Eichler Homes in the Bay Area: Where They Are and What to Check
By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.
Eichler homes are the post-and-beam, glass-walled tract houses built by Joseph Eichler’s company, which he founded in 1947 and which closed in 1967; Palo Alto’s city design guidelines put the total at more than 11,000 homes. In the Bay Area the biggest concentrations are in Palo Alto, the San Mateo Highlands and Walnut Creek, with sizable tracts in Castro Valley, Concord, Sunnyvale and Marin’s Lucas Valley, Marinwood and Terra Linda, and a small group in San Francisco’s Diamond Heights. Buying one well means knowing which tract and which jurisdiction you are in, what local design rules apply, and which original systems need a close inspection.
This post is the Bay Area-wide overview: where the tracts are, how the local rules differ, what to inspect, how renovations are permitted and what to prepare before selling. A blog post can’t show listings, so for current Eichlers on the market use our area pages for Terra Linda, Lucas Valley-Marinwood, Palo Alto and Walnut Creek. Our Marin County Eichler guide goes deeper on the Marin tracts.
What makes a house an Eichler
Eichler Homes worked with a small group of modernist architects, including Anshen & Allen, Jones & Emmons and Claude Oakland. Palo Alto’s Eichler design guidelines list the features that identify the houses:
- Post-and-beam construction with broad eaves and exposed rafter tails
- Full-height glazing at the rear, facing a private yard, with few street-facing windows
- Radiant heating embedded in the concrete slab floor
- Relatively square floor plans, often organized around a center atrium
- A simple palette of wood or concrete block
Those same features drive most of the inspection and renovation questions below. A house can look like an Eichler and be something else: Marin also has modern tracts by other builders, such as the Alliance homes beside the Terra Linda Eichlers and Novato tracts designed by Anshen & Allen or by Cliff May and Chris Choate. If you like the look but want other options, Novato is worth a look.
Where the Eichler tracts are
The counts below come from the Eichler Network’s neighborhood histories and, for Palo Alto, the city’s own guidelines. They describe what was built, not what survives unaltered.
| Area | Tract or neighborhood | What was built |
|---|---|---|
| Palo Alto | 31 tracts, from University Gardens (1949–1950) to Los Arboles Addition No. 2 (1974) | Some 2,700 Eichlers, according to the city |
| San Mateo | The Highlands | About 650 Eichlers built 1955–1964; the Eichler Network calls it the largest Eichler neighborhood anywhere |
| Walnut Creek | Rancho San Miguel | 535 homes, 375 of them Eichlers, built 1955–1958 |
| Castro Valley | Greenridge | About 185 homes built 1960–1965 from plans by Jones & Emmons and Claude Oakland |
| Concord | Rancho del Diablo, Rancho de los Santos and Parkwood Estates | Three subdivisions built 1963–1965 |
| San Francisco | Diamond Heights | Nearly 100 houses by Claude Oakland & Associates, the city’s only single-family Eichlers |
| Marin: Upper Lucas Valley | Unincorporated Marin County | A 538-home neighborhood built in the mid-1960s |
| Marin: Marinwood | Unincorporated Marin County (“Lower Lucas Valley”) | Built in the late 1950s |
| Marin: Terra Linda | City of San Rafael | Eichler and Alliance tracts side by side |
Peninsula and South Bay
Palo Alto has the deepest stock, spread over 31 tracts built across 25 years, so model, era and condition vary widely within the city. The San Mateo Highlands is a hillside neighborhood with its own community association, the Highlands Community Association, according to the Eichler Network. Farther south, the city of Palo Alto’s guidelines mention tracts such as Sunnyvale Manor in Sunnyvale and later models in Los Altos; our guide to Eichler homes in Silicon Valley covers the South Bay tracts, and our San Mateo County guide covers the Peninsula market.
East Bay
Rancho San Miguel in Walnut Creek mixes Eichlers with standard ranch houses, so confirm the house itself is an Eichler, not just the street; the Eichler Network reported in its article that neighbors were seeking a National Register listing. Greenridge in Castro Valley is a ridge-top tract of later Jones & Emmons and Claude Oakland designs. Concord‘s three subdivisions date from 1963 to 1965, late in the company’s run.
