wary of anyone who claims they can. The forecasts we can find call for small gains of about 1% over the next year for Pleasant Hill’s ZIP code (Zillow Research, forecast based on August 31, 2026 values, checked September 24, 2026), and the actual Pleasant Hill median is up 0.6% from a year ago (Redfin, Pleasant Hill housing market page, August 2026, checked September 24, 2026).
We will not add our own guess. Here is what the forecasters say, what has really happened, and how to decide without a crystal ball.
What has actually happened to Pleasant Hill prices?
Almost no change over the past year. Redfin reported a median sale price of $948,372 for August 2026, up 0.6% from August 2025, on 97 sales (Redfin, Pleasant Hill housing market page, August 2026, checked September 24, 2026). With under 100 sales in a month, a few more condos or a few more large houses in the mix can swing that number either way.
What does Zillow forecast for Pleasant Hill?
A gain of under 1% in a year. Zillow Research publishes home value forecasts by ZIP code. Starting from August 31, 2026 values, it projects the following (Zillow Research, Home Value Forecast, downloaded September 24, 2026):
| Area | By Sept. 30, 2026 | By Nov. 30, 2026 | By Aug. 31, 2027 |
|---|---|---|---|
| ZIP 94523 (Pleasant Hill) | +0.4% | +1.1% | +0.9% |
| San Francisco metro | +0.4% | +0.9% | +1.4% |
Two cautions. ZIP 94523 does not line up exactly with city limits. And Zillow forecasts its own estimate of a typical home’s value, not sale prices. A move under 1% is well inside the range forecasts often miss by.
What does the California Association forecast say?
Modest growth statewide for 2026. In its 2026 California Housing Market Forecast, released September 17, 2025, C.A.R., the statewide real estate trade association, projected the state median to rise 3.6% in 2026 and existing single-family sales to rise 2%. It assumed the average 30-year fixed mortgage rate would fall to 6.0% in 2026 and projected housing affordability rising to 18% (C.A.R., 2026 forecast news release, checked September 24, 2026). As of September 24, 2026, C.A.R. had not released a 2027 forecast.
Now compare that to what happened. C.A.R.’s August 2026 report showed the statewide single-family median up just 0.1% from August 2025, and the Contra Costa County single-family median up 2.9% (C.A.R., August 2026 home sales and price report, released September 16, 2026, checked September 24, 2026). The statewide forecast has run ahead of the actual number so far this year. That is normal. Forecasts get revised.
What could push Pleasant Hill prices one way or the other?
Rates, supply and the local mix. None of these tell you which way prices move next. They are the things to watch.
- Mortgage rates. Lower rates stretch buyer budgets. Higher rates shrink them.
- New homes. The state set Pleasant Hill a target of 1,803 new units for 2023 to 2031, and the city says it found room for more than 2,130 (City of Pleasant Hill, certified 2023 to 2031 Housing Element, checked September 24, 2026). A new zoning map took effect December 17, 2025, and the council revisits the land use and zoning map on October 19, 2026 (City of Pleasant Hill, zoning and 2026 study pages, checked September 24, 2026). How much gets built, and when, is not known.
- Pricing on the ground. In August 2026, 43.2% of Pleasant Hill homes sold over list while 23.8% took a price cut (Redfin, August 2026, checked September 24, 2026). That split shows buyers pay up for some homes and pass on others.
Should I wait to buy or sell?
Decide on your own timeline, not a forecast. If you are buying, ask whether the monthly payment works now and whether you plan to stay long enough to ride out a flat or down stretch. If you are selling, the question is what your home is worth today and where you are going next. A forecast of under 1% is not a reason to rush or to wait.
For what any move means for your taxes, talk to a tax professional. For loan options, talk to a lender.
Questions people also ask
Are home prices dropping in Pleasant Hill?
Not by the latest numbers. Redfin reported a Pleasant Hill median sale price of $948,372 for August 2026, up 0.6% from a year earlier, checked September 24, 2026. That is close to flat. About 23.8% of homes had a price cut before they sold, so some listings are coming down even while the overall median holds.
What is the Zillow forecast for Pleasant Hill?
Zillow Research projects ZIP 94523 up 0.9% by August 31, 2027, starting from August 31, 2026 values, and the San Francisco metro up 1.4%, per data downloaded September 24, 2026. ZIP lines do not match city limits exactly, and a change that small is inside a normal forecast miss. Treat it as roughly flat.
What did C.A.R. predict for 2026?
In its forecast released September 17, 2025, C.A.R. projected California’s median home price up 3.6% in 2026, single-family sales up 2%, and a 6.0% average 30-year mortgage rate. Its August 2026 report showed the statewide median up just 0.1% from a year earlier. As of September 24, 2026, no 2027 forecast was out.
Is new construction going to change Pleasant Hill prices?
No one can say. The city’s certified Housing Element plans for 1,803 new units from 2023 to 2031, and a new zoning map took effect December 17, 2025. How many homes actually get built, where and when is not known yet. The City Council’s next study session on the land use and zoning map is October 19, 2026.
Your next step
Skip the guesswork. Tell us your address or the home you are watching, and we will show you what homes like it sold for this year. Talk to a Pleasant Hill agent on our team or call (510) 949-5525.
More on Pleasant Hill: Is Pleasant Hill a good place to live? · Pleasant Hill market update · What’s my home worth?
By Bill Davis, DRE #01880656, The Davis Team at eXp Realty, Pleasant Hill, CA. Updated September 24, 2026.
Sources
- Redfin, Pleasant Hill housing market page, August 2026: redfin.com/city/14983/CA/Pleasant-Hill/housing-market (checked September 24, 2026)
- Zillow Research, Home Value Forecast by ZIP code and metro, base date August 31, 2026: zillow.com/research/data (downloaded September 24, 2026)
- C.A.R., 2026 California Housing Market Forecast, released September 17, 2025: car.org (checked September 24, 2026)
- C.A.R., August 2026 home sales and price report, released September 16, 2026: car.org (checked September 24, 2026)
- City of Pleasant Hill, certified 2023 to 2031 Housing Element; Comprehensive Zoning Ordinance Amendment; 2026 General Plan Land Use & Zoning Map Study: phillca.gov (checked September 24, 2026)