Neighborhood

Pleasanton Heights, Pleasanton, CA

Neighborhood RatingNeighborhood RatingNeighborhood RatingNeighborhood RatingNeighborhood Rating
3.4 /5
Follow this Neighborhood
Ranked 29th /31 in Pleasanton, CA

Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $1.88M
  • Neighborhood Factors
    Overvalued
    $74k
  • Neighborhood Factors
    Appreciation
    5%

At a glance

Pleasanton Heights is ranked #29 of 31 neighborhoods in Pleasanton with an overall score of 3.4/5. Its standout factors are schools (4.3/5, 30th of 31 in Pleasanton) and curb appeal (4.0/5), at a median home price of $1.88M, which Houseberry currently rates as overvalued by about $74,000. The trade-offs are safety (2.4/5) and nearby merchants (3.1/5).

Neighborhood Reviews & Questions

Neighborhood Review
Key Words: Park-side living, Roomy mid-century lots, Quick downtown access

Pleasanton Heights rises just south of Vineyard Avenue on gently winding streets such as Del Sol Ave, Neal Pl, and Abbie St. The housing stock is an eclectic mix of 1960s ranches, 1980s two-stories, and a handful of custom contemporaries tucked along hillsides. Lots are roomy for an in-town location, many backing onto open space or the broad lawns of Kottinger Community Park, while front yards feature mature oaks, flowering magnolias, and well-kept driveways. Neighborhood life revolves around the trio of nearby parks: Kottinger Community Park for playgrounds and sports fields, McKinley Park’s shaded picnic knoll, and Kottinger Village Park’s walking loop. Students can walk or bike to Valley View Elementary at the northern edge, and downtown Pleasanton’s cafés, boutiques, and Saturday farmers market sit less than five minutes northwest along Vineyard Avenue. Commuters reach I-680 in under five minutes via Bernal Ave, though cut-through traffic can build on Bernal during peak hours. The vibe is quiet and family-centric. Evenings bring dog walkers circling the parks, teens shooting hoops, and neighbors chatting on front porches. Curb appeal is strong—most homes show fresh paint and updated landscaping—but sidewalks are missing on several interior streets, and the hilly terrain can make strolling less convenient for strollers or bikes. Limited retail inside the tract means most errands require a short drive.

See City Review for: Pleasanton
Houseberry's TakeLocal InsightsQuestions

Top Neighborhoods in Pleasanton, CA

1st
Neighborhood Iamge
Golden Eagle, Pleasanton, CA
Overall Score : 4.8
Golden Eagle is one of Pleasanton's most exclusive neighborhoods, known for its ... See Full Page
2nd
Neighborhood Iamge
Pleasanton Meadows, Pleasanton, CA
Overall Score : 4.8
Pleasanton Meadows is a family-oriented and peaceful neighborhood in Pleasanton,... See Full Page
3rd
Neighborhood Iamge
Country Fair, Pleasanton, CA
Overall Score : 4.7
Country Fair is a small, charming neighborhood located in Pleasanton. Despite it... See Full Page

Neighborhood Amenities

  • Neighborhood Amenities
    Near good merchants

    3.1

  • Neighborhood Amenities
    Public Spaces

    3.5

  • Neighborhood Amenities
    Curb Appeal

    4

Overall Amenities score: 3.6

Neighborhood Weather

81%
of possible sunshine
Of all the daylight this spot gets in a year, 81% arrives as sunshine - clouds and fog block the rest.
Pleasanton Heights ranks 20th of 31 for sunshine in Pleasanton, though it still out-suns nine tenths of the Bay Area. Its warmest month is July, averaging 87° highs, and it gets about 19 inches of rain a year.
Average daily high and low temperature
90°70°50°30°JFMAMJJASONDJul 87°
Avg highAvg low
Rank in Pleasanton
20th of 31
Across the Bay Area
95th percentile
Rain per year
19 in
Warmest month
Jul 87° avg high
Summer day
56° → 85°F
Winter day
41° → 59°F
Sunshine and temperature figures are 30-year climate averages for this neighborhood's location.

