The Tri-Valley area of California consists of three valleys:
San Ramon Valley, Amador Valley, and Livermore Valley. Nestled within these three valleys are several cities, towns, and census-designated places (CDPs).
San Ramon Valley
The San Ramon Valley contains San Ramon, Danville, part of Walnut Creek, and the CDPs Alamo, Blackhawk, Camino Tassajara, and Diablo.
Amador Valley consists of Dublin and Pleasanton. Livermore Valley is home to the city of Livermore.
Specifically, the Tri-Valley is in the East Bay region of California’s Bay Area. This area is located in the Northern area of California. It is right around San Francisco and is sometimes called the San Francisco Bay Area.
The Tri-Valley has become an increasingly popular destination for people who are seeking a cleaner, quieter city to live in.
They also want a city that is not too far away from the hustle and bustle of San Francisco.
Everything you need to know about the Tri-Valley, from restaurants, schools to real estate—and more!
The Cities and Towns of the Tri-Valley
First, let’s take a look at the cities and towns of the Tri-Valley in detail.
Pleasanton
Pleasanton is one of the best cities to live in in America.
It is also one of the top-earning towns in America. Pleasanton hosts a school system that ranks among the top 10 in the nation.
It has over 1,200 acres of trails and natural spaces.
Pleasanton has a charming historic downtown, more than 220 restaurants and eateries, and multiple year-round or annual events. This make Pleasanton a place bursting with good things.
History of Pleasanton
Founded in the 1850s on the site of what used to be a town called Alisal, where shootouts were common.
Pleasanton was given its current name after a Union Major General, Alfred Pleasanton
FYI: A typographical error led to the current spelling).
In 1869, the transcontinental railroad arrived in Pleasanton, securing its future.
Rich soil led to the Pleasanton area becoming an agricultural center for California.
This is a common site for dairy farms, hop fields, and vineyards. In addition, Pleasanton hosts the oldest racetrack in the country. And provides the backdrop for the 1917 film Rebecca of Sunnybrook Farm, starring Mary Pickford.
Since its founding, Pleasanton evolved to become a center for gravel production and a site for corporate giants. This leads to its modern appeal as a center for culture and technology in California.
Pleasanton Today
Today, over 4,000 companies call Pleasanton their home. One of the most popular business sites is the Hacienda Business Park. It consists of 850 acres of space where businesses set up headquarters and other buildings.
Layout
Pleasanton sits at the junction of the I-580 and I-680.
Its connected to the Tri-Valley area by two BART (Bay Area Rapid Transit) stations. Just be aware, this location and Pleasanton’s popularity in the Tri-Valley does make for some heavy traffic throughout the year!
Pleasanton’s employment
Pleasanton’s top employers include Workday, Kaiser Permanente, Oracle Corporation, and Roche Molecular Diagnostics. The average income for Pleasanton residents is higher than the average for California, coming in at around $150,000.
To learn the cost of living in Pleasanton, please go to How much does it cost to live in Pleasanton, CA.
So much to offer
Pleasanton is a great place to raise a family as well. The Pleasanton Unified School District is one of the highest-ranked school districts in California and includes 18 schools. In addition, the city is home to multiple parks such as the Shadow Cliffs Regional Recreational Area;
Some popular events held in Pleasanton include:
- Alameda County Fair, generally held in June
- First Weekends on Main, held throughout summer months
- Concerts in the Park, held on Fridays through the summer
- many more!
Pleasanton, is an incredibly beautiful city and a great place to live in the Tri-Valley area.
To learn more about Pleasanton, please click on: The pros & cons for Living in Pleasanton & Cost of living in Pleasanton.
Dublin
Dublin is a thriving community, ranked one of the top family-friendly cities in the nation.
The Dublin Unified School District is one of the top-ranked in the nation. It consists of 15 amazing schools for all ages.
