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]
If you search for homes in Danville's Sycamore area, you'll notice pretty quickly that no sales data exists for this neighborhood on its own. Pricing any listing here means measuring it against Danville's broader single-family market. Over the 90 days ending September 30, 2026, detached homes across the city sold at about 100.4% of list price and spent a median of 26 days on the market.
A well-priced house draws full-price offers fast. Your negotiating room usually opens once a listing has been sitting for about four weeks, which is when sellers have already missed the first wave of serious buyers. It also matters which "Sycamore" you're looking at: the homeowners association or the wider road corridor. That distinction determines what fees and rules come with your purchase.
Judge any Sycamore listing against Danville's single-family market, where the median detached home sold for around $2,025,193 in the 90 days ending September 30, 2026. No sales data is published for Sycamore alone, so that citywide benchmark is the fairest yardstick. If a detached house stretches your budget, Danville townhouses sell above asking less often than single-family homes do, which gives you more room to negotiate.
You're weighing a home in or near Danville's Sycamore neighborhood and want to know whether a listing's price, HOA rules, and location make sense before you make an offer.
The name "Sycamore" shows up all over Danville, which trips up a lot of buyers early in their search. A listing carrying that name might sit inside the formal homeowners association, or it might simply be near the park and main road. Where the property is determines whether you'll owe association dues. Buyers researching the area can also read about the best neighborhoods in Danville.
The Sycamore Homes Association is based at 635 Old Orchard Drive and operates under recorded Covenants, Conditions, and Restrictions (CC&Rs). It contains 649 custom single-family homes spread over 250 acres in the foothills of Mt. Diablo. The association's official site doesn't state a specific construction year or formal boundary description.
Because there's no published sales benchmark for this neighborhood alone, pricing a home here takes extra work. HOA rules around architectural review and exterior changes apply to every home inside the boundary, so you can't plan a remodel or addition without reading the CC&Rs first. Don't rely on the listing title to tell you whether a property is inside the association. Confirm it through the preliminary title report and HOA disclosures.
Beyond the neighborhood itself, a road, a Town park, an elementary school, and several businesses all carry the Sycamore name. Search results routinely mix park pages and business listings in with residential real estate. If you want a broader sense of the whole area, review a guide to the wider Sycamore Valley.
A "Sycamore" label in a listing title doesn't confirm HOA membership or dues. Assuming a home is in the association based on its street address leaves you guessing about your monthly costs. Confirm membership through the preliminary title report and HOA disclosure documents.
Valuing a property here relies on citywide data broken down by property type. Looking at how detached houses and attached units each perform across Danville gives you a grounded starting point for any specific listing.
Danville single-family homes recently sold for a median of about $823 per square foot. For illustration only: a 2,000-square-foot detached home at that benchmark would price near $1,646,000. You adjust that baseline from there based on the home's condition, updates, and lot size.
The citywide per-foot figure blends very different homes, from large estates to older ranch houses. Use it as a starting point, not an appraisal. Ask for closed sales inside Sycamore from the last six months rather than leaning entirely on citywide numbers. That single-family benchmark won't capture the specific premium an updated custom home on a large lot can command. To dig further into value, review local property valuation methods.
If you want to live near Sycamore Valley Park and spend less per square foot, Danville townhouses offer a different entry point. Townhouses recently ran about $652 per square foot, and only 24.1% sold above list price, compared to 38.4% of single-family homes. Offers at or under asking are simply more realistic for attached homes.
Condos are the slowest movers in the city at 42 median days on market, but that figure is based on just 11 condo sales. A sample that small swings with which units happen to sell, so treat the figure with caution. HOA dues on attached homes add to your monthly cost and can erase part of the per-foot savings. You can compare the full attached-property breakdown by reviewing other types of homes in the city.
Danville recently had 1.9 months of single-family supply and 63 homes in inventory. That leans in favor of sellers. On a fresh, well-priced listing, expect competition. If you're set on a detached home and can bid at or near list, focus on Sycamore HOA listings priced close to Danville's single-family per-foot benchmark.
If you want room to negotiate, look for listings that have passed about four weeks on market or have already taken a price cut. Check the days on market and price history before deciding how aggressively to offer. With under two months of supply, waiting for a desirable listing to go stale is a real risk. Review the citywide housing market trends to watch how inventory shifts.
Buying into an established homeowners association means shared amenities and specific rules. Before removing contingencies, it's worth investigating the association's financial health, the age of the home, and what insurance costs at that address.
The Sycamore Homes Association is situated around 10 acres of groomed parks with private recreational facilities, including clubhouses, swimming pools, tennis and volleyball courts, paved walking paths, and playgrounds. The neighborhood also hosts social and athletic activities, including the Stingrays swim team.
