Vinsanto II, Livermore: An Upscale East Bay Neighborhood Guide
Additionally, A premium residential community in eastern Livermore with strong schools, family infrastructure, and limited walkability.
About Vinsanto II in Livermore
Vinsanto II is a relatively young, affluent residential neighborhood in eastern Livermore, California, defined by substantial single-family homes and a median household income of $193,828. Additionally, the community appeals to established families and professionals seeking quality schools, low crime, and stability, though walkability ranks low at a score of 17. With 86.9% owner occupancy and a median home value of $1.299 million, Vinsanto II reflects the premium pricing typical of East Bay markets with strong employment corridors nearby.
Real Estate Market in Vinsanto II
| Median home price | $1.30M |
|---|---|
| Year over year change | stable |
| Price per sq ft | $520 to $580 |
| Median rent | $2,895 |
| Typical days on market | 18 to 25 |
| Buyer competition | Moderate |
| Walk Score | 17 |
| Bike Score | 63 |
Additionally, vinsanto II commands prices well above Livermore's citywide median of $965,600, reflecting its desirable schools and established demographic profile. Competition remains moderate to strong given the limited supply of homes in this price tier.
Additionally, buyers in Vinsanto II should expect homes to move steadily; inspection and appraisal contingencies are standard. Multiple offers on desirable properties are common, particularly those near top-rated schools.
Who Thrives in Vinsanto II
Additionally, entry points exist in the $1.2M to $1.4M range, though this neighborhood skews toward established homeowners; financing and down payment requirements are substantial.
Additionally, with 31.9% of residents having children, strong schools like Emma C. Smith Elementary and William Mendenhall Middle, and family-oriented amenities, Vinsanto II is built for raising kids.
The 86.9% owner-occupancy rate and median rent of $2,895 offer rental potential, though appreciation rather than cash flow drives returns in this premium market.
With 19.3% of residents working from home and suburban quietness, Vinsanto II suits remote professionals; however, car dependency is nearly universal.
Additionally, the median age of 46.8 and stable community feel appeal to active retirees, though limited walkability may require maintaining car access for daily tasks.
Property Types in Vinsanto II
Additionally, dominant housing type; mostly built 1990s onward with three to four bedrooms, garages, and suburban lot layouts.
Smaller inventory; appeal to empty nesters and downsizers seeking lower maintenance.
Limited new builds available; premium for updated finishes and smart home features.
Living in Vinsanto II, Livermore
Daily life in Vinsanto II revolves around family routines, school calendars, and car-based errands. The neighborhood lacks the walkability for spontaneous cafe trips, but compensates with proximity to quality schools, reliable infrastructure, and nearby dining and wine country. Coffee stops at Bubbs' Bagels and Coffee or Fat Straw Cafe punctuate weekends, while easy access to Ruby Hill Winery and Campo Di Bocce offers weekend leisure without leaving Livermore.
- Ruby Hill Winery · 20 min walk
- Campo Di Bocce · 21 min walk
- Rubino Estates Winery · 28 min walk
- Mountain Mike's · 32 min walk
- Ernie's Liquors · 32 min walk
- Starbucks · 21 min walk
- Bubbs' Bagels and Coffee · 35 min walk
- Fat Straw Cafe · 36 min walk
- Holmwell Park · 5 min walk
- Max Baer Park · 10 min walk
- El Padro Park · 16 min walk
- Pleasure Island Park · 19 min walk
- Jack Williams Park · 22 min walk
- Lucky · 32 min walk
- Rice N Spice Indian Supermarket · 35 min walk
- Nob Hill · 38 min walk
- Anytime Fitness · 32 min walk
Annual events: Livermore Wine Country events (spring harvest festivals, tasting room openings), Livermore Downtown community gatherings, Tri-Valley regional farmers markets
Schools Near Vinsanto II, Livermore
Additionally, vinsanto II sits within the Livermore Valley Joint Unified School District, serving families with established schools that reflect the community's demographic priorities. The neighborhood's school ratings and proximity to top-performing campuses drive much of its appeal to families with young children.
Elementary Schools
School Score 74 with 73% math and 75% reading proficiency
Proximitii 2026Middle Schools
School Score 69 with 63% math and 75% reading proficiency
Proximitii 2026School Score 54 with 46% math and 62% reading proficiency
Proximitii 2026High Schools
School Score 58.5 with 50% math and 67% reading proficiency
Proximitii 2026Feeder pattern: Emma C. Smith Elementary (74, KG-5) feeds into William Mendenhall Middle (69, 6-8) and then Granada High (58.5, 9-12), establishing a clear pathway through the district.
Source: Proximitii 2026
Commute from Vinsanto II
Additionally, vinsanto II's eastern Livermore location positions residents for commutes to Pleasanton, Dublin, and the broader Tri-Valley employment hub, as well as reverse-commute access to Highway 580. Public transit is minimal; 70.5% of residents commute by car.
Additionally, no direct transit through Vinsanto II; nearest stops are on East Stanley Boulevard, with infrequent service; most residents rely entirely on personal vehicles.
Neighborhoods Near Vinsanto II
Not sure Vinsanto II is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Vinsanto II
What is the average home price in Vinsanto II, Livermore?
The median home value in Vinsanto II is $1.299 million, significantly higher than Livermore's citywide median of $965,600. Prices typically range from $1.15 million for smaller condos or older single-family homes to $1.55 million for newer construction with premium finishes. Single-family homes dominate the market, and strong local schools drive values upward.
Is Vinsanto II a good neighborhood to live in?
Vinsanto II is well-regarded for families and affluent professionals seeking stability, top-tier schools, and low crime. Additionally, median household income of $193,828 and 86.9% owner occupancy indicate a strong, invested community. Moreover, the primary tradeoff is walkability (score of 17), which makes car access essential for daily tasks. For car-dependent suburbs with excellent schools, the neighborhood delivers.
What schools serve Vinsanto II?
Emma C. Additionally, smith Elementary (74 rating, KG-5) is the primary neighborhood school, feeding into William Mendenhall Middle (69 rating, 6-8) and Granada High (58.5 rating, 9-12). Moreover, these schools serve the Livermore Valley Joint Unified School District and are highly accessible within the community. District ratings and test scores reflect the affluent, education-focused demographic.
Is Vinsanto II safe?
Yes. Additionally, the neighborhood maintains a poverty rate of 3.2%, well below state and national averages, and benefits from low property crime rates typical of affluent Livermore suburbs. Moreover, police presence and community vigilance are consistent with other premium East Bay neighborhoods. Specific crime statistics should be verified with Livermore Police Department data.
Who is Vinsanto II best for?
Vinsanto II suits established families with school-age children, affluent professionals seeking stability and quality of life, and remote workers who value suburban quietness. Additionally, the $1.3M median price and strong schools appeal to households earning $150K to $300K+. Retirees and empty nesters may find the neighborhood's car dependency and family focus less ideal.
Can I walk to shops and restaurants in Vinsanto II?
No. Additionally, vinsanto II's walk score of 17 means most errands require a car. However, Lucky supermarket and Nob Hill are nearby, and restaurants like Mountain Mike's and wineries like Rubino Estates Winery are accessible via short drives. The neighborhood prioritizes residential quiet over mixed-use walkability.
Where this Vinsanto II data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
Start Your Vinsanto II Home Search Today
Additionally, connect with a local agent who knows Vinsanto II schools, market timing, and the true cost of living in this premium Livermore community.
Search homes in Vinsanto II →