Almaden Valley vs Pleasanton (San Jose, Santa Clara: how much, houses, tech jobs)

[aslowdodge]

Originally Posted by roadwarrior101

I agree with what you said. I'd say that downtown Pleasanton reminds me of downtown Willow Glen in San Jose in look/feel (albeit nicer) whereas downtown Danville reminds me of downtown Los Gatos.

Again, I think you get a lot more for your money in a nicer community in the tri-valley. It does get hotter than San Jose, maybe 5-10 degrees in general, although I'd also say that Almaden Valley is much hotter than the rest of the Silicon Valley, so the difference is not significant.

I also agree that the difference in commute is not significant. Distance wise, yes, but I also know people who lived in South San Jose and commuted to jobs near 237, where it could take well over an hour (to go only about 15-20 miles).

Personally, I'd go with tri-valley all the way if I couldn't afford to live in the ultra-elite communities of the Silicon Valley.

I like downtown willow glen and especially like Los Gatos. The downtowns are pretty equal to me compared to tri valley. But having visited all four many times I think the tri valley towns seem to have a more family presence whereas the South Bay towns felt more single and couples oriented.

[ccm123]

The commute is a congested experience and definitely not recommended daily. The afternoon going home is much worse than the morning commute. Every on-ramp to 237 is heavily congested, the streets (Zanker, etc) towards the on-ramps are also crowded, 237 itself is congested, the transition to 880 is congested (although there is a Fastrak lane), 880 to 680 is congested (probably the heaviest part of the commute) and 680 northbound is heavily congested, sometimes backed up as early as Jacklin Road, in Milpitas. The Sunol grade is the reason for the slow traffic.

If you can leave the office before 2:00 PM, you should be able to avoid most of the traffic. It’s easily over an hour one way and can be as long as 90 minutes, otherwise.

If you can limit your commute to just a few days a week/month, living in Pleasanton is highly recommended. I lived in Pleasanton for several years and commuted to North San Jose one-two days a week (was able to work from a home office and in the field, the rest of the week.)


https://www.pleasantonweekly.com/new...st-in-bay-area

Originally Posted by OneOfTheRs

roadwarrior101--thank you for your insights!


jdhpa--thankfully our commute would be more like 5 weekdays per month.. any guesses on typical North SJ-to-Pleasanton afternoon commute times (e.g. as they were six months ago)? And thanks for the confirmation about Campbell being a good option.

[roadwarrior101]

Originally Posted by aslowdodge

I like downtown willow glen and especially like Los Gatos. The downtowns are pretty equal to me compared to tri valley. But having visited all four many times I think the tri valley towns seem to have a more family presence whereas the South Bay towns felt more single and couples oriented.

True. The Silicon Valley in general seems to be a bit more transient with people looking to get rich quick with their stock options and relocate once they make it.

However, I think that Los Gatos is actually the gem. It always felt more family oriented vs other Silicon Valley communities, with not just a beautiful downtown but great views of the mountains and tons of recreation with the Los Gatos Creek Trail going by several reservoirs. It really reminded me a lot of Danville. I actually really was drawn to Danville because I got the same feel but could actually afford a nice house (would've been like $3M in Los Gatos).

The downsides are 1 - very, very expensive, 2 - long commute to Silicon Valley employers (excluding Netflix) due to traffic, and 3 - downtown tends to become a parking lot on weekends with all the Santa Cruz beachgoers using their GPS to avoid the other parking lot on 17.

[aslowdodge]

Originally Posted by roadwarrior101

True. The Silicon Valley in general seems to be a bit more transient with people looking to get rich quick with their stock options and relocate once they make it.

However, I think that Los Gatos is actually the gem. It always felt more family oriented vs other Silicon Valley communities, with not just a beautiful downtown but great views of the mountains and tons of recreation with the Los Gatos Creek Trail going by several reservoirs. It really reminded me a lot of Danville. I actually really was drawn to Danville because I got the same feel but could actually afford a nice house (would've been like $3M in Los Gatos).

The downsides are 1 - very, very expensive, 2 - long commute to Silicon Valley employers (excluding Netflix) due to traffic, and 3 - downtown tends to become a parking lot on weekends with all the Santa Cruz beachgoers using their GPS to avoid the other parking lot on 17.

I was mostly referring to the downtown of each place. In Los Gatos it seemed a younger crowd, but that could be the tech pop you refer to.

[jk88cal]

For $2-2.5M, you can get:

• Mountain View & Sunnyvale: 2200 sq ft SFH, around $1000/sq ft
• Menlo Park, maybe a bit smaller SFH around 2000 sq ft, a bit over $1000/sq ft
• Cupertino, also a bit smaller SFH
• Los Altos, even smaller SFH

You can definitely get 3 bed, 2 baths. You might be able to stretch it for 4 bedroom. It will be a smaller, older home than what you can get in Pleasanton or Alamaden Valley. So buyer needs to be comfortable with that.

