Homebuyers in the Bay Area know that San Francisco and affordability don’t exactly go hand in hand. But one thing homebuyers can count on is long-term value. In the best San Francisco suburbs, homeowners can find the trifecta of consistent price appreciation, lower home prices, and high levels of safety.
Zoocasa analyzed key metrics in 37 San Francisco suburbs and ranked each one, taking into account affordability, 10-year price appreciation, safety, and convenience.
The final score was calculated using five key metrics: median single-family home price, 10-year home price growth, median household income, walk score, and property crime rates. Each metric was normalized and weighted to reflect its importance in assessing overall value.
Golden San Francisco Suburbs to Live In
Our top-ranked suburb is Danville, located a little over 30 miles from downtown San Francisco in the San Ramon Valley. In 2025, Danville was also ranked the second-safest city in California by SafeWise.
This safety and tranquility come at a price, though, as Danville’s single-family home price exceeds $2 million and have risen by 86.6% over the last ten years. However, that might not be a problem for the majority of its residents. The median household income in Danville is high at $223,206.
Fortunately, if you’re living and working in the Bay Area, chances are you’re earning one of the highest salaries in the country. The median household income for the San Francisco metropolitan area is $127,792, far higher than the national median of $77,719.
This puts other Contra Costa County suburbs like Orinda and Moraga within reach for most households despite their near $2 million price tags. Of the two, Moraga is slightly more affordable, with single-family home prices around $1.7 million compared to Orinda’s $1.9 million. Both suburbs rank highly for safety, with property crime rates falling far below the state average. For comparison, the average property crime incidents per 100,000 people in California is 2,326, while Moraga and Orinda have both under 900 incidents.
Rounding out the top five best San Francisco suburbs to buy a home in are Castro Valley and Pacifica. Castro Valley offers one of the lowest median home prices in the Bay Area at just $1.2 million. It’s also experienced substantial price growth since 2015, with the median price rising by 85.6%. But if you’re looking for natural beauty and coastal living, Pacifica is the place for you.
Long-Term Growth Winners: Where Prices Skyrocketed the Most
Looking just at ten-year price appreciation, Union City comes out on top. Since 2015, Union City’s median single-family home price has increased by 107.7%. No other suburb comes close to that except Newark, with a ten-year price growth of 102.5%.
However, some considerations for these suburbs include higher property crime rates —over 3,000 incidents per 100,000 people —and lower incomes than in other parts of San Francisco.
Fremont is a fast-appreciating suburb that strikes more of a balance between affordability and safety. Fremont is in a quieter part of the East Bay region and could be a good option for families, with the median price at $1.7 million.
Where to Find the Lowest Home Prices in San Francisco
If affordability is your number one concern, head to San Leandro. San Leandro has the lowest median single-family home price in the Bay Area at just $865,000. But despite its accessible price, homes are appreciating modestly. Since 2015, the median home price has increased by 65.3%, outpacing affluent suburbs like Hillsborough and Palo Alto.
Oakland and Hayward are the only other San Francisco suburbs with median home prices under $1 million. Oakland has high levels of property crime rates, but that doesn’t mean it is uniform across the city. Working with a local real estate agent will help you determine which neighborhoods are safest for your needs.
How to Find the Right Suburb for You
The right location for you and your family will depend on many factors and could vary from our ranking, particularly if you prioritize factors beyond affordability. For instance, Hillsborough ranks at the bottom of our list because of its steep home price of $5 million, but that doesn’t make it a bad place to live. If you’ve got the right finances, then Hillsborough is an excellent option with low crime rates and upscale amenities.
Before embarking on your homebuying journey, it’s best to talk to a real estate professional who can help you narrow down your must-haves. Maybe living in one of the best school districts in the area is important to you (in this case, look no further than Mountain View or Los Altos) or perhaps you value public transit connections. No matter your priorities, a local real estate agent can help you find the home that checks all your boxes.
If you’re thinking about moving to San Francisco, why not start browsing today? Zoocasa has thousands of up-to-date listings to help you get started on your homebuying journey.
Methodology:
Median single-family home prices were sourced from the California Association of Realtors for August 2025.
Median household incomes were sourced from the U.S. Census Bureau using the latest available figures.
Walk scores were gathered from Walkscore.com to assess each city’s walkability.
Property crime rates were gathered from Areavibes.com to assess each city’s safety.
Each metric was normalized and weighted to reflect its importance in determining the overall ranking. The following are each category’s weight: home prices (40%), property crime rates (25%), income (20%), home price growth (10%), and walk score (5%).