So much to offer
Dublin is incredibly popular because of its incredible selection of 24 different parks and two open spaces. Kids, adults, and dogs alike can all find something fun to do in Dublin’s parks! This includes:
- running through the grass
- playing on a playground
- tossing bocce balls
- playing sports
- or enjoying a picnic with friends
History of Dublin
Located at the junction of the I-580 and I-680 (just north of Pleasanton).
Dublin has long been an important crossroads. Dating as far back as the days when trading trails of Native Americans met in the area.
Native Americans
Native Americans were gradually driven out as Spanish explorers. Mexican immigrants, and gold seekers descended on the area, finally culminating in the creation of Alameda County in 1853. From that point, Dublin grew as a space for small business:
- A freight hub
- and (unfortunately) common site of car and truck accidents
It was during World War II that Dublin growth expanded.
The establishment of Navy camps in the area truly led to the explosion of growth. From that time on, Dublin grew quickly from a few hundred residents to a city of over 71,000 residents.
Dublin Today
Dublin today is still known as a crossroads of the San Francisco Bay area. However, it’s become much more than that! Today, it’s mainly considered a quiet, family-friendly town in the busy area not far from Silicon Valley. Homes are cheaper, nights are quieter, and family-friendly events abound!
The major employers in Dublin includes:
Throughout the year, the city of Dublin plans many events including:
- A weekly farmers’ market
- Huge yearly St. Patrick’s Day Festival (a nod to the city’s major Irish heritage)
- The Picnic Flix summer movie series on Friday nights
- Family campouts with lots of fun activities
- Annual Splatter arts festival showcasing local art
- Among many others!
Additional features include:
- Multiple parks,
- 2 BART stations,
- The Wave community pool,
- Public library that includes electric vehicle charging stations
This make up the rest of the lovely city of Dublin. A place that has come to be known as the “New American Backyard.”
While there’s more to know about Dublin, the main point is, it’s an amazing place to live!
If you’re interested in moving to the Tri-Valley with younger kids, be sure to check it out!
To learn more about Dublin, please click on: The pros & cons for Living in Dublin, Cost of living for Dublin.
Livermore
With a population of around 85,000 people, Livermore is one of the most populous cities of the Tri-Valley area.
The heartbeat of Livermore is its arts scene, which includes:
- The incredible Livermore Amador Symphony
- The Livermore Valley Opera
- Multiple dance companies
- The Shakespeare Festival
- A busy performing arts center
- And more!
In addition to the arts, science finds a home in Livermore!
This includes the Lawrence Livermore National Laboratory and the California site of the Sandia National Laboratories. Needless to say, Livermore is a vast cultural center in the Bay Area.
History of Livermore
Livermore was incorporated in 1876 by William Mendenhall. He helped foster the process of bringing the railroad to Livermore Valley. This transformed the town into an agricultural center that became a center of wineries and mercantilism in the late 1800s.
In 1952, an excess naval base was transformed into the Lawrence Livermore National Laboratory.
Four years later, the Sandia National Laboratory was founded in Livermore. From that point, the city’s population quickly swelled to over 40,000 residents by 1970.
Over the next several decades, Livermore became a popular option for Bay Area residents.
This was especially true for those who didn’t fancy San Francisco. Also, for those who didn’t want a town as small and quiet like Dublin. Livermore is a pro-business city. It has gorgeous scenery from surrounding vineyards, making it the perfect place for big dreamers to settle down in California.
Livermore Today
Today, Livermore residents are heavily influenced by the rich technological and scientific foundation of the city.
The Livermore Valley Joint Unified School District places a heavy emphasis on:
- STEM knowledge
- and includes 19 schools, many very highly rated, for residents of all ages
In addition, Las Positas College in Livermore is ranked as the #1 community college in California.
Livermore is proud of its rich arts and culture scene and offers dozens of public art displays for exploration. It is also home to the Centennial light bulb, a bulb that has been burning since 1901.
