Mission San Jose, Fremont vs Pleasanton
Mission San Jose, Fremont carries an effective property tax rate of 1.15% of assessed value and Pleasanton carries 1.17%, both for fiscal year 2025-26. On one identical reference loan the monthly carrying costs are $9,817 and $9,848 — $31 apart, with Mission San Jose, Fremont lower. To Sunnyvale / Mountain View at AM peak the fastest published commutes are 35 min by car from Mission San Jose, Fremont and 45 min by car from Pleasanton. Every figure is an objective public metric or arithmetic on one, and names its source.
Mission San Jose, Fremont (Alameda County) · Pleasanton (Alameda County)
| Metric | Mission San Jose, Fremont | Pleasanton | Difference |
|---|---|---|---|
| Median $/sqft (SFR) | $1,050 | $850 | +$200 |
| Effective tax rate | 1.15% | 1.17% | −0.023% |
| Monthly cost, reference loan | $9,817 | $9,848 | −$31 |
| FiDi SF (Montgomery St BART) — BART | 65 min | 58 min | +7 min |
| FiDi SF (Montgomery St BART) — Drive | 65 min | 68 min | −3 min |
| Oakland City Center (12th St BART) — BART | 45 min | 40 min | +5 min |
| Oakland City Center (12th St BART) — Drive | 45 min | 42 min | +3 min |
| Sunnyvale / Mountain View (Sunnyvale Caltrain) — Drive | 35 min | 45 min | −10 min |
Difference is Mission San Jose, Fremont minus Pleasanton. Sources are cited on each submarket page.
Pleasanton is the cheaper foot by $200, 19% below Fremont (Mission San Jose). What that buys is a different house, not a different bill: at $1,600,000 the two are $31 apart a month at 1.15% and 1.17%.
Square footage per dollar
Pleasanton's core stock predates the CFD era, which is the practical difference from Dublin and San Ramon. Against that, $1.4M in Mission San Jose is a 1,300-1,500 sq ft 1960s three-bedroom on a 6,000 sq ft lot, usually original inside. Posted medians are $1,050 per square foot in Fremont (Mission San Jose) and $850 in Pleasanton, a $200 spread.
Carrying $1,600,000 in each
Modelled the same way in both ($1,600,000 purchase, 20% down, 6.5% fixed, $2,400 insurance, dues excluded), Fremont (Mission San Jose) totals $9,817 a month at 1.15% and Pleasanton $9,848 at 1.17% — tax lines of $1,527 and $1,557. Mission San Jose HOAs exist only in the Mission Boulevard townhome complexes at $300-$500 a month. Pleasanton Unified's parcel tax runs roughly $100-$200 a year. Neither figure includes dues or a district assessment, and both belong on the worksheet before an offer.
Getting to work
To Sunnyvale / Mountain View (Sunnyvale Caltrain): 35 minutes by driving from Fremont (Mission San Jose), 45 by driving from Pleasanton — a 10-minute edge to Fremont (Mission San Jose), or 1.7 hours across a ten-trip week. To FiDi SF (Montgomery St BART): 65 minutes by BART from Fremont (Mission San Jose), 58 by BART from Pleasanton — a 7-minute edge to Pleasanton, or 1.2 hours across a ten-trip week. The Dumbarton Bridge puts Menlo Park 20 minutes from Mission San Jose at 6 a.m. and 50 at 8. Door to door from Pleasanton to FiDi is 75-85 minutes.
What the disclosure stack holds
The Hayward Fault runs directly through the Mission San Jose district. The Pleasanton valley floor is not WUI. Pull the parcel's own mapping — CAL FIRE severity zone, FEMA flood panel, CGS liquefaction zone — and get a written quote before the contingency date.
Which search this actually is
Mission San Jose fits a detached-home requirement with South Bay employers in reach. Pleasanton works when a buyer wants Tri-Valley size without a CFD. The decision is which requirement is load-bearing, because neither submarket satisfies both lists.
Sources. Tax figures come from Alameda County Tax Rates by TRA FY 2025-26, composited in build/assets/metrics.json. They are county-level and not yet verified at the TRA, so the parcel's bill governs. Travel times are AM-peak door-to-door estimates from data/commute/static.csv. The per-foot medians are trailing and carry no appraisal weight; the neighborhood detail is first-hand broker observation.
Compare any two submarkets
| Metric | Mission San Jose, Fremont | Pleasanton |
|---|---|---|
| Median $/sqft (SFR) | $1,050 | $850 |
| Effective tax rate | 1.15% | 1.17% |
| Monthly cost, reference loan | $9,817 | $9,848 |
| Fastest to FiDi SF (Montgomery St BART) | 65 min | 58 min |
| Fastest to Oakland City Center (12th St BART) | 45 min | 40 min |
| Fastest to Sunnyvale / Mountain View (Sunnyvale Caltrain) | 35 min | 45 min |
Same reference loan on both sides; the tax line is the only variable. Commute figures are door-to-door AM-peak estimates. Sources are listed on each submarket page.
Mission San Jose, Fremont detail
| Component | Rate of assessed value |
|---|---|
| Prop 13 general levy | 1.000% |
| County / city voter-approved bonds | 0.042% |
| School district measures | 0.103% |
| Effective rate | 1.15% |
| Mello-Roos / CFD | None recorded |
Source: Alameda County Tax Rates by TRA FY 2025-26 (Alameda County), composited in
build/assets/metrics.json.
Tax Rate Area not yet verified parcel-by-parcel — confirm the rate on the parcel’s own tax bill.
Pleasanton detail
| Component | Rate of assessed value |
|---|---|
| Prop 13 general levy | 1.000% |
| County / city voter-approved bonds | 0.042% |
| School district measures | 0.126% |
| Effective rate | 1.17% |
| Mello-Roos / CFD | None recorded |
Source: Alameda County Tax Rates by TRA FY 2025-26 (Alameda County), composited in
build/assets/metrics.json.
Tax Rate Area not yet verified parcel-by-parcel — confirm the rate on the parcel’s own tax bill.
Mission San Jose, Fremont vs Pleasanton: questions and answers
- Which has the lower effective property tax rate, Mission San Jose, Fremont or Pleasanton?
- Mission San Jose, Fremont, at 1.15% of assessed value against 1.17% for fiscal year 2025-26 — a gap of 0.020%. Rates are composited from county tax rate books; each parcel bill governs.
- How much do monthly carrying costs differ between Mission San Jose, Fremont and Pleasanton?
- $31 per month on the identical reference loan: Mission San Jose, Fremont $9,817, Pleasanton $9,848. Mission San Jose, Fremont is lower. Principal and interest are held constant, so the difference is the tax line. Arithmetic only.
- Which has the shorter commute to Sunnyvale / Mountain View, Mission San Jose, Fremont or Pleasanton?
- Mission San Jose, Fremont. Mission San Jose, Fremont is 35 min by car; Pleasanton is 45 min by car. Door-to-door, AM peak. Source: data/commute/static.csv.
- What is the price per square foot difference between Mission San Jose, Fremont and Pleasanton?
- $200 per square foot: Mission San Jose, Fremont $1,050, Pleasanton $850. Single-family medians, trailing twelve months. A median is not a valuation of any specific property.