Trying to stretch your home budget while keeping a workable commute and the right lifestyle fit? You are not alone. Many East Bay buyers compare Brentwood and Livermore because both offer strong communities but at different price points and with different tradeoffs. In this guide, you will see how prices, price per square foot, commute options, schools, and lifestyle stack up so you can decide what serves you best. Let’s dive in.
Market snapshot and value
Prices and price per square foot tell you how far your dollars go. The figures below reflect January 2026 snapshots from the cited sources in the research.
Brentwood prices and space
- Median sale price: about $792,500 (Redfin, Jan 2026).
- Median sale price per square foot: roughly $335.
- Median days on market: about 76.
In practical terms, you tend to get more finished square footage and often a larger lot for the money in Brentwood compared with Livermore. Newer subdivisions and HOA neighborhoods are common, which can help with move-in readiness and long-term maintenance planning.
Livermore prices and space
- Typical home value: around $1.08 million (Zillow ZHVI, Jan 31, 2026).
- Listing price per square foot: often $600 or more in recent snapshots.
Livermore’s higher $/sq ft reflects strong buyer demand, proximity to major job centers, and established neighborhoods with access to Tri‑Valley amenities. Within the city, pricing varies by subarea. Some older or downtown-adjacent neighborhoods can offer relative value compared with premium pockets.
Where Discovery Bay fits
If you are shopping Brentwood, you will likely see Discovery Bay in the same search radius. Snapshot data shows Discovery Bay’s median in the $771,000 to $858,000 range depending on the source and method, with price per square foot around the mid‑$300s. That places Discovery Bay near Brentwood on price and well below Livermore on $/sq ft. Waterfront locations and golf‑course homes shape Discovery Bay’s pricing structure.
A note on data sources
Redfin, Zillow, and other platforms measure different things (for example, median closed sales vs a smoothed home value index vs listing medians), so their exact numbers will differ. The key takeaway is consistent across sources: Livermore is generally higher on both price and price per square foot, while Brentwood and Discovery Bay usually offer more space for the budget.
Commute and transit
Your time has value. Commute length and transit choices can be the deciding factor if you travel to Oakland, Hayward, or Berkeley.
Brentwood commute reality
The mean one‑way travel time in Brentwood is about 41.1 minutes based on multi‑year estimates from U.S. Census QuickFacts. Local coverage has also highlighted Brentwood among the longest commutes in the region, reflecting congestion patterns on Highway 4 and Vasco Road. You can review a recent discussion of this dynamic in the San Francisco Chronicle’s reporting.
Transit options include Tri Delta Transit express and local routes linking Brentwood Park & Ride to Antioch or Pittsburg BART. Schedules can vary, so check Tri Delta Transit for route details. Many commuters drive to Antioch or Pittsburg BART, then transfer to reach Oakland or Berkeley. Peak‑period drive times into central Oakland can range widely with traffic.
Livermore commute options
Livermore’s mean one‑way commute time sits closer to 29 to 30 minutes in recent Census QuickFacts. That shorter average reflects proximity to I‑580 and multiple rail options. The Altamont Corridor Express (ACE) serves Livermore and Vasco Road stations and connects through the Tri‑Valley to San Jose. Learn more about ACE stations on Visit Tri‑Valley’s overview. Many residents also reach BART by a short drive to the Dublin/Pleasanton station.
If you expect several in‑office days each week in Oakland, Hayward, or Berkeley, Livermore usually offers more direct, time‑saving routes.
Quick commute math
Before you choose a city, run the time‑and‑money math:
- Count in‑office days per month and test your routes at those times.
- Estimate one‑way minutes × round trips × days to get monthly hours.
- Compare those hours to the monthly cost difference of homes you like.
- Add parking, gas, tolls, or transit fares to see your true monthly cost.
This exercise often clarifies whether a lower purchase price in Brentwood offsets longer travel or whether Livermore’s time savings fit your life better.
Schools and districts
Both areas offer multiple school options. Always verify the current attendance boundaries for a specific address directly with the district, since boundaries and programs can change.
Brentwood and Discovery Bay
- Brentwood K–8 is primarily served by Brentwood Union School District, with high schools in the Liberty Union High School District. You can find a general district overview on Wikipedia’s Brentwood Union page.
- Discovery Bay’s elementary and middle grades fall under the Byron Union Elementary School District, and high school students also attend Liberty Union High School District. The Town of Discovery Bay provides a simple summary.