In addition to such novelties, Livermore hosts:
- 34 parks—including seven dog parks
- Aquatic & swim center
The Livermore Heritage Guild hosts regular tours of historic sites while the city puts on regular events such as:
- Farmers’ markets, horse races
- Art shows
- Wine tastings
- Beer festivals
- Community picnics
- The world-famous Livermore Rodeo
- Many more!
Livermore is home to many delicious restaurants, shopping centers such as:
- San Francisco Premium Outlets,
- Many wineries and breweries recalling its heritage as an agricultural center
If you’re interested in:
- A powerful business center
- Lots of outdoor activities
- Gorgeous scenery
- And a fabulous school system
Livermore is a great option!
To learn more about Livermore, please click on: The pros & cons for Living in Livermore & Cost of living in Livermore.
Danville
Danville is a town in the San Ramon Valley of the Tri-Valley area. It is one of the safest cities in America!
It’s home to many wealthy residents who work in executive positions such as architecture, office administration, or healthcare.
One of Danville’s most popular attractions is the 32-mile long Iron Horse Regional Trail.
The trail runs where the Southern Pacific Railroad used to be. It connects multiple cities and public transportation stations in the Tri-Valley area.
History of Danville
Danville, is known as the “heart of the San Ramon Valley.” It started as a home for Native Americans living by the creeks and on Mount Diablo. Later, it stood as part of the grazing land for Mission San Jose until it was settled by gold diggers. This occurred during the gold rush period.
Daniel and Andrew Inman
In 1854, Daniel and Andrew Inman purchased 400 acres of Old Town Danville with earnings from their mining activities. By 1860, the area was officially named Danville. This included a blacksmith, hotel, wheelwright, general store, and (most importantly) post office.
Railroad
For the next 30 years, Danville persisted as an agricultural community. In 1891, the railroad arrived in town, bringing in more businesses and settlers as ease of trade and transportation increased. Between 1960 and today, the population of Danville has more than tripled! Rising from around 12,000 to what today is over 43,000. In 1982, Danville officially incorporated as a town in California.
Danville Today
Today, Danville is a comfortable and family-friendly community.
6 community parks allow residents to engage in all sorts of activities. This includes amenities such as playgrounds, picnic areas, sports fields, and walking trails. Hap Magee Ranch Park and Sycamore Valley Park are especially popular in summer with their children’s water features.
Visit Danville’s Past
In addition to outdoor spaces, Danville is proud to celebrate its long history with such sites as:
- Museum of the San Ramon Valley
- Eugene O’Neill National Historic Site, celebrating the Nobel-prize winning playwright who onced lived in Danville.
You can even embark on a historic walking tour to see more sites around the town.
Danville is the site of many fun events throughout the year, such as:
- The weekly farmers’ market
- Various art shows and exhibits at the historic Village Theatre
- Swim programs
- Library story hours and activities
- And camps for all ages
In addition you will find:
- Multiple hiking spots
- Variety of delectable eateries
- Highly rated schools
This helps to keep the Danville community entertained, healthy, and safe.
This community is the perfect mix of old-town charm and big-city fun located just 30 minutes from San Francisco proper.
To learn more about Danville, please click on: The pros & cons for Living in Danville
San Ramon
San Ramon is one of the wealthiest cities in the United States.
It’s residents bringing in an average annual income of around $189,000. Approximately 86,000 residents live in San Ramon, bringing it up to an approximately equal population level with Livermore.
San Ramon is home to the headquarters for large companies such as:
While AT&T, GE Digital, and other large businesses also boast offices in the city. These major employment centers, pristine scenery and excellent schools, make San Ramon a desirable living area.
History of San Ramon
Typical California beginning as a Native American home and grazing land for the Mission San Jose. San Ramon saw its first American settlers in 1850. Leo and Mary Jane Norris purchased several thousand acres from Jose Maria Amador, owner of the famous Rancho San Ramon.
The city was named after a Native vaquero who tended sheep for the mission.
In the 1860s, San Ramon began to develop into a city. Schools, churches, general stores, blacksmith shops, and other businesses came to life in its streets. In 1873, the post office was established and the name San Ramon became official.
