Outlying Areas - Gilroy, Tracy, Brentwood, Santa Cruz, and beyond

General Vibe / What It’s Like

The outlying areas of the Bay Area metro are where people go when they want more space, lower home prices, or a slower pace of life—but still want access to Bay Area job markets or lifestyle perks. These towns sit on the edge of what many would call the true “Bay Area,” and in some cases (like Tracy), they’re technically outside the traditional 9-county region altogether.
These are commuter towns, exurbs, or lifestyle refuges depending on where you land. Gilroy and Brentwood are popular with families looking for new construction and more affordable homes. Tracy and Mountain House are magnets for East Bay commuters priced out of closer-in suburbs. And Santa Cruz, though its own vibe entirely, is a surf-town-meets-college-town oasis that’s culturally tied to both the South Bay and the Central Coast.

What unites these areas is the tradeoff they represent: more house for your money, but often longer drives, more heat (inland), or a greater sense of separation from urban core amenities.

Why It Works

More space, larger homes, and significantly lower prices than closer in Bay Area cities.
Strong public school options in many outlying communities (especially Brentwood, Mountain House, and parts of Tracy).
Growing amenities—many areas now have vibrant downtowns, new shopping centers, and expanding healthcare networks.
Great for remote/hybrid workers who only need to go into the office occasionally.
Santa Cruz offers a completely different lifestyle: beachy, liberal, and laid-back with UC Santa Cruz and forested hills as backdrops.

What to Watch Out For

Commutes can be extremely long—90+ minutes into SF or the Peninsula isn’t uncommon.
Limited public transit options—Caltrain, BART, and ACE exist, but rarely cover the full “last mile.”
Some areas are still developing—cultural life, nightlife, and walkability can be limited.
Wildfire risk and climate concerns are real in more rural spots, especially near Santa Cruz.
These areas can feel like a world apart—disconnected from the cultural energy of the urban Bay.

Good Fit For

Families seeking affordable homeownership without leaving Northern California.
Dual-income households with remote-friendly jobs.
People who want suburban (or semi-rural) space, but still want ties to Bay Area cities.
Outdoorsy types looking for access to hills, farms, or the coast.

Things to Do

Shop outlets in Gilroy, explore local wineries or hit the Gilroy Garlic Festival
Hike Mount Diablo, Del Valle, or the Santa Cruz Mountains
Hit the beach in Santa Cruz or the boardwalk amusements
Explore Napa-lite wine regions around Livermore or Lodi
Take weekend drives through Pescadero, Big Basin, or Monterey Bay

Housing Snapshot
These areas offer some of the last bastions of affordability in the broader Bay Area region. You’ll find new construction, large suburban homes, and some rural or semi-rural properties. Demand is rising fast in places like Tracy and Mountain House, while Santa Cruz remains a high-demand niche market with its own quirks.

Median Home Price: ~$750K in Tracy, ~$800K in Brentwood, ~$1M+ in Santa Cruz
Median Rent: ~$2,000–$2,800/month for a 1-bedroom

Commute & Transit
Transit access is limited. These towns rely on long highway commutes (580, 101, 17) and park-and-ride stations for ACE Train (Tracy) or Highway 17 Express (Santa Cruz to San Jose). If you work in the Bay and live here, expect long drive times or hybrid remote life.

ACE Train (Tracy–San Jose)
Highway 17 Express Bus (Santa Cruz–San Jose)
Mostly car-dependent

City / Neighborhood Highlights

Gilroy: Known for garlic, outlet malls, and newer subdivisions. It’s a quiet community with a small-town feel and a growing commuter population tied to San Jose and Morgan Hill.
Tracy: A fast-growing exurb with master-planned communities, excellent new schools, and good highway access to the Tri-Valley and East Bay. Popular with Bay Area transplants.
Mountain House: One of the newest planned communities in Northern California. Family-friendly with top-ranked schools, but definitely a drive from everything.
Brentwood: An East Contra Costa boomtown—tons of new homes, suburban shopping, and family-friendly infrastructure. Hot in summer, but more space than almost anywhere else in the Bay.
Santa Cruz: A beach town with its own gravitational pull. Progressive, surfy, and artistic, with UCSC driving much of the culture. Long drive to Silicon Valley, but one of the few places with both redwoods and oceanfront.

Is This Area Right for You?
These outlying areas are for people who want more home and less hassle—at least financially. Ideal for remote workers, first-time buyers, or those who don’t need daily SF/SV access. But commuting can be rough, and culturally you may feel a step removed from the core Bay Area identity

If you want to expand your search to the greater metro, check out the LookyLOO Review of the San Francisco-Oakland-Hayward Metro Area.