Neighborhood

Hilltop District, Richmond, CA

Neighborhood RatingNeighborhood RatingNeighborhood RatingNeighborhood RatingNeighborhood Rating
1.8 /5
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Ranked 22nd /32 in Richmond, CA

Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $849.54k
  • Neighborhood Factors
    Overvalued
    $64k
  • Neighborhood Factors
    Appreciation
    -12%

At a glance

Hilltop District is ranked #22 of 32 neighborhoods in Richmond with an overall score of 1.8/5. Hilltop District carries a median home price of $849.54k. It ranks 11th of 32 in Richmond for schools. The trade-offs are safety (1.3/5) and schools (2.2/5), with prices running about 28% above the Richmond median.

Neighborhood Reviews & Questions

Neighborhood Review
Key Words: Mall Redevelopment, Retail Corridor, Hilltop Lake

The Hilltop District is the commercial heart of northern Richmond, the area that grew up around the old Hilltop Mall off I-80. For decades this was the regional shopping destination, and even with the mall now closed, the surrounding district still carries the big-box stores, strip retail, and chain restaurants that draw shoppers from across West Contra Costa County. Housing here is more secondary to the retail and office footprint than in the residential Hilltop neighborhoods nearby. The defining fact today is change. The 143-acre mall site is the centerpiece of the city's Hilltop Horizon Specific Plan, which envisions transforming the low-slung retail center into a dense, mixed-use district with thousands of homes, new parks, trail connections to Hilltop Lake Park, and a transit hub. Demolition and buildout are expected to roll out over the coming years. What that means in practice: this is a district mid-reinvention. The freeway access and shopping are immediate and convenient, but the area is also a long-term construction zone with a lot still on paper. Anyone looking here is partly betting on what Hilltop becomes, not just what it is now.

See City Review for: Richmond
Houseberry's TakeLocal InsightsQuestions

Top Neighborhoods in Richmond, CA

1st
Neighborhood Iamge
Carriage Hills North, Richmond, CA
Overall Score : 3.8
Carriage Hills North is one of Richmond's quietest addresses, a pocket of custom... See Full Page
2nd
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Greenbriar, Richmond, CA
Overall Score : 3.7
Greenbriar is small, tucked-away, and easy to miss if you are not looking for it... See Full Page
3rd
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El Sobrante Hills, Richmond, CA
Overall Score : 3.6
El Sobrante Hills is the kind of neighborhood that makes you forget you are stil... See Full Page

Neighborhood Amenities

  • Neighborhood Amenities
    Near good merchants

    2.5

  • Neighborhood Amenities
    Public Spaces

    3.1

  • Neighborhood Amenities
    Curb Appeal

    2.9

Overall Amenities score: 2.9

Neighborhood Weather

78%
of possible sunshine
Of all the daylight this spot gets in a year, 78% arrives as sunshine - clouds and fog block the rest.
Hilltop District ranks 6th of 33 for sunshine in Richmond, and it out-suns about a third of the Bay Area. Its warmest month is September, averaging 76° highs, and it gets about 23 inches of rain a year, the driest in the city.
Average daily high and low temperature
80°65°50°35°JFMAMJJASONDSep 76°
Avg highAvg low
Rank in Richmond
6th of 33
Across the Bay Area
32nd percentile
Rain per year
23 in driest in city
Warmest month
Sep 76° avg high
Summer day
54° → 75°F
Winter day
43° → 58°F
Sunshine and temperature figures are 30-year climate averages for this neighborhood's location.

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Schools serving this Neighborhood

School NameTypeGradesHouseberry School Score
Bayview Elementary PrimaryK-6
0.8/5
Montalvin Manor Elementary PrimaryK-8
2.9/5
Tara Hills Elementary PrimaryK-6
1.9/5
Pinole Middle Middle7-8
2.5/5
Betty Reid Soskin Middle Middle7-8
1.7/5
Pinole Valley High High9-12
3/5

Click links for school listing

info at GreatSchools.org

Houseberry School Score Data

from CA Dept. of Education

Houseberry recommends using these scores as only a starting point, and conducting your own investigation into what schools fit best for your preferences. School boundaries are not guaranteed and may change. It is important to contact the appropriate school district to confirm enrollment eligibility before making any decision to move to a neighborhood.

