1515 Germano Way, Pleasanton, California 94566, Pleasanton, 94566 - 6 bed, 8 bath
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Pleasanton, California 94566
Analysis of 1515 Germano Way, Pleasanton, California 94566 is currently available with a list price of $12,900,000. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Pleasanton Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Property is move-in ready.
Built in 2007, this Mediterranean estate falls within the 10-20 year age bracket for a 'Good' condition rating. The property is move-in ready and shows exceptional maintenance. The gourmet kitchen is equipped with high-end Wolf appliances, custom cabinetry, and premium granite countertops. Throughout the home, features such as the travertine flooring, coffered ceilings, and ornate light fixtures remain in excellent functional condition. While the styling reflects its original construction period rather than a recent modern renovation, the quality of materials and lack of deferred maintenance justify this score.
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 54395, living area = 12570.
Elementary School: Vintage Hills Elementary School (9/10). High School: Foothill High School (9/10).
This massive 12,570 sq ft estate offers a comprehensive suite of high-end features, including a home theater, wine cellar, billiards room, home gym, and separate living quarters, providing an unparalleled lifestyle experience.
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 6, other record bedroom count = 4.
The immense scale of the residence and its manicured grounds will require significant ongoing expenditures for maintenance, utilities, and staffing.
At over 12,000 square feet and a $13.5M price point, the property targets an extremely narrow segment of buyers, which may lead to a longer duration on the market.
This one-of-a-kind Mediterranean estate in Ruby Hill showcases timeless design and exquisite craftsmanship. Situated on 1.25 acres overlooking the 16th fairway, the 12,570 sq ft home offers 6 bedrooms, 6 full baths, and 2 half baths. Enter a circular foyer with a 30-ft domed ceiling and chandelier, leading to the formal living room, dining room, and family room. The gourmet kitchen features a center island and luxury appliances. Main-floor amenities include an executive office, home theater, billiards room, wine cellar, home gym, and a main-floor bedroom. Upstairs, the primary suite features a fireplace, sitting room, balcony with views of the golf course, Mount Diablo, and Livermore Valley, bonus room, luxurious bath, and dual walk-in closets, plus three additional bedrooms with full bathrooms. Outdoors, enjoy two loggias with fireplaces, built-in barbecues, and ceiling-mounted heaters. The Pebble Sheen pool and 12-person hot tub are complemented by a manicured lawn, offering an elegant setting for entertaining and relaxation. A separate living quarters provides refined, self-contained accommodations. Ruby Hill amenities include a fitness center, tennis/pickleball courts, and access to the Jack Nicklaus championship golf course.
No exterior & parking available.
Grades K-5 • 2.4 mi
Grades K-5 • 2.9 mi
Grades K-5 • 3.5 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 6.0 | 4.0 | 95% |
| Baths | 8.0 | 3.0 | 99% |
| Square foot | 12,570 | 2,379 | 99% |
| Lot Size | 54,395 | 8,538 | 97% |
| Price | $12.90M | $1.97M | 99% |
| Price per sq ft | $1.0K | $838 | 91% |
| Built year | 2007 | 1976 | 92% |
| HOA | $295.0 | $0 | 90% |
| Days on market | 73 | 102 | 27% |
Jun 11, 2026
$12,900,000
$13,500,000
-4% Price Drop
Initial Listing
Apr 2, 2026
$13,500,000
Initial Listing
Aug 5, 2003
$690,000
Public Record