What is the rental yield in Shadow Cliffs, Pleasanton, California?

Shadow Cliffs, Pleasanton, California has a gross yield of 2.2. Prices are in line with Pleasanton and 48% above California, while prices have fallen 4.3% over the past year. Walkability is 80 and education is in the 97th percentile.

How have home prices changed in Shadow Cliffs, Pleasanton, California over the past year?

Home prices in Shadow Cliffs, Pleasanton, California are down 4.3% over the past year. The neighborhood is priced in line with Pleasanton and 48% above California, with gross yield of 2.2 and a Red Flag score of 75.

How does Shadow Cliffs compare with Pleasanton and California?

Shadow Cliffs, Pleasanton, California is in line with Pleasanton and 48% above California on price. Gross yield is 2.2, prices are down 4.3% over the past year, and the Red Flag score is 75. Walkability is 80 and education is in the 97th percentile.

What are the walkability and education scores in Shadow Cliffs, Pleasanton, California?

Shadow Cliffs, Pleasanton, California has walkability of 80 and education in the 97th percentile. Those scores sit alongside gross yield of 2.2, prices in line with Pleasanton and 48% above California, and a Red Flag score of 75.

Neighborhood

Shadow Cliffs

Pleasanton, California US

Shadow Cliffs, Pleasanton, California has a higher-price, lower-yield investment profile, with gross yield of 2.2 and prices in line with Pleasanton but 48% above California. Prices have moved down 4.3% over the past year, while the Red Flag score of 75 indicates elevated overall risk. Walkability is 80, and education is in the 97th percentile, which is a strong objective school-district test-score percentile.

AI Summary•Updated June 2026

Area

2.51 mi²

ZIP Code

94566

County

Alameda County

State

California

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$1,789,469

YoY-4.3%

Gross Rental Yield

2.2%

Listed rent · ZORI annualized

Red Flag Index

High

75 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

97 / 100

Excellent · better than 97% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Limited

DistrictScore attractiveness · national model

Shadow Cliffs Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Shadow Cliffs, Pleasanton.

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Market Economics Snapshot

Jun 2026

Metric	Value	YoY
Median Sale Price	$1,789,469	-4.3%
Price / Sq Ft (Verified)	$833/sqft	+4.7%
Asking Rent (Median)	$3,254/mo	+5.1%
Gross Rental Yield	2.2%	—
Liquidity Score	27 / 100	Low
Homes Sold (Period)	72	-39.0%

Is Shadow Cliffs Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited California crime context.

Red Flag Breakdown

75 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Earthquake100Very High

Wildfire80Very High

Heat80Very High

Tornado40Moderate

Hail40Moderate

Strong Wind20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): California averaged 25.6 crimes and 4.9 violent per 1,000 residents (-8.9% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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What Stands Out AI Insight

Highly walkable neighborhood — score 80/100

Active transaction volume — 72 homes sold last period

Dense amenities — 128 dining & 13 grocery options nearby

Flood risk is Very High (100/100)

Earthquake risk is Very High (100/100)

Insights are generated from Shadow Cliffs's live DistrictScore metrics.

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Shadow Cliffs Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (California-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.7 µg/m³ Meets EPA, above WHO guideline-16.1% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Shadow Cliffs centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 44% of U.S. neighborhoods.

California Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	25.6	4.9	-8.9%
2023	28.3	5.1	-0.7%
2022	28.6	5.0	+8.0%
2021	26.5	4.8	+1.9%
2020	25.8	4.4	-7.3%
2019	27.8	4.4	—

Reported at the state level — the finest official US crime aggregation; Shadow Cliffs inherits the California figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Shadow Cliffs

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor6 nearbyVery High

Aviation noise48 dBVery Low

Point-source screening near Shadow Cliffs: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

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Walkability & Amenities in Shadow Cliffs

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

80

Very Walkable

Walkability Score

13

Grocery

128

Dining

10

Schools

0

Universities

4

Hospitals

3

Pharmacies

20

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Shadow Cliffs's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Shadow Cliffs vs Pleasanton vs California

How Shadow Cliffs benchmarks against its city and state medians.

Benchmark vs City & State

In Shadow Cliffs, the median sale price sits in line with the median for Pleasanton neighborhoods and about 49% above the statewide median. Gross rental yield is 2.2%, against 2.2% for Pleasanton neighborhoods and 3.8% statewide. Over the past 12 months, prices fell 4.3%. Transaction liquidity sits in line with the median for Pleasanton neighborhoods and in line with the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Shadow Cliffs	$833/sqft	2.2%	27
Pleasanton	$833/sqft	2.2%	27
California	$559/sqft	3.8%	28

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Buying Property in the US as a Foreigner

Federal & California tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.69% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 13.3%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: documentary transfer tax $0.55 per $500 + local.

Assessment Cap

Prop 13 caps assessed-value growth at 2%/yr; property is reassessed to market value when you buy.

Mansion Tax / Rent Control

No statewide mansion tax (LA has a local one); statewide rent control caps increases at 5%+CPI (AB 1482).

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Senior & Veteran Exemptions

Disabled-veteran property-tax exemption (~$161,083 in 2025, more if low-income); senior programs available.

1031 State Conformity

California conforms to 1031 but claws back deferred CA-source gain (Form FTB 3840) if you move out of state.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & California property-tax guidance for foreign buyers

Latest Pleasanton Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Shadow Cliffs Real Estate FAQ

Shadow Cliffs, Pleasanton, California presents a mixed profile in the numbers provided. Gross yield is 2.2, prices are in line with Pleasanton and 48% above California, and values are down 4.3% over the past year. The Red Flag score is 75.

Neighborhoods near Shadow Cliffs

Compare Shadow Cliffs with nearby neighborhoods in Pleasanton.

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