Mission San Jose, Fremont vs Moraga
Mission San Jose, Fremont carries an effective property tax rate of 1.15% of assessed value and Moraga carries 1.08%, both for fiscal year 2025-26. On one identical reference loan the monthly carrying costs are $9,817 and $9,728 — $89 apart, with Moraga lower. To Oakland City Center at AM peak the fastest published commutes are 45 min by BART from Mission San Jose, Fremont and 30 min by car from Moraga. Every figure is an objective public metric or arithmetic on one, and names its source.
Mission San Jose, Fremont (Alameda County) · Moraga (Contra Costa County)
| Metric | Mission San Jose, Fremont | Moraga | Difference |
|---|---|---|---|
| Median $/sqft (SFR) | $1,050 | $1,000 | +$50 |
| Effective tax rate | 1.15% | 1.08% | +0.067% |
| Monthly cost, reference loan | $9,817 | $9,728 | +$89 |
| FiDi SF (Montgomery St BART) — BART | 65 min | 50 min | +15 min |
| FiDi SF (Montgomery St BART) — Drive | 65 min | 50 min | +15 min |
| Oakland City Center (12th St BART) — BART | 45 min | 32 min | +13 min |
| Oakland City Center (12th St BART) — Drive | 45 min | 30 min | +15 min |
| Sunnyvale / Mountain View (Sunnyvale Caltrain) — Drive | 35 min | 70 min | −35 min |
Difference is Mission San Jose, Fremont minus Moraga. Sources are cited on each submarket page.
To Sunnyvale / Mountain View (Sunnyvale Caltrain), Fremont (Mission San Jose) is 35 minutes closer than Moraga on the fastest posted option each has. Ten trips a week makes that 5.8 hours. The tax side is nearly level at 1.15% and 1.08%.
What the same money buys
Mission San Jose comps run $1,000-$1,100 per square foot, well above the rest of Fremont. Moraga's discount to Orinda and Lafayette is a commute penalty priced into the square foot. The median foot costs $1,050 in Fremont (Mission San Jose) against $1,000 in Moraga; on a 2,000 sq ft house that is $100,000 of purchase price.
What the bill looks like
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 Moraga $9,728 at 1.08% — tax lines of $1,527 and $1,437. No Mello-Roos in Mission San Jose. Moraga School District and Acalanes parcel taxes plus town road and storm-drain measures total $900-$1,300 a year.
Commute, measured
To Sunnyvale / Mountain View (Sunnyvale Caltrain): 35 minutes by driving from Fremont (Mission San Jose), 70 by driving from Moraga — a 35-minute edge to Fremont (Mission San Jose), or 5.8 hours across a ten-trip week. To FiDi SF (Montgomery St BART): 65 minutes by BART from Fremont (Mission San Jose), 50 by BART from Moraga — a 15-minute edge to Moraga, or 2.5 hours across a ten-trip week. Door to door from Mission San Jose to FiDi is 80-90 minutes, so most commutes here run south instead. Highway 24 from Moraga reaches the Bay Bridge in 35 minutes at 6 a.m., 65-80 at 8.
What the disclosure stack holds
A few Mission San Jose hill non-renewals appeared in 2025-26; the flats are still being written. Almost all of Moraga is mapped High or Very High fire hazard. 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 is the answer when the drive is to Silicon Valley, not San Francisco. Moraga answers a square-footage requirement rather than a commute requirement.
Sources. Tax figures come from Alameda County Tax Rates by TRA FY 2025-26; Contra Costa TRA Book 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 | Moraga |
|---|---|---|
| Median $/sqft (SFR) | $1,050 | $1,000 |
| Effective tax rate | 1.15% | 1.08% |
| Monthly cost, reference loan | $9,817 | $9,728 |
| Fastest to FiDi SF (Montgomery St BART) | 65 min | 50 min |
| Fastest to Oakland City Center (12th St BART) | 45 min | 30 min |
| Fastest to Sunnyvale / Mountain View (Sunnyvale Caltrain) | 35 min | 70 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.
Moraga detail
| Component | Rate of assessed value |
|---|---|
| Prop 13 general levy | 1.000% |
| County / city voter-approved bonds | 0.012% |
| School district measures | 0.066% |
| Effective rate | 1.08% |
| Mello-Roos / CFD | None recorded |
Source: Contra Costa TRA Book FY 2025-26 (Contra Costa 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 Moraga: questions and answers
- Which has the lower effective property tax rate, Mission San Jose, Fremont or Moraga?
- Moraga, at 1.08% of assessed value against 1.15% for fiscal year 2025-26 — a gap of 0.070%. 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 Moraga?
- $89 per month on the identical reference loan: Mission San Jose, Fremont $9,817, Moraga $9,728. Moraga is lower. Principal and interest are held constant, so the difference is the tax line. Arithmetic only.
- Which has the shorter commute to Oakland City Center, Mission San Jose, Fremont or Moraga?
- Moraga. Mission San Jose, Fremont is 45 min by BART; Moraga is 30 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 Moraga?
- $50 per square foot: Mission San Jose, Fremont $1,050, Moraga $1,000. Single-family medians, trailing twelve months. A median is not a valuation of any specific property.