1891 to 1909, San Ramon was the terminus for the San Ramon Branch Line of the Southern Pacific Railway. This lead to a boosting in trade and transportation.
The San Ramon Bishop Ranch became famous for exporting:
- Fruit
- Walnuts
- Pears
- Sheep
The San Ramon community center acted as a hub for nearby residents for many years.
In the 1970s, Western Electric spurred the development of a business center in the city. San Ramon’s Bishop Ranch Business Park was developed in 1978. This led to major increases in business development that culminated in San Ramon’s incorporation as an independent city in 1983.
San Ramon Today
Today San Ramon is a bustling, wealthy, and incredibly popular city in the Tri-Valley area.
- 58 community parks
- hundreds of acres of open spaces with hiking or walking trails
- 50+ public art exhibits
- and multiple performing arts
Concerts and performances from the San Ramon Symphony Band make up just part of the community’s entertainment options.
Visit San Ramon’s past
San Ramon is also home to Forest Home Farms Historic Park, which hosts events, tours, educational programs, and museums exploring the history of the San Ramon valley and city. Poetry days, fashion shows, foreign film nights, art festivals, and historical presentations are just a few of the popular events that San Ramon hosts throughout the year. A popular pastime for many residents can be found at the San Ramon Golf Club and Bridges golf course just off the I-680.
The largest employers in San Ramon include:
Schools
To serve a public who highly values education and STEM subjects, the San Ramon Valley Unified School District is rated as one of the highest in California and includes 36 schools serving all ages.
Of course, San Ramon is also home to multiple delicious eateries and lovely shopping centers, most notably the City Center Bishop Ranch. If you’re looking for a home in a popular, wealthy city with lots of family-friendly activities, San Ramon is certainly a place to check out.
To learn more about San Ramon, please click on: The pros and cons for Living in San Ramon
Alamo
Alamo is well known for its picturesque scenery and acres of open spaces where residents can play sports, hike, bike, run, or picnic.
Though technically a CDP rather than an incorporated city, Alamo, California is a popular destination for residents of the Tri-Valley area. Nestled between Danville and the nearby city of Walnut Creek,
History of Alamo
Alamo is one of the oldest communities in Contra Costa County.
Its rich history began in the 1850s, when it stood as a midway point between Martinez and Mission San Jose. In 1852, the first post office was established in Alamo, the first in the San Ramon Valley.
The area grew slowly but surely over the next century and a half. One major point of interest for the area came with the filming of the 1930 film Hell’s Angels, which was filmed over part of Alamo and the foot of Mt. Diablo.
Alamo Today
Today, Alamo is home to about 13,000 residents, many of whom are retirees.
The overall vibe of Alamo is very rural and somewhat secluded, as most residents live in large homes with plenty of land. The Las Trampas Ridge and Diablo Range surround Alamo, giving the area amazing views of California’s rural beauty.
Parks and open space areas
You can easily access the trail running from Las Trampas to Mt. Diablo from Alamo, nestled just outside of the Las Trampas Wilderness Regional Park. Within Alamo itself, you’ll find three parks: Andrew H. Young, Hap Magee, and Livorna.
Schools
There are also two school parks, the Alamo School Sports Field and Batting Cages and Rancho Romero School Sports Field and Park—these are available to the public after school hours.
Alamo is served by the San Ramon Unified School District, with three schools making their home in Alamo proper: Alamo Elementary School, Rancho Romero Elementary School, and Stone Valley Middle School. Each one is highly rated for test scores and academic progress.
Amenities
Alamo is home to some amenities; you’ll find a lovely selection of shops and eateries at the Alamo Plaza Shopping Center. However, Alamo is best known as a very safe and comfortable community, perfect for those who don’t mind a trip to Danville or Walnut Creek for more of the night-life scene or fun events.
While a much quieter area of the Tri-Valley region, Alamo is great for families who want to live in large, exclusive homes and enjoy a quiet and rural community while still only minutes from fun city scenes.
