Pleasanton Homes for Sale

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Pleasanton is a good size city that has a small town feel!


Are you considering moving to the sunny town of Pleasanton?

In order to determine if you should purchase a home in Pleasanton, please watch my YouTube video – 17 items you need to know before you live in Pleasanton.

  1. The neighborhoods and communities are beautiful, quiet and safe.  The key items that separate one neighborhood from the other is age and size of the property and cost. You will find the majority of Pleasanton’s neighborhoods are well maintained and in good order. There are a few communities in Pleasanton that are gated. The main two are Golden Eagle and Ruby Hill Estates. You might also be interested in checking out my pages on Foxborough Estates, Vintage Hills II, Vintage Heights, Mission Hills and Vintage Hills.
  2. Weather is amazing. No snow, fog or humidity. Yes, it does get hot in the summer. Average summer months temperatures range between the low 80’s to the low 90’s and occasionally temps can reach the low 100’s. However, it usually starts cooling off between 5:00 to 6:00 pm and again, there is no humidity and mosquitoes!
    Winter months are pretty mild here. The biggest rainfall month is February with an average total of 3.6 inches. California does have its drought years which has taught us over the years how to manage our yards more accordingly.  Back to the snow… this means no salt on the road which can damage your car. To know what the current weather is in Pleasanton, please visit:  Pleasanton weather
  3. Cost of housing: Pleasanton by far is not the cheapest area. However, if you compare the average price of a 1,500 sq. foot home to a comparable home in the South Bay area such as Sunnyvale, Mountain View, Menlo Park and Cupertino, these cities have the tech headquarters for companies like Google, Apple, LinkedIn, Facebook, etc. You will see Pleasanton’s average sales cost is a little over $1M which is $678 a sq. foot., compared to the South Bay cities I mentioned average sales price is about $1.9M which is $1,300 a sq foot.
  4. Commute: Pleasanton is a bedroom community which means it’s a suburb inhabited largely by people who commute to other cities for work. So where are the cities many people commute to? Well as I just mentioned in the cost of housing section, the South Bay areas…which is Sunnyvale, Mountain View, Menlo Park, and Cupertino.  This is only a 30 minute drive from Pleasanton, however in commute time, it can take up to 2 hours each way…. this sucks! Fortunately, there are several ways to get there in style and in comfort. One way is commuter bus. Many tech companies offer their own commute coach bus. These buses usually have comfortable seats with WiFi. There is also the Ace train. Once you get to your destination train station, you can take a Lyft or Uber to your company. Some companies offer private shared buses that offer regular scheduled pick up and drop off services. If you are going to the Oakland or San Francisco area, there is BART. Let me give you an example. My wife works in the city of Emeryville which is next to Oakland.  She has been commuting there for over 8 years. She has never driven to work once. She takes BART every day. To know more about the current traffic on Pleasanton freeways, please visit:  Pleasanton Traffic.
  5. Pleasanton is close to everything. If you like skiing, camping and hiking we have the spectacular Sierra mountain range which is located in the beautiful Lake Tahoe area. It is approximately a 3 to 4 hour drive from Pleasanton. If you like the beaches we have Santa Cruz which is about an hour away, and if you want to do some sight-seeing in the San Francisco area, that too is just about an hour. When my wife and I want a change of scenery, we will go to the famous San Francisco Pier 39/Fisherman’s Wharf. To make it easy, we just take the BART train right from the Pleasanton station. This means there’s no driving hassle, or the headache of parking. Now if you are in the mood for wine tasting, the Napa Wine Country is about 2 hours away. For more information on events in San Francisco, please visit:  San Francisco events (eventbrite). 
  6. Local activities: Golf – we have numerous public golf courses in and around the Pleasanton/Tri-Valley area that are no more than a 25-minute drive. Livermore wineries – just about a 25-minute drive from Pleasanton. Pleasanton also has great bike and walking paths. Pleasanton has 44 community and neighborhood parks.  Pleasanton also has approximately 24 miles of trails, and 600 acres of undeveloped space.  For more information on this, please find watch my Pleasanton Park and Trails YouTube video. For local events in the Pleasanton area, please visit: Pleasanton’s Top Coolest Parks & Walking TrailsPleasanton Patch.
  7. Pleasanton Downtown. Pleasanton’s downtown Main Street area has numerous actives such as their famous Saturday mornings farmer’s market, weekend street fairs and parades. To find out about upcoming events please see the Downtown Association, please visit:  Pleasanton Downtown Association.
