East Bay Insider

New construction along the I-680 corridor is uneven from city to city: San Ramon is the most active market, Danville is nearly built out, Walnut Creek has limited new for-sale supply, and Concord has nothing selling today but the largest future story of all. If you are shopping for a new home between San Ramon and Concord, it helps to know where builders are actually delivering homes right now and where the pipeline is still years away. This guide walks the corridor city by city, names the active communities and builders, and points you to the deeper community guides where they exist.

Prices and live availability move week to week and builder sources often disagree, so I keep specific pricing out of these guides. For current pricing and availability on any community below, contact me directly.

Why is new construction so uneven along I-680?

The I-680 corridor through central Contra Costa is mostly established, built-out suburbs. Unlike East Contra Costa along Highway 4, where large tracts of land still support big master-planned communities, the 680 cities have less raw land and more infill. That means new construction here tends to be smaller, attached or higher-density, or tucked into the last remaining parcels of older master plans. A few larger opportunities exist, but they are concentrated in specific places, and the biggest one is a redevelopment that has not started selling yet.

Below, each city gets its own section so you can see where things stand today.

Communities along the I-680 corridor, city by city

San Ramon: the most active new-construction market on the corridor

San Ramon is where the corridor's for-sale new construction is most concentrated right now. The anchor community is City Village by SummerHill Homes at Bishop Ranch 6, which mixes attached townhomes, detached row homes, and single-family homes in one walkable plan near the Bishop Ranch employment center. It is the community most buyers on the corridor ask me about first, and it has its own detailed guide.

Beyond City Village, San Ramon has a near-term pipeline worth watching. Lennar's Iron Horse Village is listed as coming soon, and a future Lennar community called Canopy near Bishop Ranch is projected to bring roughly 255 single-family homes in the mid-to-late 2027 range. Both are projected and not selling today, so treat them as things to plan around rather than tour now. The older Dougherty Valley and Gale Ranch master plans, which delivered thousands of homes over the past two decades, are largely built out at this point.

Danville: nearly built out, with one community down to its final homes

Danville has very little new construction left. Davidon Homes' Magee Preserve, set near the Mount Diablo foothills, is the last active new-construction community in town and is in its final phase. I am keeping this as a short note rather than a separate guide because there is simply not much inventory left to write a full community guide around. Remaining availability changes quickly at this stage, so rather than quote counts that go stale, contact me and I will tell you exactly what is left when you are ready to look.

Walnut Creek: limited new for-sale supply

Walnut Creek's new for-sale supply is limited, and I want to say that plainly rather than overselling it. SummerHill's Oak Grove townhomes in the Contra Costa Centre area near the Pleasant Hill/Contra Costa Centre BART station are nearly built out. Most of the other new supply in Walnut Creek is downtown attached and higher-density product rather than detached single-family homes. If your heart is set on a brand-new detached home in Walnut Creek specifically, the options are thin, and it is worth talking through resale alternatives too.

Concord: nothing selling today, but the corridor's biggest future story

Concord has no new-construction communities selling today. The large story here is the redevelopment of the former Concord Naval Weapons Station, a long-term reuse project led by Brookfield Properties that is projected to eventually bring thousands of homes along with parks and commercial space. First homes there are projected around 2030, so this is a plan-ahead item, not a buy-now one. I cover it in more detail in the Concord Naval Weapons Station new-construction guide.

How does the 680 corridor compare to East Contra Costa?

If your main goal is a brand-new home and the specific city matters less, it is worth comparing the 680 corridor with the Highway 4 communities to the east, where more new construction is being delivered today. I keep dedicated pillars for those markets: the Antioch new-construction guide, the Oakley new-construction guide, and the Brentwood new-construction guide. Many buyers weighing a 680 community against an East County one are really weighing new against resale, which I break down in New Construction vs Resale in East Contra Costa.

Whichever city you land in, the buying process for a new home is different from buying resale. My step-by-step guide to buying new construction walks through the model-home visit, the contract, financing, and closing, and it applies just as well on the 680 corridor as it does in Brentwood.

What about schools along the corridor?

School assignments vary by city and even by parcel along I-680. San Ramon and Danville addresses generally fall within San Ramon Valley Unified School District, while Concord and parts of the corridor fall within Mt. Diablo Unified School District, and Walnut Creek addresses can involve more than one district depending on grade level. Because attendance areas can change and are set at the address level, confirm the current assignment with the district for the specific address you are considering rather than relying on a community-wide assumption.

Do I need my own agent to buy a new-construction home?

Yes, and it is worth understanding why. The friendly rep in the model home works for the builder, not for you. Their job is to represent the builder's interests, price, and contract. When you have your own agent, you have someone reviewing the purchase agreement, the lot premium, the options and upgrades, the financing incentives, and the timeline on your side of the table. The one catch specific to new construction is registration: most builders ask that your agent register you or accompany you on your very first visit for that representation to be recognized. So before you tour City Village, Magee Preserve, or any community on this list, reach out and let me register you first. It costs you nothing and it keeps your representation intact.

Frequently asked questions

Where is the most new construction along I-680 right now?

San Ramon is the most active for-sale new-construction market on the corridor today, anchored by SummerHill Homes' City Village at Bishop Ranch 6, with additional Lennar communities projected in the coming years. Danville, Walnut Creek, and Concord each have far less currently available.

Is there any new construction in Danville?

Danville is nearly built out. Davidon Homes' Magee Preserve near the Mount Diablo foothills is the last active new-construction community and is in its final phase. Contact me for current availability, as it changes quickly at this stage.

Can I buy a new home at the Concord Naval Weapons Station now?

No. The Concord Naval Weapons Station reuse, led by Brookfield Properties, is a long-term redevelopment with first homes projected around 2030. Nothing is selling there today. It is a plan-ahead opportunity rather than a current option.

Why is new construction so limited in Walnut Creek?

Walnut Creek is an established, largely built-out city with little remaining land for large new communities. Most new supply is downtown attached and higher-density product, and the SummerHill Oak Grove townhomes near Contra Costa Centre are nearly built out, so new detached options are limited.

How do school assignments work along the corridor?

Assignments depend on the city and the specific parcel, spanning districts such as San Ramon Valley Unified and Mt. Diablo Unified. Because attendance areas are set at the address level and can change, confirm the current assignment with the district for the exact address you are considering.

Should I use my own agent even for a new-construction purchase?

Yes. The builder's on-site rep represents the builder, not you. Having your own agent means someone reviews the contract, incentives, and lot details on your behalf. Just have me register you on your first visit so that representation is recognized by the builder.

New construction along I-680 rewards knowing where to look: San Ramon for what is selling now, San Ramon's pipeline and Concord for what is coming, and honest expectations in Danville and Walnut Creek. For current pricing and availability on any community in this guide, or to be registered before your first model-home visit, call or text me, Jaz Chand, at 925-250-9611. I am a licensed California Broker Associate (DRE #01751823) with The Jaz Team at Merrill Signature Properties, brand Homes With Accent, and I have spent more than 20 years and 460+ closed sales helping buyers across Contra Costa. This is general information, not tax or legal advice.

