San Ramon has a lot of choice for the home buyer moving in to the area, from condominiums and modest ranchers to large estate type properties. Many of the larger homes are of newer construction, which does not necessarily mean large lots, of course. As a former rural community, it should come as no surprise to discover that there are also homes with acreage, although these rarely come on the market.
Older San Ramon Homes
The older San Ramon neighborhoods are on the South side, next to the border with Dublin. South San Ramon has some of the more affordable single family homes in the area with prices starting around $700,000. This area has improved considerably in recent years and people continue to improve and remodel homes here, often to a very high standard.
San Ramon Home Developments After 1970
Moving North, the homes become more expensive. Montevideo Drive cuts across from San Ramon Valley Blvd to Alcosta Blvd and north of Montevideo is Inverness Park, a 1980s subdivision built by Shapell Industries. These homes were certainly sized very generously for the times, mostly with 3-car garages, and the area is much sought after today.
Another notable development is Twin Creeks, developed in the 1970s by Carl Dame, a prolific local developer. Twin Creeks homes are very varied from small condominiums and town homes through 1 and 2 story (and tri-level) 3 and 4 bedroom homes and some substantial 2 story, 5 bedroom homes with 3 car garages, many on large lots.
Across Bollinger Canyon Road from Twin Creeks is Bollinger Hills, also a Dame development. This is like an upscale version of Twin Creeks with some of the homes resembling the larger homes in Twin Creeks. Lot sizes are mostly generous and many of the homes have outstanding views.
The 1980s saw a boom in San Ramon real estate with many developments, large and small being constructed. Canyon Lakes (one of the few gated communities here), Country View, Vista San Ramon and Canyon Creek are just a few of these.
Newer San Ramon Homes Developments
When Shapell homes broke ground in Gale Ranch, this set the scene for a number of developments on the east side where homes continue to be built to this day under the auspices of Toll Brothers. Gale Ranch is a well planned community of several neighborhoods and detached homes here start around $700,000 although one can easily pay well over $1.5 million.
The most recent major development in San Ramon is Windemere, a master planned community on the east side of San Ramon beyond Gale Ranch. Work here began in 2001 and the neighborhoods are now complete. In addition to developments by a number of home-builders such as Centex and Lennar, Windemere has many parks, trails, schools, a library, community center, performing arts center and much more. Note that property taxes are higher in Windemere. The money for all of this infrastructure has to come from somewhere!
Although most of the new development is on the east side, there are a number of relatively small, newer neighborhoods on the west side, the largest one being Norris Canyon Estates by Toll Brothers. This is another large development and comprises large executive homes set on large lots. Prices start well above $1m.
You can learn more about San Ramon by visiting the official San Ramon City website.
Featured San Ramon Neighborhoods
Location in San Ramon
This major San Ramon Toll Brothers undertaking, initially instigated by Shapell Homes, is East of Highway 680, along Bollinger Canyon Road up to Crow Canyon Road and Dougherty, right up to Windemere. This is a large development started in 1995 and continuing.
Gale Ranch Home Sizes / Types
A wide variety of home styles and sizes can be found here from 1350 square foot townhomes to 5,000+ square feet executive style detached homes. Lot sizes vary considerably with many homes below 6000 sq. ft. although some have quite large lots by San Ramon standards.
Facilities in Gale Ranch
Gale Ranch comprises a number of subdivisions with varied facilities (and HOA dues). Some have a pool and/or a playground etc., while just have common areas that are looked after by the HOA. The Bridges golf course is a major attraction and the San Ramon schools are among the best in the area.
Gale Ranch is one of Toll Brothers’ premier developments in the East Bay. With many communities and prices to suit most pockets it quickly achieved a great reputation among home buyers in San Ramon.
Home styles vary but are mostly Mediterranean influenced with white stucco walls and Spanish-style tile roofs. There are dozens of different floor plans but the quality is consistent. This is a deservedly popular development.
Many people consider Gale Ranch synonymous with The Bridges but in reality, there are a number of “Bridges” neighborhoods including Cedar Bridge (townhomes), Fairway Bridge and the highly prestigious Summit Bridge, while elsewhere in Gale Ranch are developments such as Alta Mira and Trevari (among the oldest homes here), Galleria, The Pointe and many more.
A common complaint from people who are not too familiar with Gale Ranch is that lot sizes are “too small” and while there are certainly many homes with very small lots, this is by no means always the case. There are large lots to be had by those who want them but obviously the lot size is generally reflected in the price.
Prices vary considerably of course as there are so many home styles and sizes. It is certainly possible to spend over $2 million for a home in Gale Ranch although many homes here are much more affordable.
Location in San Ramon
Windemere is the furthest east development in San Ramon and is located right next to Gale Ranch
Windemere Home Sizes / Types
A wide variety of home styles and sizes can be found here. There are many sizes and styles of condominiums and townhomes, although the most common type of home is the detached single family. Living space varies from around 1800 sq.ft. upwards and lot sizes are typically small although some homes can be found with large lots.
Windemere has a number of distinct neighborhoods and unlike Gale Ranch, next door, there are no HOA dues (apart from in the condominium developments). Property taxes though, are higher than in other parts of San Ramon – up to around 1.7% of purchase price, and these are what pays for the infrastructure – the many parks, schools, walking trails etc.
Windemere is the most ambitious residential housing development in the San Francisco East Bay ever. Note the spelling though. Not Windermere. There is only one ‘r’ in Windemere and many people mis-spell it.
