One home went pending in Discovery Bay on September 18 — and it priced 3.5% below the market median

One pending, everything else quiet

The only movement in Discovery Bay on September 18 was 2454 San Simeon Ct going pending at $726,000. No new listings appeared on the MLS feed. No closings were recorded. On a market that has logged 102 sales over the last 180 days, one pending contract is a quiet day — but the price is worth reading carefully.

The subject record

Where $726,000 sits in this market

The median sale price across the 102 transactions recorded in Discovery Bay over the last 180 days is $752,500. At $726,000, San Simeon Ct comes in 3.5% below that median — close enough to read as market-rate, not a distressed price, but below the midpoint rather than above it.

The market's median price per square foot over that same 102-sale window is $348. Without a square footage figure for 2454 San Simeon Ct in the MLS feed, a per-foot comparison against the subject isn't possible, but the six recent comps below show how wide that spread can run — from $272 per foot to $535 per foot depending on the home.

The market itself spans $427,000 at the low end to $1,650,000 at the high end. San Simeon Ct's $726,000 lands in the lower half of that range, roughly $299,000 below the ceiling and $299,000 above the floor. It is not an outlier — it is a data point that clusters with the mid-market single-family sales that have defined most of the 102-transaction window.

Year-over-year context is unavailable; the prior-year window returned no recorded sales to compare against.

Recent comparable sales

The six most recent sales in Discovery Bay span a $961,112 price range, which tells you less about the market than the per-foot spread does: $272 to $535 per square foot, with the highest rate attached to a 2,711-square-foot home — not the largest — suggesting location and condition are doing more work than size.

What this means depending on where you stand

If you are a buyer: San Simeon Ct going pending at $726,000 — below the 102-sale median of $752,500 — is a reference point, not a comparable, until its square footage and condition are known. What the recent comps confirm is that sub-$750,000 homes in Discovery Bay do trade, and they trade quickly enough to reach pending status before more inventory arrives.

If you are an owner: One pending at $726,000 and a market median sitting at $752,500 suggests the mid-range of this market is active. The spread between the $427,000 floor and the $1,650,000 ceiling is wide, and where your home falls within it depends on factors the headline number alone won't answer.

If you are undecided: September 18 was a one-move day. No new listings means no new choices entered the market. Anyone watching Discovery Bay woke up with the same inventory they had the night before — minus one pending contract.

Tim McMullen · Tim McMullen, Broker · CA DRE #02016832
[email protected] · (415) 691-9272