Pleasanton's Val Vista: 1967–1976 homes & subdivision history

Cover photo of a typical two-story home in Pleasanton’s Val Vista neighborhood, built between 1967 and 1976 by Besco and Singer. The home features a traditional suburban design with a gabled roof, prominent garage, and modest landscaping—representative of mid-century builder trends in the East Bay.

Welcome to Val Vista

Before we dive into Val Vista’s story, let’s be clear—“affordable” is relative. In Pleasanton, a city where rolling hills, manicured neighborhoods, and a top-tier school system command some of the East Bay’s highest housing prices, finding a conventional home on a decent lot for a modest price has always been tricky. But if you’ve ever dreamed of living in Pleasanton and your budget had limits, someone probably told you: “Check out Val Vista.” Maybe with a shrug. Maybe with a side of skepticism. So—what’s the story behind this so-called “affordable” neighborhood?

Map of Val Vista neighborhood in Pleasanton, California showing its layout and location near Donlon Elementary
Map of the Val Vista neighborhood in Pleasanton, California.

Origins of Val Vista

Val Vista made its debut on September 17, 1967, with six model homes by the Besco Group, showcased on Ashley Court. As a neighborhood, it felt isolated, but solid. Standard single-family homes, good-sized yards, and access to all the Pleasanton essentials.

1967 Val Vista ad promoting affordable Pleasanton homes by Besco Group, with traditional ranch styling
From a September 1967 Oakland Tribune ad—grand opening of 6 buyer-tested homes.

Later, in 1971, Besco merged with the Singer Company—yes, that Singer, the sewing machine giant. From that point on, the neighborhood was sold under the Singer Homes brand. Marketing shifted accordingly: "Singer was famous in homes when meals were cooked on wood burning stoves.”

Early 1970s ad for Val Vista homes in Pleasanton under Singer Homes brand, after Besco merger
From an August 1971 Oakland Tribune ad—Singer didn't just make sewing machines, they also made homes.

But just as things got rolling, a sewer moratorium in 1971 forced construction to a standstill for nearly two years. When building resumed in 1974, it picked up quickly, and by 1976, the neighborhood was complete.

The homes of Val Vista

Six model homes were shown on Ashley Court, and while at least nine floor plans were ultimately offered, early visitors entered the complex via a now-closed driveway from Hopyard Road. The homes ranged from 1,372 to 1,934 sq. ft., mostly 3- and 4-bedroom layouts, with practical designs and a modest flourishes like sunken family rooms and beamed ceilings.

Map showing Val Vista model home complex on Ashley Court, Pleasanton, where six homes were originally showcased
Map of the Val Vista model home complex on Ashley Court.

Pricing history

  • 1967: $19,750 - $23,700
  • 1968: $20,250 - $24,200
  • 1969: $23,500 - $27,500
  • 1970: $24,200 - $29,200
  • 1971: $26,450 - $31,450
  • 1972: (none)
  • 1973: (none)
  • 1974: $34,250 - $39,950
  • 1975: $41,950 +
  • 1976: $44,450 +

Model homes

1. The Monte Vista (Plan 806) - 4 bedrooms or 3 bedrooms with a den, 2 bathrooms, 1,489, 1,519, 1,806, 1,831, or 1,934 sq. ft.

2. The Del Vista (Plan 963) - 3 or 4 bedrooms, 2 bathrooms, 1,372 or 1,391 sq. ft.

3. The Val Vista - 3 bedrooms, 2 bathrooms, 1,579 or 1,627 sq. ft.

4. The Plan 4 - 4 bedrooms, 2 bathrooms, 1,489 sq. ft.

5. The Plan 604 - 4 bedrooms, 2 bathrooms, 1,607 sq. ft. A 4 bedroom version of the Bayo Vista.

Black-and-white vintage newspaper photo from November 1968 showing the interior of the Plan 604 model home in Pleasanton. The image illustrates the “zoned living” layout, with distinct areas for living, dining, and family activities, emphasizing privacy and efficient use of space.
November 1968 newspaper photo showcasing the interior of the Plan 604 home in Pleasanton. The image highlights the “zoned living” concept, a hallmark feature of Val Vista homes designed to separate living areas for privacy and function.

