Discovery Bay's median home sells for ~$925K (Redfin Discovery Bay) with a ~32-day median DOM, and the sale band runs from ~$600K for inland Cypress Lakes / Ravenswood family homes to $1.8M+ for waterfront boat-dock estates on the Sacramento-San Joaquin Delta. At those prices, traditional Discovery Bay agents charge 5–6% commission, costing sellers $46,000–$55,500 per sale at the citywide median — and $90,000–$108,000 on a $1.8M Old Discovery Bay waterfront.
This is the 2026 Discovery Bay housing market report — the citywide median, what's actually selling in The Lakes, Ravenswood, Cypress Lakes, Edgewater, Beaver Brook, Lakeshore, and the original waterfront sections of Old Discovery Bay, the inventory and DOM numbers driving the Delta boat-access market, and how a $4,399 flat fee with a licensed California agent (LOQOL Charlie AI) stacks up against $55,500 at 6% on the typical Discovery Bay home.
The Discovery Bay Housing Market in 2026 — The Numbers
Discovery Bay is an unincorporated census-designated place in East Contra Costa County, anchored by the Sacramento-San Joaquin Delta waterways, the Discovery Bay Country Club, and the boat-access communities that give the town its name. The market in 2026 looks like this:
| Metric | Discovery Bay 2026 | Source |
|---|---|---|
| Median sale price | ~$925K | Redfin Discovery Bay |
| Median days on market | ~32 days | Redfin Discovery Bay |
| Sale price range | ~$600K (inland Cypress Lakes) – $1.8M+ (Old Discovery Bay waterfront) | Zillow Discovery Bay |
| Premium tier (waterfront boat-dock) | Old Discovery Bay / Edgewater ($1.2M–$1.8M+) | Redfin Discovery Bay |
| Entry tier | Cypress Lakes / Ravenswood inland family ($600K–$850K) | Zillow Discovery Bay |
| School district | Byron Union (K-8), Liberty Union High | LUHSD |
| ZIP code | 94505 | Discovery Bay overview |
The headline read: Discovery Bay in 2026 is a two-band market split by water access. The $600K–$850K inland Cypress Lakes / Ravenswood band moves on East Contra Costa commuter and entry-level family buyers. And the $1.2M–$1.8M+ waterfront band — Old Discovery Bay homes with private boat docks on the Delta waterways, Edgewater Place canal-front, and Discovery Bay Country Club premium lots — moves on Bay-Area-equity step-up buyers who want a 90-minute drive from the Tri-Valley and a boat in the back yard.
Discovery Bay by Neighborhood — Where the Real Money Moves in 2026
Old Discovery Bay (Waterfront with Boat Docks) — The Premium Tier ($1.2M–$1.8M+)
The original Discovery Bay waterfront community — homes on Discovery Bay Boulevard, Marina Circle, Cabrillo Point, Sand Point, and the boat-access cul-de-sacs with private docks that connect directly to the Sacramento-San Joaquin Delta waterways. The "Old Discovery Bay" boat-dock premium is real and structural: there is no new waterfront supply being built, and the original 1970s-1990s waterfront subdivisions command $1.2M–$1.8M+ depending on dock depth, channel access, and home size. Premium boat-dock homes with deep-water access and double docks trade $1.5M–$2M+.
Edgewater Place — Canal-Front Premium ($1.0M–$1.5M)
Edgewater Place runs along the inner Discovery Bay canals — single-family canal-front homes with private docks but on shallower interior waterways than Old Discovery Bay. Pricing runs $1.0M–$1.5M, with Edgewater serving as the step-up tier from inland-family Cypress Lakes / Ravenswood into the waterfront market.
The Lakes — Lake-Adjacent Family ($800K–$1.1M)
The Lakes is the family-housing master-plan community built around the interior Lake Tahoe and Lake Cumberland man-made lakes. Single-family homes on standard lots with lake views and HOA-managed lake recreation. Pricing runs $800K–$1.1M depending on lake-frontage proximity.
Cypress Lakes / Beaver Brook — The Inland Family Tier ($600K–$850K)
Cypress Lakes and Beaver Brook are the inland family-housing tracts on the Discovery Bay periphery — single-family ranches and two-stories on standard lots without water access. Strong Liberty Union High School District catchment. Pricing runs $600K–$850K, anchoring Discovery Bay's entry-tier inventory.
Ravenswood — Newer Inland Subdivision ($700K–$950K)
Ravenswood is a newer (2000s-2010s build) Discovery Bay inland subdivision with two-story family homes on slightly larger lots, often with three-car garages and pool potential. Pricing runs $700K–$950K.
Discovery Bay Country Club — Golf-Course Premium ($1.0M–$1.6M)
The Discovery Bay Country Club (Discovery Bay Golf & Country Club) community sits inland from the waterfront with golf-course-fronting homes, gated streets, and country-club amenities. Pricing runs $1.0M–$1.6M depending on fairway frontage and home size.
