Tucked into the foothills of the Diablo Range is Mountain House, a small suburban city made up of several master-planned residential communities. It wasn’t until 2024 that Mountain House was officially incorporated as an independent city, making it one of the newest municipalities in the region. The city’s family-oriented amenities and convenience to major employers in the Bay Area attract scores of commuters looking for lower housing costs. “Most people will start their search for affordable housing near the Bay Area in Mountain House before going farther east,” says Mike Samawi, a local Realtor with Team Samawi at Compass. He also notes that most people in this area will need a car to get around, as there is limited public transportation. In 2020, when Mountain House was still considered a census-designated community and not a city, the population was just under 25,000 residents.
Residents play basketball at the Central Community Park in the City of Mountain House.
The City of Mountain House was established in 2024.
The City of Mountain House is a rural city.
The City of Mountain House is a growing community.
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Homes clustered in planned villages
The median price of a home in Mountain House hovers around $1 million, with listings spending an average of 22 days on the market before being sold. Residential properties in this city are grouped into separate communities known as “villages.” As of early 2025, Wicklund, Altamont, Questa, Hansen, Bethany, Cordes and College Park were the city’s established villages. Most homes here are new builds constructed in the 21st century with a mix of contemporary-style and Mediterranean architecture. Properties sit along an extensive web of quiet residential streets lined with meticulously landscaped front yards, well-maintained sidewalks and various trees.
The City of Mountain House has many new master plan communities to choose from.
The City of Mountain House is the gate way to the Bay Area.
Spanish style homes can be found in the City of Mountain House.
Craftsman homes are available in the City of Mountain House.
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Students zoned for Lammersville Joint Unified School District
Students in kindergarten through 12th grade who live in Mountain House are served by the Lammersville Joint Unified School District, which receives an overall A rating from Niche. The district has eight elementary schools serving kindergarten through eighth-grade students. Students in grades nine through 12 can attend the A-rated Mountain House High School, which was named No. 1 on Niche’s 2025 “Best High Schools for STEM in Stockton Area” list. Mountain House is also home to numerous preschools, after-school programs and Montessori academies.
Altamont Elementary in the City of Mountain House sits on several acres.
Altamont Elementary School in the City of Mountain House is a great public school option.
Bethany Elementary is where the locals send there children in the City of Mountain House.
The City of Mountain House High School serves students in the Southwest San Joaquin County community.
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Arya Farm Market offers fresh local produce
Mountain House has a few shopping centers with grocery stores, local and chain eateries and gas stations. At Arya Farm Produce, residents can browse fresh produce from the vast farmlands surrounding the city. However, for most shopping and dining options, people make the 8-mile drive southeast into the neighboring city of Tracy, a much larger urban area with a downtown and several retail outlets along Interstate 205. Directly south of Mountain House is the Ghirardelli Ice Cream and Chocolate Factory Outlet, where visitors can indulge in award-winning chocolate sweets and other saccharine desserts.
The City of Mountain House residents get there fresh produce at the Farmers Market.
Ghirardelli is where you go in the City of Mountain House for a tasty treat.
The City of Mountain House Bar and Grill is where the locals go to relax and hang out.
Condes Plaza in City of Mountain House where you go to get those quick items.
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Villages have their own community park
All residential villages in Mountain House are built to incorporate a five-acre community park with family-friendly recreational amenities. In addition to these village-specific parks are other city-owned outdoor spaces like the Central Community Park and the Mountain House Creek Park, where residents access Creek Trail, a gravel-laden walking path. The city also has proximity to nearby waterways like the Bethany Reservoir and Old River; just north of Mountain House is the Rivers End Marina and adjacent Lyman Yacht Club. Residents can also head into the bordering Diablo Mountains to find an extensive network of hiking trails.
Play a game of baseball at the Central Community Park in the City of Mountain House.
The City of Mountain House has several parks for its residents to enjoy.
The City of Mountain House Community Park is a local favorite.
The City of Mountain House has many trails for it residents to enjoy.
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Commuting across San Joaquin County
Interstate 205 is Mountain House’s closest major highway; residents can drive a couple of miles down Byron Road to merge with the interstate. “If you’re going to the Bay Area, you’re going to take Interstate 205, which then turns into Interstate 580,” Samawi says. There are also some public transit options that run just outside the city: “The Altamont Corridor Express – the ACE train – goes into some parts of the Bay Area,” Samawi says. “Once you’re near Dublin, you can take the BART system to get around the Bay Area, as well.”
Written By
Hayley Simms
Photography Contributed By
Jeff Carnie
Video By
Anne Sheridan
Interested in learning more about homes in this area?
Reach out to
Ranon Lanners,
an experienced agent in this area.
