Mission San Jose, Fremont

Overview

Original-condition 1960s three-bedrooms of 1,300 to 1,500 sq ft on 6,000 sq ft lots make up most of the district's flat stock. Comps from the broker run $1,000 to $1,100 per square foot, well above the rest of Fremont. Updated four-bedrooms in the Mission hills start at $2.2M, with the Weibel area priced between. Townhome complexes line Mission Boulevard.

True Cost

Here the compute model applies a 1.15% effective rate, sourced to Alameda County Tax Rates by TRA FY 2025-26 and still subject to TRA-level verification. For a $1.6M house bought with 20% down on a 6.5%, 30-year fixed mortgage, with insurance at $2,400 annually and no HOA, expect $8,090.47 in principal and interest, $1,526.67 in tax and $200 in insurance, or $9,817.14 monthly. The broker's notes list $100 to $200 in parcel taxes, no Mello-Roos, and $300 to $500 monthly HOA only in the Mission Boulevard townhomes.

Commute Reality

South Bay is the realistic direction: Sunnyvale is a 35-minute drive against 60 by transit. San Francisco's FiDi runs 65 minutes by car or BART, and City Center 45 either way, all broker AM-peak estimates. The notes put Warm Springs BART 10 to 12 minutes away, Tesla Fremont 10 minutes, Cupertino 35 to 50 via I-880 or I-680, and the Dumbarton to Menlo Park at 20 minutes at 6 a.m. against 50 at 8.

Hazard/Insurance

Hillside lots east of Mission Boulevard and along Vargas Road carry High fire hazard mapping per the broker's notes, with a few non-renewals in 2025 and 2026; the notes describe the flats as not WUI. Verify with the CAL FIRE Fire Hazard Severity Zone map. The Hayward Fault runs through the district and hill-lot slope stability is an inspection item, yet liquefaction and flood go unaddressed; check the California Geological Survey Seismic Hazard Zones and the FEMA Flood Map Service Center.

Who This Fits

Best matched to a buyer who drives to South Bay employers, wants a detached house on a 6,000 sq ft lot, and will pay for location while planning interior updates.

Broker Field Notes

What the money buys

$1.4M in Mission San Jose buys a 1,300–1,500 sq ft 1960s three-bedroom on a 6,000 sq ft lot, usually original inside. My comps run $1,000–$1,100 per square foot, well above the rest of Fremont. Four-bedroom updated homes in the Mission hills start at $2.2M and the Weibel area sits between.

The commute I actually drive

Warm Springs/South Fremont BART is 10–12 minutes away with 55 minutes to Embarcadero; Fremont station is similar. Door to door to FiDi is 80–90 minutes, so most of my clients here drive I-880 or I-680 to Silicon Valley instead: Apple and Cupertino 35–50 minutes, Tesla Fremont 10 minutes, Santa Clara 25–40 minutes. The Dumbarton Bridge to Menlo Park is 20 minutes at 6 a.m. and 50 at 8.

Tax, HOA, Mello-Roos reality

Effective rate is about 1.15 percent with Fremont Unified parcel taxes adding roughly $100–$200. No Mello-Roos in Mission San Jose. HOAs exist only in the townhome complexes along Mission Boulevard at $300–$500 a month.

Insurance and hazard reality

The hillside lots east of Mission Boulevard and along Vargas Road are mapped High fire hazard and I have seen a few non-renewals there in 2025–26; the flats are not WUI and carriers are writing. The Hayward Fault runs directly through the Mission San Jose district and slope stability on the hill lots is an inspection item.

Who this fits (by housing need only)

Buyers who need a detached home inside the specific Mission San Jose attendance boundaries, drive to South Bay employers, and will pay for location over finish.