In Dougherty Valley, "Mello-Roos" is often used as a catch-all, but most of the extra charges on the tax bill are something else. A typical bill can carry a county service area charge, a geologic hazard abatement district assessment, a school parcel tax and, in parts of Windemere, a true Community Facilities District special tax.

Here is what each charge is, what the published figures say, and how to read the bill for a specific address.

What is County Service Area M-29?

CSA M-29 was formed in 1996 for Dougherty Valley. According to the Contra Costa Local Agency Formation Commission, it funds services including law enforcement, parks, road and storm drain maintenance, the community center, the library, landscaping and streetlights. The City of San Ramon's own landscaping and lighting district excludes Dougherty Valley from two of its zones for this reason, because M-29 already covers those costs there. On the county's list of tax bill charges, it appears as "S/A M-29 DOUGHERY VALLEY," spelled that way on the list.

What is the Dougherty Valley GHAD?

A Geologic Hazard Abatement District funds the monitoring and repair of geologic hazards such as landslides. The Dougherty Valley GHAD covers about 2,767 acres, including Gale Ranch and Windemere, and the San Ramon City Council serves as its board. For fiscal year 2026-27, the assessment is $181.69 per residential unit, unchanged from the prior year, against a maximum of $250 per unit.

Is there Mello-Roos in Dougherty Valley?

In parts of it. Homes in the Windemere Ranch area can carry charges from two financing districts administered through ABAG: CFD No. 2004-2 (Windemere Ranch), which is a Mello-Roos district, and the Windemere Ranch Reassessment District. In July 2025, the finance authority directed surplus revenue toward redeeming bonds and reducing owners' special taxes and reassessments. The county lists both on the tax bill with a contact number for the district's administrator.

Not every Dougherty Valley home is in these districts, which is why the address matters more than the neighborhood name.

What about the school parcel tax?

San Ramon Valley Unified's Measure Q parcel tax is $144 per parcel, effective July 1, 2025 and expiring June 30, 2034, with exemptions available for qualifying seniors and SSI or SSDI recipients. It applies across the district, not only in Dougherty Valley.

How do you read the tax bill for a specific address?

• Look up the parcel on the Contra Costa County Treasurer-Tax Collector's site and find the fixed charges section.
• Match each line to its district. The county publishes a list of charge codes with contact phone numbers.
• Call the number beside any charge you do not recognize. The county states that each district sets its own amount.
• Ask the seller for the special tax notice required by Civil Code 1102.6b, which should show the maximum tax and when it ends.

For more on the city, see Living in San Ramon. For how a Mello-Roos notice works, my guide on checking what an address owes walks through the document line by line.

Frequently asked questions about Dougherty Valley special taxes

Does Dougherty Valley have Mello-Roos?

Parts of it do. Homes in the Windemere Ranch area can be in CFD No. 2004-2, a Mello-Roos district, and a separate reassessment district. Other charges on Dougherty Valley bills, such as CSA M-29 and the GHAD, are not Mello-Roos.

What is CSA M-29 on my San Ramon tax bill?

County Service Area M-29, formed in 1996 for Dougherty Valley, funds services including law enforcement, parks, road and storm drain maintenance, the library, landscaping and streetlights.

How much is the Dougherty Valley GHAD assessment?

For fiscal year 2026-27, $181.69 per residential unit, with a maximum of $250 per unit.

How much is the SRVUSD parcel tax?

Measure Q is $144 per parcel, effective July 1, 2025 through June 30, 2034, with exemptions for qualifying seniors and SSI or SSDI recipients.

How do I find out what a Dougherty Valley address pays?

Look up the parcel on the Contra Costa County Treasurer-Tax Collector's site, match each fixed charge to its district, and call the number listed beside it.

The Bottom Line on Dougherty Valley Special Taxes

Dougherty Valley tax bills carry several fixed charges, and only some of them are Mello-Roos. Pull the bill for the specific address, identify each line, and ask the seller for the special tax notice before you compare homes on price alone.

Buying in San Ramon?

See homes for sale in San Ramon

Send me the addresses you are comparing and I will line up the fixed charges on each.

Find out what your San Ramon home is worth

Or call or text 925-250-9611.

Sources

Contra Costa LAFCO, agency directory, for CSA M-29. City of San Ramon, 2026-27 Dougherty Valley GHAD notice and GHAD page. ABAG, Windemere resolution 2025-006. SRVUSD, parcel tax information. Contra Costa County, levy phone list and Special Assessments.

Jaz Chand, Broker Associate | Homes With Accent
The Jaz Team at Merrill Signature Properties | DRE #01751823
Phone/Text: 925-250-9611 | Jaz@HomesWithAccent.com

General information only, not tax or legal advice. Special tax amounts vary by parcel and change each year. Confirm the charges on any address with the county tax bill and the levying district, and consult your own CPA where appropriate.

Clayton's wildfire map changed in 2025, and it now shapes three parts of a sale: the disclosure, a defensible space inspection and the insurance quote. Under the new local maps, adopted by the Contra Costa County Fire Protection District and effective July 10, 2025, much of Clayton is classified as a Very High Fire Hazard Severity Zone.

Here is what changed, what a seller has to provide, and the insurance questions I would get answered before a buyer removes contingencies.

What changed with Clayton's fire hazard maps?

The State Fire Marshal released updated Fire Hazard Severity Zone maps for local responsibility areas in phases in early 2025. Clayton's map, dated February 24, 2025, shows Very High, High and Moderate zones. In the Fire District's February 2025 summary of the recommended maps, about 1,300 acres of Clayton were classified Very High, where the previous 2011 local map showed none.

Contra Costa County Fire Protection District, which serves Clayton, adopted the maps with an effective date of July 10, 2025. To see where a specific address falls, use the district's map page or the state's hazard viewer.

What does a Clayton seller have to disclose?

Two separate requirements apply:

• The Natural Hazard Disclosure. California Civil Code 1103.2 requires the seller to disclose whether the property is in a High or Very High Fire Hazard Severity Zone, and notes that the owner is subject to the defensible space rules in Government Code 51182.
• Defensible space documentation. Civil Code 1102.19 applies to sales in High or Very High zones. Where a local rule requires it, the seller provides documentation of a defensible space inspection. If the seller does not have it, the buyer and seller can agree in writing that the buyer will obtain it after closing.

Contra Costa County Fire performs these real property transfer inspections. The district's flyer says to request one by email at info@cccfpd.org and allow up to five working days. Order it when you list, not when the buyer asks.

What are the defensible space rules in a Very High zone?

Government Code 51182 requires owners in Very High zones to maintain up to 100 feet of defensible space around structures, within their property line, with more intensive fuel reduction in the area 5 to 30 feet out and an ember-resistant zone within 5 feet of the home. That innermost area is often called Zone 0.

The detailed Zone 0 regulations are still being finalized. As of September 2026 the state Board of Forestry says it is completing final review with the Office of Administrative Law, and the statute requires the rules to give existing homes time to phase in the work. Buyers should expect the standard to apply and plan for it.

What insurance questions should Clayton buyers ask?

