// moraga · contra costa county
State law only: 8.8% for Aug 2026 to Jul 2027 on the units AB 1482 covers. An individually owned house or condo is exempt from the state cap only with the statutory exemption notice in the lease. Corporate or LLC-owned homes are capped. Houses near Saint Mary's that rent by the room are still one tenancy for cap purposes.
// the rulebook
Moraga has no local rent cap and no town business license, so the only rule on rent is the state one: 8.8% for Aug 2026 to Jul 2027 on covered units, and no cap at all on an individually owned house or condo whose lease carries the AB 1482 exemption notice. Just cause is the state version, after 12 months, with one month's rent owed on a no-fault termination. The town does prohibit non-hosted short-term rentals, so a house here is a long-term lease or nothing. What costs owners money in Moraga is vacancy on a $3,797 house, 2,290 acres of Very High fire-hazard zone with the defensible-space and insurance questions that come with it, and HOA rules in the club and planned subdivisions. Saint Mary's College has 2,736 students, about 1,200 of them off campus, which shapes the lease calendar near campus. We write the exemption notice correctly, check the HOA's rental rules before we list, keep fire-season work scheduled, and lease on the dates the market here actually moves.
// what owners run into
Moraga carries 2,290 acres of Very High fire-hazard zone on the 2025 map. Defensible space, inspections and a policy that will actually renew are the owner's job, and a tenant will not do them unless the lease says so.
Non-hosted short-term rentals are prohibited town-wide, so the fallback of renting a house by the week does not exist. Moraga Country Club and the planned subdivisions carry their own rental rules; we confirm them with the HOA before we list.
Saint Mary's has 2,736 students, about 1,200 living off campus. Houses near campus turn over in summer and sit if they miss it, and at $3,797 a month an empty house costs about $127 a day.
// start here
What your Moraga place should rent for, what the rules allow next year, and what we would do first. Written, within one business day.
// services
Priced to the market, screened to a written standard, leased with the notices your city requires.
The cap, the registry, the fee and the notice for your unit, each on its own calendar.
A 24-hour line, licensed vendors, your approval threshold, and the vendor's invoice with nothing added.
// questions
No. Moraga has no cap, registry or local just cause. State law applies: 8.8% for Aug 2026 to Jul 2027 on covered units, and no cap on an individually owned house or condo if the lease carries the AB 1482 exemption notice.
We do not have a Moraga-only figure. The nearest published number is 14 to 21 days to lease in Lafayette. At $3,797 a month each of those days costs about $127, so we list before the current tenant leaves and time campus-adjacent houses to the Saint Mary's calendar.
The town does not require one. What it does enforce is the ban on non-hosted short-term rentals, and your HOA may require tenant registration. We check both before the first showing.
Typical East Bay management runs 6 to 10% of collected rent plus a leasing fee of half to one month's rent. Our full schedule is on the fees page.
// neighborhoods
// who else you will find
Listed so you can compare. Most quote fees by phone; ours are on the fees page.
// next step
A written rental analysis for your property, free, within one business day. No obligation and no sales call unless you ask for one.