The commute will be better. House appreciation will likely be more. However, you will face more competition in the buying process. So you have to be ready to be shopping for 1+ years; looking, bidding, possible rejection, etc.

[OneOfTheRs]

Originally Posted by aslowdodge

I used to live in Pleasanton just a few blocks from downtown... You might also know that there is a large multi pool aquatic center just a few blocks north of ptown. There is also the iron horse trail for biking all the way into Walnut Creek. I’ve ridden my bike several,times and it’s a nice ride.

Oh, the aquatic center and iron horse trail sound great! Thanks for the info.

Originally Posted by roadwarrior101

...Again, I think you get a lot more for your money in a nicer community in the tri-valley. It does get hotter than San Jose, maybe 5-10 degrees in general, although I'd also say that Almaden Valley is much hotter than the rest of the Silicon Valley, so the difference is not significant.

I also agree that the difference in commute is not significant. Distance wise, yes, but I also know people who lived in South San Jose and commuted to jobs near 237, where it could take well over an hour (to go only about 15-20 miles).

Personally, I'd go with tri-valley all the way if I couldn't afford to live in the ultra-elite communities of the Silicon Valley.

Yes, we are leaning that way--we don't mind the heat and really like the small-town feel.

Originally Posted by ccm123

...If you can leave the office before 2:00 PM, you should be able to avoid most of the traffic. It’s easily over an hour one way and can be as long as 90 minutes, otherwise.

If you can limit your commute to just a few days a week/month, living in Pleasanton is highly recommended. I lived in Pleasanton for several years and commuted to North San Jose one-two days a week (was able to work from a home office and in the field, the rest of the week.)

Yes, we can limit the commute to about five days per month, but will not be able to leave anytime before 5:00, but actual time would be more like 6:30 which maybe will be better?

Originally Posted by jk88cal

For $2-2.5M, you can get:

• Mountain View & Sunnyvale: 2200 sq ft SFH, around $1000/sq ft
• Menlo Park, maybe a bit smaller SFH around 2000 sq ft, a bit over $1000/sq ft
• Cupertino, also a bit smaller SFH
• Los Altos, even smaller SFH

You can definitely get 3 bed, 2 baths. You might be able to stretch it for 4 bedroom. It will be a smaller, older home than what you can get in Pleasanton or Alamaden Valley. So buyer needs to be comfortable with that.

The commute will be better. House appreciation will likely be more. However, you will face more competition in the buying process. So you have to be ready to be shopping for 1+ years; looking, bidding, possible rejection, etc.

This is a great summary of what you get for that price range, and the bit about appreciation differences is good to remember.

FWIW we've set the price range more from the standpoint of property taxes--I just can't see paying $3k/month in taxes...

[OneOfTheRs]

(btw sorry for being awol for 10 days--I thought the thread had died--I was very happy to see so many more great comments! Also, I'm new to this forum, and forums in general, so I apologize if my multi-quote wasn't used properly. Thanks again for taking time to answer my question )

[aslowdodge]

Originally Posted by OneOfTheRs

(btw sorry for being awol for 10 days--I thought the thread had died--I was very happy to see so many more great comments! Also, I'm new to this forum, and forums in general, so I apologize if my multi-quote wasn't used properly. Thanks again for taking time to answer my question )

We appreciate you came back and posted. Let us know what you decide in the end and good luck.

[ccm123]

Once the traffic returns to “normal” after the Covid19 situation, traffic leaving at 6:30 PM will be likely just as heavy as leaving the office at 5:00 PM. Silicon Valley is usually a late working culture, with some engineers/developers starting at 10:00 AM or so and leaving the office past 7:00 PM.

Good luck!

Originally Posted by OneOfTheRs

Yes, we can limit the commute to about five days per month, but will not be able to leave anytime before 5:00, but actual time would be more like 6:30 which maybe will be better?

[Moddedintegra56]

some people love suburbia and alamden valley fits the bill. It's as nice of suburbia as you can get in the south bay that isnt so cookie cutter. its a bit older when homes werent all built to look the same, lots are bigger, and the home owners there have really kept the neighborhood clean. Some have already renovated. Wide treets and very quiet. You want new suburbia that looks more cookie cutter, you can go to Evergreen, but that is basically part of east side san jose so the fall off of crime and undesireable location is just in your backyard. While in Almaden valley, there really isnt any unless you consider blossom valley gangster.

Pleasanton and rest of desireable tri valley areas you do get more for your buck, likely newer too, at the cost of being further. San jose is a much superior city than any of those tri valley cities though. South bay > tri valley, eastbay, etc.

Los Gatos, Campbell, Saratoga, Cupertino is where you go if you are a baller. Having those cities in your address when you fill it out rather than San Jose, puts you on another level than the rest of the peasants who have to put San Jose on their address--and Milpitas (people who think they are better than san jose when they really arent lol)

and might i add, you are a baller, 3 million budget seems like it aint no thang like a chicken wang to you.