Medical Office Space in Pleasanton.
Pleasanton is home to Stanford Health Care Tri-Valley, whose hospital expansion and Hacienda outpatient campus anchor the Tri-Valley medical office market.
Pleasanton Healthcare Real Estate Market
Pleasanton, with about 76,100 residents (California Department of Finance, 2026), is the medical center of the Tri-Valley. Stanford Health Care Tri-Valley, known as ValleyCare until 2022, runs the city's hospital at 5555 West Las Positas Boulevard, one of only two emergency departments in the Tri-Valley. In May 2026 it broke ground on a $200 million, 66,000-square-foot East Wing that more than doubles emergency department capacity, with phased openings from 2029. Stanford also bought a five-building, 197,200-square-foot office complex in Hacienda in 2022, which now houses a Stanford Medicine Partners clinic and a family medicine residency, with an ambulatory surgery center planned for 2027. Kaiser Permanente runs outpatient medical offices on Stoneridge Drive. Pleasanton sits where I-580 and I-680 meet, so practices here can draw patients from across Dublin, Livermore, San Ramon and Danville.
Profile updated
Where Medical Offices Cluster in Pleasanton
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West Las Positas Blvd hospital campus
Stanford Health Care Tri-Valley's hospital (5555 W. Las Positas) and adjacent medical office buildings, including 5565 and 5725 W. Las Positas.
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Hacienda
Stanford's 197,200 SF, five-building outpatient campus (bought in 2022), with a primary care clinic and residency; an ambulatory surgery center is planned for 2027.
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Stoneridge Drive
Kaiser Permanente's Pleasanton Medical Offices at 7601 Stoneridge Dr.
Current Listings in Pleasanton
As of October 8, 2026
No active listings in Pleasanton at this time.
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Browse all projectsFrequently Asked Questions
View All FAQs? Where are medical offices concentrated in Pleasanton?
Pleasanton has three main medical office areas. West Las Positas Boulevard is home to Stanford Health Care Tri-Valley's hospital and its adjacent medical office buildings. Hacienda is where Stanford bought a 197,200-square-foot, five-building office complex in 2022 that now houses a primary care clinic and residency program. Stoneridge Drive is home to Kaiser Permanente's Pleasanton Medical Offices.
? What is happening at Stanford Health Care Tri-Valley?
Stanford Health Care Tri-Valley, called ValleyCare until 2022, broke ground on May 14, 2026 on a $200 million, 66,000-square-foot East Wing that more than doubles emergency department capacity, with phased openings expected from 2029. Emergency visits there grew almost 30% between 2013 and 2023. Stanford also plans an ambulatory surgery center at its Hacienda campus, targeted for summer 2027.
? Why do practices choose Pleasanton in the Tri-Valley?
Pleasanton is where the Tri-Valley's hospital care is concentrated: Stanford Health Care Tri-Valley runs one of the region's two emergency departments here, and Kaiser has outpatient offices on Stoneridge Drive. The city sits at the junction of I-580 and I-680, which makes it reachable from Dublin, Livermore, San Ramon and Danville, a practical base for practices serving the whole Tri-Valley.
? Should I lease space near a hospital?
Hospital proximity offers advantages including referral relationships, shared patient populations, and perceived prestige. However, hospital-adjacent properties often command premium rents. Consider whether your specialty benefits from hospital proximity (surgeons, specialists) or whether a community location might better serve your patient base (primary care, pediatrics, dentistry).
? What factors influence medical office rents in California?
Medical office rents vary with location (proximity to hospitals and medical corridors), building quality and age, the condition of the space (second-generation medical space with existing exam rooms and plumbing typically leases for more than shell space), lease structure (NNN versus full-service gross), the tenant improvement allowance offered, parking availability, and local supply. Rents also tend to be higher in supply-constrained markets such as Palo Alto and San Francisco than in suburban markets.
? What is a Tenant Improvement Allowance (TIA)?
A Tenant Improvement Allowance (TIA) consists of funds provided by the landlord to help a tenant customize or upgrade a leased space. For medical practices, negotiating a robust TIA is essential to offset the high costs of clinical build-outs, such as installing sinks in exam rooms, upgrading electrical systems for medical equipment, or adding lead-lined walls for imaging. TIAs are typically expressed as dollars per square foot and may range from $30-$100+ PSF depending on market conditions and lease term.
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