Mission San Jose, Fremont vs Piedmont
Mission San Jose, Fremont carries an effective property tax rate of 1.15% of assessed value and Piedmont carries 1.25%, both for fiscal year 2025-26. On one identical reference loan the monthly carrying costs are $9,817 and $9,960 — $143 apart, with Mission San Jose, Fremont lower. To Oakland City Center at AM peak the fastest published commutes are 45 min by BART from Mission San Jose, Fremont and 15 min by car from Piedmont. Every figure is an objective public metric or arithmetic on one, and names its source.
Mission San Jose, Fremont (Alameda County) · Piedmont (Alameda County)
| Metric | Mission San Jose, Fremont | Piedmont | Difference |
|---|---|---|---|
| Median $/sqft (SFR) | $1,050 | $1,200 | −$150 |
| Effective tax rate | 1.15% | 1.25% | −0.107% |
| Monthly cost, reference loan | $9,817 | $9,960 | −$143 |
| FiDi SF (Montgomery St BART) — BART | 65 min | 35 min | +30 min |
| FiDi SF (Montgomery St BART) — Drive | 65 min | 35 min | +30 min |
| Oakland City Center (12th St BART) — BART | 45 min | 20 min | +25 min |
| Oakland City Center (12th St BART) — Drive | 45 min | 15 min | +30 min |
| Sunnyvale / Mountain View (Sunnyvale Caltrain) — Drive | 35 min | 65 min | −30 min |
Difference is Mission San Jose, Fremont minus Piedmont. Sources are cited on each submarket page.
This pairing is a commute decision. Piedmont reaches FiDi SF (Montgomery St BART) 30 minutes faster than Fremont (Mission San Jose), while the rates sit 1.15% against 1.25% and the monthly gap at $1,600,000 is $143.
The house at each price
Mission San Jose comps run $1,000-$1,100 per square foot, well above the rest of Fremont. Piedmont's entry stock comes with a renovation budget attached. Posted medians are $1,050 per square foot in Fremont (Mission San Jose) and $1,200 in Piedmont, a $150 spread.
The monthly, matched
Against an identical $1,600,000 note at 6.5% with 20% down and $2,400 a year of coverage, Fremont (Mission San Jose) totals $9,817 a month at 1.15% and Piedmont $9,960 at 1.25% — tax lines of $1,527 and $1,669. Mission San Jose HOAs exist only in the Mission Boulevard townhome complexes at $300-$500 a month. Piedmont carries the heaviest parcel-tax bill in this set. Neither figure includes dues or a district assessment, and both belong on the worksheet before an offer.
Getting to work
To FiDi SF (Montgomery St BART): 65 minutes by BART from Fremont (Mission San Jose), 35 by BART from Piedmont — a 30-minute edge to Piedmont, or 5.0 hours across a ten-trip week. To Oakland City Center (12th St BART): 45 minutes by BART from Fremont (Mission San Jose), 15 by driving from Piedmont — a 30-minute edge to Piedmont, or 5.0 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. The Grand Avenue transbay bus reaches the Salesforce Transit Center in 30-40 minutes.
Fire, flood and the premium
The Hayward Fault runs directly through the Mission San Jose district. Upper Piedmont along Blair and Hampton sits at the edge of the 1991 fire footprint and is mapped High. None of this substitutes for the parcel: check CAL FIRE zoning, the FEMA flood panel and CGS seismic hazard mapping, then price the policy in writing.
The housing need each answers
Mission San Jose assumes the buyer will pay for location rather than finish. Piedmont is the answer when the boundary itself is the requirement. Rank the requirements first; the pair rarely splits on anything except the one that is non-negotiable.
Sources. Effective rates and carrying costs: Alameda County Tax Rates by TRA FY 2025-26, composited in build/assets/metrics.json; TRA-level verification pending, so confirm the rate on the parcel's own bill. Commute times: door-to-door AM-peak estimates, 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 | Piedmont |
|---|---|---|
| Median $/sqft (SFR) | $1,050 | $1,200 |
| Effective tax rate | 1.15% | 1.25% |
| Monthly cost, reference loan | $9,817 | $9,960 |
| Fastest to FiDi SF (Montgomery St BART) | 65 min | 35 min |
| Fastest to Oakland City Center (12th St BART) | 45 min | 15 min |
| Fastest to Sunnyvale / Mountain View (Sunnyvale Caltrain) | 35 min | 65 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.
Piedmont detail
| Component | Rate of assessed value |
|---|---|
| Prop 13 general levy | 1.000% |
| County / city voter-approved bonds | 0.042% |
| School district measures | 0.210% |
| Effective rate | 1.25% |
| 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 Piedmont: questions and answers
- Which has the lower effective property tax rate, Mission San Jose, Fremont or Piedmont?
- Mission San Jose, Fremont, at 1.15% of assessed value against 1.25% for fiscal year 2025-26 — a gap of 0.100%. 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 Piedmont?
- $143 per month on the identical reference loan: Mission San Jose, Fremont $9,817, Piedmont $9,960. 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 Oakland City Center, Mission San Jose, Fremont or Piedmont?
- Piedmont. Mission San Jose, Fremont is 45 min by BART; Piedmont is 15 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 Piedmont?
- $150 per square foot: Mission San Jose, Fremont $1,050, Piedmont $1,200. Single-family medians, trailing twelve months. A median is not a valuation of any specific property.