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Home Buying in San Ramon : Real Estate Advice

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  • Local Info44
  • Home Buying593
  • Home Selling14
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Activity 674
Sun Nov 3, 2013
Ali Qureshi answered:
Hi Bianca,

There are quite a few BMR homes in San Ramon. Are you looking for BMR or just homes that priced below market such as Short Sales/ REO properties.
1 vote 7 answers Share Flag
Tue Sep 3, 2013
answered:
Well there are a couple of ways to do this one. But most likely I can do this but would need more information.

Rich Littlefield
949-297-1207
NMLS 287206
Tri-Emerald Financial Group, A direct lender ... more
0 votes 6 answers Share Flag
Sun Aug 25, 2013
JR Thrasher answered:
Buyer side can walk at any time that early in the process. The seller is limited, if you are on the seller side, it's best to just let the buyer know that you do not want to move forward and send them a cancelation.

J.R. Thrasher
www.SanDiegoRealEstateVeterans.com
619-929-0105
... more
0 votes 6 answers Share Flag
Fri Jul 12, 2013
Meena Gujral answered:
Hi Sachin,

Pleasanton, Dublin and San Ramon are all excellent choices. These are very family orientated cities and have so much going on for kids. The schools are very good. I personally live in Pleasanton and moved here because of the schools. I think moving to Pleasanton was a very good decision and my family has been very happy here.

I sell homes in all three cities and my buyers have been very pleased with the homes they bought and the friends they have made there.

As far as property values going down, none of us can say what may happen in the future. Right now we can say that there are multiple offers way over asking price in Pleasanton, San Ramon and Dublin. You should look at the benefits that come with home ownership, quality of life, and not worry about thing that are beyond your control in the future.

Meena Gujral
Achievers Realty
925-425-9491
www.helpusellachievers.com
... more
1 vote 3 answers Share Flag
Fri Jul 12, 2013
Suzanne Looker answered:
Hi Kim,

How long do you intend to live in the home? Will it be an investment or primary residence? If it's a purely a financial decision and not emotional, then you will have to go back to prior years to evaluate the appreciation because the number of homes sold is so few in this price range.

If it is your primary home and you intend to stay there for many years, then all 3 areas are viable for appreciation. Since they offer different things, I suggest you find the area and homes you love and then decide on a price that reflects it's current market value.

Using a experienced realtor is the key to guiding you toward a property that makes sense for you and your family.

Regards,
Suzanne
... more
0 votes 4 answers Share Flag
Fri Jul 12, 2013
The Medford Team answered:
Like the answers to your previous questions, no one can predict how one neighborhood will do in comparison to another, or how the overall market will be in the future. Both neighborhoods are great. They are both different in many ways as well - as an example, West Pleasanton is a lot closer to the freeway than comparable homes in West San Ramon.

It's also much more difficult to measure trends in upscale neighborhoods - there are fewer sales and the homes are much more distinct than lower priced homes. It takes only one sale of a very unique home to throw off all the data. One thing you can count on, however: the average home sale in West Pleasanton over $1,000,000 is approximately $200,000 higher than the average home over $1,000,000 in West San Ramon.
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0 votes 2 answers Share Flag
Thu Jul 11, 2013
Josh Barnett answered:
What are the total costs, if rates go down origination fees go up, typically....
0 votes 12 answers Share Flag
Mon Jul 8, 2013
Steven Ornellas answered:
Hi Kim,

This is a simple question nobody can answer with certainty - it's very hard to arrive at an accurate answer using a "housing formula" that relies on future unknown variables; however, I do have an answer:

Generally speaking, the longer you hold a property the greater the potential for appreciation.

One variable that brings significant influence to housing prices is Jobs. As of May, the CA State unemployment rate was 8.1%. Contra Costa's was 6.7% (11th highest in the State). The lower this percentage goes the higher one would conclude demand would be.

Another variable influencing housing prices is Supply. Low supply can quickly elevate home prices and visa-versa. This will be quite evident if you watch the Bay East Assoc. of Realtor's® "Housing Weather Report for May 2013 which summarizes year-over-year for East Bay cities here (start at minute 1:30 for San Ramon):
http://www.youtube.com/watch?v=aqIDRKlCDDM&feature=player_detailpage

The third significant variable is interest rates. In this case we have some recent headlines. From my own experience mortgages rates pushed up from around 3.5% in mid-May to around $4.5% this week! That probably changed some people's plans.

The answer on whether any local housing market will show increased or decreased values is always up to the changing forces of housing supply and demand; which arrives in any mixture of jobs, supply or interest rates.

-Steve
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0 votes 3 answers Share Flag
Sun Jul 7, 2013
Listing Specialist- Mona Koussa answered:
Hi Mike,

Standard Pacific is a reputable builder. They continue to build new homes in nearby Dublin and from what I've experienced with buyers who have purchased SP homes in the last 15 years is that they are very happy with the quality of workmanship. I would compare SP in line with Shapell which is another major builder in San Ramon. How well a home is maintained is what you should focus on however. An experienced inspector can go over any deferred maintenance and major home repairs needed. Hope this is helpful.

