Perma-Bilt Vintage Hills (Pleasanton, 1965)

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When Vintage Hills opened in Pleasanton in 1965, the subdivision marketed itself differently from many early Tri-Valley tract developments.

Built on land once part of Kottinger Ranch, Vintage Hills emphasized larger homes, elevated lots, walkable access to downtown, and what advertisements called a “return to gracious living.”

The development began under Perma-Bilt Enterprises before Boise-Cascade Corporation took over expansion later in the decade, gradually increasing home sizes and repositioning parts of the neighborhood under the name Pleasanton Heights.

By the end of the 1960s, Vintage Hills had become one of Pleasanton’s defining suburban hillside developments.

A December 1965 Oakland Tribune ad for Vintage Hills offered a return to gracious living in a charming city. Pictured is a hobby store and downtown Pleasanton.

From a December 1965 Oakland Tribune ad—Vintage Hills "in-town" location, walkable to downtown, offered buyers an experience that wasn't thought possible anymore.

Where Vintage Hills is located in Pleasanton

Annotated aerial map showing the boundaries of the Boise-Cascade tract in the Vintage Hills neighborhood in Pleasanton.

Annotated aerial map of the Boise-Cascade tract in the Vintage Hills neighborhood in Pleasanton, California. Base imagery from Google Maps.

A prophetic beginning

Vintage Hills advertisements leaned heavily on modernity. One 1966 campaign claimed that a computer analysis proved buyers could save $3,143 by purchasing a home in the subdivision.

Whether the “computer” performed anything more sophisticated than basic mortgage calculations remains unclear, but the campaign reflected how strongly mid-1960s suburban marketing associated computers with authority and progress.

1966 advertisement showcasing a computer-based analysis that claims homebuyers can save $3,143 when purchasing a home in Vintage Hills, Pleasanton. The ad reflects the early use of computers in marketing and highlights the appeal of the new development.

Vintage ad from August 1966 Oakland Tribune promoting a home purchase at Vintage Hills in Pleasanton, highlighting how a computer analysis proves you can save $3,143 by choosing this community—a nod to early "AI" in real estate marketing.

Selling the subdivision

And once the homes were built? They lived up to the buzz. Streets lined with names like Del Sol and Mirador boasted a blend of Mediterranean flair and ranch-style ease. Some blocks featured only two or three floor plans—but each was customized just enough to give a feeling of originality.

Buyers chose from spacious four-bedroom layouts, cozy three-bedroom homes, and—eventually—some five-bedroom plans that felt downright palatial for the time. They got open kitchens, built-in bookshelves, and backyards perfect for barbecues and birthday parties. Some even had in-ground pools—a luxury that practically whispered, “You’ve made it.”

By far the biggest draw was the "in-town" location of the development. Within walking distance of downtown Pleasanton, it offered an alternative to the car-centric culture of the 60s.

A January 1966 Oakland Tribune photo of the Plan 2 with three arches and lush lawn and shrubs in Vintage Hills.

From a January 1966 Oakland Tribune photo—exterior of the Plan 2 with lush landscaping and three arches.

Boise-Cascade arrives

In 1968, the big players moved in. Boise-Cascade Corporation acquired Perma-Bilt and opened a new model complex on Neal Place. The floor plans got bigger. The finishes got fancier. And the homes—some nearing 2,200 square feet—started attracting growing families and young professionals looking to settle in style.

1968 advertisement for Vintage Hills homes in Pleasanton, highlighting elevated lots and the slogan, “You only live once,” to market the neighborhood as a charming and distinctive place to live.

Vintage April 1968 ad for Vintage Hills in Pleasanton, promoting “excitingly different new homes” on elevated ground. The ad reads, “You only live once—and there isn’t a more delightful place to live,” appealing to buyers seeking scenic views and a unique suburban lifestyle.

The 1969 homes of Vintage Hills

With the 1969 expansion to Bonita Avenue, the third and final model complex was introduced, along with a new name for the area: Pleasanton Heights. But to the locals—and to future real estate brochures—it was still all Vintage Hills.

Legacy of Vintage Hills

Today, Vintage Hills remains one of Pleasanton’s most recognizable late-1960s subdivisions. The neighborhood still reflects many of the features that originally distinguished it from earlier tract developments: larger homes, curving hillside streets, elevated lots, and proximity to downtown.

The transition from Perma-Bilt to Boise-Cascade also mirrored broader changes occurring across suburban California during the late 1960s, as increasingly large corporate builders entered the tract housing industry.

And despite later rebranding attempts like “Pleasanton Heights,” the original Vintage Hills name ultimately endured.

Exploring the original Vintage Hills today

Although the sales offices are long gone and the advertisements have faded, the original Vintage Hills model homes remain part of the neighborhood. These homes gave prospective buyers their first glimpse of Perma-Bilt's vision for suburban living in 1965.

Today, they provide a tangible connection to Vintage Hills' earliest days. The guide below documents the original model home complexes, the homes themselves, and how they appear today.

The original prices

Dec 1965: $23,500 +
Sep 1966 (Unit 2): $23,950 +
Sep 1967: $26,500 +
Sep 1968: $28,950 - $32,650
Aug 1969: $30,750 +
Feb 1970: $30,750 - $36,700

The first original model home complex (Perma-Bilt 1965)

When Vintage Hills opened, buyers toured a carefully staged collection of Perma-Bilt model homes showcasing the neighborhood’s mix of architecture, indoor-outdoor living, and family-oriented floor plans. Though individual elevations varied, these original models helped define much of the neighborhood’s visual identity.

The six original models opened in 1965 on Del Sol Avenue. In 1968, the model homes had been sold off as the phase neared completion.