  8. Alameda County Fairgrounds host several events throughout the year to include the annual county fair, the summer car Good Guys car show, and in the fall they have the ‘Pirates of Emerson Haunted Themed Park’, which is a Halloween tradition. They also have horse racing during the county fair season. To find out more about these events, please visit:  Alameda County FairgroundsPleasanton Goodguys ShowPirates of Emerson Haunted Themed Park.
  9. Restaurants: Pleasanton has numerous restaurants along downtown Main Street. You will find a variety of cuisines. You will also find several shopping strip malls that feature popular chain restaurants such as Chili’s, Panda Express and Habit Burger. To find out more about restaurants in Pleasanton, please visit: Tripadvisor  Restaurants in Pleasanton.
  10. Stoneridge Mall has many stores, including such large chains as Apple Store, Macy’s, JCPenny’s.  They also have many restaurants such as PF Chang’s, The Cheesecake Factory and California Pizza Kitchen. To know more about Pleasanton Stoneridge Mall, please visit: Stoneridge Mall in Pleasanton.
  11. San Francisco Dining and Entertainment: You are just an hour away whether you choose to drive or take BART. There are numerous restaurants along Fisherman’s Wharf, The Cannery and Pier 39. And of course, once you get to know the San Francisco area you will find numerous restaurants found throughout the city. For entertainment, you have many events to choose from such as plays, concerts and sporting events. You don’t have to spend any money to have a good time. You can find amazing street performers in and around the Pier 39 area. One item I want to mention is the annual San Francisco Fleet Week event. It’s usually held the 2nd week in October and concludes on that weekend with a spectacular aerial performance by the Navy’s Blue Angels.  This is a free event. It does get crowded, so I recommend you take BART. To learn more about San Francisco events, dining and entertainment, please visit: SF eaterSF Entertainment.
  12. Great schools. One of the biggest selling features of Pleasanton is their award winning schools; they are excellent. To know more about Pleasanton schools, please visit: Pleasanton School District.
  13. Pleasanton is a super pet friendly town. Pleasanton has numerous public parks that all allow dogs. If you would like your dog to run off leash, visit Cubby’s Dog park.. On most Saturday mornings, weather permitting at the Main Street farmer’s market there is pet adoption day. Pet rescue and adoption is something my whole family has been passionate about for years. I believe between my wife and  our 2 daughters, collectively we have rescued over 11 dogs and one cat. To learn more about Pleasanton parks, including Cubby’s Dog park and Pleasanton’s Pet adoption day, please visit:  Cubby’s Facebook pageFarmer’s market dog adoption day Patch  Pleasanton’s Top Coolest Parks and Walking Trails.
  14. The freeways: Pleasanton has easy access to the two freeways that surround the town which are 580 and 680. Both freeways have been upgraded with commute and toll lanes.
  15. Sports teams: For baseball we have the San Francisco Giants which play in San Francisco. The stadium they play at is right on the San Francisco Bay…. it’s beautiful. It is accessible by BART with a Muni Metro transfer. For the East Bay we have the Oakland Athletes (A’s) that play in Oakland.  You can also take BART right to the Oakland Coliseum. For football we have the San Francisco 49er’s. They play at their new ‘state of the art‘ Levi’s Stadium in Santa Clara. If you like ice hockey we have the San Jose Sharks, which play at the SAP Center in San Jose. And last but not least we have the Golden State Warriors who will be moving to their new stadium in San Francisco the Chase Center. To learn more about this, please visit: San Francisco Bay Area Sports Teams
  16. Property tax – Under Proposition 13, the annual real estate tax on a parcel of property is limited to 1% of its assessed value.  The property tax in California is an ad valorem tax meaning that the tax assessed (generally) increases and decreases with the value of the property. Under Proposition 13 tax reform, property tax value was rolled back and frozen at the 1976 assessed value level. Property tax increases on any given property were limited to no more than 2% per year as long as the property was not sold. Proposition 13 initiated sweeping changes to the California property tax system. To find out more about this, please visit:  Proposition 13.
  17. Pleasanton is a very friendly and community focused town. Probably one of the main features that separates Pleasanton apart from other towns is its local connection with its community. As discussed earlier, their downtown Main Street area hosts numerous events throughout the year from street fairs, Farmer’s Market, Friday night concerts, parades, etc. But that is just the tip of the iceberg. The City of Pleasanton Recreation Department has several different sports programs to include basketball, baseball, soccer, swimming, skateboard, tennis, outdoor hockey, golf, etc. They have programs for all ages from kids to adults. During the summer months they have day camps for kids. Now due to our current COVID-19 environment all sporting activities are on hold. For the performing arts we have the Firehouse Arts Center. They host several types of events to include concerts and plays. To find out more about this, please visit: Pleasanton Recreation.