San Francisco
Eichler’s single-family houses in the city are in Diamond Heights, in models built for steep lots and found in no other tract. The Eichler Network says the company’s other San Francisco projects were towers and townhomes; ask how any of those units is held and governed before you buy.
Marin
Marin’s Eichlers are in and around San Rafael: Upper Lucas Valley and Marinwood in unincorporated county territory, and Terra Linda inside the city. That jurisdiction line decides which design rules apply, as the next section shows.
Local rules differ by tract
Some Eichler areas have overlay zoning, design standards or HOA review that limits height and exterior changes; others rely only on standard zoning. Check the city or county planning department for the specific lot before you price in an addition.
| Area | What applies | Details |
|---|---|---|
| Upper Lucas Valley | Marin County Code section 22.30.040 (R1:BLV) plus the Lucas Valley Homeowners Association’s architectural review under its CC&Rs | Eichler-design homes capped at 15 feet, 6 inches or the existing approved height; design review for most exterior changes. Covered in our Lucas Valley-Marinwood guide |
| Terra Linda | San Rafael’s Eichler and Alliance Homes Overlay (-E/A, Chapter 14.14) on mapped lots | 17-foot maximum height and one habitable floor; design review for roof changes. Covered in our Terra Linda guide |
| Palo Alto | Eichler Neighborhood Design Guidelines, adopted April 2, 2018, are advisory; Single Story Overlay districts overlap eleven Eichler tracts | The guidelines don’t change SSO zoning; check whether the lot is in an SSO district |
| Other cities and county areas | Standard zoning unless the city has adopted something specific | Ask the planning department, and ask the seller about any HOA or CC&Rs |
In practice, a second story is effectively ruled out on Eichler lots in Upper Lucas Valley and on mapped Terra Linda lots, and may be ruled out in a Palo Alto SSO district. Elsewhere it may be allowed, though a second story changes the character buyers pay for.
What to inspect in an Eichler
A general home inspection is a start, but an Eichler deserves specialists on the systems that are hard and costly to replace.
| System | Why it matters | Who to call |
|---|---|---|
| Radiant slab heat | Original pipes are cast into the concrete slab, so leaks are hard to find and repair; the system may already have been repaired, rerouted or replaced | A radiant heating specialist; ask about pressure testing and the boiler |
| Flat or low-slope roof | Roofs and their insulation sit directly over exposed decking, so leaks show on the ceiling and replacement can change the roof profile | A roofer experienced with low-slope and foam roofs |
| Asbestos-containing materials | Mid-century flooring, insulation and other materials may contain asbestos; you cannot tell by looking | An accredited asbestos inspector before any remodel |
| Single-pane glass and walls of windows | Comfort, energy use and safety glazing; replacement may need a permit and energy compliance | A window contractor familiar with Eichler profiles |
| Lead-based paint | Homes built before 1978 come with federal lead disclosure requirements | A certified lead inspector or risk assessor if you want testing |
| Slab, drainage and sewer lateral | Water against a slab foundation and an aging sewer lateral are both costly to fix | A drainage contractor and a sewer video inspection |
The EPA advises leaving asbestos material alone if it is in good condition, having suspected material sampled by a trained, accredited professional rather than doing it yourself, and using separate firms for inspection and removal. For lead, federal rules give buyers of pre-1978 homes a 10-day opportunity to test unless the parties agree otherwise; see our lead-based paint disclosure guide.
Renovating an Eichler: permits and energy code
Most Eichler projects touch glass, roofs or heating, and those trigger permits. California’s 2025 Building Energy Efficiency Standards took effect January 1, 2026 and apply to permit applications submitted on or after that date, so a window, roof or heating project permitted now is reviewed under the 2025 code. Ask your contractor which energy compliance forms the project needs.
Where a tract has its own rules, check them before you order materials. In Upper Lucas Valley, the county exempts replacing or repairing windows and roofing from design review, but HOA review may still apply; in Terra Linda, roof changes that raise the height more than 6 inches or change the pitch need city design review. In Palo Alto, the advisory guidelines describe what fits the tract even where they aren’t binding.
Diamond may refer you to partners we work with; you’re free to choose any provider.