Insurance is where a Very High designation is felt most. Before you remove contingencies:

• Get an actual quote on the address, not an estimate, from more than one agent or broker.
• Ask whether the California FAIR Plan is involved. The Department of Insurance describes the FAIR Plan as a last-resort backstop. If it is the only option, you may also need a separate policy to fill coverage gaps.
• Ask about mitigation discounts. The Department of Insurance's Safer from Wildfires framework recognizes actions such as a Class A roof, a 5-foot ember-resistant zone and ember-resistant vents.
• Ask the seller what they pay now and whether their carrier has sent any non-renewal notices.

For more on the city, see Living in Clayton. For the hazard disclosure in general, see my guide to the Natural Hazard Disclosure report.

Frequently asked questions about Clayton fire hazard zones

Is Clayton in a Very High Fire Hazard Severity Zone?

Much of it is, under the local maps adopted by Contra Costa County Fire Protection District effective July 10, 2025. Check the district's map for a specific address.

Do I need a defensible space inspection to sell a home in Clayton?

Civil Code 1102.19 requires sellers in High or Very High zones to provide defensible space documentation where a local rule requires it, or to agree in writing that the buyer will obtain it. Contra Costa County Fire performs these inspections.

How do I request a Con Fire defensible space inspection?

The district's flyer says to email info@cccfpd.org and allow up to five working days for processing.

What is Zone 0?

The ember-resistant area within 5 feet of a home. Government Code 51182 requires it in Very High zones, and the detailed state regulations are in final review as of September 2026.

Can I get homeowners insurance in Clayton?

Availability and price vary by address and carrier. Get quotes early, ask whether the California FAIR Plan is involved, and ask about mitigation discounts under the state's Safer from Wildfires framework.

The Bottom Line on Clayton Fire Zones

Clayton's new map does not change what the town is. It changes the paperwork and the insurance conversation. Sellers should order the defensible space inspection at listing. Buyers should get a real insurance quote on the address before removing contingencies.

Buying or selling in Clayton?

See homes for sale in Clayton

Send me an address and I will tell you its zone and what to line up before you list or write an offer.

Find out what your Clayton home is worth

Or call or text 925-250-9611.

Sources

Office of the State Fire Marshal, Fire Hazard Severity Zones. Contra Costa County Fire, Local Responsibility Area maps, Clayton map and Phase II acreage summary. Con Fire, Real Property Transfer Inspection. Civil Code 1103.2, Civil Code 1102.19 and Government Code 51182. Board of Forestry, Defensible Space Zones 0, 1 and 2. California Department of Insurance on the FAIR Plan and Safer from Wildfires.

Jaz Chand, Broker Associate | Homes With Accent
The Jaz Team at Merrill Signature Properties | DRE #01751823
Phone/Text: 925-250-9611 | Jaz@HomesWithAccent.com

General information only, not legal or insurance advice. Hazard maps, defensible space regulations and insurance availability change. Confirm the zone for a specific address with Contra Costa County Fire and get insurance quotes from a licensed agent.

No, there are no new-construction homes for sale yet at the former Concord Naval Weapons Station, and none are tourable. The Concord Community Reuse Project is a long-term master plan to redevelop the former base in Concord, CA, and as of this writing it is still in the entitlement and planning stage. First-phase groundbreaking is projected around 2030, so this piece is a "what to watch" explainer, not a community-for-sale guide. Every date below is a projection, and current status can shift.

What is the Concord Naval Weapons Station reuse project?

The Concord Community Reuse Project is the redevelopment of the former Concord Naval Weapons Station, a large tract of formerly federal land in Concord, CA. The master developer is Brookfield Properties, which took over the role after earlier developers exited the project. The plan has gone through roughly two decades of restarts, so it is worth being clear about what has actually happened and what has not.

To be direct: nothing is for sale, no model homes exist, and no homes are tourable. If you have seen a headline about Concord and assumed you could shop there this year, that is not the case. This remains a planning and entitlement effort with a multi-phase buildout ahead of it.

What actually happened in 2026?

On May 27, 2026, the Concord City Council approved a financial agreement with the U.S. Navy. That is an entitlement milestone, not a construction start. It came after roughly two decades of stops and restarts, and it moves the project forward on paper, but no dirt is being turned for housing as a result of that vote.

It helps to separate two things. An entitlement milestone means the public agencies and the developer are aligning on the legal and financial framework for the land. A construction start means graded lots, permits pulled, and vertical building underway. Concord is at the first stage, not the second.

How big is the plan, and how long will it take?

The master plan is large and phased. The figures below are the planned scope, not homes you can buy today.

• About 12,272 residences planned across the full buildout.
• Roughly 25% designated affordable, which works out to about 3,068 units.
• More than 800 acres of parks planned across the site.
• A multi-phase buildout projected over about three decades, with first-phase groundbreaking projected around 2030.

A three-decade horizon means the earliest homes and the last homes in this project could be separated by a generation. Anyone weighing Concord against a community where you can walk a model home this month is comparing two very different timelines.

How does this fit the I-680 corridor?

Concord sits along the I-680 corridor, and this post is a spoke under our broader look at new construction along the I-680 corridor. If you are early in your research and want to understand how a builder purchase actually works from first visit to closing, our step-by-step guide to buying new construction walks through the process, and most of it will apply whenever Concord homes eventually come to market.

Why representation still matters, even years out

When a master-planned project like this does open for sales, the sales office on site works for the builder, not for you. That is true at every new-construction community, and it will be true here. The person greeting you at a future Concord sales trailer is paid to represent the developer's interests.

If you think Concord may be on your list down the road, the practical step is simple: have Jaz register you as your agent on your first visit, before you tour or sign anything, so she can represent you in the transaction at no cost to you. It costs nothing to be watching this project with an agent already in your corner.

Frequently asked questions

Can I buy a home at the Concord Naval Weapons Station now?

No. Nothing is for sale, no homes are tourable, and there are no model homes. The project is in the entitlement and planning stage, and first-phase groundbreaking is projected around 2030. Contact me for the current status.

Who is the developer?

Brookfield Properties is the master developer of the Concord Community Reuse Project. Brookfield took over the role after earlier developers exited the project.

When will homes be available?

All timelines here are projections. First-phase groundbreaking is projected around 2030, and the full buildout is projected over about three decades. Actual sales timing will depend on how the phased work proceeds, so treat every date as subject to change.

How many homes are planned, and how many will be affordable?

The plan calls for about 12,272 residences, with roughly 25% designated affordable, which is about 3,068 units. It also plans more than 800 acres of parks. These are planned figures, not available inventory.

What happened on May 27, 2026?

The Concord City Council approved a financial agreement with the U.S. Navy. That is an entitlement milestone, not a construction start. It followed roughly two decades of restarts.

How do I keep track of the project's real status?

Because the timeline is long and projections change, the most reliable thing to do is ask. Reach out to Jaz and she will tell you where the project actually stands and whether anything is genuinely available.

Want the current status on Concord?

This is an evergreen explainer, and the situation at the former Concord Naval Weapons Station will keep evolving. For the current status, projected timing, and whether anything is genuinely available, contact me for current pricing and availability. Call or text Jaz Chand at 925-250-9611. The Jaz Team at Merrill Signature Properties, brand Homes With Accent, DRE #01751823. This is general information, not tax or legal advice.

