Multifamily and Duplex Properties for Sale in Bay Point: Zoning and Rent Rules

What multifamily in Bay Point looks like

Bay Point’s rental stock is more affordable than most of Contra Costa County. It includes:

• 1960s to 1980s apartment complexes along Willow Pass Road and Bailey Road
• Duplexes and small buildings in the older neighborhoods
• Mobile home and manufactured housing communities
• New affordable and transit-oriented projects near the Pittsburg/Bay Point BART station

Because it is unincorporated, Bay Point follows county zoning and state tenant law, not the rent caps of nearby Antioch or Concord. For financing, see financing 2-4 unit properties and apartment building loans.

Where the zoning allows it

Contra Costa County zones Bay Point under Division 84:

BART station area. The Pittsburg/Bay Point BART Station Area Specific Plan’s final environmental document, filed on CEQAnet in December 2001, planned 2,195 homes on 295 acres around Bailey, Leland and Willow Pass roads. The county’s 2045 General Plan says the plan remains in effect. The General Plan’s Bay Point vision calls for:

• dense housing near the station, by Ambrose Park
• a Bailey Road urban center with multifamily near jobs and services
• medium-density housing at McAvoy Harbor

County sites. The county’s Housing Successor owns several Bay Point sites near BART and Highway 4. The county’s development opportunities page describes them as suited to high-density transit-oriented housing.

A recent example. Willow Pass Apartments, an affordable project with ground-floor commercial at Willow Pass Road and Clearland Drive, was first approved for 124 units. A modification approved August 18, 2025 shrank the site to 2.5 acres. It used a state density bonus of 24 extra units, a height concession and concessions from the county’s inclusionary rules.

ADUs and SB 9. Under Chapter 82-24, an existing apartment property can convert non-livable space into ADUs for up to 25% of its units. It can add up to eight detached ADUs, capped at the number of existing units. A single-family lot can add a detached ADU of up to 1,000 square feet, or 1,200 on larger lots, plus a conversion ADU and JADU. ADUs cannot rent for less than 30 days. State SB 9 law applies on eligible single-family lots. See our ADU investment guide and SB 9 lot split guide.

Inclusionary housing. Under Chapter 822-4, new projects of five or more units must make 15% of units affordable. In rentals, at least a fifth of those go to very low income households, for 55 years. Projects of 5 to 125 units can pay an in-lieu fee instead. One- to four-unit projects are exempt. The code also has exceptions for certain projects in former county redevelopment areas, which includes parts of Bay Point, so ask the county whether one applies.

Rent rules: state law only

The Attorney General’s chart lists Antioch, Concord and Richmond as the only Contra Costa jurisdictions with local rent caps. Bay Point is not among them, even though it sits between Concord and Antioch. Covered Bay Point units follow the statewide cap for the San Francisco Area region: 6.3% for increases from August 1, 2025, and 8.8% from August 1, 2026 through July 31, 2027. State just cause rules apply after the tenancy qualifies. Do not apply Antioch’s 3% cap or its first-day just cause rule to a Bay Point building. See our AB 1482 guide and just cause eviction guide.

Bay Point rental property rules and policy direction

We did not find a county rental registry, rent review program or rental inspection ordinance that applies in Bay Point. The General Plan points in a clear direction, though:

• No displacement. Bay Point Policy 1 tells the county to keep new development from causing a net loss of affordable housing or permanent displacement of residents.
• Anti-displacement services. Guiding Principle 6 calls for protecting at-risk residents from displacement.
• Affordable conversions. Policy 2 has the county working with the Housing Authority and affordable developers to turn vacant or underused land into affordable housing.
• Parcel assembly. Policy 7 encourages assembling parcels in medium- and higher-density residential areas.
• Code enforcement. Policy 4 supports code enforcement and street maintenance, so expect active enforcement.

A redevelopment plan that removes occupied units will face these policies at the county.

Utilities, hazards and building issues

Delta Diablo provides sewer collection and treatment in Bay Point, so confirm connection and capacity fees with the district for any added units. The General Plan flags coastal flooding, sea level rise and seismic hazards near the BART station area and the Amtrak line, and Bay Point is an SB 1000 Impacted Community near industry. Older complexes warrant a seismic retrofit review. Buildings of three or more units with elevated balconies need SB 721 inspections. There is no city transfer tax, only the county’s $0.55 per $500.

Underwriting a Bay Point multifamily purchase

1. Confirm the parcel is unincorporated Bay Point, not Pittsburg, since Pittsburg’s own rules would apply otherwise.
2. Check the zoning, whether the site is in the BART station area plan or on the HE-C list, and its ADU potential.
3. Classify each unit under the state Tenant Protection Act and model increases at or under the regional cap.
4. Check any recorded affordability covenants from county, redevelopment or density bonus approvals.
5. Collect leases, the rent roll and two years of statements, and get estoppel certificates.
6. Add flood insurance where needed and reassessed property tax to your rental property analysis.

Questions people ask

Sources & notes

1. Contra Costa County 2045 General Plan, Stronger Communities Element
2. County Ordinance Code Division 84: D-1, M-29, R-B and HE-C (GoCodebook)
3. Chapter 82-24, ADUs and Chapter 822-4, Inclusionary Housing
4. CEQAnet, BART Station Area Specific Plan and Willow Pass Apartments
5. Contra Costa County, Development Opportunities
6. Delta Diablo, Service Area
7. California Attorney General, Rent Caps and Contra Costa Clerk-Recorder

Note: We did not verify whether any county mobile home space rent ordinance covers Bay Point parks.

General information, not legal or tax advice. Last reviewed October 2026 by Matthew Martinez.

Related: Bay Point real estate guide · Commercial real estate in Bay Point · Multifamily investing guide · Investor services