CompCasa valuation analysis

Estimated market value

$950,000

Low $920,000 · Midpoint $950,000 · High $980,000

Confidence85%Sales comparison approach

Last recorded sale$955,000Oct 13, 2023

Assessed value$974,1002025 assessment

CompCasa estimate$950,000Mar 6, 2026

Estimate vs. last recorded sale−$5,000 / −0.5%

$920,000$950,000 midpoint$980,000

Price / sq ft$255

Median sale price$780,000

Avg days on market30 days

Inventory2.5 months

Sales comparison approach using 3 comparable sales within 0.5 miles sold in last 6 months. Adjusted for size, condition, and amenities. Assessed value of $974,100 aligns with market estimates.

About the property

Sprawling 5-Bedroom Brentwood Park Home with Pool and Loft

What first stands out at 806 Atherton Boulevard is scale: nearly 3,724 square feet of well-updated living space on a generous, level 7,490 sf lot in coveted Brentwood Park. The home was built in 2001 and recently refreshed with brand-new flooring that runs through the main living areas, bringing a crisp, contemporary feel to the traditional two-story plan. A tiled fireplace anchors the family room and creates a cozy focal point for gatherings.

The main level includes a full bedroom and bathroom—ideal for guests or multigenerational living—while upstairs a bright loft with coffered ceilings and recessed lighting offers a flexible media or homework zone. The primary suite is deliberately appointed: a gas fireplace, large walk-in closet and a spa-inspired bath featuring an upgraded tile soaking tub plus a separate stall shower give the suite both comfort and function.

The heart of the home balances everyday practicality with clean finishes. Recent updates streamline move-in readiness, while systems such as central air and forced-air natural gas heating support year-round comfort. The tile roof and stucco/wood construction reflect the local architectural character and low-maintenance exterior choices.

Outside, the backyard becomes the neighborhood retreat: an in-ground swimming pool provides summertime entertainment and relaxation on this level parcel. Mature landscaping frames the outdoor living spaces and the three-car attached garage makes daily life and storage effortless.

Location elevates the package. Arbor View Park sits just 0.1 mile away, perfect for quick walks, playtime or weekend picnics; the Brentwood Family Aquatic Complex and Streets of Brentwood shopping are a short drive. With an assessed value in line with recent market activity and a 2023 sale supporting current pricing, this property is presented as a thoughtfully updated family home in a stable, improving market.

Comparable evidence

See the properties helping shape the valuation.

Comparable sales

01Sold price$935,000

Property address812 Atherton Blvd, Brentwood, CA 94513

4 bed3 bath2,725 sq ftBuilt 20010.1 mi7,500 sq ft lot$343/SF

Sold May 9, 2023

Subject difference

999 SF smaller
1 fewer bedroom
Similar lot size
Same year built

Research comparison noteSimilar age and location; smaller size and lot

02Sold price$978,000

Property address2986 Atherton Pl, Brentwood, CA 94513

5 bed3 bath2,812 sq ftBuilt 20020.2 mi8,714 sq ft lot$348/SF

Sold Sep 2, 2025

Subject difference

912 SF smaller
1,224 SF larger lot
1 year newer

Research comparison noteSimilar bedroom and bathroom count; smaller size

03Sold price$564,000

Property address836 Atherton Blvd, Brentwood, CA 94513

4 bed3 bath2,380 sq ftBuilt 20010.3 mi7,000 sq ft lot$237/SF

Sold Feb 8, 2017

Subject difference

1,344 SF smaller
1 fewer bedroom
Similar lot size
Same year built

Research comparison noteOlder sale; smaller size and lot

Comp methodology: Focused on properties within 0.5 miles in Brentwood Park sold or leased in the last 6 months for maximum relevance.

Property details

A 2001 traditional on 0.17 acres.

Building

Year built2001

ConstructionStucco And Wood

RoofTile

Heatingforced air, natural gas

Coolingcentral air

Site & utilities

Lot size0.1719 acres

Garage3-car attached

Stories2

ConditionGood

BasementNone

FireplaceYes

Improvement notes5 bedrooms, 3 bathrooms, brand-new flooring, tiled fireplace, in-ground swimming pool

Lot area7,490 sq ft

TopographyLevel

FrontageStandard residential frontage on Atherton Boulevard

ParkingAttached Garage

Parking spaces3

Parking notes3-car attached garage with front-facing access

AccessStandard residential driveway from Atherton Boulevard

WaterPublic

SewerPublic

ElectricPG&E

GasPG&E

Location & nearby

Brentwood Park

Researched nearby locations

Arbor View Park (0.1 mi)

Brentwood Family Aquatic Complex (1.5 mi)

Streets of Brentwood Shopping Center (2 mi)

Location

806 Atherton Boulevard, Brentwood, CA 94513

View map

View in Google Maps

Editorial neighborhood context

Brentwood Park is a family-focused enclave in Brentwood known for roomy yards, neighborhood parks and easy access to local amenities. Residents enjoy proximity to Arbor View Park, community pools and shopping districts like the Streets of Brentwood, while schools in the Liberty Union High School District serve a growing population. The area blends suburban calm with quick routes to dining, grocery shopping and recreational facilities, making it appealing to families and buyers seeking both space and convenience.

Nearby access summary

Excellent local recreation: Arbor View Park is a block away, the Brentwood Family Aquatic Complex is about 1.5 miles away, and multiple neighborhood parks and walking routes provide daily outdoor options.