In Brentwood, the city itself supplies your water, treats your sewage and picks up your garbage, and all three arrive on one monthly bill. Electricity and gas come from PG&E, and unlike most of Contra Costa County, Brentwood is not part of a community choice energy program. Four utilities, three providers, and a couple of assumptions worth unlearning.

Across 460+ East Bay closings over twenty years, utility setup is the smallest task on moving week and the one most likely to be done wrong.

Who provides water in Brentwood?

The City of Brentwood does, directly.

Brentwood Public Works Water Operations is responsible for producing and delivering the city's drinking water, supplying roughly 20,000 service connections through about 345 miles of water mains. The supply is a mix of groundwater and surface water, treated at the City of Brentwood Water Treatment Plant and at the Randall-Bold Water Treatment Plant.

Contra Costa Water District is in the picture, but as a wholesale and treatment partner rather than your retail provider. You do not have a CCWD account. You have a City of Brentwood account.

Public Works Water is at (925) 516-6000. After hours, water emergencies go through police dispatch at (925) 809-7911.

Who handles sewer and garbage?

Also the city, and this is where two common assumptions go wrong.

Brentwood operates its own wastewater treatment plant at 2251 Elkins Way, a 5.0 million gallon per day extended aeration facility that discharges tertiary treated effluent into Marsh Creek. It is not Delta Diablo, which serves Antioch, Pittsburg and Bay Point. It is not Ironhouse Sanitary District, which serves Oakley.

Garbage is municipal too. The city states plainly that it has operated its own Solid Waste Division since 1994. There is no private franchise hauler to call, whatever a search result suggests. Solid Waste is at (925) 516-6090.

Water, sewer and garbage arrive together on one city utility bill, and which week you are billed depends on which of the city's four billing zones your address falls in.

The exception that matters. The city's own connection fee schedule includes a Northern De-annexation Area with separate fees referencing the Ironhouse Sanitation and Diablo Water areas, and Contra Costa LAFCO records both districts' spheres of influence overlapping the Brentwood area. Some northern-edge parcels are not on city water or city sewer. Verify by address with city Engineering at (925) 516-5420 rather than assuming.

Is Brentwood in a community choice energy program?

No, and this one catches people out.

Unincorporated Contra Costa County joined MCE, and so did Concord, Danville, Lafayette, Martinez, Moraga, Oakley, Pinole, Pittsburg, Pleasant Hill, Richmond, San Pablo, San Ramon, Walnut Creek, El Cerrito, Hercules and Benicia. Cities join individually. Brentwood is not on MCE's member list, and PG&E's own community choice aggregation page does not place Brentwood in any of the programs operating in its territory.

So a Brentwood home is a straight PG&E bundled account for both generation and delivery. There is no automatic enrollment and no opt-out decision to make. If a mailer or an article tells you otherwise, it is describing a neighboring city.

PG&E residential service is 1-877-660-6789. If you smell gas, leave the area first and call 911.

What does it cost to start service?

The city charges a one-time, non-refundable application fee of $51.84 for new utility customers, which appears on your first bill. A deposit may also be required, and the city does not publish an amount, so ask Utility Billing at (925) 516-5415.

Rates effective July 1, 2026 include a water base fee of $32.45 for a five-eighths to three-quarter inch meter, a sewer lateral maintenance charge of $4.34, and garbage service at $37.98 for a 32-gallon cart, $52.31 for 64 gallons and $68.94 for 96 gallons. Water usage is tiered, starting at $3.67 per unit for the first five units.

One distinction worth keeping straight. The city's connection fees are large, currently $16,192.60 for a water connection and $7,842.91 for sewer, but those apply to new connections in new construction. Buying an existing Brentwood home does not trigger them. You are transferring service, not connecting a new one.

If you're buying or selling in Brentwood

If you're buying: open the city utility account and the PG&E account separately, because they are separate providers, and do it a few days before close rather than on moving day. Ask the seller which billing zone the address is in so the first bill is not a surprise.

If you're selling: call Utility Billing to close the city account effective the recording date, not the day you move out, and do the same with PG&E. Leaving either open past close is the most common small mess in an otherwise clean file.

Frequently asked questions about Brentwood utilities

Who provides water to Brentwood homes?

The City of Brentwood provides retail water service directly, supplying about 20,000 connections through roughly 345 miles of mains from a mix of groundwater and surface water. Contra Costa Water District is a wholesale and treatment partner rather than the retail provider. Some northern-edge parcels may be served by Diablo Water District instead, so verify by address.

Who picks up garbage in Brentwood?

The City of Brentwood does. The city has operated its own Solid Waste Division since 1994, and there is no private franchise hauler. Solid Waste is at (925) 516-6090.

Is Brentwood served by Delta Diablo or Ironhouse Sanitary District?

Neither, for the city proper. Brentwood operates its own wastewater treatment plant at 2251 Elkins Way, a 5.0 million gallon per day facility discharging to Marsh Creek. Delta Diablo serves Antioch, Pittsburg and Bay Point; Ironhouse serves Oakley. Some parcels on Brentwood's northern edge may fall in the Ironhouse area, so confirm with city Engineering at (925) 516-5420.

Can I choose a different electricity provider in Brentwood?

Brentwood is not a member of MCE and does not appear on PG&E's list of community choice aggregation programs in its territory. A Brentwood home is a standard PG&E bundled account, so there is no automatic community choice enrollment and no opt-out decision.

Do I pay a connection fee when I buy an existing Brentwood home?

No. The city's water and sewer connection fees, currently $16,192.60 and $7,842.91, apply to new connections in new construction. Transferring service on an existing home triggers a one-time application fee of $51.84, and possibly a deposit.

The Bottom Line on Brentwood Utilities

City water, city sewer, city garbage, one bill. PG&E for electricity and gas, with no community choice program in the mix.

The two things to actually check are which billing zone your address sits in and, if you are buying on the city's northern edge, whether the property is on city services at all.

Moving to Brentwood?

Send me the address and I will tell you which services it is on before you start making calls.

See homes for sale in Brentwood

Selling and closing out accounts? Start with a valuation, or call or text 925-250-9611.

Sources

City of Brentwood, Water for retail water service, roughly 20,000 service connections, about 345 miles of water mains, the groundwater and surface water mix, the City of Brentwood and Randall-Bold treatment plants, and the (925) 516-6000 and (925) 809-7911 numbers.

City of Brentwood, Sewer and Wastewater for the 5.0 million gallon per day extended aeration plant at 2251 Elkins Way and its tertiary discharge to Marsh Creek, and City of Brentwood, Garbage for the city operating its own Solid Waste Division since 1994.

City of Brentwood, Utility Billing for the $51.84 application fee, the four billing zones, and the rates effective July 1, 2026 including the $32.45 water base fee, $3.67 first-tier usage rate, $4.34 sewer lateral maintenance charge and garbage rates of $37.98, $52.31 and $68.94.

City of Brentwood Sewer and Water Connection Fees schedule for the $16,192.60 water and $7,842.91 sewer connection fees and the Northern De-annexation Area fees referencing the Ironhouse Sanitation and Diablo Water areas.

MCE Clean Energy for its member community list, which does not include Brentwood, and PG&E for the community choice aggregation programs operating in its territory.

Utility rates, fees and service boundaries change. Confirm current figures and the servicing agency for any specific address with the City of Brentwood before relying on them.