To learn more about Alamo, please click on: The pros & cons for living in Alamo
Community Plan Developments (CDPs)
There are two main small CDPs in the Tri-Valley area:
- Blackhawk
- Diablo
While much smaller than the six main Tri-Valley cities, they do offer a few benefits.
Blackhawk
Blackhawk began as a ranch just east of San Ramon in 1917.
In 1934, Raymond Force, owner of the Caterpillar Tractor Company, purchased Blackhawk Ranch and used it as a summer home, walnut grove, Arabian horse breeding site, and space for tractor development.
History of Blackhawk
In the 1960s, Howard Peterson owned the ranch for a time, eventually selling it to Ken Behring, a developer who used the land to build 2400 homes over the next several years. Another 2,000+ acres of the land became Mount Diablo State Park.
Blackhawk today
Today, Blackhawk contains the Blackhawk Country Club with two gorgeous 18-hole golf courses and a huge fitness center, the Blackhawk Plaza shopping center with an automotive museum, and seven gorgeous neighborhoods connected by a 3-mile jogging trail.
Diablo
Diablo was established in the early 1900s and is a community of only around 1,000 residents.
About Diablo
Most residents work in technical and executive positions. It is home to the gorgeous Diablo Country Club with a golf course, tennis, pickleball, and bocce ball courts, and sparkling pool.
Diablo is primarily a community for residents, but it’s a great spot if you love having access to hiking trails and being able to see the scenic glory of nearby Mt. Diablo.
Climate in the Tri-Valley
So, if you were to move to the Tri-Valley, what kind of climate would you be dealing with?
You probably know that California is generally considered pretty hot most of the year, but some areas still get plenty of snow! Let’s look at the actual climate of the Tri-Valley region.
300 days of sunshine
In the Tri-Valley, you can expect to see over 300 days of sunshine each year.
However, you can also expect to experience at least some variation of weather with each season.
- Winter months come with shorter days, green vegetation, and temperatures ranging from the mid- to low 60s down to the 40s during the night.
- Spring comes with temperatures rising into the 70s while nights remain cool; flowers begin to bloom and gardens to grow during this season.
- Summer temperatures average in the 90s with plenty of warmer days throughout the months; night adventures and trips to local pools or water features are popular.
- Autumn brings temperatures in the 70s, fairly regular rain showers, and gorgeous changing colors, especially in the many local vineyards of the Tri-Valley.
Overall, you can expect lots of sun and warm weather in the Tri-Valley, though it usually isn’t quite as dry and sweltering as some of the more southern areas of California.
The Best Schools in the Tri-Valley
The Tri-Valley is full of schools, most of which are incredibly well-rated.
As mentioned in the city overviews above, nearly all the school districts in the area have made it into the top spots of California’s best schools. However, there are a few schools that stand out in the ratings—below, we’ll highlight the top-rated school in each Tri-Valley city.
Amador Valley High
Found in Pleasanton, Amador Valley High received a 10 out of 10 for test scores on greatschools.org. Amador Valley opened its doors back in 1922 and is the oldest and largest school in the Pleasanton Unified School District.
This school offers 25 Advanced Placement and 10 Weighted Honors courses. It is a past recipient of many awards, including a spot as a California Distinguished School, a National School of Character, and a National Blue Ribbon School.
John Green Elementary
John Green Elementary is found in Dublin. This school received a 10 out of 10 rating on greatschools.org for equity and test scores and a 9 out of 10 for academic progress. It is also a 2023 California Distinguished School.
Founded in 2007, John Green Elementary serves 850 students, has a strong Parent-Faculty Club, and employs 36 teachers to give students sample support from all staff.
Lawrence Elementary
Located in Livermore, Lawrence Elementary received a 9 out of 10 in academic progress from greatschools.org, along with a 10 out of 10 in test scores and an 8 out of 10 in equity. Lawrence is a proud Leader in Me school, which means it gives students the chance to practice leadership and life skills during school hours.