What holds value in an Eichler
We do not have reliable, published figures on an “Eichler premium,” and anyone quoting one should show the comparable sales behind it. What buyers of these homes tend to look at:
- Original character: intact beams, glass walls, atrium and paneling, or a renovation that respects them.
- The expensive systems: a newer roof with insulation, working or replaced heat, updated electrical and modern glazing.
- The tract: streetscapes where neighbors’ homes are also well kept, and where HOA or city rules protect the look.
- Documentation: permits for past work, which matter more than usual because Eichlers draw informed buyers who ask.
Selling an Eichler
Eichler buyers often know the architecture well and will notice what has changed. Before listing:
- Gather permits and receipts for roof, heating, window and electrical work, plus any HOA approvals.
- Consider a pre-listing inspection, including the roof and radiant system, so buyers are not surprised.
- Disclose known lead and asbestos information and provide the required federal lead pamphlet and disclosures.
- Have the tract’s rules ready: CC&Rs and HOA documents where they exist, and the overlay or guideline that applies to the lot.
- Describe the architecture accurately: the tract, the architect and model if known, and what is original versus renovated.
Questions people ask
Where are Eichler homes in the Bay Area?
The largest groups are in Palo Alto, the San Mateo Highlands and Walnut Creek’s Rancho San Miguel, with more in Castro Valley, Concord, Sunnyvale and other South Bay cities, Marin’s Lucas Valley, Marinwood and Terra Linda, and San Francisco’s Diamond Heights.
How many Eichler homes were built?
More than 11,000, according to Palo Alto’s Eichler design guidelines, which say about 2,700 of them were in Palo Alto. Eichler founded the company in 1947, and it closed in 1967.
What is the largest Eichler neighborhood?
The Eichler Network calls the San Mateo Highlands, with about 650 Eichlers built from 1955 to 1964, the largest Eichler neighborhood anywhere. Palo Alto has more Eichlers in total, spread over 31 tracts.
Can you add a second story to an Eichler?
It depends on the tract. Marin County’s Lucas Valley standards cap Eichler-design homes at 15 feet, 6 inches, and San Rafael’s overlay limits mapped Terra Linda lots to one habitable floor and 17 feet. Palo Alto has Single Story Overlay districts in eleven Eichler tracts. Elsewhere, check the city’s zoning for the lot.
Do Eichlers have radiant heat?
Most were built with radiant heating in the concrete slab. Many systems have been repaired, replaced or abandoned, so have a radiant specialist evaluate the one you are buying.
Do Eichler homes have asbestos?
Some may, given their age. You cannot tell by looking; the EPA recommends sampling by an accredited professional before any work that would disturb suspect materials.
Do I need a permit to replace windows in an Eichler?
Check with the city or county building department; window replacement may need a building permit and energy compliance under the 2025 code. In Lucas Valley, replacing windows is exempt from county design review, but HOA review may still apply.
Looking for an Eichler anywhere in the Bay Area, or getting one ready to sell? Contact Diamond Real Estate Group to talk through a specific tract or home.
Sources & notes
- City of Palo Alto: Eichler Neighborhood Design Guidelines (adopted April 2, 2018)
- Eichler Network: Hillside to the Stars (San Mateo Highlands)
- Eichler Network: The Eichlers of Rancho San Miguel, Walnut Creek
- Eichler Network: Greenridge, Castro Valley
- Eichler Network: Concord’s Eichler subdivisions
- Eichler Network: Suburbia in the Sky (Diamond Heights, San Francisco)
- Eichler Network: The Eichlers of Lucas Valley
- Eichler Network: How architecture review works in Marin (Nov. 30, 2016)
- Eichler Network: Marincognito (Marin modern tracts)
- Marin County Code chapter 22.30, section 22.30.040 Lucas Valley standards (GoCodebook mirror)
- GoCodebook: San Rafael overlay districts, Chapter 14.14 Eichler and Alliance Homes Overlay (mirror of the Municipal Code)
- U.S. EPA: Protect your family from exposures to asbestos
- U.S. EPA: Real estate disclosures about potential lead hazards
- California Energy Commission: 2025 Building Energy Efficiency Standards
Tract counts describe what was built and come from the sources named; local rules change, so confirm them for a specific lot with the city or county.
Last reviewed October 2026 by Matthew Martinez.