Jaz Chand, Broker Associate | Homes With Accent
The Jaz Team at Merrill Signature Properties | DRE #01751823
Phone/Text: 925-250-9611 | Jaz@HomesWithAccent.com

General information only, not legal or financial advice. Service providers and rates are address-specific and change. Confirm with the City of Brentwood, PG&E and the relevant districts.

City Village by SummerHill Homes is a new-construction community at Bishop Ranch 6 in San Ramon, California, offering about 404 homes across three product types next to the shops and restaurants of City Center Bishop Ranch. The mix spans attached townhomes, detached row homes, and single-family homes, so buyers can choose the layout and lot style that fits how they live. This guide walks through the three product types, the school assignments, how the HOA works, and what to know before you walk into the sales office.

Where is City Village in San Ramon?

City Village sits at Bishop Ranch 6 in San Ramon, immediately next to City Center Bishop Ranch, the open-air shopping and dining district off Bollinger Canyon Road. The location puts everyday retail, restaurants, and services within walking distance of the community, and it keeps you close to the I-680 corridor for commutes north toward Walnut Creek or south toward the Tri-Valley. San Ramon is one of the anchor cities along that corridor, and City Village is one of the larger new-construction efforts in the city.

What are the three home types at City Village?

City Village is built around roughly 404 homes divided into three distinct product types. They are not just different sizes; they are different housing types, and the difference matters for how you own and maintain the home.

The Towns: attached townhomes

The Towns are 136 attached townhomes. An attached townhome shares one or more walls with a neighboring home, and the community typically maintains the shared exterior elements. Plans run 3 to 4 bedrooms and approximately 1,716 to 2,250 square feet. This is usually the most compact footprint of the three, which appeals to buyers who want new construction with less exterior upkeep.

The Rows: detached row homes

The Rows are 114 detached row homes. A detached row home stands on its own without shared walls, but the homes are placed close together in a row-style streetscape, often with compact lots and rear or tucked garages. Plans run 3 to 4 bedrooms and approximately 1,977 to 2,445 square feet. You get the privacy of a detached structure with a more efficient lot than a traditional single-family layout.

The Courts: single-family homes

The Courts are 154 single-family homes. These are the largest of the three, with 4-bedroom plans and approximately 2,176 to 3,093 square feet. A single-family home is fully detached on its own lot, which is the most familiar ownership type and generally offers the most private outdoor space in the community.

Which schools serve City Village?

City Village is within the San Ramon Valley Unified School District. The assigned schools are Montevideo Elementary, Iron Horse Middle, and California High. School assignments can change with boundary adjustments and enrollment, so confirm current assignment with the district for a specific address before you write an offer.

Is there an HOA at City Village?

Yes. City Village has a homeowners association, and the dues vary by product type because the three home types carry different levels of shared maintenance. The Towns, as attached townhomes, generally involve more association-maintained exterior elements than the detached Courts. Ask for the current HOA budget, dues, and governing documents for the specific plan you are considering, and read what the dues cover so you can compare the true monthly cost across the three product types. For current HOA figures on a given home, contact me and I will pull them for you.

Should I use my own agent to buy new construction?

Yes, and it is worth understanding why. The sales representative in the SummerHill Homes model office works for the builder, not for you. That rep is professional and helpful, but their job is to represent the seller's interest in the transaction. When you have your own agent, you have someone reviewing the purchase contract, the HOA documents, the design-center pricing, and the timeline on your side of the table.

The key step is timing. Have me register you on your very first visit to City Village so I can represent you throughout the purchase. Most builders require your agent to accompany or register you on that first visit, so a quick call before you go protects your representation.

How does City Village compare to buying resale?

New construction and resale are genuinely different purchases, from the negotiation to the timeline to what you can customize. If you are weighing City Village against an existing home, my guide on new construction versus resale in East Contra Costa lays out the trade-offs, and my step-by-step walkthrough of buying new construction covers the process from registration through closing. For the wider picture of new-construction communities along the freeway, see the I-680 corridor new-construction guide.

Frequently asked questions

How many homes are at City Village?

City Village is planned for about 404 homes across three product types: 136 attached townhomes in The Towns, 114 detached row homes in The Rows, and 154 single-family homes in The Courts.

What is the difference between The Towns, The Rows, and The Courts?

The Towns are attached townhomes that share walls with neighbors. The Rows are detached row homes that stand alone but sit on compact, closely placed lots. The Courts are fully detached single-family homes on their own lots, and they offer the largest floor plans in the community.

How big are the homes at City Village?

The Towns run approximately 1,716 to 2,250 square feet with 3 to 4 bedrooms. The Rows run approximately 1,977 to 2,445 square feet with 3 to 4 bedrooms. The Courts run approximately 2,176 to 3,093 square feet with 4 bedrooms.

What school district serves City Village?

City Village is in the San Ramon Valley Unified School District, with Montevideo Elementary, Iron Horse Middle, and California High as the named assignments. Confirm current assignment with the district for a specific address.

Is there an HOA at City Village?

Yes. There is a homeowners association, and the dues vary by product type. Request the current HOA budget and governing documents for the specific plan you are considering, and contact me for current dues figures.

What are current prices and availability at City Village?

Pricing and availability change often at an active new-construction community. Contact me for current pricing and availability, and I will get you the latest on the plan and product type you want.

If City Village in San Ramon is on your list, let's talk before your first visit so I can register you and represent you through the whole purchase. I am Jaz Chand, Broker Associate with The Jaz Team at Merrill Signature Properties, brand Homes With Accent, DRE #01751823. Call or text me at 925-250-9611 for current pricing and availability, HOA figures, and a straight read on which of the three product types fits you best.

Brentwood has dozens of landscape and lighting assessment districts, and unlike Mello-Roos, none of them triggers a standardized warning notice when a home is sold. California Civil Code section 1102.6b requires that notice for Mello-Roos special taxes, 1915 Act bond assessments and PACE. It does not reach assessments formed under the Landscaping and Lighting Act of 1972. So the charge is real, it is annual, and nothing automatically flags it.

Across 460+ East Bay closings over twenty years, this is the line item buyers find after closing rather than before.

What is a landscape and lighting assessment district?

It is a way for a city to charge the properties that benefit from specific landscaping and lighting for the cost of maintaining it.

Brentwood forms these under the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code, sections 22500 through 22679. The city's own engineer's reports name that authority directly.

The consolidated report for fiscal year 2024-25 summarizes sixty-five districts, with two more, districts 19-3 and 21-1, reported separately. So a Brentwood address can sit inside one of well over sixty of these.

What they pay for, in the city's own words, is the construction, operation, maintenance, servicing and replacement of landscaping and street lighting along arterial and local roadways, the Grant Street Trail and other trail improvements, parks and recreational improvements, and appurtenant facilities.

In other words: the entry monument, the parkway strip, the decorative lighting and the median that make a neighborhood look finished.

How is this different from Mello-Roos?

Different law, different legal character, different approval, and critically, different disclosure.

A Mello-Roos charge is a special tax formed under the Community Facilities Act of 1982 and approved by a two-thirds vote. An assessment district charge is an assessment, which under Proposition 218 must be proportional to the special benefit a parcel actually receives, must be supported by a detailed report from a registered professional engineer, and is approved by property owner ballots weighted by each owner's financial obligation.