Founded in 2016, Lawrence Elementary is home to a robust library organization and a powerful STEAM program that encourages children to pursue STEM education and explore many hands-on learning opportunities.
Monte Vista High
Located in Danville but part of the San Ramon Valley Unified School District, Monte Vista High received a 10 out of 10 in both test scores and equity from greatschools.org. Established in 1965, Monte Vista is WASC-accredited and both a National Blue Ribbon and California Gold Ribbon school.
Monte Vista is dedicated to diversity and equity. With an extensive student support program and a rich college and career planning center, Monte Vista is dedicated to engaging students and preparing them for their futures.
Dougherty Valley High
Located in San Ramon, Dougherty Valley High received a 10 out of 10 for test scores and a 9 out of 10 for equity from greatschools.org. Founded in 2007, Dougherty Valley is now home to over 3,300 students, 160+ student clubs, and 26 athletic teams.
Students at Dougherty learn to communicate effectively, think critically, and take ownership of their growth and learning. With robust parent involvement and dedication to diversity and equity, Dougherty Valley High is quickly rising to the top of California’s schools.
Rancho Romero Elementary
Located within Alamo’s borders but part of the San Ramon Valley Unified School District, Rancho Romero Elementary received a 10 out of 10 for test scores and equity from greatschools.org, along with a 9 out of 10 for academic progress.
Originally built in 1959, Rancho Romero is one of the oldest schools in the area, but it has quickly risen to the times and now places a unique focus on helping students learn to use new technology effectively. Rancho Romero has received several awards including as a California Distinguished School and a Gold Ribbon school.
The Best Restaurants in the Tri-Valley
We all like to get away from the house and have a nice dinner our. The Tri-Valley is an area with a rich array of amazing restaurants to choose from!
Some of the most highly-rated restaurants in the Tri-Valley area include:
Asian
- 11th Tiger, a Thai street food restaurant located in Danville that serves original, mainly organic Thai options inspired by many Thailand regions.
- Amakara, a sweet and spicy sushi restaurant located in Dublin that serves traditional sushi, daily fresh fish specials, delicious calamari, and delectable ramens.
- Curry Leaves Bistro, a Malaysian food restaurant in Pleasanton that serves Malaysian-inspired, healthy food prepared by a home-taught chef. Amazingly, this restaurant started and expanded in the midst of the COVID pandemic!
Italian
Gianni’s Italian Bistro, a family-owned restaurant located in San Ramon that serves traditional Italian salads, pastas, and entrees, along with a lovely selection of wine and beverages.
Breakfast & Sandwiches, etc.
The Peasant’s Courtyard, a casual but cozy dining area located in Alamo that offers classic homemade breakfasts, classic sandwiches and burgers, and delightful entrees.
Mixture
- Range Life, a restaurant and bar in Livermore that makes its home in a vintage brick building and serves delicious, traditional meals centered around chicken, steak, and delicious vegetables. They also offer wines and craft cocktails.
- Esin Restaurant and Bar, another San Ramon restaurant that offers fresh American food with a Mediterranean flair including unique cheese selections, delicious soups, elegant entrees, and a wide drink selection.
- First Street Ale House, a classic family-owned and operated restaurant that offers local beer and wine, classic American appetizers, burgers, and sandwiches, and even a couple house-made desserts.
There are tons of other amazing restaurants in the Tri-Valley—far too many to count!
If you want to know more about the amazing restaurants, parks, and other locations in the Tri-Valley area, be sure to check out my YouTube videos on the subject!
The Best Nature areas in the Tri-Valley
The Tri-Valley area of California is made up of some truly breathtaking sites.
If you want to get away from the city and explore the surrounding hills, there are tons of options! Let’s consider some of the most popular trails and parks in the Tri-Valley area.