ElementaryMarsh Creek Elementary School (6/10)

Middle schoolWilliam B. Bristow Middle School (5/10)

High schoolLiberty High School (8/10)

School districtLiberty Union High School District

Market context

A factual market snapshot around 806 Atherton Boulevard.

Median sale price$780,000

Avg days on market30 days

Inventory2.5 months

1-year appreciation5.0%

5-year appreciation25.0%

Editorial market perspective

Brentwood Park is currently favoring sellers: inventory sits around roughly 2.5 months and average days on market are about 30 days, indicating brisk activity relative to a balanced market. Median sale prices for the immediate area hover near $780,000, with one-year appreciation around 5% and five-year growth near 25%, reflecting steady demand. Single-family homes in this corridor—especially larger, updated residences with outdoor amenities like pools—tend to outperform condos and smaller homes because they attract family buyers seeking space and proximity to parks and schools. Comparable recent sales within a half-mile show prices clustering in the low- to high-$900Ks; valuation modeling for this property places a midpoint near $950,000. For buyers, limited supply and quick market times suggest decisive offers will be most competitive. For sellers, current conditions support listing at or slightly above recent comps when a home’s condition, layout and lot are well-presented—particularly for properties offering turnkey upgrades and family-friendly features. As always, verify condition reports and pool equipment prior to contract.

Zoning & land use

Single Family Residential

Zoning

Zoning codeA-2

DescriptionSingle Family Residential

JurisdictionCity of Brentwood

Assessor useSingle Family Residential

Current useResidential

SetbacksStandard residential setbacks as per city regulations

Research-indicated uses

Single Family
Accessory Dwelling Unit
Home Occupation

Verify with the jurisdiction: Zoning, setbacks, and allowed-use summaries are research indicators—not legal advice or a determination that a specific use is permitted.

Tax & sale history

Assessment data and recorded transactions.

Assessed value is kept visually separate from the CompCasa market-value estimate.

Tax assessment

Assessed land$306,000

Assessed improvements$668,100

Total assessed$974,100

Assessment year2025

Annual property tax$12,549

Tax year2025

Sale history

2023-10-13$955,000 · $256/SF

2002-02-22$453,500 · $122/SF

Rental market context

Rental references from the research record.

Context only—not an investment recommendation or guarantee of achievable rent.

Supporting lease references

01Monthly rent$4,200/mo

Property address804 Atherton Blvd, Brentwood, CA 94513

5 bed3 bath3,724 sq ft$1.13/SF

Leased Aug 1, 2025

Subject difference

Same living area

Research comparison noteSimilar size and features; recent lease

02Monthly rent$4,000/mo

Property address2986 Atherton Pl, Brentwood, CA 94513

5 bed3 bath2,812 sq ft$1.42/SF

Leased Jul 15, 2025

Subject difference

912 SF smaller

Research comparison noteSmaller size; recent lease

Research findings & due diligence

What the research supports — and what is still worth verifying.

Key findings

Assessed value of $974,100 aligns with market estimates
Located 0.1 miles from Arbor View Park
Brentwood Family Aquatic Complex and shopping centers nearby
Schools offer a range of academic programs with varying ratings
Seller's market with limited inventory and steady appreciation rates

Still worth verifying

Routine buyer due diligence items; these are not known defects.

Confirm lot dimensions and boundaries
Verify condition of pool and related equipment
Review recent upgrades and maintenance records
Professional home inspection
Roof condition assessment

Highlights & features

What stands out about this property.

01Move-in ready with brand-new flooring

02Recently refreshed primary suite with spa tub

03In-ground swimming pool — backyard entertainment

04Main-level bedroom and full bath

05Upstairs loft with coffered ceilings

063-car attached garage

07Steps to Arbor View Park

Interior Features

5 bedrooms, 3 bathrooms
Brand-new flooring throughout main living areas
Tiled fireplace in family room
Primary suite with gas fireplace and walk-in closet
Spa-style primary bathroom with tile soaking tub and separate stall shower
Upstairs loft with coffered ceilings and recessed lighting
Central air conditioning; forced-air natural gas heating

Exterior & Lot

In-ground swimming pool
Level 7,490 sq ft lot (approx. 0.17 acres)
3-car attached garage
Tile roof with stucco and wood construction
Standard residential driveway and frontage on Atherton Boulevard
Mature landscaping and private backyard

Location & Neighborhood

Brentwood Park neighborhood
0.1 miles to Arbor View Park
1.5 miles to Brentwood Family Aquatic Complex
Approximately 2 miles to Streets of Brentwood shopping center
Nearby parks, trails and family-oriented amenities

Walkability & Recreation

Walkability Rating: 45/100 — Car-Dependent (some errands require driving)
Arbor View Park (0.1 mi) for playgrounds and open space
Brentwood Family Aquatic Complex within 1.5 miles
Streets of Brentwood shopping and dining about 2 miles away
Neighborhood green spaces and trails for walking and casual recreation

Research transparency

Sources & research confidence.

See where the property research came from and how confidence varies by field.

View sources & confidence

Compass listing for 806 Atherton BlvdView source

Realtor.com listing for 806 Atherton BlvdView source

Zillow listing for 806 Atherton BlvdView source

Realtor.com listing for 812 Atherton BlvdView source

Compass listing for 2986 Atherton PlView source

Redfin listing for 836 Atherton BlvdView source

Important: This analysis is AI-assisted and may contain inaccuracies. It is not a formal appraisal. Verify all critical facts with primary records, licensed professionals, and on-site inspection before making purchase decisions.