Contra Costa County · San Ramon Valley
San Ramon
The newest side of the valley, and the easiest place here to buy a home that needs nothing.
San Ramon Homes for Sale
Active Coldwell Banker Realty listings in San Ramon, updated straight from the MLS. The full San Ramon search below shows everything on the market from every brokerage.
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Living in San Ramon
San Ramon is the newest side of the San Ramon Valley. Most of it was built in the last thirty years, it holds the largest employment center in the region at Bishop Ranch, and it is the easiest place in the valley to buy a home that needs nothing.
City Center Bishop Ranch gave San Ramon the walkable outdoor gathering place it did not have, and Central Park handles the rest with concerts, sports fields and the aquatic center. Forest Home Farms preserves the agricultural history right in the middle of town.
The Iron Horse Trail runs the length of the city, and the Bollinger Canyon and Las Trampas trailheads put real hiking within a few minutes of most neighborhoods.
San Ramon at a glance
- County
- Contra Costa
- School district
- San Ramon Valley Unified
- High schools
- Dougherty Valley High, California High
- ZIP codes
- 94582, 94583
- Freeway
- Interstate 680
- Nearest BART
- Dublin/Pleasanton or Walnut Creek, by car
- Major employer
- Bishop Ranch
- Watch for
- Mello-Roos special assessments and HOA dues in Dougherty Valley
The Housing in San Ramon
Two different products in one city, and the payment difference between them is larger than the price difference.
Dougherty Valley, on the east side, is the defining piece. Gale Ranch and Windemere were master planned from the late 1990s onward, so the homes are large, efficient and modern, and they come with a homeowners association and, in most cases, Mello-Roos special assessments.
The older west side is a different product entirely. Twin Creeks, Country Club and the neighborhoods around them are 1970s and 80s single story and two story homes on established streets, usually with no association and lower carrying costs.
Mello-Roos is the number that surprises San Ramon buyers. Two homes can look identically priced and carry very different monthly payments once the special assessment and the association dues are counted. I run that math before you tour, not after you are in contract.
For sellers in Dougherty Valley, your competition often includes homes that look almost exactly like yours on the same street. In that situation condition, staging and photography are not nice to have, they are the entire differentiator.
San Ramon Neighborhoods to Know
East side or west side is the real question here, and it changes your payment as much as your address.
Gale Ranch
Master planned Dougherty Valley neighborhood, newer construction, association and special assessments apply.
Windemere
The largest Dougherty Valley community, with parks, trails and its own elementary schools.
Twin Creeks
Established west side neighborhood from the 1970s and 80s, mature landscaping, no association in most sections.
Country Club
Older San Ramon around the golf course, larger lots and a quieter feel.
Bollinger Canyon
Convenient to Bishop Ranch and the trail system.
Norris Canyon Estates
A gated luxury community on the western hills, the top of the San Ramon market.
Schools in San Ramon
San Ramon is in the San Ramon Valley Unified School District, and which high school an address feeds is one of the main reasons buyers choose one side of the city over the other.
| School | Level | Grades | District |
|---|---|---|---|
| Dougherty Valley High School | High | 9–12 | San Ramon Valley Unified |
| California High School | High | 9–12 | San Ramon Valley Unified |
| Gale Ranch Middle School | Middle | 6–8 | San Ramon Valley Unified |
| Windemere Ranch Middle School | Middle | 6–8 | San Ramon Valley Unified |
| Pine Valley Middle School | Middle | 6–8 | San Ramon Valley Unified |
| Iron Horse Middle School | Middle | 6–8 | San Ramon Valley Unified |
| Coyote Creek Elementary | Elementary | K–5 | San Ramon Valley Unified |
| Quail Run Elementary | Elementary | K–5 | San Ramon Valley Unified |
| Hidden Hills Elementary | Elementary | K–5 | San Ramon Valley Unified |
| Bollinger Canyon Elementary | Elementary | K–5 | San Ramon Valley Unified |
| Twin Creeks Elementary | Elementary | K–5 | San Ramon Valley Unified |
| Country Club Elementary | Elementary | K–5 | San Ramon Valley Unified |
| Golden View Elementary | Elementary | K–5 | San Ramon Valley Unified |
| Walt Disney Elementary | Elementary | K–5 | San Ramon Valley Unified |
Read this before you fall in love with a listing. School assignment is set by address and boundaries change. Never assume a school from a listing description. I confirm the assignment with the district before you write an offer.
