The pros and cons of living in Pleasanton, California. Stop the move and watch this first!

Warren Oberholser
Warren Oberholser
Published on January 7, 2021

Warren’s “Best Pleasanton Homes Under 👉 $1,000,000”

Warren’s “Best Pleasanton Homes Under 👉 $1,000,000”

Hi, I’m Warren Oberholser. I’m a realtor in the East Bay Tri-Valley area in Northern California. My goal is to help both buyers and sellers get maximum results for one of their biggest investments, their home.

Just a little background, Pleasanton is bordered between Dublin on the North side and Livermore on the East side. It can be accessed from either the 580 or 680 freeway.

If you’ve visited my channel before, you know that I’ve already posted several videos on Pleasanton, from their community parks, local neighborhood, property tours, events, and activities. Please see links below for Pleasanton videos:

Pleasanton Neighborhoods: Tawny Park, Foxborough Estates, Vintage Heights, Vintage Heights II, Vintage Hills Park, Vintage Hills

Pleasanton Parks: Pleasanton’s Top Coolest Parks and Walking Trails, Kottinger Community and Memorial Parks

Pleasanton: Top 5 Reasons to MOVE to Pleasanton, How to BUY a HOUSE in Pleasanton California the RIGHT way, 17 items you NEED to know FIRST before living in Pleasanton California – moving to PLEASANTON CA, Pleasanton Cost of Living

So to make video and article interesting for you and a bit challenging for me, I’m not going to repeat anything I’ve already discussed in my prior videos. There may be the same topic, like traffic or activities to do, but what I’m going to share with you is new information I haven’t provided before. Hopefully, by reading and watching my video, we’ll give you some new information on Pleasanton so you can decide if it’s the right place for you.

Let’s get started on the cons for living in Pleasanton, California.

Number one, Pleasanton has traffic. As I discussed in previous videos, Pleasanton’s commute traffic to the Silicon Valley and the San Francisco area is brutal. However, Pleasanton can also have local traffic, especially when there’s events at the Alameda County Fairgrounds.

The two biggest events are the Alameda County Fair, which runs for about two weeks, generally starting in the second to third week in June. The second is the Good Guy Car Show, which is usually a three-day event, and it’s held around the third week in August.

Number two, High cost of housing. As I’ve discussed in prior videos, Pleasanton by far is not the cheapest area to live. Overall, Pleasanton’s cost of living average is 227.8 compared to the national average at 149.9 compared to California. Now, this means it’s 127.8 higher than the US average and approximately 50% higher than California.

To add to this, if we compare Pleasanton to Livermore, which is one of the cities in the Tri-Valley area that borders Pleasanton on the East side, it’s approximately six miles away. Livermore’s cost of housing is 30.3% less than Pleasanton. The median home cost in Livermore is $784,600. The median home cost in Pleasanton is $1,125,600.

Number three, Bart parking. Having a Bart station for is definitely a pro or a feature. However, Bart has limited parking, especially in the commute time. If you can get a ride to the station, great. However, if not, you may want to consider just taking Lyft or Uber to the station.

Number four, Limited dining. Pleasanton has some great restaurants on their main street area. They also have large chain restaurants like Chili’s, Panda Express, and Cheesecake Factory. However, if you’re looking for a large variety of dining options, you may be disappointed.

Number five, Pleasanton, like all the other Tri-Valley cities, doesn’t have much nighttime activity. It’s basically a quiet town. Yes, you can always go out and have dinner at one of the local restaurants. However, if you’re planning to go out in the evening for dancing, comedy, concerts, professional sports events, you’re not going to be able to find this in Pleasanton.

This wraps up the cons. Now we’re going to do the pros. As I discussed in the beginning, I’ve already posted several videos on Pleasanton, discussing all the features and benefits of the town. So the challenge for me is to give you something new that I haven’t discussed. So here we go.

Number One, Pleasanton has unique things to do. The Preserve and Moller Ranch Hiking Trail offers a lot to hikers and is a bit of a mystery to find. Many Pleasanton residents have no idea it exists. What I recommend is park at The Preserve staging area where you can access the upper trail, which is the preserve. The lower area is Moller Ranch Trail. Total length for both trails is a little over three miles. You’ll see all kinds of nature. Be prepared to hike on uneven terrain and steep inclines at times.