What 6% Commission Actually Costs Discovery Bay Sellers in 2026
The traditional Discovery Bay brokerages — Compass East Bay, Coldwell Banker, Re/Max Accord, Keller Williams East Bay, Intero / BHHS Drysdale Properties, and the East Contra Costa boutique independents — all run the same 5–6% commission structure, with listing-side commission at 2.5–3% and buyer-side commission negotiated in the buyer's offer post-August-2024 NAR settlement.
At Discovery Bay prices, that 5–6% structure compounds into real dollars:
| Sale Price | Traditional 5% | Traditional 6% | Charlie AI | White Glove | You Keep vs 6% (Charlie AI) |
|---|---|---|---|---|---|
| $650,000 (Cypress Lakes entry) | $32,500 | $39,000 | $4,399 | $9,500 | +$34,601 |
| $800,000 (Ravenswood / The Lakes) | $40,000 | $48,000 | $4,399 | $12,000 | +$43,601 |
| $925,000 (Citywide median) | $46,250 | $55,500 | $4,399 | $13,500 | +$51,101 |
| $1,100,000 (Edgewater canal-front) | $55,000 | $66,000 | $7,999 | $16,000 | +$58,001 |
| $1,400,000 (Old Discovery Bay waterfront) | $70,000 | $84,000 | $7,999 | $20,000 | +$76,001 |
| $1,800,000 (Premium boat-dock estate) | $90,000 | $108,000 | $7,999 | $27,000 | +$100,001 |
LOQOL is a licensed California flat-fee brokerage (CA DRE #02261474). Charlie is the AI agent that drives comp pulls, listing prep, disclosure workflow, and seller communication — a licensed California agent remains the agent of record on every Discovery Bay listing.
Why Discovery Bay Stays Active in 2026
Three structural drivers keep the Discovery Bay market trading even as the broader East Contra Costa commuter market thins out:
1. Waterfront supply is geographically capped. The Sacramento-San Joaquin Delta waterfront — Old Discovery Bay, Edgewater Place, and the original boat-dock cul-de-sacs — has no new buildable inventory. The 1970s-1990s waterfront subdivisions are the supply, and the boat-dock premium widens every year as Bay-Area-equity buyers chase Delta-front living.
2. Tri-Valley and Livermore Valley equity-up. Discovery Bay is a 40-minute drive from Livermore and 45 minutes from Pleasanton / Dublin on Highway 4 / Highway 580. That puts it on the equity-up map for Tri-Valley sellers who exit a $1.4M Pleasanton 4-bedroom and trade up into a $1.4M Old Discovery Bay waterfront with private boat dock — same monthly carrying cost, lifestyle upgrade.
3. The Brentwood / East County family-housing pipeline. Brentwood, Antioch, Oakley, and Discovery Bay form a continuous East Contra Costa family-housing band with shared Liberty Union High School District catchment, similar commuter profile, and similar price band. Discovery Bay benefits from the broader East County buyer pool while commanding the water-access premium.
Discovery Bay vs. Adjacent East Contra Costa Markets
| City | ~2026 Median | vs. Discovery Bay |
|---|---|---|
| Brentwood | ~$890K | -4% |
| Oakley | ~$635K | -31% |
| Discovery Bay | ~$925K | Baseline |
| Antioch | ~$575K | -38% |
| Pittsburg | ~$575K | -38% |
Discovery Bay trades at a ~4% premium over Brentwood (its closest comp) and a ~38% premium over Antioch / Pittsburg. The boat-dock waterfront premium drives the spread, and the gap widens further at the $1.2M+ Old Discovery Bay waterfront tier.
Buyer Behavior in Discovery Bay in 2026
The Discovery Bay buyer pool in 2026 stratifies into three groups:
1. Tri-Valley equity-up boat-dock buyers ($1.1M–$1.8M+). Pleasanton / Dublin / Livermore sellers exit a $1.3M–$1.5M Tri-Valley single-family home and trade laterally into Old Discovery Bay waterfront / Edgewater Place canal-front, gaining a private boat dock and Delta access at similar carrying cost. Often financed at 20–30% down.
2. East County family / commuter buyers ($600K–$925K). Cypress Lakes / Ravenswood / The Lakes / Beaver Brook inland inventory moves on first-time-family buyers commuting to Tri-Valley / Walnut Creek / Concord. Financed, 5–20% down typical, Liberty Union High School District catchment is the draw.
3. Retiree / weekend-Delta buyers ($1.0M–$1.6M). Discovery Bay Country Club golf-course homes and Edgewater Place canal-front trade as primary-residence retiree or part-time weekend-Delta properties for Bay Area equity holders.
