Need advice! Orinda vs. Alamo, Danville (San Diego, Vista: gated, lease, work)

[LDS]

We're looking to move to the East Bay & we have a toddler & baby. (Currently renting on the Peninsula but are priced out of the market here). I don't have any friends on the East Bay so have lots of questions & would love some input.

Looking seriously at Orinda but also wondering about Danville and Alamo. My husband will have to commute to Redwood City area but we're ok with this - something has to give... I grew up in La Jolla (San Diego) so am not deterred at all by potential "snobbynish" areas.

The most important factors for us are strong public schools, family friendly & very safe neighborhood and then the house itself (min 3 br, 2 ba with a min 10k sq foot lot size that is usable). My husband isn't a fan of these new developments, a la San Ramon. Orinda seems great (esp loved Sleepy Hollow area)- schools are top notch (at leased based on API scores), older houses, large lots, and it seems a better commte to RWC than Danville. Husband doesn't love the fact that there's no real downtown/shops/restaurants etc. Here are my many questions:

- What is the difference between Orinda vs. Danville or Alamo?
- Whats the story with Blackhawk- Danville?
- Does Alamo have a high school? Where do Alamo kids go for HS?
- What's the difference b/w the 4 Orinda elementary schools?

Thank you all for your help!

[clongirl]

We've also been looking around some those areas but surprised to see Alamo and Orinda on your list as being more affordable than the Peninsula!( It's ridiculous still isn't it?! ((my husband works down there also)). From my experiences, (with shopping around for houses) is that Danville's house prices are FAR better than what I've been seeing in Orinda. Much better value for the money in terms of square footage, and lot size. I'm not sold on Orinda (yet) since every house I've seen is pretty much on the side of a very wooded hill (not great for kids in terms of flat yard for playing!) and the windy, scary roads are not my thing. There are however, some "flatter" areas on the south side of highway 24. I do like the fact that Orinda is closer to the City (which matters a lot in my family).

I can't help you with the Danville schools, but they seem alright overall per one of the school ratings websites, but I hear that the "Glorietta Elem" is the best in Orinda. In my investigations, most of the schools in these areas you mentioned are pretty good, so it doesn't seem like one school would be THAT much better than the next. The Danville downtown area is much nicer than Orinda's. Sorry , no help here with Alamo, however. For me, it's just always that had "snob" factor that probably isn't even true anymore so I personally never looked into it or thought I could afford it!). Looks gorgeous though!

So I guess, in terms of value and newer, bigger, houses, on flat lots, and a pretty cool downtown area, then Danville would be a better choice. Prices seem to be really going down there imo. For proximity to the City, and probably a little better for your husband's commute, then Orinda. For safety and school rankings, then there's not a huge difference. (sorry, nothing you probably didn't already know!) It's probably all just boils down to a personal preference to the "feel" of the place.

[LDS]

thanks for your input. yes, Orinda is a lot more affordable believe it or not than the peninsula. (over here- Palo Alto, Los Altos, Menlo Park- a small 3 br, 2 ba 1500 sq. ft house on a approx. 8k lot size goes for around $1.4m - absolutely crazy.) But, it's all relative that's for sure.

I hear you on the hills and windy streets in Orinda - that's definitely not what we want either. But, there are some flat/flatter areas so we'd be looking there. Since you've been "shopping", what areas in Danville are the best? (in terms of family friendly, safe, near the best schools, bigger lot sizes, etc.) I've heard of Blackhawk - seems like the most pricey area? Are there any young families tehre? What areas should i look into?

thanks again!

[aslowdodge]

Schools in both Alamo and orinda are all very good. In Alamo the hs is Monte Vista. In Danville its San Ramon Valley HS.
Danville has a nice downtown with old and new mixed together. It has more charm then Orinda's downtown IMHO.
Alamo has a small downtown shopping area on Danville Blvd.
In either city you could go to downtown Walnut creek in less than 10 minutes and there's lots of shopping and resteraunts there.
Blackhawk is a gated community thats pretty nice, but I wouldn't live there myself. It's also tucked back in the hills (but not tiny twisty roads like orinda). Homes in blackhawk might be a deal now as nothing is moving at all. There is shopping by there with Blackhawk plaza-(mini beverly hills that has problems keeping tenants due to lack of foot traffic. It's a beautiful outdoor mall, but I think it has a reputation of being overpriced so very few people shop there.) and also a bigger strip mall with a safeway and assorted other shops.
As far as safety crime is very low in both your options. My personal choice is Danville or Alamo.

[aslowdodge]

oops double post

[NH2008]

We have good friends in Orinda. I believe all the schools are considered top notch - certainly the best in the East Bay. I've heard they have a private endowment so they are really well-funded (I don't know, but that's what I've heard) and I know local parents are really active in the schools. It's very family-oriented and suburban. Friends describe it as a "small town." You will pay more for a flat lot which is why a lot of people end up on hillsides. There are great public parks, though. And of course it is near the Temple (just guessing based on your screen name, hope that is not inappropriate) which is one of the reasons our LDS friends chose to settle there. I do think the commute from anywhere in the East Bay to RWC is going to be rough but I hear you on the pricing - we're renting too.

[18Montclair]

Piedmont and Orinda have perhaps the 2 highest scoring public school districts in the entire state of California-let alone just the East Bay.