Are you ready to live your life
in a home you love?
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COMPASS
760 Camino Ramon,
Suite 200
Danville, CA 94526
CA DRE# 01396269
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JENN COLLINS GROUP
925.997.2982
[email protected]
Danville's 94506 zip code contains several established subdivisions, and Shadow Creek is one of them. Dame Homes built the neighborhood in the early 1990s; it consists of 486 detached houses on residential streets. Contra Costa County records don't show a precise official subdivision boundary online, so buyers typically rely on local knowledge and specific street addresses to identify homes in this tract.
Inventory across town stays tight, which means buyers targeting this specific tract face real competition. You'll need to weigh the cost of a detached house against other property types and nearby subdivisions before you write an offer.
If you want a single-family home in Shadow Creek, plan to compete. Danville houses are the town's tightest segment, and 38.4% of single-family sales closed above list in the 90 days ending September 30, 2026. Price your offer from Shadow Creek's own recent closed sales. If bidding over list doesn't suit your budget, Danville townhouses cost less per square foot and draw fewer over-list offers.
You're considering a home in Shadow Creek and need to decide how hard to bid, what it will cost to own, and where to look if nothing there is for sale.
No page ranking for Shadow Creek tells you how to buy there. If it's a house you want, you're bidding in Danville's tightest segment: single-family homes had just 1.9 months of supply and sold at a median $823 per square foot in the 90 days ending September 30, 2026.
The real decision is whether a detached Shadow Creek home is worth paying at or over list, or whether a Danville townhouse at $652 per square foot gets you in with less competition. A buyer set on a house here has little inventory to choose from and should expect to compete.
The townhouse route trades a detached home for less per square foot. You can compare other areas and property types on our best neighborhoods in Danville page to see how these options align with your search.
No neighborhood-level sales feed exists for this specific subdivision. Ask your agent to pull Shadow Creek's closed sales for the last 6-12 months from the MLS before setting an offer price. A single tract will have very few sales, so treat any small sample as a general direction rather than a firm trend.
The city's single-family context helps set expectations. A median sale-to-list ratio of 100.4% means paying about $4 over list per $1,000 of asking price at the midpoint. The all-homes figure showed a 6.6% year-over-year gain, but that overstates house appreciation, so anchor on the single-family figures.
Check the at-a-glance list below for the exact market figures. The Danville housing market page has more depth on regional trends.
At Danville's median single-family price, buyers are looking at a down payment of over $400,000. Your budget needs to account for the purchase price, property taxes, insurance, and potential homeowner association dues.
Work through those numbers early. A home's list price is only the starting point for your monthly math, and knowing the full picture before you bid keeps you from stretching somewhere you shouldn't.
At Danville's median single-family price of $2,025,193, a 20% down payment is about $405,000. The remaining loan is still over $1.6 million, which is jumbo-sized. Lender requirements for jumbo loans matter before you bid at or over list.
If the house appraises below an over-list price, the gap comes out of your cash, on top of the down payment. You can estimate your property tax bill and review buyer closing costs in Danville to prepare for cash to close. Mortgage rates and jumbo loan math will show you exact monthly impacts.
Ask the HOA or seller for current dues, the reserve study, and any recent special assessments. These documents will outline limits on exterior changes, ADUs, and leasing.
CC&Rs can restrict additions or dictate exterior paint colors. Read them during your contingency period, not after closing. You can also compare HOA fees across town to see how the costs stack up.
Danville's Municipal Code adopts CAL FIRE's Very High Fire Hazard Severity Zone designations. You can look up the current parcel-level zone for any specific 94506 address on CAL FIRE's official FHSZ Viewer.
Get homeowners insurance quotes in the first days of escrow, before contingencies expire, because availability and price can shape the deal. If a standard carrier won't write the policy, a FAIR Plan-plus-wraparound setup can cost more. Check our weather and fire risk page for more details.
Danville has several developments built across different eras, each with its own layout and cost structure. When nothing is listed in Shadow Creek, expanding your search to other subdivisions gives you more to work with.