Proposition 218 also requires the city to separate general benefit from special benefit and to pay for the general share itself, and it blocks the assessment entirely if ballots in opposition outweigh ballots in favor.

Brentwood has four Community Facilities Districts. It has more than sixty assessment districts. Buyers hear constantly about the first category and almost never about the second.

What do these actually cost?

They vary enormously, which is the reason to look yours up rather than assume.

District 21-1, the Deer Ridge Landscape Improvements district, assessed a total of $99,072 for fiscal year 2024-25 at $91.56 per equivalent dwelling unit, made up of a $66.78 construction component and a $24.78 maintenance component, spread across 1,056 single-family parcels and two non-residential parcels. It funds fourteen landscape sites including entry monuments, decorative lighting, fountains and parkway irrigation.

District 19-3, covering citywide and local maintenance services across seventeen zones of benefit, assessed $148,829 that year, at rates that differ by zone.

Other districts named in the city's reports include Brentwood Country Club, Hawthorne Landing, Pheasant Run, Diablo Estates, Garin Ranch, Brentwood Lakes, Deer Ridge Country Club and Vineyards. Per-unit rates in the reports range from double digits to several hundred dollars a year.

One warning that matters. More than one district can carry a familiar neighborhood name. There is a district 21-1 called Deer Ridge Landscape Improvements and a separate district 99-5 called Deer Ridge Country Club. Never conclude which district a home is in from the neighborhood's name. The assessment roll in the engineer's report is what governs, parcel by parcel.

Where does it show up, and how do I find mine?

It shows up on the Contra Costa County property tax bill. The city's report states that these assessments are paid in the same manner and at the same time as annual property taxes, and the county's own term for the section they appear in is special assessments.

Three ways to find yours, in order of reliability. Pull the actual tax bill for the parcel rather than an estimate, and read every line below the ad valorem taxes. Call the number the county prints next to each special assessment line, which is the agency that levies it. And ask the City of Brentwood which assessment districts include that assessor's parcel number.

Do all three inside your contingency period. An annual charge is not a deal breaker, but discovering one after close feels like being sold something you were not told about, even when nobody did anything wrong.

If you're buying or selling in Brentwood

If you're buying: ask for the current tax bill, not the tax estimate, and add every special assessment line into your monthly figure before you decide what you can afford. If the neighborhood has entry monuments, decorative lighting and immaculate medians, someone is paying for them, and after close that someone is you.

If you're selling: give your agent the actual bill up front. There is no standardized notice for these the way there is for Mello-Roos, and your transfer disclosure obligations still cover material facts you know about. Volunteering the number early costs you nothing. Having it surface late costs you leverage.

Frequently asked questions about Brentwood assessment districts

How many landscape and lighting assessment districts does Brentwood have?

The city's consolidated final engineer's report for fiscal year 2024-25 summarizes sixty-five districts, with districts 19-3 and 21-1 covered in separate reports. They are formed under the Landscaping and Lighting Act of 1972, Streets and Highways Code sections 22500 through 22679.

Is a landscape and lighting assessment the same as Mello-Roos?

No. Mello-Roos is a special tax under the Community Facilities Act of 1982 approved by two-thirds vote. A landscape and lighting charge is an assessment under the 1972 Act, must be proportional to the special benefit a parcel receives, requires a registered engineer's report, and is approved by property owner ballots weighted by financial obligation under Proposition 218.

Does the seller have to give me a notice about it?

Not the standardized one. California Civil Code section 1102.6b requires a notice of special tax or assessment for Mello-Roos special taxes, fixed lien assessments securing 1915 Act bonds, and PACE contractual assessments. Landscaping and Lighting Act assessments are not on that list. A seller's general transfer disclosure obligations for known material facts still apply, so ask directly and read the tax bill yourself.

How much is a Brentwood landscape and lighting assessment?

It depends entirely on the district. District 21-1, Deer Ridge Landscape Improvements, was $91.56 per equivalent dwelling unit for fiscal year 2024-25, totaling $99,072 across 1,056 single-family parcels and two non-residential parcels. Other districts in the city's reports run from double digits to several hundred dollars per unit annually.

How do I find out which district my Brentwood home is in?

Pull the actual county property tax bill for the parcel and read the special assessment lines, call the agency number the county prints beside each line, and ask the City of Brentwood which districts include that assessor's parcel number. Do not rely on the neighborhood name, because more than one district can share one.

The Bottom Line on Brentwood Assessment Districts

Brentwood has four Mello-Roos districts and more than sixty landscape and lighting assessment districts. The first category comes with a required notice. The second does not.

The fix is simple and it takes one document. Get the real tax bill before your contingencies expire and read every line on it.

Want to know what a specific Brentwood address is assessed?

Send me the address and I will pull the tax bill and tell you what every line on it is.

See homes for sale in Brentwood

Selling and want the assessments handled properly? Start with a valuation, or call or text 925-250-9611.

Sources

City of Brentwood Final Engineer's Reports for fiscal year 2024-25, published at brentwoodca.gov, for the sixty-five districts summarized in the consolidated report, the separate reports for districts 19-3 and 21-1, the Landscaping and Lighting Act of 1972 authority at Streets and Highways Code sections 22500 through 22679, the scope of improvements funded, the district 21-1 total of $99,072 and rate of $91.56 per equivalent dwelling unit split $66.78 construction and $24.78 maintenance across 1,056 single-family and two non-residential parcels, and the district 19-3 total of $148,829 across seventeen zones.

City of Brentwood for the four Community Facilities Districts.

California Constitution Article XIII D, section 4 for the proportional special benefit limit, the registered professional engineer's report requirement, the separation of general from special benefit, the weighted ballot procedure and the majority protest rule.

California Civil Code section 1102.6b for the notice requirement covering Mello-Roos special taxes, fixed lien assessments securing bonds under the Improvement Bond Act of 1915, and contractual assessment programs, and for the absence of Landscaping and Lighting Act assessments from that list.

Contra Costa County for the treatment of special assessments on the property tax bill and the agency phone numbers printed beside each line.

Assessment districts, rates and boundaries change every fiscal year. Confirm the current position for any specific parcel with the City of Brentwood and the county tax bill before relying on it.

Jaz Chand, Broker Associate | Homes With Accent
The Jaz Team at Merrill Signature Properties | DRE #01751823
Phone/Text: 925-250-9611 | Jaz@HomesWithAccent.com

General information only, not legal, tax or financial advice. Assessment amounts and district boundaries are parcel-specific. Confirm everything with the City of Brentwood, the Contra Costa County Tax Collector and your own advisors.

New construction homes in Antioch, CA are concentrated in a handful of active builder communities and one large future pipeline, spread across the Highway 4 corridor and the growing south side of the city. Antioch is the largest and oldest city in Contra Costa County, a Delta river town with its own eBART station, and its new-home market runs from gated master plans that are building today to approved developments that have not opened for sale yet. This guide walks through the builders, the communities, and the practical things to check before you buy.

Why buy new construction in Antioch?