The competitive overlay in 2026: inventory is thin in waterfront, with 2–3 months of supply in Old Discovery Bay boat-dock inventory and 4–6 months in inland Cypress Lakes (Redfin Discovery Bay).
The Flat-Fee Alternative for Discovery Bay Sellers
The traditional Discovery Bay brokerage model charges 5–6% gross commission. At the citywide $925K median, that's $46,250–$55,500 of seller equity going to commissions at closing. At the $1.4M Old Discovery Bay waterfront tier, $70,000–$84,000. At the $1.8M boat-dock estate tier, $90,000–$108,000.
LOQOL is the flat-fee real estate brokerage for Discovery Bay and East Contra Costa. A licensed California agent (CA DRE #02261474) is the agent of record on every Discovery Bay listing. Charlie AI is the agent's leverage — it drives the comp pull, the listing prep, the disclosure workflow, MLS submission, and seller communication.
LOQOL's Charlie AI fee schedule for Discovery Bay:
- Cypress Lakes / Ravenswood / inland family ($600K–$925K) → $4,399 Charlie AI (vs. $39,000–$55,500 at 6%). Seller saves +$34,601–$51,101.
- Edgewater canal-front ($1.0M–$1.1M) → $7,999 Charlie AI (vs. $60,000–$66,000 at 6%). Seller saves +$52,001–$58,001.
- Old Discovery Bay waterfront ($1.4M) → $7,999 Charlie AI (vs. $84,000 at 6%). Seller saves +$76,001.
- Premium boat-dock estate ($1.8M) → $7,999 Charlie AI (vs. $108,000 at 6%). Seller saves +$100,001.
For Discovery Bay sellers who want a full-service experience — paint, staging coordination, in-person showings, and end-to-end negotiation managed by a dedicated human agent — White Glove runs $13,500 at the citywide median, $20,000 at $1.4M Old Discovery Bay, and $27,000 at $1.8M premium boat-dock. Photography is scheduled and coordinated by LOQOL in both tiers, with the seller paying the photographer directly.
The buyer-side commission post-August-2024 NAR settlement is negotiated in the buyer's offer, not pre-set by the seller — Discovery Bay sellers can decline to subsidize the buyer's agent and require the buyer to cover their own representation, typically saving another $18,000–$45,000+ depending on price tier.
See the full LOQOL pricing breakdown → and the California flat-fee vs. 6% commission analysis.
FAQ — Discovery Bay Housing Market 2026
What's the median home price in Discovery Bay in 2026?
~$925K (Redfin Discovery Bay), with a sale band from ~$600K (Cypress Lakes inland family) to $1.8M+ (Old Discovery Bay waterfront boat-dock estates).
What's the median days on market in Discovery Bay?
~32 days. Entry-tier Cypress Lakes / Ravenswood inland ($600K–$850K) tends to clear faster on the East Contra Costa commuter buyer pool (20–35 days); $1.2M+ Old Discovery Bay waterfront takes longer due to a narrower boat-dock buyer pool (45–80 days).
Which Discovery Bay neighborhood has the highest home prices?
Old Discovery Bay waterfront — homes on Discovery Bay Boulevard, Marina Circle, Sand Point, and the original 1970s-1990s boat-access cul-de-sacs with private docks on the Delta waterways ($1.2M–$1.8M+). Premium deep-water dock estates trade $1.5M–$2M+.
How much commission do traditional Discovery Bay agents charge in 2026?
5–6% of the sale price. On a $925K citywide median, that's $46,250–$55,500. On a $1.4M Old Discovery Bay waterfront, $70,000–$84,000.
How does LOQOL Charlie AI compare on a Discovery Bay sale?
$4,399 flat fee at the citywide median sub-$1M tier (vs. $55,500 at 6%) — seller saves +$51,101. $7,999 flat fee at the $1M–$2M Old Discovery Bay waterfront tier (vs. $84,000 at 6% on $1.4M) — seller saves +$76,001. Charlie AI is the AI agent; a licensed California agent (LOQOL CA DRE #02261474) is the agent of record.
Does Discovery Bay have a HOA?
Yes, multiple. Old Discovery Bay waterfront sections are governed by the Discovery Bay community HOA. Newer subdivisions (Ravenswood, The Lakes, Cypress Lakes, Lakeshore, Beaver Brook, Edgewater Place, Discovery Bay Country Club) each have their own HOA with separate dues, rules, and amenity access. Sellers need to disclose HOA documents per California law — LOQOL handles HOA-doc collection as part of the listing workflow.
Can I sell my Discovery Bay home with the boat dock included?
Yes. Boat docks on Old Discovery Bay properties are typically included as part of the real estate and conveyed at closing. Dock condition, dock-rights documentation, and Delta-waterway access easements are part of the disclosure package — LOQOL's licensed California agent of record handles the waterfront-specific disclosure workflow.