Best PlacesPedro Valley, CA Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood in and around Pedro Valley, scored on 40 measures of daily life and ranked to fit what matters to you. The coast is close, and the measures below put a number on how close. To work out which city fits you best, start with the best places to live tool.
Pedro Valley ranks 2,392nd of 50,333 U.S. towns on the BestNeighborhood index. It scores highest on biking by a wide margin, and childcare costs are the weak spot.
The best neighborhoods in Pedro Valley
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
Pedro Valley's strengths and weaknesses
Where Pedro Valley ranks high
- BikingBetter than 99% of towns
- Big-city accessBetter than 98% of towns
- Nice weatherabout 175 pleasant days a year, better than 97% of towns
- TransitBetter than 96% of towns
- Health outlookBetter than 96% of towns
Where Pedro Valley ranks low
- Cheap childcare$2,233 a month, better than only 1% of towns
- Voter turnoutBetter than only 6% of towns
- Low income/sales/gas taxBetter than only 8% of towns
- Cheap car insuranceBetter than only 15% of towns
- Disaster safetyBetter than only 16% of towns
What it costs to buy a home in Pedro Valley
A household needs to earn about $342,000 a year to comfortably buy the median Pedro Valley home, at 20% down and today's 30-year rate. That runs well above the area's median income of $137,151, so buying stretches a typical household.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses Pedro Valley's effective rate of 0.58%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices and rents, renting stays cheaper than buying across the first 10 years here, so the case for buying rests on staying much longer or on prices rising faster than assumed. The chart tracks the running cost of each.
Who lives in Pedro Valley
Pedro Valley runs older than the country.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for Pedro Valley.
Who works in Pedro Valley, and how
Work in Pedro Valley centers on education and professional & technical. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 64%
- Work from home 34%
- Transit, walk, or bike 3%
Life in Pedro Valley
The coast is about 4 minutes away. Distance to the water changes a lot across Pedro Valley, which the map shows.
What the weather is like in Pedro Valley, month by month
Pedro Valley sees roughly 175 pleasant days a year. July highs average about 62 degrees. January highs sit near 59, with lows near 45. The comfortable stretch runs June through October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 59° | 52° | 45° |
| April | 59° | 53° | 47° |
| July | 62° | 57° | 54° |
| October | 67° | 57° | 49° |
Flying in and out of Pedro Valley
San Francisco International sits about 6 miles away. It is a large hub and boarded 26.5 million passengers in 2025, with 193 nonstop destinations.
The best schools in and around Pedro Valley
Schools across Pedro Valley average an A−, better than 87% of towns.
Top elementary schools
- Ortega ElementaryB · 50% proficient
Top middle schools
- Ingrid B. Lacy MiddleA− · 58% proficient
Top high schools
- Terra Nova HighA · 75% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every Pedro Valley school and its grade on SchoolGrade.
Pedro Valley measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare Pedro Valley against the other 50,332 towns.
Common questions about living in Pedro Valley
Is Pedro Valley a good place to live?
Using BestNeighborhood's default rankings, Pedro Valley ranks 2,392nd of 50,333 towns. It scores highest on biking, big-city access, and the weather, and lowest on childcare costs and civic engagement. How good it is for you depends on which of those you weight most, which the map lets you set.
Is Pedro Valley expensive to live in?
The median home is worth $1,349,832. The overall cost of living runs about 54% above the national average. Set against a $137,151 median income, cost of living beats 64% of towns.
Is Pedro Valley safe?
Pedro Valley is safer than 42% of towns. Safety varies a lot by neighborhood. Crime costs an estimated $345 per resident a year.
Compare Pedro Valley with other towns
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to Pedro Valley. Scores are absolute rather than ranked, which means a 60 in Pedro Valley represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
Pedro Valley detail on BestNeighborhood maps:
- Walk Grade for Pedro Valley: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in Pedro Valley: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of Pedro Valley: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in Pedro Valley: carrier by carrier coverage behind the cell score.
Pedro Valley detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.