Antioch sits along the San Joaquin River at the northeast edge of Contra Costa County, connected to the rest of the Bay Area by the Highway 4 corridor and the eBART station that extends the BART system into East County. It is the county's largest and oldest city, and it carries an active new-construction market today along with a large pipeline of homes still working through approvals.

For buyers, that mix matters. Some Antioch communities are selling and building right now. Others are approved on paper but not yet open. Knowing which is which keeps your search grounded, and it is one of the first things I help clients sort out.

Who is building new homes in Antioch?

Several national builders are active in Antioch, each in a distinct part of the city:

• Tri Pointe Homes is building Creekside, a gated master plan.
• KB Home is building Wildwood at Laurel Ranch in southeast Antioch, near Highway 4.
• Meritage Homes is building Deer Valley, along the Deer Valley Road corridor.
• Richland Communities is the master developer behind The Ranch, part of the Sand Creek Focus Area pipeline in south Antioch (see the "What's coming" section below).

For current pricing and availability in any of these, contact me and I will pull what is actually open.

Communities

Here are the active new-construction communities in Antioch, each with a link to its detailed page.

Creekside by Tri Pointe Homes

A gated master plan with two neighborhoods, Brooks and Trails. Read the full Creekside guide.

Wildwood at Laurel Ranch by KB Home

A KB Home community in southeast Antioch, near Highway 4. Read the full Wildwood at Laurel Ranch guide.

Deer Valley by Meritage Homes

A Meritage Homes community along the Deer Valley Road corridor. Read the full Deer Valley guide.

What's coming: the Sand Creek Focus Area

South Antioch has a large future pipeline centered on the Sand Creek Focus Area. The headline project there is The Ranch, a master plan by Richland Communities. About 1,177 homes have been approved overall, with Phase I of 440 homes approved in 2023.

Important context: this is a pipeline, not an open community. The Ranch is not selling homes yet. I mention it because it shapes where Antioch is growing, and because buyers watching south Antioch will want to keep an eye on it. When any phase opens, I can let you know.

How do schools work across Antioch?

School assignment in Antioch varies by parcel. Most of the city falls within Antioch Unified School District, but some parcels in the Sand Creek area are served by Brentwood Union School District. Because boundaries can split even within a single new community, the reliable step is to confirm current assignment with the district for a specific address before you write an offer.

Who represents you when you buy new construction?

The sales agent in the builder's model home works for the builder, not for you. That agent's job is to represent the seller's interests. You are allowed to bring your own representation, and it typically costs you nothing extra because the builder accounts for agent participation in its marketing.

The one rule that matters: have me register you on your very first visit to any community. Most builders require your agent to be present or named on that first tour for representation to apply. Register me at the start and I can advocate for you on price, upgrades, contract terms, and timeline through the whole build.

What about Mello-Roos and special taxes?

Newer Antioch developments commonly carry Mello-Roos or CFD special taxes, which fund the infrastructure and public facilities that support new neighborhoods. These appear as a line on your property tax bill and can meaningfully change your monthly cost, so they are worth understanding before you commit. My Mello-Roos explainer covers how they work. This is general information, not tax or legal advice.

Comparing Antioch to nearby markets

Antioch is one of several East Contra Costa new-construction markets. If you are weighing your options, these guides help:

• New construction homes in Oakley
• New construction homes in Brentwood
• New construction vs resale in East Contra Costa
• Buying new construction step-by-step

Frequently asked questions

Is there new construction for sale in Antioch right now?

Yes. Tri Pointe Homes at Creekside, KB Home at Wildwood at Laurel Ranch, and Meritage Homes at Deer Valley are all active communities. For what is currently open and available, contact me directly.

What is The Ranch in Antioch?

The Ranch is a large master plan by Richland Communities in the Sand Creek Focus Area of south Antioch. About 1,177 homes are approved, with a 440-home Phase I approved in 2023. It is a future pipeline and is not open for sale yet.

Which school district serves new homes in Antioch?

Most of Antioch is in Antioch Unified School District, while some Sand Creek-area parcels are served by Brentwood Union School District. Assignment varies by parcel, so confirm current assignment with the district for a specific address.

Do I need my own agent to buy a new home in Antioch?

You do not have to use one, but it is smart to. The builder's on-site rep represents the builder. Having me register you on your first visit means you have someone advocating for your interests, usually at no extra cost to you.

Do Antioch new homes have Mello-Roos taxes?

Many newer Antioch developments do carry Mello-Roos or CFD special taxes. They fund local infrastructure and show up on your property tax bill. Read the Mello-Roos explainer for details, and confirm the specific amount for any home before you buy.

For current pricing and availability across Antioch's new-construction communities, contact me directly. I am Jaz Chand, licensed California Broker Associate, DRE #01751823, with The Jaz Team at Merrill Signature Properties, brand Homes With Accent. Call or text me at 925-250-9611 and I will help you compare communities, register you on your first visit, and represent you through the build. This is general information, not tax or legal advice.

If you buy a home in parts of Concord, one line in the Natural Hazard Disclosure report will say "Notice of Airport in Vicinity." It refers to Buchanan Field, the county-owned general aviation airport on Concord's western edge, and it is required by state law for any property inside the airport's influence area.

Here is what the notice means, where the influence area reaches, what the airport's noise rules actually cover, and how to check a specific address.

What is the airport disclosure in California?

California Civil Code 1103.4 requires the Natural Hazard Disclosure report to state whether a property is in an airport influence area. If it is, the report must include a statutory notice explaining that the property is near an airport and may be exposed to some of the annoyances associated with it, such as noise, vibration or odors, and that buyers should consider whether those are acceptable to them.

An airport influence area is defined in state law, in Business and Professions Code 11010, as the area where noise, overflight, safety or airspace factors may significantly affect land use, as determined by the county's airport land use commission.

Which parts of Concord are near Buchanan Field?

Contra Costa County's Airport Land Use Compatibility Plan, adopted December 13, 2000, sets the influence areas for Buchanan Field and Byron Airport. Between them, those areas affect unincorporated county land, Concord, Martinez and Pleasant Hill.

For Buchanan Field, the plan draws the boundary at the outer edge of the FAA's conical surface, extending 14,000 feet from the runway ends, and includes areas aircraft commonly overfly at or below traffic pattern altitude. Within that, the plan sets compatibility zones numbered 1 through 4. New homes are not allowed in Zones 2 and 3, and the plan requires a deed notice about aircraft noise for new development inside the 60 dB CNEL noise contour.

What do the airport's noise rules cover?

The county's Buchanan Field Noise Program sets a limit of 78 dBA for aircraft, dropping to 75 dBA from 10 p.m. to 7 a.m., and prohibits touch-and-go landings from 10 p.m. to 7 a.m., or until 8 a.m. on weekends.

It is equally important to know what the airport cannot do. The county's noise FAQ explains that federal law requires the airport to remain open around the clock, so there is no curfew, and that the FAA, not the county, controls flight paths. Noise complaints can be filed by phone or online and are reviewed monthly by the county's Aviation Advisory Committee.

How do you check a Concord address?