See below for all current properties for sale in Pleasanton


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Alameda County Fairgrounds in Pleasanton

They hosts annual the annual County Fair and much more!

Special events include:

The Alameda County Fair. The County Fair made its debut in Pleasanton in 1912. It has been celebrating its heritage and diversity of the community for more than 100 years. It is ranked among the top 50 Fairs in the U.S. and has won numerous national and international industry awards. To find out more, please contact: Alameda County Fair.

Goodguys Rod & Custom Association car show.  The Goodguys Rod & Custom Association promotes and produces some of the world’s most dynamic automotive events. Founded by  Gary Meadors in 1983, Goodguys Rod & Custom Association is the world’s largest hot rodding association with over 70,000 active members worldwide. Goodguys events feature thousands of candy colored hot rods and customs, tricked out trucks, mighty muscle cars and regal classics sprawled throughout venues such as lush fairgrounds, super speedways and large outdoor stadiums.

The cars, the vendor exhibits, the adrenaline-pumping Goodguys AutoCross, the live entertainment and colorful people create a festive atmosphere charged with electricity. Goodguys offers over 18 events annually across the country from the coast to coast and border to border. Their events range from two-day affairs attended by 30,000 to 40,000 people to three day extravaganza’s attracting over 100,000 auto enthusiasts. To find out more, please contact: The Goodguys Rod & Custom Association.

Pirates of Emerson Haunted Themed Park: “Pirates of Emerson” will return to the Alameda County Fairgrounds with a new, haunted drive-thru experience.  Organizers of the East Bay’s acclaimed, annual attraction said they opted for the new “contact-less” format for 2020 due to the COVID-19 situation. To find out more, please contact: Pirates of Emerson.

 The Lantern Light Festival: A Little Bit of China is coming to the Alameda County Fairgrounds! If a great evening for you includes a new cultural experience, giant works of art, dazzling lights, and fun for the whole family, do not miss the Lantern Light Festival. Using a craft handed down from family to family for over 2,000 years, a team of thirty artisans from Zigong, China has transformed the Alameda County Fairgrounds into a nighttime spectacular of light and color.
Each hand-crafted lantern is made of sculpted steel frames filled with LED lights, and covered with brilliantly colored silk-like fabric. The results appear as three-dimensional stained-glass sculptures. Attendees will see hundreds of lanterns in a kaleidoscope of colors, shapes, and themes, including a 400-foot long Dragon, a giant Panda, lantern tunnels, flowers and dolphins.
While the massive Chinese lanterns are the stars of the event, the Lantern Light Festival has something for everyone. See Chinese acrobats and artisans creating unique souvenirs. Watch your children navigate the Forbidden City Maze, find hidden gems, or ride on the back of a lion. And make sure to visit the Wishing Tree, another ancient Chinese tradition, and ask for good fortune!  Various food vendors and refreshments are available on site. To find out more, please contact: The Lantern Light Festival.

Pleasanton Race Track: The fairgrounds is also home to the historic, oldest, one-mile dirt track in America. Built in 1858 by the Bernal family, the track originally served as a winter horse training facility. Over the years, some of California’s greatest racehorses including the legendary Seabiscuit were known to have trained at the property. Live horseracing at the meticulously maintained track remains one of the Alameda County Fair’s flagship events. To find out more, please contact: Alameda County Fairgrounds Horse Racing.


Pleasanton’s Main Street and Downtown Association

They host numerous events throughout the year!

Downtown Pleasanton is a historic district of business and residential properties located in the southeast corner of the City of Pleasanton. In 2000, Pleasanton joined the ranks of certified California Main Street Communities.

As you walk through downtown Pleasanton you will feel like you have been transported back in time. Many of the historic old buildings, were once connected by secret tunnels under Main Street. You will find each building has its own personality and story to tell. Some of these stories will include Mary Pickford, Phoebe Apperson Hearst, Abbot & Costello, Presidents and the famous racehorse Seabiscuit, the lawless “Three Fingers” Jack Garcia bandits and bank robbers that got away! There are also a few stories about speakeasy shut down by Earl Warren, a brothel or two, and a Prohibition-era racketeer named Paul “Bouquet” Cohn!

Oh, did I tell you…..A few of these buildings may even have ghosts from their pasts. These great buildings exhibit an assortment of historic architectural flare from Victorian, Italianate, Richardson Romanesque, Mission Revival and Colonial Revival to Craftsman, Art Deco and Modern. In the fall, Pleasanton’s museum host their annual ‘Ghost Walk’. To find out more, please contact: Pleasanton’s annual Ghost Walk.

Take the self-guided tour.  Please explore all of the history and architecture that Downtown Pleasanton offers at your own pace with the self-guided tour on your cell phone.   To learn more, please contact:  Free Walking Tour. Take your time as you tour this beautiful downtown area. This self-guided tour is complimentary. The Historic Downtown Pleasanton Audio Tour is funded in part by the L.J. Skaggs and Mary C. Skaggs Foundation.

The Pleasanton Farmers’ Market is open every Saturday, year-round, rain or shine to provide you and your family with the season’s freshest fruits and vegetables, all California-grown and sold to you by the very farmers that planted, nurtured and harvested the crop.

Be sure to stop by and explore everything this wonderful market has to offer! Visit the Pacific Coast Farmers’ Market Association’s website for updated hours and information.

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