The story of this market
The typical home in ZIP 94513 sells for about $735,000, or $341 per square foot.
Prices are down 8.7% from a year ago, which gives buyers more room to negotiate. Homes take about 26 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $2,657 a month.
ZIP 94513 — Brentwood
The Brentwood housing market is currently experiencing a cooling phase, with median prices down 8.7% year-over-year as of mid-2026. High interest rates and a shift in buyer sentiment have led to longer days on market and a higher share of price cuts. Despite these headwinds, the area remains a popular destination for families seeking newer suburban housing.
This ZIP is ideal for family buyers seeking newer suburban housing stock and commuters who prioritize suburban amenities over immediate proximity to urban employment cores.
Median prices moved down 8.7% year over year.
Homes spend a median of 26 days on market with 0.8 months of supply — a fast-moving market.
56% of listings have cut prices · homes sell at 99.3% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.0% · poverty 8.0% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 94513, Contra Costa County, CA
Brentwood is served by the Brentwood Union School District and Liberty Union High School District, which generally maintain strong academic reputations within the region.
The area faces standard California wildfire and seismic risks, with insurance availability and premiums increasingly impacted by statewide climate-related underwriting adjustments.
Brentwood continues to experience steady residential growth, supported by its status as a commuter-friendly suburb with significant new construction and proximity to regional employment hubs in the East Bay.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Residents primarily commute to employment centers in the San Francisco-Oakland-Fremont metro area via highway corridors or regional transit connections.
The area features numerous parks, local golf courses, and proximity to the Sacramento-San Joaquin Delta, offering extensive outdoor recreation and suburban shopping centers.
The rental market is characterized by high demand from families and commuters, with vacancy rates remaining relatively tight and rents reflecting the broader East Bay cost-of-living trends.
The local economy is driven by retail, education, and healthcare services, with many residents employed in the broader San Francisco-Oakland-Fremont metropolitan labor market.
Transportation is heavily reliant on private vehicles, with access to regional transit provided by nearby BART stations and major highway corridors.
Development is focused on infill residential projects and the expansion of commercial services to support the growing population.
The Contra Costa County Assessor manages property valuations in accordance with state law, focusing on market-value assessments at the time of transfer.
Parcels are subject to various special districts, including school, water, and fire protection districts, which are reflected in the annual property tax bill.
Property insurance availability is subject to regional wildfire risk assessments, with many homeowners facing rising premiums or reliance on the FAIR Plan.
California is a non-judicial foreclosure state, providing a structured process for lenders to recover collateral following default.
California law requires comprehensive seller disclosures regarding the physical condition of the property and any known material defects.
Data retrieved from US Census Bureau ACS 5-year estimates and DHC tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
A prominent local golf course and residential community anchor.
Central community space for local events and recreation.
Deterministic aggregate of 1 researched property in this ZIP (latest reading each) — each property weighs one; per point, properties lacking the value are excluded. Property-level records (taxes, scores, permits) never roll individually.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.