The association maintains these common areas and enforces architectural review guidelines. Ask the HOA for current dues, any transfer or move-in fees, the latest reserve study, and any planned special assessments. A thin reserve fund can lead to special assessments down the road, which is the main financial risk of buying into an older HOA. You can compare these costs with other local HOA fees.
These are custom homes, and they often come with original systems or past additions that need attention. Pull permit history from the Town of Danville and compare the permitted square footage to what's in the listing. Request the CC&Rs and architectural review guidelines before you start planning exterior changes or additions.
Unpermitted additions are common in older neighborhoods. They can complicate your insurance, your appraisal, and your resale value. Skipping a permit check means you don't know whether the home's current layout is legally recognized by the Town. Review how renovations affect home value locally to set realistic upgrade budgets.
CAL FIRE publishes an interactive statewide Fire Hazard Severity Zone Viewer that maps Moderate, High, and Very High zones in Contra Costa County. You can look up any Danville property on that official viewer to see its specific designation.
Insurance availability and premiums vary by exact address and carrier in California. Look up the address on the map and get a bound insurance quote before your contingencies expire. Last-minute insurance surprises can threaten your financing, so don't leave this for the final days of escrow. Read up on local weather and fire risks for more detail.
Residents here have quick access to town parks, major commuting routes, and local shopping centers. Running through these daily anchors tells you whether the location fits your routine.
Sycamore Valley Park is at 2101 Holbrook Drive, with a back entrance on Sherburne Hills Drive. The Town of Danville maintains this facility, which features basketball and bocce ball courts, a children's play area, a water feature, a football field, and lighted sports fields. The Town recently added a new group picnic area adjacent to the bocce ball courts that accommodates up to 65 people.
If a home backs onto or faces the park, visit on both a weekend and a weekday evening. You'll get a real read on activity levels, lighting, and parking. Living directly next to public sports fields means weekend crowds and evening field lights are part of the deal. Explore other things to do in the city for more recreation options.
Most residents commuting out of Danville use Interstate 680 or drive to the nearest BART stations in Walnut Creek or Dublin/Pleasanton. Danville doesn't have its own BART station, so rail commuting always starts with a drive.
Peak-hour traffic on I-680 differs sharply from off-peak times. Drive your actual commute route at your actual commute hour before you decide. Review guides on getting around the city for more transit specifics.
Multiple shopping centers line Sycamore Valley Road West, including Sycamore Square and the Danville Livery Shopping Center. For medical care, San Ramon Regional Medical Center is a 123-bed general acute care hospital located about 4.6 miles away. Review nearby hospitals for a full list of regional medical centers.
The San Ramon Valley Unified School District serves the area. The district provides an official Schoolsite Locator tool where you can enter an address to view attendance boundary maps for elementary, middle, and high schools. School assignments follow district boundaries that can change, so confirm the assignment for the exact address using the district lookup, and review local schools for more context.
Choosing a home in the Sycamore area comes down to your property preferences and budget.
If you're preparing to buy, factor your buyer closing costs into your budget early. Buyers financing their purchase should also review current mortgage rates for jumbo loans and estimate future property taxes. If you're selling, review pricing strategies and selling guides to position your property correctly. Jenn Collins Group can pull recent closed sales for a specific Sycamore address to help you make an informed decision.
Yes, homes here reflect Danville's broader pricing. The median sale price for all homes in Danville was roughly $1,799,143 over the 90 days ending September 30, 2026. No Sycamore-only figure is published, so check current listings and recent closed sales in the neighborhood for exact pricing.
Danville has contracted with the Contra Costa County Sheriff's Office to provide police services since 1982. The Sheriff's Office supplies the Chief and all sworn officers, though a dedicated public crime map specific to Danville isn't available on an official source. Check local safety and crime data for citywide context.
Sycamore is in Danville, which is in Contra Costa County. Ask the listing agent to confirm the exact zip code for a specific address inside the Sycamore Homes Association. Review local zip codes for more information on the area.
The exact monthly dues depend on the property and current association budgets. Ask the HOA or the listing agent for the current dues schedule, the resale packet, and any transfer fees. You can find more context on local association costs by reviewing local HOA fees.
The exact origin of the Sycamore name for the homeowners association isn't detailed on the community's official site. Check local history guides for more background on how Danville neighborhoods were developed.
No, the area generally has soft water. Danville is served by EBMUD's Walnut Creek Water Treatment Plant, which reported water hardness ranging from 12 to 24 ppm (about 1 grain per gallon) in its 2023 Annual Water Quality Report. Confirm the exact provider for your address and review local utilities for details.
COMPASS
760 Camino Ramon,
Suite 200
Danville, CA 94526
CA DRE# 01396269
JENN COLLINS GROUP
925.997.2982
[email protected]