Del Valle Regional Park
Located 10 miles south of Livermore, Del Valle Regional Park is nestled between oak-covered hills and includes a sparkling lake, and over 4,000 acres of land to hike, study, play, and horseback ride.
Swimming, boating, and wind-surfing are popular on the 5-mile lake, and there is also a spacious campground for those who want to stay for a few days. At Del Valle, you’re sure to get a little of everything you love in the midst of pristine beauty.
Iron Horse Regional Trail
Winding between Pleasanton and Concord, the Iron Horse Regional Trail follows the old path of the Southern Pacific Railroad, which was abandoned in 1978.
The trail is perfect for walking, biking, hiking, jogging, or running.
Passing through open country, downtown shopping spots, residential greenbelts, and even the Pleasanton/Dublin BART station, the Iron Horse trail covers over 32 miles today with plans to expand up to 55 miles in the years ahead.
Sycamore Grove Park
Located in southern Livermore, the gorgeous Sycamore Grove Park is made up of 847 acres perfect for hiking, biking, walking, and jogging.
Choose from a network of trails to explore the gorgeous trees and open spaces showcasing some of California’s finest outdoor land.
In addition, you can explore the various plants found in Sycamore Grove and learn more about the world around you as you join park rangers for a variety of weekend nature programs. Sycamore Grove is a fantastic place to escape the city and learn about nature with your family.
Las Trampas Wilderness Regional Preserve
The Las Trampas and Bollinger faults come together to create a stunning wilderness area in the Las Trampas Wilderness Regional Preserve.
Old volcanic rock and fossil-holding compressed rock layers make this area of California truly unique.
Adjacent to the reserve, the Little Hills Picnic Ranch offers picnicking facilities, playing fields, and a swimming pool. The Eugene O’Neill National Historic Site and the Las Trampas Stables are also part of the entire Las Trampas region.
If you enjoy exploring nature, riding horses, or simply spending time in the great outdoors with your friends and family, you don’t want to miss a visit to the Las Trampas Wilderness.
Real Estate Prices in the Tri-Valley
The Tri-Valley area is incredibly desirable—for good reason, as you can see by the many benefits of the area.
The main downside, if you want to call it a downside, is that this means real estate is priced higher than in many other areas of California.
However, that may be worth it if you want to live in a safe, clean city with great schools, strong community relationships, and incredible local amenities. I’ll share average real estate prices in the area with you and YOU can decide whether these prices are worth it for you and your family.
Real Estate in Pleasanton
The average price of a single-family home in Pleasanton is around $1,462,600.
Most of Pleasanton’s approximately 30,000 homes are new, with an average home age of 36 years. The average property tax rate in Pleasanton is about $7.33 per $1,000 of home value.
While about 67% of homes in Pleasanton are owned, there are renting options if that’s something you’re interested in. The average price of rent for a 1-bedroom apartment runs at about $2,540, while a 2-bedroom runs at about $3,110.
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Real Estate in Dublin
The average price for a single-family home in Dublin runs at $1,205,900.
Most of its nearly 30,000 homes are fairly new, with an average age of 18 years. Dublin’s property tax rate is currently about $9.93 per $1,000 of home value.
In Dublin, about 33.3% of the population rents a home. Most 1-bedroom apartments run at around $2,960 per month while 2-bedrooms average $3,610 per month.
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Real Estate in Livermore
Livermore is just slightly cheaper than many other Tri-Valley options with an average home price of $986,500.
Most of its nearly 33,000 homes are newer, but not as new as Dublin or Pleasanton with an average age of 40 years. Livermore’s property tax rate is currently around $8.35 per $1,000 in home value.
Nearly 70% of Livermore homes are owned, but you can rent if you prefer. The average price of rent for a 1-bedroom home is $2,210 and the average price for a 2-bedroom is $2,700 per month.
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Real Estate in Danville
The average price of a single-family Danville home is $1,740,100. Property tax runs at about $8.01 per $1,000 in home value.
Danville is smaller than many Tri-Valley cities, hosting only around 16,000 homes, which average about 39 years old.