Neighborhood Photos

Add Photos
  • Neighborhood-2
  • Neighborhood-3
  • Neighborhood-4
  • Neighborhood-5
  • Neighborhood-6
  • Neighborhood-7
  • Neighborhood-8
  • Neighborhood-9
  • Neighborhood-10
  • Neighborhood-11
  • Neighborhood-12
  • Neighborhood-13
  • Neighborhood-14
  • Neighborhood-15
  • Neighborhood-16
  • Neighborhood-17
  • Neighborhood-18
  • Neighborhood-19
  • Neighborhood-20
  • Neighborhood-21
  • Neighborhood-22
  • Neighborhood-23
  • Neighborhood-24

1 of 24

  • Neighborhood-1
  • Neighborhood-2
  • Neighborhood-3
  • Neighborhood-4
  • Neighborhood-5
  • Neighborhood-6
  • Neighborhood-7
  • Neighborhood-8
  • Neighborhood-9
  • Neighborhood-10
  • Neighborhood-11
  • Neighborhood-12
  • Neighborhood-13
  • Neighborhood-14
  • Neighborhood-15
  • Neighborhood-16
  • Neighborhood-17
  • Neighborhood-18
  • Neighborhood-19
  • Neighborhood-20
  • Neighborhood-21
  • Neighborhood-22
  • Neighborhood-23
  • Neighborhood-24

Schools serving this Neighborhood

School NameTypeGradesHouseberry School Score
Valley View Elementary PrimaryK-5
3.8/5
Pleasanton Middle Middle6-8
4.3/5
Amador Valley High High9-12
5/5

Click links for school listing

info at GreatSchools.org

Houseberry School Score Data

from CA Dept. of Education

Houseberry recommends using these scores as only a starting point, and conducting your own investigation into what schools fit best for your preferences. School boundaries are not guaranteed and may change. It is important to contact the appropriate school district to confirm enrollment eligibility before making any decision to move to a neighborhood.

Median Price

Pleasanton Heights FAQs10 answers

Is Pleasanton Heights a good place to live?

Pleasanton Heights ranks 29th of 31 neighborhoods in Pleasanton with an overall Houseberry score of 3.4 out of 5. Its strongest factors are schools (4.3/5) and curb appeal (4.0/5). The trade-offs are safety (2.4/5) and nearby merchants (3.1/5).

Is Pleasanton Heights safe?

Pleasanton Heights, Pleasanton scores 2.4 out of 5 on Houseberry's Safety Score, ranking 27th of 31 neighborhoods in Pleasanton.

What do homes in Pleasanton Heights cost?

The median home price in Pleasanton Heights, Pleasanton is $1.88M, compared with $1.71M for Pleasanton as a whole. Houseberry currently rates it overvalued by about $74,000 against comparable neighborhoods.

Are home prices in Pleasanton Heights rising or falling?

The median home price in Pleasanton Heights, Pleasanton is up about 11.6% over the past 12 months, from $1.68M to $1.88M. The full 12-month history is charted in the Median Price section on this page.

Which schools serve Pleasanton Heights?

Schools serving Pleasanton Heights, Pleasanton include Valley View Elementary (3.8/5), Pleasanton Middle (4.3/5) and Amador Valley High (5.0/5).

What is the weather like in Pleasanton Heights?

Pleasanton Heights, Pleasanton receives 81% of its possible sunshine, 20th of 31 in Pleasanton. Summer days run 56° to 85°F and winter days 41° to 59°F, July is the warmest month and rainfall averages about 19 inches a year.

Is Pleasanton Heights walkable to shops and restaurants?

Pleasanton Heights, Pleasanton scores 3.1 out of 5 for nearby merchants and 3.5 out of 5 for public spaces. Its overall amenities score is 3.6 out of 5, 18th of 31 in Pleasanton.

