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
Sedar S. Juarez,
an experienced agent in this area.
GreatSchools:
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On average, homes in Mountain House, CA sell after 13 days on the market compared to the national average of 52 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.
Welcome to 155 E Heritage Dr, a beautifully updated home in the heart of Mountain House! Featuring 4 spacious bedrooms (with the option for a 5th), 3 bathrooms, and a desirable downstairs master suite, this home offers both comfort and flexibility for modern living. Enjoy multiple living spaces including a formal living room, family room, and dining roomperfect for gatherings and entertaining. A
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*
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.
Welcome to 182 E McClintock Lane in the highly desirable Legacy at College Park community of Mountain House. Built in 2021, this stylish three-bedroom, two-and-a-half-bath home offers 1,467 square feet of modern living designed for both comfort and convenience. The open-concept floor plan showcases a gourmet kitchen with granite countertops, a center island ideal for gatherings, and seamless flow
Welcome to 155 E Heritage Dr, a beautifully updated home in the heart of Mountain House! Featuring 4 spacious bedrooms (with the option for a 5th), 3 bathrooms, and a desirable downstairs master suite, this home offers both comfort and flexibility for modern living. Enjoy multiple living spaces including a formal living room, family room, and dining roomperfect for gatherings and entertaining. A
Experience refined living in this exquisite 2019-built NORTH facing modern farmhouse in prestigious Cordes Village. Ideally located within walking distance to Cordes Elementary and Mountain House High school, this designer residence showcases over $150K in premium upgrades. Step inside to a luminous open-concept floor plan adorned with luxury vinyl plank flooring and expansive windows. The
Indulge in a vacation-inspired lifestyle at Vida at Mountain House, a brand-new, pet-friendly townhome community in a serene neighborhood of Mountain House, California. Situated in a master-planned community near refreshing parks like Central Community Park, top-rated schools, and convenient shopping, your new home keeps you well-connected to everything you need. Inside your beautiful townhome,
AVAILABLE NOW! $3295 per month rent. $3295 deposit. 5 bedrooms / 3 bathrooms. 2541 sq. ft. 2 story. 2 car attached garage. One full bedroom & bathroom downstairs. Open kitchen / family room. Small island in kitchen & good sized pantry. Refrigerator, washer and dryer included (without Warranty) for your use! Family room has fireplace. Beautiful wood flooring throughout downstairs; tile in kitchen
Debbie Sue FrugugliettiColdwell Banker Valley Central
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
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