$700K – $900K
Off-water single-family homes in newer developments
Community pools, parks, and access to the Delta via public docks.
East County
Discovery Bay
A waterfront community where the boat lives in the backyard.
- Median Home Price
- $945K
- Population
- 13,500
- School Rating
- 8/10
- Commute to SF
- 85 min
- Commute to Walnut Creek
- 40 min
About Discovery Bay
Discovery Bay was built around the water. The original neighborhoods are stitched together by a network of navigable canals leading out to the California Delta, and at most addresses your back fence opens onto a private dock with a covered boat lift. It's the kind of place where summer plans involve waterskiing before breakfast and tying up at a riverfront restaurant for lunch.
Beyond the waterfront pockets, newer developments off Highway 4 — Lakeshore, Ravenswood, Trilogy — bring in golf, country club living, and gated 55+ enclaves. The result is a community with a distinctly resort-y feel that's still close enough to commute.
Schools are part of the Byron Union and Liberty Union districts, with Discovery Bay Elementary and Timber Point earning strong marks. Most middle and high schoolers head into Brentwood for school, and the towns share many activities and sports leagues.
What you get for your money
Three price points in Discovery Bay
A snapshot of what entry-level, mid-market, and luxury homes look like in this market right now.
$950K – $1.4M
Waterfront homes with private dock & boat lift
Direct Delta access — bring the ski boat or the Duffy.
$1.6M – $3M+
Estate-sized waterfront properties on the main channels
Deep-water docks, pools, and rooms for everyone's gear.
Schools
Notable schools serving Discovery Bay
Ratings shown are GreatSchools-style summaries. Boundaries change year to year — confirm assignment with the district.
| School | Level | Rating |
|---|---|---|
Discovery Bay Elementary Elementary | Elementary | 8/10 |
Timber Point Elementary Elementary | Elementary | 8/10 |
Excelsior Middle School Middle | Middle | 8/10 |
Liberty High School High | High | 7/10 |
Heritage High School (Brentwood) High | High | 8/10 |
What's nearby
Living in Discovery Bay
Parks & Recreation
- Cornell Park & Regatta Park along the waterfront
- Big Break Regional Shoreline (Oakley) — 12 minutes for kayaking
- Round Valley Regional Preserve trails 15 minutes south
Dining & Shopping
- Marina Bar and Grill | Discovery Bay, Tiki Bar, and Pirate's Bar — waterside classics
- Boardwalk Marketplace shops and casual cafés
- Quick drive to Brentwood's Streets of Brentwood and wineries
Local Highlights
- 1,500+ navigable acres of Delta waterways out the back door
- Discovery Bay Yacht Club, sailing club, and youth boating programs
- Annual Fourth of July fireworks shot from the lake
Thinking about Discovery Bay?
Talk to a local specialist who knows the neighborhood, schools, and current market — no pressure, just real answers from someone who lives here.
Free PDFs
Free guides for Discovery Bay
Instant downloads — pre-approval prep, schools research, and more, tailored to buyers and sellers across East County.
Local Q&A
Frequently Asked Questions about Discovery Bay
BuyerWhich East County community is best for families?
Honestly, all of them — but for different reasons. Brentwood offers strong schools, abundant family amenities, and newer housing. Discovery Bay adds the lifestyle factor (water, boating, smaller community feel). Oakley balances space with shorter commute. Antioch and Pittsburg offer the best entry-level prices and BART access. We help families weigh these tradeoffs based on commute, budget, and lifestyle priorities.
BuyerWhat inspections do I need in East County?
Standard general home inspection always. Add-on inspections often relevant to East County: pest, roof, pool (where applicable), well/septic (Discovery Bay, rural Brentwood, parts of Oakley), and sometimes geological/foundation reports for hillside properties. Total inspection costs typically run $700-$1,800 depending on home size and add-ons. We coordinate every inspection and walk through findings with you.
SellerHow long will it take to sell?
Average days on market in East County is currently in the low-to-mid range for a balanced 2026 market — see our Market Report for current quarterly figures. Well-priced, well-marketed homes in Brentwood, Discovery Bay, Walnut Creek, and Pleasant Hill often sell within 14 days. Higher-priced or more unique properties (luxury, waterfront, custom) can take 30–90+ days. We'll give you a realistic timeline based on your specific home and current market conditions.
SellerWhat's the best time of year to sell in East County?
Spring (March–May) and early summer (June) typically see the strongest demand and highest sale prices, especially for family homes near schools. Fall is solid for second-home buyers (Discovery Bay) and downsizers. Winter slows down but with less competition — sometimes a strategic moment if the right buyer is looking. The "best" time is most often whenever fits your life situation; market timing matters but life timing matters more.
SellerWhat disclosures am I required to provide?
California requires sellers to disclose any known material facts that could affect the property's value or desirability. This includes the Transfer Disclosure Statement (TDS), Natural Hazard Disclosure (NHD), Mello-Roos status (relevant to many newer Brentwood and Oakley homes), well/septic disclosures (Discovery Bay, rural areas), and any known defects, pest issues, or recent repairs. We coordinate every required disclosure and review them with you before signing.
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Side-by-side guides
Compare Discovery Bay with similar markets
Cross-shopping? Start with neighborhoods buyers pair most often with Discovery Bay— only comparisons we've published in full.
Community Comparison
Brentwood vs Discovery Bay
Family-focused master-planned suburb vs. Delta-front lifestyle community. Cross-shopping these two? Here's how to decide.
Read comparison6 min read · May 6, 2026
Community Comparison
Discovery Bay vs Bethel Island
Master-planned waterfront community vs. true Delta island living. Both offer water — but for very different buyers.
Read comparison6 min read · May 6, 2026
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