What is Pleasanton Heights known for?

Pleasanton Heights, Pleasanton is associated with Park-side living, Roomy mid-century lots and Quick downtown access. Its highest-scoring factors are schools (4.3/5) and curb appeal (4.0/5).

How does Pleasanton Heights compare to other Pleasanton neighborhoods?

Pleasanton Heights ranks 29th of 31 neighborhoods in Pleasanton. It ranks 30th of 31 in Pleasanton for schools (4.3/5) and scores lowest on safety (2.4/5). The highest-ranked neighborhoods in Pleasanton are Golden Eagle and Pleasanton Meadows.

What are the downsides of living in Pleasanton Heights?

Pleasanton Heights, Pleasanton scores lowest on safety (2.4/5) and nearby merchants (3.1/5).

Follow this neighborhood for updates

Neighborhood Photos

Add Photos
  • Neighborhood-2
  • Neighborhood-3
  • Neighborhood-4
  • Neighborhood-5
  • Neighborhood-6
  • Neighborhood-7
  • Neighborhood-8
  • Neighborhood-9
  • Neighborhood-10
  • Neighborhood-11
  • Neighborhood-12
  • Neighborhood-13
  • Neighborhood-14
  • Neighborhood-15
  • Neighborhood-16
  • Neighborhood-17
  • Neighborhood-18
  • Neighborhood-19
  • Neighborhood-20
  • Neighborhood-21
  • Neighborhood-22
  • Neighborhood-23
  • Neighborhood-24

1 of 24

  • Neighborhood-1
  • Neighborhood-2
  • Neighborhood-3
  • Neighborhood-4
  • Neighborhood-5
  • Neighborhood-6
  • Neighborhood-7
  • Neighborhood-8
  • Neighborhood-9
  • Neighborhood-10
  • Neighborhood-11
  • Neighborhood-12
  • Neighborhood-13
  • Neighborhood-14
  • Neighborhood-15
  • Neighborhood-16
  • Neighborhood-17
  • Neighborhood-18
  • Neighborhood-19
  • Neighborhood-20
  • Neighborhood-21
  • Neighborhood-22
  • Neighborhood-23
  • Neighborhood-24

Top Neighborhoods in Pleasanton, CA

1st
Neighborhood Iamge
Golden Eagle, Pleasanton, CA
Overall Score : 4.8
Golden Eagle is one of Pleasanton's most exclusive neighborhoods, known for its ... See Full Page
2nd
Neighborhood Iamge
Pleasanton Meadows, Pleasanton, CA
Overall Score : 4.8
Pleasanton Meadows is a family-oriented and peaceful neighborhood in Pleasanton,... See Full Page
3rd
Neighborhood Iamge
Country Fair, Pleasanton, CA
Overall Score : 4.7
Country Fair is a small, charming neighborhood located in Pleasanton. Despite it... See Full Page

Neighborhood Map

Loading map...

View Full Map

Contact Houseberry's 2026 Agent Pick for Pleasanton Heights
Follow this neighborhood for updates

All information provided on this website including but not limited to - school ratings, safety, amenities, user opinions, and property data - is for general informational purposes only. We do not guarantee its reliability, accuracy, or completeness. Users should independently verify information and consult appropriate professionals as needed. By using this website, you agree Houseberry is not responsible for actions, decisions, or consequences arising from reliance on the information provided

houseberry.com - CA DRE# 01847391

Bay East ©2025. CCAR ©2025. bridgeMLS ©2025. Information Deemed Reliable But Not Guaranteed. This information is being provided by the Bay East MLS, or CCAR MLS, or bridgeMLS. The listings presented here may or may not be listed by the Broker/Agent operating this website. This information is intended for the personal use of consumers and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data last updated at August 14, 2026 12:00 AM

Welcome
Blog
About Us
Contact Us
Agents
Policies