Livermore
Livermore is served by the Livermore Valley Joint Unified School District, which includes campuses many buyers research closely. As one reference point, families often review public data for Granada High using sources like GreatSchools’ Granada page. Use multiple data points and contact the district for the most current information.
Lifestyle and tradeoffs
Your daily rhythm matters as much as your budget. Here is a quick view of neighborhood feel and amenities.
Brentwood highlights
Brentwood offers a suburban core with parks, seasonal events, and shopping. City updates and events give a feel for community life, such as the activities highlighted on Brentwood’s city site. Many homes are newer, with HOA amenities and neighborhood parks. If you prefer more interior space and yard for the budget, Brentwood delivers options.
Livermore highlights
Livermore blends a historic downtown with a robust wine scene, theaters, and proximity to larger regional employers. The local employment base includes anchors like Lawrence Livermore National Laboratory, which supports a steady daytime economy. You will find established neighborhoods, community events, and quick access to Tri‑Valley recreation.
Discovery Bay notes
Discovery Bay is known for a waterfront lifestyle, with canals, marinas, and golf access. If you value boating access or a quieter, resort‑like feel, it can be a strong match within the Brentwood/Delta area. One important due‑diligence item is flood and levee risk. Delta communities use levees, and floodplain mapping can affect insurance and lending. For background on regional floodplain management and FEMA map use, review county resources such as San Joaquin County’s floodplain guidance and discuss address‑specific details with your lender and insurer.
Who each area fits
- Budget‑first, space‑seeking buyers: Brentwood or Discovery Bay usually provide more interior square footage and larger lots at a given price point.
- Hybrid commuters to Oakland/Hayward/Berkeley: Livermore’s shorter average commute and rail/freeway access often outweigh a higher purchase price.
- Buyers with specific campus goals: Check address‑level boundaries and campus data for both areas. Livermore and Brentwood/Liberty Union offer multiple options; verify based on your address and priorities.
- Waterfront and recreation seekers: Discovery Bay stands out for canal‑front homes and boating access. Confirm any flood‑insurance and HOA considerations early in the process.
Your decision checklist
Use this simple framework as you compare listings:
- Update your price comps: Pull current medians and $/sq ft for the exact neighborhoods and months you are considering.
- Commute test: Drive or map your route at target times; compare monthly hours lost to the price gap between cities.
- Schools: Confirm district and campus boundaries for your address; review multiple data sources for context.
- Property type: Note HOA fees, Mello‑Roos (if any), lot size, and maintenance requirements.
- Risk items: For Delta or waterfront homes, confirm FEMA flood zone, levee status, and insurance implications with your lender and insurer.
- Connectivity: Both cities report high household broadband subscription rates in Census data, a helpful signal for remote work.
The bottom line
If keeping your purchase price and $/sq ft lower is the top priority, Brentwood and nearby Discovery Bay often deliver more home for your money. If your schedule includes regular trips to Oakland, Hayward, or Berkeley, Livermore’s commute and transit advantages can pay you back in time saved. Your best choice comes down to three questions: how much space you want, how often you commute, and whether specific school options or waterfront living are must‑haves.
When you are ready to compare actual neighborhoods and listings, reach out to a local guide who will put your goals first. Connect with Linda Traurig to explore your options, test your commute, and move forward with clarity.
FAQs
What are January 2026 home prices in Brentwood and Livermore?
- Brentwood’s median sale price was about $792,500, while Livermore’s typical home value was around $1.08 million; Discovery Bay sat roughly in between depending on the data source.
How do average commute times compare between the two cities?
- Brentwood’s mean one‑way commute is about 41 minutes, while Livermore’s averages around 29 to 30 minutes based on recent Census multi‑year estimates.
What transit options help Livermore commuters reach job centers?
- ACE rail serves Livermore and Vasco Road stations, and many residents reach BART via a short drive to Dublin/Pleasanton; I‑580 also provides a direct freeway corridor.
Which school districts serve Brentwood, Discovery Bay, and Livermore?
- Brentwood K–8 is mainly Brentwood Union with Liberty Union for high school; Discovery Bay is Byron Union for K–8 and Liberty Union for high school; Livermore is served by Livermore Valley Joint Unified School District.
What should Discovery Bay buyers know about flood and levee risk?
- Parts of the Delta sit behind levees; verify FEMA flood‑zone status, levee accreditation, and insurance needs early, since these can affect lending and ownership costs.
Is broadband suitable for remote work in both cities?
- Census QuickFacts shows high household broadband subscription rates in both Brentwood and Livermore, which supports remote and hybrid work.