Best,

Mona
... more
0 votes 2 answers Share Flag
Mon Jul 1, 2013
Steve Curtis answered:
Sudhakar ... I am not sure what your time frame is, but if you are looking at your move as a reasonably long term investment then San Ramon edges out Walnut Creek and Lafayette... but all are running in excess of 15% year over year ... with some neighborhoods in each of those communities running in excess of 25%. Assuming that pace continues, and I suspect there is enough pent up demand that it will, then when combined with gradually increasing interest rates you could be paying 25% to 30% more in payments next year over this year if you decide to rent.

Since you are coming from WA I suspect you are familiar with the Windermere website. If you login into my site noted below that will take you to my Windermere Site which will give you all the latest info. Once registered you can use the Windermere corporate site and your search will include the ability to calculate the driving time from any home you are viewing to your place of work for either you or your wife.

Good Luck. Let me know if I can be of any further help
... more
0 votes 13 answers Share Flag
Sat Jun 1, 2013
Doug Buenz & The 680 Group answered:
Gale Ranch, Bridges, and Windemere are the Big 3 in San Ramon. They consistently account for a large percentage of home sales in San Ramon. Buyers are attracted to these neighborhoods due to the fact that the homes are newer to new, they are close to schools, most of which are newer, and offer clean, attractive neighborhoods. Windemere is a very nice area with lots of parks and schools within the development. However, their property tax rate is higher than Gale Ranch or The Bridges.

Thomas Ranch is a very nice neighborhood as well, but on the West Side of San Ramon. It is more convenient to 680, and has the western hills as a back drop.

They are all wonderful communities. Here are links to see homes for sale and recently sold in these communities:

Thomas Ranch. http://www.680homes.com/san-ramon-real-estate/neighborhoods/thomas-ranch/
The Bridges: http://www.680homes.com/san-ramon-real-estate/neighborhoods/the-bridges/
Windemere: http://www.680homes.com/san-ramon-real-estate/neighborhoods/windemere/
Gale Ranch: http://www.680homes.com/san-ramon-real-estate/neighborhoods/gale-ranch/

Here is a guide to all San Ramon Neighborhoods

http://www.680homes.com/san-ramon-real-estate/neighborhoods/

Good Luck!

Doug Buenz
The 680 Group at Alain Pinel Realtors
(925) 463-2000
... more
1 vote 4 answers Share Flag
Thu May 30, 2013
Doug Buenz & The 680 Group answered:
I would opt for San Ramon. Even though it means you won't have your home paid for, San Ramon is a safe community with clean neighborhoods and very good schools.

One way to look at it is if you live in an area without good schools, you may consider private schools. For 2 kids, private schools can cost as much as $1000 per month or more. $1000 in mortgage payments would equate to about $200,000 in a loan amount. So you could pay $200,000 more and send your kids to an area with top flight schools and have roughly the same payment (actually you would be better off, since you can deduct the interest on the mortgage payments, but not the tuition for the private school). And in the long run appreciation is stronger in areas with top flight schools.

It is your call, but those are some things to consider.

Here is detailed information on San Ramon:

http://www.680homes.com/san-ramon-real-estate/

Good Luck!

Doug Buenz
The 680 Group at Alain Pinel Realtors
(925) 463-2000
... more
0 votes 10 answers Share Flag
Wed May 29, 2013
Doug Buenz & The 680 Group answered:
Hi Nick. While API scores are helpful, they must be taken with a grain of salt. Success in schools is a function of the the resources of the school AND the motivation of the student. If your kids are motivated and supported by the parents, they will thrive in any of the San Ramon schools regardless of API scores. In my opinion, incremental differences in API scores are not a significant factor in how your child will do.

BTW, you can search for homes by school boundary on 680homes.com by going here:

http://www.680homes.com/real-estate-search/school-boundary/

You can search by neighborhood in San Ramon by going here:

http://www.680homes.com/San-Ramon-real-estate/neighborhoods/

Happy Hunting

Doug Buenz
The 680 Group at Alain Pinel Realtors
(925) 463-2000
... more
0 votes 6 answers Share Flag
Wed May 29, 2013
Doug Buenz & The 680 Group answered:
Possible but unlikely. I have not seen that occur locally, but it is theoretically possible. The main reason is there is momentum with the current offer, and to pull the plug on that offer to start over would not be attractive to the seller. Remember the seller is likely in default, and just wants it to be over. All offers must be presented to the seller and ultimately signed by the seller, who in turn submits it to the bank for approval. I can't imagine a likely scenario where the seller would be induced to start from scratch when they are not likely to going to get any proceeds out of the sale in any event. Most sellers in this situation just want it to be over.