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On average, homes in Mountain House, CA sell after 13 days on the market compared to the national average of 53 days. The median sale price for homes in Mountain House, CA over the last 12 months is $1,080,000, up 6% from the median home sale price over the previous 12 months.
Plan 3 features an open floor plan with covered patio, spacious den and loft, quartz kitchen countertops, white cabinetry, stainless steel Whirlpool appliances and luxury vinyl plank flooring. This beautiful home will be ready in late summer 2025. *Photos are of model home, not actual home*
This Plan 2 residence is upgraded throughout and is a must see! The kitchen includes upgraded cabinets and quartz countertops and is the ideal home for entertaining family and friends. It's available to close this Autumn.
Plan 2 features an open floor plan with covered patio, 2 spacious bedrooms and bathrooms on the main floor. Chef kitchen, quartz kitchen countertops, white cabinetry, stainless steel Whirlpool appliances and luxury vinyl plank flooring. *Photos are of model home, not actual home*
Welcome to this thoughtfully upgraded Mountain House home, built in 2018 and designed for everyday comfort and modern living. With 3,250+ sqft of well-planned space, this 4 bed, 3.5 bath residence offers flexibility, functionality, and room to grow. The east-facing front door welcomes morning light and sets the tone for a bright, inviting interior. Inside, the layout adapts effortlessly to your
This two-story floor plan is unique in that every standard bedroom comes with an attached bath, only one of which is shared with the loft, which can be optioned into an additional bedroom. On top of that the bed suite on the first floor can be optioned as a spacious attached ADU with private entry, laundry, and kitchenette if you choose that takes priority of formal dining or an office. The
Families desiring single-level living will fall in love with this plan. With a bedroom suite in the front of the house, two standard secondary bedrooms and the owner’s suite tucked away in the rear and overlooking the backyard. The open kitchen, great room and dining areas offer a space for entertaining, and togetherness with a powder bathroom for your guests.
This two-story home is great for families with frequent guests as it features a spacious bedroom suite at the first level along with an open great room and kitchen. As you make your way upstairs you will find a loft that can be optioned as an additional bedroom along with two standard secondary bedrooms. The sizeable owner's suite walk in closet will be sure to have plenty of room for you.
Welcome to the Lotus at 1314 N Orcheta Court in Silverleaf at Lakeshore! A two-story layout designed for connection, comfort, and a little everyday magic. With 4 bedrooms, 3 bathrooms, a 3-car tandem garage, and 2,654 sq. ft., there's room to spread out and settle in. Start your day on the front porch, then head inside to a welcoming foyer, complete with a bedroom and full bath. The heart of the
Discover this spacious 4-bedroom, 3-bathroom home in the vibrant city of Tracy. With 2,084 square feet of living space, this property offers a comfortable layout featuring a ground-floor bedroom and a primary suite with a walk-in closet and oversized tub. The well-appointed kitchen seamlessly connects to the family room, creating a perfect space for gatherings. Enjoy dining at the breakfast bar
You can't help but admire the Bradford plan's open main-floor layout, which includes a large dining room, an inviting great room and a well-appointed kitchen with a walk-in pantry and center island. You'll also appreciate a convenient bedroom, bathroom and covered patio. The upstairs includes a laundry, a versatile loft, three additional secondary bedrooms with a shared bath, and a lavish primary
Welcome to the Lotus at 1339 North Galvani Court in Silverleaf at Lakeshore! Spend peaceful mornings on the front porch before stepping inside to a welcoming foyer with a private guest bedroom and full bath. The open-concept design brings natural light into the spacious great room, casual dining area, and kitchen with a central island. Upstairs, two secondary bedrooms share a full bath near the
Find connection and relaxation in the Lotus floor plan, featuring 3-5 bedrooms, 2.5-3 bathrooms, a 3-car tandem garage, 2-stories and 2,654 Sq. Ft. Spend calm mornings on your front porch, then head into the foyer to find a half bath and customizable flex room. Transform this space into a home gym, study, craft room, playroom and beyond! Keep going to discover open-concept living: a spacious
Embrace a vacation-inspired lifestyle at Aviara at Mountain House. Our sophisticated interiors and next-level amenities create a resort-style atmosphere you’ll love coming home to. Each home comes standard with wood-style flooring, stainless-steel appliances, and an in-home washer and dryer. When you open your front door, you’ll have access to a clubhouse, a state-of-the-art fitness center with a
Property Id: 2301209Be the first to live in this stunning, brand-new Accessory Dwelling Unit (ADU) located in the beautiful community of Mountain House. This private and quiet 1-bedroom, 1-bathroom unit offers a modern living experience with high-end amenities and an efficient layout.Features & Amenities:* Brand New Appliances: The attached, full-size kitchen is equipped with
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