• Read the Natural Hazard Disclosure report. It will state whether the property is inside the airport influence area.
• Look at the plan's boundary map. The county's Airport Land Use Commission page links the compatibility plan documents, including the Buchanan Field boundary map.
• Visit at different times. Go on a weekday and a weekend, morning and late afternoon, and listen.
• Ask the seller about their experience in the Seller Property Questionnaire and in person.

For more on the city, see Living in Concord. If you are also considering condos, see Buying a Condo in Concord.

Frequently asked questions about the Buchanan Field airport disclosure

What does Notice of Airport in Vicinity mean on a disclosure?

It means the property is inside an airport influence area. California Civil Code 1103.4 requires the Natural Hazard Disclosure report to include this notice, which flags possible noise, vibration or odors from nearby aircraft.

Which cities are affected by Buchanan Field's influence area?

Contra Costa County's compatibility plan says the influence areas of Buchanan Field and Byron Airport together affect the county, Concord, Martinez and Pleasant Hill.

Does Buchanan Field have a curfew?

No. The county explains that federal law requires the airport to remain open 24 hours, and the FAA controls flight paths. The county's noise program limits aircraft noise levels and restricts touch-and-go landings at night.

How far does Buchanan Field's influence area extend?

The plan draws the boundary at the outer edge of the FAA conical surface, 14,000 feet from the runway ends, plus areas commonly overflown at or below traffic pattern altitude.

Where can I report aircraft noise in Concord?

Through the Contra Costa County Airports noise complaint line or online form. Complaints are reviewed monthly by the Aviation Advisory Committee.

The Bottom Line on Buying Near Buchanan Field

The airport notice is a disclosure, not a defect. What it means for you depends on where the home sits relative to the runways and how you feel about aircraft overhead. Check the map, read the report, and spend time at the property before your contingencies expire.

Buying in Concord?

See homes for sale in Concord

Send me an address and I will tell you where it sits relative to the airport plan before you make an offer.

Find out what your Concord home is worth

Or call or text 925-250-9611.

Sources

California Civil Code 1103.4, for the airport notice. Business and Professions Code 11010, for the definition of airport influence area. Contra Costa County Airport Land Use Compatibility Plan and Buchanan Field policies. Contra Costa County Airport Land Use Commission. Buchanan Field Noise Program and Airport Noise FAQ.

Jaz Chand, Broker Associate | Homes With Accent
The Jaz Team at Merrill Signature Properties | DRE #01751823
Phone/Text: 925-250-9611 | Jaz@HomesWithAccent.com

General information only, not legal advice. Airport plans and noise programs can change. Confirm whether a specific property is inside the influence area through its Natural Hazard Disclosure report and Contra Costa County Airports.

A PACE loan feels like part of the tax bill, which is exactly why it surprises sellers in escrow. PACE financing for solar, windows, roofs or HVAC is repaid through an assessment on the property tax bill, secured by a lien on the home. Most buyers' lenders will not fund a loan with that lien in place, so in practice the balance is usually paid off from the sale proceeds.

Here is how PACE works, why lenders treat it the way they do, and how to keep the payoff from delaying an Antioch closing.

What is a PACE loan?

PACE stands for Property Assessed Clean Energy. The California Department of Financial Protection and Innovation explains that homeowners repay a PACE contract through increased assessments on their annual property tax bill, and that a lien is placed on the home until the contract is paid off. DFPI also notes that the lien can make it more difficult to sell or refinance. Programs homeowners may recognize include HERO, Ygrene and CaliforniaFIRST.

Why do buyers' lenders want PACE paid off?

Because a PACE assessment is collected like a property tax, it generally has priority over a mortgage. The major loan programs respond to that directly:

• FHA. HUD's Mortgagee Letter 2017-18 states that properties encumbered with PACE obligations are no longer eligible for FHA-insured forward mortgages.
• Fannie Mae. Its Selling Guide states it will not purchase loans on properties with an outstanding PACE loan unless the PACE program does not give the lien priority over first mortgages.
• Freddie Mac. It will purchase only where the PACE obligation is and remains in a truly subordinate position.

Most PACE contracts are not subordinate, so for most sales the practical answer is a payoff at closing. Your buyer's lender will confirm what it requires.

How does the payoff work in escrow?

The payoff comes from the PACE program administrator, not the county. Contra Costa County's special assessments page explains that each district sets its own amounts and that the contact number is printed beside each charge on the bill. Escrow requests a payoff demand from the administrator, pays it from your proceeds, and the administrator then processes the release and the change to the tax roll.

Timing is where it gets messy. The county's installments are due November 1 and February 1, delinquent after December 10 and April 10. If an installment that already includes the PACE charge is billed or paid around the closing date, escrow needs to know whether the payoff figure accounts for it. It is common for escrow or the title company to hold back funds until the corrected bill is confirmed.

What should an Antioch seller do before listing?

• Find the charge on your tax bill and note the administrator and phone number beside it.
• Request a payoff figure early, so the net proceeds estimate is accurate before pricing.
• Gather the PACE contract and any documents about what was installed.
• Tell your agent and escrow at the start, not when the buyer's lender flags it.
• If the project was solar, have the system paperwork ready, since buyers will ask about ownership and warranties.

For more on selling with solar, see Selling a Home With Solar Panels in California. For the city itself, see Living in Antioch.

Frequently asked questions about selling with a PACE loan

Can I sell my house with a PACE loan?

Yes. The PACE balance is a lien on the property, and in most sales it is paid off from the seller's proceeds at closing because most buyers' lenders will not fund with it in place.

Can a buyer take over my PACE loan?

Only if the buyer's lender allows it. FHA does not insure forward mortgages on properties with PACE obligations, and Fannie Mae and Freddie Mac require the PACE lien to be subordinate, which most are not.

Who do I call for a PACE payoff?

The PACE program administrator. Its contact number appears beside the charge on your Contra Costa County property tax bill.

Why is escrow holding back money for my PACE payoff?

Because property tax installments that include the PACE charge may already be billed or paid around the closing date. A holdback covers the gap until the corrected bill is confirmed.

Where can I find out more about PACE in California?

The California Department of Financial Protection and Innovation oversees PACE program administrators and publishes consumer information on its website.

The Bottom Line on Selling With a PACE Loan

A PACE loan rarely stops a sale, but it does come off the top of your proceeds, and discovering it late can delay closing. Find it on your tax bill, get the payoff figure before you price the home, and put escrow on notice from day one.

Selling in Antioch with a PACE loan?

Find out what your Antioch home is worth

I have taken East County listings through escrow with a PACE payoff, and I will build the payoff into your net sheet before we list.

See homes for sale in Antioch

Or call or text 925-250-9611.

Sources

California DFPI, PACE, for how PACE is repaid and the lien. HUD Mortgagee Letter 2017-18, for FHA eligibility. Fannie Mae Selling Guide B5-3.4-01. Freddie Mac, energy retrofit programs. Contra Costa County, Special Assessments and Secured Property Taxes, for contacts and installment dates.

Jaz Chand, Broker Associate | Homes With Accent
The Jaz Team at Merrill Signature Properties | DRE #01751823
Phone/Text: 925-250-9611 | Jaz@HomesWithAccent.com

General information only, not legal, tax or lending advice. Lender requirements and PACE contract terms vary. Confirm payoff amounts with your PACE administrator and lending requirements with the buyer's lender and your escrow officer.