Over 81% of Danville homes are owned, but renting is still an option. If you want a 1-bedroom apartment, expect to pay around $2,760 a month, while you’ll probably pay closer to $3,380 for a 2-bedroom apartment.
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Real Estate in San Ramon
The average price for one of these lovely new homes comes to around $1,487,700.
Out of the 26,000+ San Ramon homes available, most are only about 26 years old. Property taxes in San Ramon are currently about $10.03 per $1,000 in home value, much higher than most Tri-Valley cities.
If you prefer renting, you’ll find that around 26% of San Ramon’s homes are available for rent. Expect to pay close to $2,520 for a 1-bedroom home or $3,070 for a 2-bedroom home.
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Real Estate in Alamo
The average home price in Alamo is $2,355,900 with a property tax rate of $5.99 per $1,000 in home value.
In the more exclusive community of Alamo, you can expect to pay much higher prices for most real estate. Of its mere 5,560 homes, most are older, with an average age of 39 years.
Renting is rare in Alamo, but you might be able to find a rental unit if you keep your eyes peeled (and talk to a good REALTOR!). The average monthly rent for a 1-bedroom home is about $3,010 while a 2-bedroom home runs close to $3,680.
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Which is the Best City in the Tri-Valley?
So, which is the best city in the Tri-Valley?
Ultimately, that’s a question you’ll have to answer for yourself.
It all depends on what you value most in your home city.
Alamo is the smallest and most exclusive community, so if you like living away from others and near the country, Alamo is a great choice. Dublin is a relatively quiet and family-friendly city that still has a lot going on in terms of events.
Pleasanton is rated as one of the best cities to live in the United States and is a huge business center for aspiring STEM workers. Livermore is a large, highly populous city with an incredible arts and tech scene.
San Ramon is also a populous and wealthy city with a significant workforce in large national companies. Finally, Danville is well-known for its incredibly safe streets, its proximity to nature and the Iron Horse Regional Trail, and its rich historic downtown.
No matter what you love most, you’ll find something to satisfy you in the Tri-Valley area. Just be sure to reach out for more information about how to find the highest-quality and most affordable homes!
Where To Go if the Tri-Valley Doesn’t Fit?
You now know pretty much everything you need to know about the Tri-Valley area.
If you want to consider making a move to the area, there are tons of options in these six amazing cities!
However, what if the Tri-Valley just doesn’t seem to fit your needs?
Then, don’t miss the options available in the Greater Sacramento Area.
Located around the city of Sacramento, this area encompasses several cities.
The top eight cities you might want to think about if you’re interested in the Tri-Valley area include:
A few other options include:
Honestly, there are tons of places in the Greater Sacramento area that you may want to consider if you’re looking for a home that’s near the big city but not TOO close!
If you have any questions about real estate in the Tri-Valley area or the Greater Sacramento area, be sure and reach out to me. I’d be delighted to help you find the best home for you and your family!
Please let me know your thoughts on this.
I hope you enjoyed this article. Please let me know if you have any questions. Warren
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Hello…I work with both buyers and sellers in the Northern California area.
My real estate spans from the East Bay (Tri-Valley) to the Greater Sacramento areas.
To better understand what each city has to offer, I have created a Pros and Cons videos and articles for each Tri-Valley Area:
🏚️Get Warren’s Top Tri-Valley Homes under $$$ (Includes condos, Townhomes and single family) 🏠
- 🏡PLEASANTON ($1.4M)
- 🏡LIVERMORE ($800,000)
- 🏡DUBLIN ($1.2)
- 🏡SAN RAMON ($1.3)
- 🏡DANVILLE($1.4)
- 🏡ALAMO ($2M)
If you are thinking about purchasing or selling a home, please reach out to me by text, phone, or email. If it is convenient, I can schedule a Zoom chat so we can discuss your home goals. Wishing you all the best on your home journey. Cheers!
eXp Realty
(925) 980-4603
DRE # 01861944
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