Work began on Windemere in 2001 with the first homes being available for sale in 2002 and early reactions were mixed to say the least. Residents in other parts of San Ramon were often critical of the development due to the area being “scraped”, a necessity for the successful implementation of such a large of undertaking.
Now though, Windemere is a very popular place to live. More than half the total area is dedicated as permanent open space and there are many miles of paved walkways and trails. There are top-rated schools at all levels, 18+ neighborhood parks of varying sizes plus a Community Center with a Theater and Library. Diablo Valley Community College is here and there is a pre-school (Acorn Learning Center), a Fire Station and a Police Station.
Neither can Windemere real estate be considered to be so much “out on a limb” as before. The Plaza shopping center at Gale Ranch has one of the largest and most impressive Safeway stores in the country. There is also a gas station and a variety of other shops and restaurants.
Given all the above, one might expect Windemere home prices to be above average but in practice, prices are comparable with other parts of San Ramon. Not only that, but in most cases, features that are generally considered as upgrades, like granite and stainless steel in kitchens, recessed lighting and tile floors, were often included in the base price.
As in many parts of the country, San Ramon saw a correction in home prices in recent times but home-builders in Windemere continued with their construction and the last phases are now complete. Home prices are rising rapidly, just like in many parts of the Bay Area. If the past is anything to go by, Windemere will continue to be a popular destination and most people agree that Windemere real estate will continue to be a good investment for the foreseeable future.
Location in San Ramon
Between Bollinger Canyon Road and Crow Canyon Road to the east of 680. Main access from Crow Canyon Road.
Canyon Lakes Home Sizes / Types
There is a wide range of single family homes and condominiums in Canyon Lakes with sizes from 1500-3000 square feet for single family homes and 800-2100 square feet for condominiums. Lot sizes here are generally fairly small, mostly less than 6,000 square feet although there are homes with lots up to 10,000 square feet in size.
The range of facilities in Canyon Lakes was a major attraction when this gated community was developed and includes a pool, clubhouse, spa and tennis courts as well as a golf course, although that requires a separate membership. The large man-made lake is also a major feature.
Canyon Lakes is one of San Ramon’s few gated communities with over 3,000 homes. All are built in a contemporary style, perhaps a little ahead of their time for the mid-1980s with double-height rooms, cathedral ceilings and display shelves being prominent features. Outside, Spanish style tile roofs and white stucco walls are common elements.
There really is a very wide range of home styles here from small 1 bedroom condominiums in a variety of different types of building, to 4 bedroom detached single family homes. There are also townhomes, some of which are “upside down” with the bedrooms below the street level living areas. The detached homes are either two story or tri-level. No single level detached homes can be found in Canyon Lakes.
Canyon Lakes residents enjoy country club style living. There is a large, impressive lake here as well as an excellent golf club and homes overlooking the lake or the golf course are significantly more expensive than the rest.
Note that lot sizes in Canyon Lakes tend to be quite small and there is a high percentage of condominiums. Probably for these reasons, Canyon Lakes has always been more popular with couples and singles rather than families with young children.
Location in San Ramon
Canyon Crest San Ramon Home Sizes / Types
Twin Creeks Location in San Ramon
The major part of Twin Creeks, including Twin Creeks South is between Bollinger Canyon Road and Crow Canyon Road to the west of San Ramon Valley Blvd. Twin Creeks Hills is just north of San Ramon Valley Blvd close to Highway 680 and below Bollinger Hills. The more upscale Twin Creeks view is on the west of Bollinger Canyon Road next to Bollinger Hills.
Home Sizes / Types
Twin Creeks has a range of home styles and types. There are condominiums here from 800 sq.ft. to almost 2,000 sq.ft. and single family homes range from 1280 sq.ft. duets to 2800 sq. ft. detached two story homes with 3-car garages. Lot sizes can be found up to over 1 acre although 6-8,000 sq.ft. is more typical.
Facilities in Twin Creeks
There are many neighborhoods within Twin Creeks with separate HOAs (and note that the original Twin Creeks subdivision does not have an HOA). Most HOAs have pools and some also have tennis courts and/or a club house. There are also two excellent elementary schools within the subdivision.
The main neighborhoods are Twin Creeks (the subdivision where there is no HOA), Twin Creeks South, Twin Creeks View and Twin Creeks Hills. There is a very wide range of home styles and sizes from small condominiums to large detached homes. Single level and tri-level homes are predominant although there are also two-story homes with a number of different floor plans and a choice of one and two level condominiums. The smallest single family homes are 3 bedroom single story duets of around 1,300 square feet. The largest are 4/5 bedroom two-story homes of over 2,800 square feet with 3 car garages, some having side access for boat or RV access. Lot sizes are typically quite generous by today’s standards. Note that many Twin Creeks homes have now been considerably extended and remodeled to a very high standard and there is at least one 8 bedroom home there.
This is considered to be a very “family friendly” well established neighborhood and many are drawn here by the conveniently located, high quality schools. It is also very well situated for access to shopping, restaurants and the 680 freeway.
Prices vary considerably as there are so many home styles and sizes. In mid 2016, a small 3 bedroom single story duet could cost around $700,000 while a large 4 bedroom tri-level with a 3-car garage would be upwards of $950,000.
Location in San Ramon
Bollinger Hills Home Sizes / Types
Location in San Ramon
Norris Canyon Estates Home Sizes / Types
Location in San Ramon
South San Ramon Home Sizes / Types