San Ramon Homes for Sale

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San Ramon is an amazing city that has a lot to offer!


The city of San Ramon is located in the Tri-Valley region which is located in Contra Costa County, California.  San Ramon was incorporated in 1983. It’s approximately 35 miles east of the City of San Francisco in the San Francisco Bay Area.  The San Ramon Valley is known for its scenic beauty, suburban charm, excellent schools, and proximity to major employment centers.

San Ramon’s location: The city of San Ramon occupies a land area of 18.56 square miles. San Ramon is adjacent to Danville, California, to the north and Dublin, California, to the south. Unincorporated county lands border San Ramon to the east and west. It is located around 500 feet (150 m) above sea level. Mount Diablo flanks the city to the northeast and is prominently visible from almost all parts of the city. The Las Trampas Regional Wilderness borders San Ramon’s extreme northwest, at the northern end of Bollinger Canyon. The smaller Bishop Ranch Regional Preserve straddles San Ramon’s western border, located approximately between Interstate 680 and the Alameda County line.  San Ramon is the 4th largest city in Contra Costa County.

San Ramon’s Business: In Bishop Ranch Park (Business Park), San Ramon is home to the headquarters of Chevron Corporation24 Hour Fitness, the West Coast headquarters of AT&T, the Global Software Center of General Electric.

San Ramon also has San Ramon Regional Medical Center.

San Ramon’s weather: San Ramon’s weather typifies a Mediterranean climate, seasonal, and moderate. Summers are warm to hot and dry, while winters are mild or cool, wet and rather short. Its weather is similar to the adjacent cities of DanvilleDublin and PleasantonFog can be infrequent but occurs normally in the western reaches of the city, at the eastern mouth of Crow Canyon, through which marine weather patterns funnel in from the San Francisco Bay via Castro Valley. It usually burns off by mid-to-late morning.

Average January temperatures are a maximum of 58 °F (14 °C) and a minimum of 36 °F (2 °C). Average July temperatures are a maximum of 83 °F (28 °C) and a minimum of 56 °F (13 °C). January is normally the wettest month, averaging 5.20 inches (132 mm) of precipitation and followed by March, is the second wettest month averaging 4.15 inches (105 mm) of precipitation. July is usually the driest month, with an average of only 0.06 inches (1.5 mm) of precipitation. Snow is extremely rare except for Mount Diablo, but hail occurs a few times in the winter. To know what the current weather is in San Ramon, please visit: San Ramon Weather.

San Ramon’s public schools: San Ramon public schools have excellent ratings. To know more, please visit: San Ramon Valley Unified School District.

San Ramon residential real estate:  San Ramon offers several types of residential properties to choose from. The older area of San Ramon is located on the south side, bordering Dublin.  You will find single family 1 and 2 story homes ranging in square feet from 1,200 all the way up to 2,500+. The majority were built in the early 1960’s to 1970’s.

In the 1980’s, Shapell Homes developed a large tract of homes along the north area of Montevideo (where it crosses San Ramon Valley Blvd.). These homes are larger (2,500 + sq. ft) and many have 3 car garages. In that same period developer, Carl Dame built Twin Creeks. These homes vary in style and size from small condominium’s, 1 to 2 story Tri-levels and 5 bedroom homes with 3 car garages.

On the west side hills of San Ramon, you can find good size homes with large lots. Many homes have amazing views of the San Ramon Valley and Mount Diablo.

On the opposite side (east) of Bollinger Canyon Road is Bollinger Hills. These homes were built in the 1980’s. Many of these homes are located in gated communities. Some have awesome valley views.

Further east you will find newer developments such as Gale Ranch and Windemere. These homes also offer a variety of designs, sizes, views, golf course, etc. The main developers were Centex, Lennar and Toll Brothers.

Windemere community has newer schools, city parks, walking trails, library and community center.  Many of the homes located in this community may have slightly higher property taxes to off set the cost of the infrastructure.


See below for all current properties for sale in San Ramon


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San Ramon is part of the Tri-Valley Region

What is the Tri-Valley?

What is the Tri-Valley? The Tri-Valley area is a triangular-shaped region of the eastern San Francisco Bay Area, 18 miles southeast of Oakland and 33 miles from San Francisco. It encompasses the cities of DublinLivermorePleasanton and San Ramon, the town of Danville and the CDPs of AlamoBlackhawk and Diablo.

The three valleys from which it takes its name are Amador ValleyLivermore Valley and San Ramon Valley. The region is well known for its Mediterranean climate, wineries, historic downtown areas, high cost of living and fine dining. It is a primarily affluent suburban area with a population of about 361,000. It offers more affordable living accommodations than the cities of San Francisco and San Jose.

The Beautiful Tri-Valley Region

8 Reasons for living in the Tri-Valley area

8 Reasons for living in the Tri-Valley area

1- Weather is amazing. Tri-Valley’s climate is mild. No snow, fog or humidity to speak of. 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 6:00 to 7:00 pm and again, there is no humidity and mosquitoes! Most rain falls in the winter. Snow almost never occurs, although it sometimes falls on the tops of surrounding mountains, especially Mt. Diablo. In winter, daytime temperatures reach the 50s and 60s, while nights are in the 30s and 40s, dipping on rare occasions into the 20s. Mean annual rainfall ranges from about 14 inches in Livermore to 23 inches in Alamo.

2- The Tri-Valley features access to many recreational options, including:

3- Cities in the Tri-Valley area are 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. 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).

4- Local activities: Cities in the Tri-Valley have numerous public golf courses that are no more than a 25-minute drive. Livermore wineries- under an hour drive. Cities in the Tri-Valley area also have great bike and walking paths, public parks, miles of hiking trails and thousands of acres of undeveloped space.  For more information on this, please visit: Tri-Valley Trails and activities.

5- 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 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.

6- Tri-Valley regions freeways: Two major highways, Interstates 580 and 680 cross the Tri-Valley area. Interstate 580 runs east to west, connecting the area to the Central Valley to the east and the North Bay area to the west. Interstate 680 runs north to south, connecting the area to the South Bay area in the south, and the Concord-Walnut Creek area in the north. The two interstates cross on the border of Dublin and Pleasanton. The freeways are kept in good order and maintained by Caltrans (California Department of Transportation). Both freeways have been updated with commute and toll lanes.

7- 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.

8- Tri-Valley region/California 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.

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