Good luck in your search!

Doug Buenz
The 680 Group at Alain Pinel Realtors
(925) 463-2000
... more
0 votes 12 answers Share Flag
Sun May 19, 2013
Ramsey Messieh answered:
Hi Sam,

With that much of a budget I would recommend the San Ramon area, right next to Dublin, but in a very desirable school district and has Bishop Ranch with numerous employers includng chevron, at&t, etc. Also for investment purposes, I would recommend using that same budget to buy several smaller units as opposed one single family home. Your earning returns will be much greater by buying several smaller units then just one. Similar to stocks with P/E (Price to Earning) ratios , if you take the price of a unit and divide it by one year earning for that unit , you can use that as an empirical formula similar to a commercial cap rate.

You can have one house for $600k and rent it for $3000 per month . Or you can have 3 units each for $200k (same Total $600k) and each rents for $1800 per month. Your income from the 3 units would be $5400 vs $3000 from the one home.

Contact me if you'd like to discuss further.
Ramsey Messieh 510-435-6519 (RMessieh@comcast.net)
Realtor & Mortgage Loan Officer
... more
0 votes 8 answers Share Flag
Thu May 16, 2013
John Arendsen answered:
Great answer Carl. I think you've educated a few folks on this one.
0 votes 5 answers Share Flag
Tue May 14, 2013
John Juarez answered:
If the unit does not have kitchen facilities or laundry facilities what does it have? It appears to be a bedroom suite with bath???

Yes, it is rentable but not for the same amount and with the same convenience as an apartment type property. ... more
0 votes 4 answers Share Flag
Fri May 10, 2013
Roger answered:
Entire San Ramon by far is safe and a very residential community. Appreciation perspective, there are various factors to be considered.

Sometimes the home is really good, however, there is no comparable in the nearby community, hence the price never go up that much. And that is one of the issues in some of the San Ramon neighborhood. Let me go little off track here and give you some information, which may be of some interest to you:

First thing first, you need to aware of the fact that San Ramon has various property taxes based on where you buy your home. This important to know before you buy your home as I have seen that people move to certain area and at the end of the year when they receive huge tax, they come to know the reality. So here is the tax rate:
San Ramon has five different Tax Rates:
Old San Ramon (near Deerwood side) is typical approximate 1.25%.
San Ramon area near Alcosta/Old Ranch Rd has the lowest tax rate in the its vicinity i.e 1.08%

Gale Ranch Area has 1.4% tax rate + HOA and the Windemere area has between 1.4%-1.8%, however, the one below 1.8% tax rate properties have HOA (Home Owner's Association Fee), a monthly fee,which comes out to be almost the same as 1.8% as an average. The higher tax rate is due to Mello Roos Tax (A bond raised by local government to develop the infrastructure).

NOTE: The data I am providing may change since there are other taxes imposed and some supplimental tax is received by a home owner which may change the rate, hence this data is for information purpose only for you to have an idea about San Ramon. Please do your research thoroughly before making your own decision and don't take this data in full consideration.

From school perspective, Recently Doughrty Valley High School has been rated top 100 schools in the US surpassed Monta Vista of Cupertino. That tells how good the schools are. Most of the schools (Elementary, Junior, High) are 10/10 rated.

Conveniency perspective: It depends. If you work at home, it is the most convenient neighborhood specially Windemere area since it is purely residential. There is no industrial impact.

If you work in San Francisco, it is very convenient as you can take BART and reach from Dublin to San Francisco downtown in 45 minutes.

The only issue I see for the people who work in South Bay or Pacific side. It takes good 50-60 (sometime more) minutes to reach to their destination. However, if you change your timings (office hours) then you may reduce the time by 10-15 minutes. If you have priviledge to work from home for couple of days then it is fine.

There are companies, recently started shuttle services to South Bay and to Pacific and North Bay like Genentech etc...

Crime: As far as crime is concerned, it depends what kind of crime you are talking about... Crime is everywhere.... irrespective of the fact you live in high-end Palo Alto, Atherton, Los Altos etc or anywhere for that sake. In general, San Ramon area has extremely low crime rate.

Price of home: From Pricing perspective, It depends what kind of home you are looking for and what is the sqft. The per sqft price of the home depends on various factors i.e. size of the home, location of the home, structure, upgrade, and type of home (Condo, Town, Single Family) and sometimes HOA, type of community (Gated), any litigation, and the Tax.

Condo starts from 300+, Townhome starts from 300+, and Single Family homes start from 500K+ (Again, it depends. It may go low or higher).

Call me if you need any further information, I will be happy to share my 2 cents...

Truthfully, I generally don't find time to write. Today I am in Columbus, OH for a seminar. I was relaxing and saw your question, hence responding.

Roger
Home & More, Inc
roger@hnmrealy.com
925-980-4113
... more
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