Now when you finish your hike, make sure you walk up street just about 50 feet to Laurel Creek Park. This place is really cool. You’ll find picnic tables that have amazing views of the city and mountains around.

Number Two, Pleasanton’s historic district. As you walk through downtown Main Street, you’ll feel you’ve been transported back in time. Many of these historic buildings were once connected by secret tunnels under Main Street.

Number Three, Pleasanton is haunted. Well, not really. These great buildings exhibit and an assortment of historical architectural flare from Victorian craftsmen, art deco, to modern. So apparently, over time, stories have been told about ghostly sightings making their appearance at some of these buildings. FYI, I’ve lived here for about four decades and I’ve yet to see any, but you never know.

In the fall, Pleasanton’s museum hosts their annual ghost tour. Before I leave the downtown area for Pleasanton, I want you to know that you can use your cell phone to take a self-guided tour.

Number Four, Pleasanton’s infrastructure. As I mentioned in my previous videos, Pleasanton has over 44 community and neighborhood parks, great schools (Pleasanton Unified School District), and a well-maintained downtown area.

What I want to discuss now is how the town maintains these public areas so they always look in good order. Pleasanton prides itself on going the extra mile when it comes to their city’s maintenance. The play area equipment in the parks and schools are checked and maintain regularly so they’re in good order and repaired and replaced when needed. The city’s public roads are also maintained well, and the town’s overall appearance is clean and kept in good order by their landscaper and maintenance personnel.

Number Five, Pleasanton’s residential real estate. Pleasanton’s residential real estate has a lot to offer. You’ll find a variety of properties from condos to large homes situated on acres of land.

Pleasanton has several communities. And for this article/video, I’m just going to discuss a few. Looking at Pleasanton from an aerial view, you’ll see it resembles a rectangle. The homes on the West side tend to be large

custom homes. This area is Castlewood. They have their own country club, which is private and they feature two 18 hole golf courses. Going North on the West side is The Preserve and Moller Ranch communities. This is the same area for the two hiking trails I discussed earlier in this video. Moller Ranch is a mixture of track and custom homes. The Preserve are large homes up to 4,500 square feet. Most of them have good size lots between a quarter to a half an acre.

The last neighborhood I’m going to mention is Birdland. Birdland is part of a larger community called Pleasanton Valley neighborhood. This is one of the most popular older communities that’s located in the central area of Pleasanton. These homes are built in the mid sixties through the early seventies. They’re a mixture of one to two-story homes, ranging from 1,500 to 3,000 square feet. They have two neighborhood parks, Woodthrush and Walnut Grove, and access to Pleasanton’s largest community park Ken Mercer Sports Park. By the way, all the streets are named after birds, so hence the name Birdland.

Number Six, Pleasanton was named one of the 10 best places to visit in the United States. In 2018, Pleasanton was ranked number four on Livability’s top 10 best and underrated places to visit in the United States for the town’s festivals, celebrations, and mild year round climate.

This concludes my pros and cons for living in Pleasanton, California. Again, my goal in this video was not to repeat anything I’ve discussed in my prior videos on Pleasanton. So to learn more about this town, please see the link below for my other videos.

Now, it’s time for my Pleasanton bonus. If you’d like to know my top picks for Pleasanton properties under a million dollars, then click on the link below so you can have immediate access to them. Warren’s “Best Pleasanton Homes Under 👉 $1,000,000”

I hope you enjoyed this article. Please let me know if you have any questions. Warren


Hello…I work with both buyers and sellers in the Tri-Valley area of Northern California. The Tri-Valley is comprised of 6 cities: Pleasanton, Livermore, Dublin, San Ramon, Danville, and Alamo. To better understand what each city has to offer, I have created a Pros and Cons video and BLOG for each – (Pros & Cons for Pleasanton, Pros & Cons for Livermore, Pros & Cons for Dublin, Pros & Cons for San Ramon, Pros & Cons for Danville and Pros & Cons for Alamo). 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!

Warren Oberholser

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Warren Oberholser

eXp Realty

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(925) 980-4603

DRE # 01861944


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