You can start on our best neighborhoods in Danville page. There's no feed data for these specific areas, so you'll need to pull recent comps for each tract.
Alamo Creek is another option for buyers looking at Danville subdivisions. Ask for the property tax bill and the Natural Hazard Disclosure report to see if any Mello-Roos or special assessments apply to a specific house.
Newer-tract features can come with a special tax and HOA dues that raise the monthly cost. Early disclosure review prevents budget surprises.
Sycamore Valley offers a mix of single-family home types built mainly from the mid-1980s onward, including multiple developments like Diablo Highlands, Andersen Ranch, and Wood Ranch. Because it contains multiple sub-tracts, buyers get more listings to choose from but less uniform pricing, which is helpful when one specific tract has nothing for sale.
Comps from one street may not price a house a few blocks away. Have comparable sales pulled tract by tract, not area-wide.
Magee Ranch is a 250-home neighborhood created by a prior subdivision of a historic ranching property, and it suits a buyer weighing more land against Shadow Creek's layout.
Depending on the age of the homes, budget for inspections of the roof, drainage, and systems. Price in updating costs before comparing list prices with Shadow Creek.
Start with the basic question: do you need a detached house, or would a townhouse work? If a townhouse works, the price-per-square-foot gap mentioned earlier shows what you save, and you can explore different types of homes in Danville. If you need a house, the market numbers above are where you begin.
From there, think about whether you can offer at or above list on a jumbo-sized loan. The worked example under the purchase price section shows the cash and loan size at Danville's single-family median. You also need to know whether there's a Shadow Creek listing right now that fits your search; if not, the alternative neighborhoods above are worth a look.
Finally, check whether HOA rules, special taxes, or insurance will change your monthly budget before you write an offer. The Jenn Collins Group can pull Shadow Creek's recent closed sales and current off-market interest to help with that.
If you want a detached house in this specific tract and can move quickly, start with Shadow Creek: single-family homes went under contract in a median 26 days. If you want more space for the money with fewer bidding wars, look at Danville townhouses, where only 24.1% sold above list. If you want the lowest entry price in Danville and are open to a condo, look at Danville condos, but check each building's own recent sales because the median rests on only 11 sales.
Shadow Creek is in the 94506 zip code. Contra Costa County records don't show a precise official subdivision boundary online, but the neighborhood contains 486 homes built by Dame Homes. You can read more on our Danville zip codes page.
Danville is served by its own Danville Police Department, which operates under a contract with the Contra Costa County Sheriff's Office. The department has about 42 employees serving roughly 43,000 residents. Look up recent incidents on the official crime map for Danville police services rather than relying on third-party ratings, and check our safety and crime data page for more details.
Potable water in the 94506 area is provided by the East Bay Municipal Utility District (EBMUD). Confirm the water provider on the seller's utility bill and read its latest water quality report for hardness. You can learn more on our utilities and water page.
The neighborhood is served by the San Ramon Valley Unified School District. Confirm school assignment for the specific address with the district's locator, as boundaries can change. Don't rely on listing remarks, and check our schools page for more context.
There is no official Contra Costa County tax-collector record of a Mello-Roos or CFD levy applying town-wide to Shadow Creek. Request the current property tax bill and the Natural Hazard Disclosure report to see any special assessments. You can read more about property taxes in Danville on our site.
Distances to I-680 and the Dublin/Pleasanton BART station depend on your exact location in the neighborhood, and official transit agencies don't publish tract-specific distances. Check the route from the specific address you're touring. Read more on our commutes and BART page.
The Town of Danville prohibits short-term residential rentals of less than 30 days in all residential zoning districts. For long-term leasing, check the HOA's CC&Rs before planning to rent the home out. Ask the seller for the governing documents during your contingency period.
COMPASS
760 Camino Ramon,
Suite 200
Danville, CA 94526
CA DRE# 01396269
JENN COLLINS GROUP
925.997.2982
[email protected]