Getting Around
Bishop Ranch is the reason a lot of people live here, and for those residents the commute is a five minute drive. Interstate 680 runs along the western edge.
San Ramon has no BART station, so riders drive to Dublin/Pleasanton or Walnut Creek. If a transit commute is central to your life, that is worth weighing before you fall in love with a house here.
The Iron Horse Trail runs the length of the city, and plenty of people here ride it to the office rather than drive.
Recently Sold in San Ramon
Closed Coldwell Banker Realty sales in San Ramon. This is what the market actually paid, not what somebody asked.
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San Ramon Questions I Get Every Week
What does a home in San Ramon cost?
The live numbers at the top of this page are the honest answer at any given moment. What they do not show is the payment. In Dougherty Valley you have to add association dues and, usually, a Mello-Roos special assessment on top of the price. Two homes at the same number can be hundreds of dollars a month apart.
What is Mello-Roos and how much is it?
It is a special tax that funded the infrastructure in newer developments, and it shows up on the property tax bill on top of the base rate. The amount varies by district and by home, so it has to be pulled for the specific address. I get the number before you tour rather than after you are in contract.
East side or west side?
East side means Dougherty Valley: newer, bigger, association and assessments, Dougherty Valley High. West side means Twin Creeks and Country Club: 1970s and 80s homes, usually no association, lower carrying costs, California High. Neither is better. They suit different buyers and different budgets.
Which high school will my address feed?
Dougherty Valley High serves the east side and California High serves much of the west, but assignment is set by address and boundaries change. I confirm it with San Ramon Valley Unified before you write an offer.
Is it worth buying here if I do not work at Bishop Ranch?
Plenty of people do. Just go in knowing there is no BART station in the city, so a San Francisco commute means driving to Dublin/Pleasanton or Walnut Creek first. If transit is central to your life, Walnut Creek or Lafayette may fit better.
How do resale homes compete with new construction?
In Dougherty Valley your competition is often a home that looks almost exactly like yours on the same street. That is why condition, staging and photography carry so much weight here, and why pricing off last quarter does not work.
Your Partner in Real Estate
Buying or Selling in San Ramon
If you are buying here, you get someone who is in these neighborhoods every week and will tell you plainly when a house is not worth what it is asking. I am a Certified Real Estate Negotiator, and I walk you through disclosures, inspections, negotiation and closing so nothing lands on you as a surprise. In San Ramon the real question is usually east side or west side, and the answer changes your payment as much as your address.
If you are selling here, your home gets professional photography, full MLS exposure, a broker tour in the first week on market, and promotion through my Realtors Marketing Association and Contra Costa Realtors in Motion networks. Pricing is built from what San Ramon buyers are actually responding to right now, not last quarter, and if a listing goes quiet we reposition on the numbers rather than just cutting the price. I also hold a Home Improvement Salesperson license and can bring in my contractor network for the prep work that returns the most.
All of it backed by Coldwell Banker Realty out of the Danville and Blackhawk office, and the marketing reach that comes with the brand.
Book an AppointmentSend Me a Question
Prefer to just ask first? Call or text (925) 917-3970 or email chris@chrisleeluna.com. I answer my own phone.
Explore Other East Bay Neighborhoods
Buyers almost never arrive with one city in mind. Here is the rest of the map.
Thinking about San Ramon?
Tell me where you work, what you need out of a school district and what monthly payment actually works, and I will tell you which side of San Ramon fits and whether it is the right city at all.
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Listing information is provided by Coldwell Banker Realty and the participating MLSs. Information deemed reliable but not guaranteed.