6. The Bayo Vista (Plan 603) - 3 bedrooms, 2 bathrooms, 1,434 sq. ft. A 3-bedroom version of the Plan 604. The model was suited for corner lots with a backwards garage, but other homes were built with the garage in front.

Models not shown

The Oro Vista (Plan 816) - 4 bedrooms or 3 bedrooms with a den, 2 bathrooms, 1,928 sq. ft. Like the Monte Vista, except with a dining room. Not shown in the model complex.

The Alta Vista (Plan 964) - 4 bedrooms, 2 baths, 1,489 sq. ft. A 4-bedroom version of the Del Vista. Not shown in the model complex.

Alternative Plan 4 - A 3-bedroom version of the Plan 4, 1,372 sq. ft. Not shown in model complex.

Val Vista today

Here’s what the former Val Vista model homes look like today.

The Monte Vista today

Monte Vista model in Val Vista, Pleasanton — 4-bedroom home with multiple configurations and open layout
The original Monte Vista model today.

The Del Vista today

Del Vista model in Val Vista, Pleasanton — 3 or 4-bedroom home with practical design and 2-bath layout
The original Del Vista model today.

The Val Vista today

Original Val Vista model home — 3-bedroom, 2-bath layout with sunken living area and exposed beams
The original Val Vista model today.

The Plan 4 today

Plan 4 model home in Val Vista — 4-bedroom configuration, also available as a 3-bedroom variant
The original Plan 4 model today.

The Plan 604 today

Plan 604 model in Val Vista, Pleasanton — 4-bedroom layout with sunken family room and beamed ceiling
The original Plan 604 model today.

The Bayo Vista today

Bayo Vista model in Val Vista — 3-bedroom home designed for corner lots, featuring a reversed garage orientation
The original Bayo Vista model today.

Models not shown

An Alta Vista today

Alta Vista model in Val Vista, Pleasanton — 4-bedroom variant of the Del Vista model
An Alta Vista home (not original model).

An alternative Plan 4 today

Photograph of a single-story, wide 1967 Plan 4 home in Pleasanton with 3 bedrooms and 1,372 sq. ft. The house features a low-pitched roof and large front windows, typical of mid-century suburban architecture.
Current photo of a 1967 Plan 4 home in Pleasanton, a single-story, wide layout featuring 3 bedrooms and approximately 1,372 sq. ft. This model was not part of the original model home complex but remains a classic example of mid-century design.

Community at the core

Val Vista is more than a collection of homes—it’s a neighborhood designed around daily life. At the center of the community sits Donlon Elementary School, walkable from nearly every home, with no major roads to cross. It’s a detail that may seem small, but it makes a big difference for parents and kids alike.

Then there’s Val Vista Community Park, a massive open space with a hockey rink, inline skate park, soccer fields, and wide green belts for walking or playing catch. And don’t forget the Pleasanton Community Garden, where residents and visitors alike grow vegetables, flowers, and fruit trees. Yes, people from other neighborhoods actually come here to grow food.

The reputation today

Val Vista carries a reputation—sometimes unfairly—as Pleasanton’s “affordable” option. But for many families, that label became a gateway. For nearly a decade, this neighborhood offered newcomers a way into the city without compromise on space, schools, or safety.

And while the shag carpets may have been replaced and the facades updated, the bones remain the same: modestly priced, well-built homes with smart floor plans, close to everything that matters. In a city that often celebrates the upscale, Val Vista quietly delivers substance over flash.

Val Vista may not come with gates or grandeur, but it’s quintessentially Pleasanton—with a little more yard, a little more heart, and just enough practicality to make the dream of Pleasanton living a reality for more people than you’d think.

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