Median Price

Hilltop District FAQs10 answers

Is Hilltop District a good place to live?

Hilltop District ranks 22nd of 32 neighborhoods in Richmond with an overall Houseberry score of 1.8 out of 5. The trade-offs are safety (1.3/5) and schools (2.2/5) and a median home price of $849.54k against the Richmond median of $662k.

Is Hilltop District safe?

Hilltop District, Richmond scores 1.3 out of 5 on Houseberry's Safety Score, ranking 25th of 32 neighborhoods in Richmond.

What do homes in Hilltop District cost?

The median home price in Hilltop District, Richmond is $849.54k, compared with $662k for Richmond as a whole. Houseberry currently rates it overvalued by about $64,000 against comparable neighborhoods.

Are home prices in Hilltop District rising or falling?

The median home price in Hilltop District, Richmond is down about 1.2% over the past 12 months, from $860.06k to $849.54k. The full 12-month history is charted in the Median Price section on this page.

Which schools serve Hilltop District?

Schools serving Hilltop District, Richmond include Bayview Elementary (0.8/5), Montalvin Manor Elementary (2.9/5), Tara Hills Elementary (1.9/5), Pinole Middle (2.5/5) and Betty Reid Soskin Middle (1.7/5). 1 more school is listed in the Schools section on this page.

What is the weather like in Hilltop District?

Hilltop District, Richmond receives 78% of its possible sunshine, 6th of 33 in Richmond. Summer days run 54° to 75°F and winter days 43° to 58°F, September is the warmest month and rainfall averages about 23 inches a year.

Is Hilltop District walkable to shops and restaurants?

Hilltop District, Richmond scores 2.5 out of 5 for nearby merchants and 3.1 out of 5 for public spaces. Its overall amenities score is 2.9 out of 5, 24th of 32 in Richmond.

What is Hilltop District known for?

Hilltop District, Richmond is associated with Mall Redevelopment, Retail Corridor and Hilltop Lake.

How does Hilltop District compare to other Richmond neighborhoods?

Hilltop District ranks 22nd of 32 neighborhoods in Richmond. It ranks 11th of 32 in Richmond for schools (2.2/5) and scores lowest on safety (1.3/5). The highest-ranked neighborhoods in Richmond are Carriage Hills North and Greenbriar.

What are the downsides of living in Hilltop District?

Hilltop District, Richmond scores lowest on safety (1.3/5) and schools (2.2/5). Its median home price of $849.54k runs about 28% above the Richmond median of $662k.

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Top Neighborhoods in Richmond, CA

1st
Neighborhood Iamge
Carriage Hills North, Richmond, CA
Overall Score : 3.8
Carriage Hills North is one of Richmond's quietest addresses, a pocket of custom... See Full Page
2nd
Neighborhood Iamge
Greenbriar, Richmond, CA
Overall Score : 3.7
Greenbriar is small, tucked-away, and easy to miss if you are not looking for it... See Full Page
3rd
Neighborhood Iamge
El Sobrante Hills, Richmond, CA
Overall Score : 3.6
El Sobrante Hills is the kind of neighborhood that makes you forget you are stil... See Full Page

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Contact Houseberry's 2026 Agent Pick for Hilltop District
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All information provided on this website including but not limited to - school ratings, safety, amenities, user opinions, and property data - is for general informational purposes only. We do not guarantee its reliability, accuracy, or completeness. Users should independently verify information and consult appropriate professionals as needed. By using this website, you agree Houseberry is not responsible for actions, decisions, or consequences arising from reliance on the information provided

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Bay East ©2025. CCAR ©2025. bridgeMLS ©2025. Information Deemed Reliable But Not Guaranteed. This information is being provided by the Bay East MLS, or CCAR MLS, or bridgeMLS. The listings presented here may or may not be listed by the Broker/Agent operating this website. This information is intended for the personal use of consumers and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data last updated at August 14, 2026 12:00 AM

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