Tracy Hills, Tracy: Neighborhood Guide
Tracy's largest planned expansion: new construction on the hills west of I-580, with special taxes you need to read before you offer.
By Manish Anand, REALTOR® (CA DRE #02247006) · Updated
Tracy Hills is a large master-planned community on the hillside west of I-580, near Corral Hollow and Lammers roads. Developer Integral Communities describes it as about 1,850 acres planned for roughly 5,100 single-family homes, with the City's approved specific plan allowing up to 5,499 residential units. Grading and infrastructure work began around 2016, and CBS13 called it the largest single planned expansion in the city's history.
Builders such as Lennar have opened villages in phases, and the community plans a clubhouse, parks and trails, with a Jefferson district school already open. The trade-off is the cost structure: Tracy Hills sits inside City of Tracy community facilities districts, so special taxes are part of the monthly picture and vary by tract and phase.
City
Tracy, CA 95377
County
San Joaquin
Developer
Integral Communities
Planned size
About 1,850 acres, roughly 5,100 homes
Typical extras
City CFD special taxes and HOA dues
School district
Jefferson Elementary (K-8), Tracy Unified for high school; verify by address
New construction, built in phases
Tracy Hills is being built in phases, with different builders opening villages at different times. Lennar's Amethyst neighborhood, for example, was described as the ninth and final village in Phase 1, and Lennar has since opened further villages in the community. The larger Phase 2 area lies on the hillside west of I-580.
Because construction is ongoing, what you see on a visit today may change: nearby lots may be graded or under construction, and planned amenities and commercial space may not all be open yet. Ask for the current site plan and phasing schedule for the specific tract.
Special taxes: read them before you offer
The City of Tracy explains that its community facilities districts were formed before new homes were built to finance infrastructure up front, and the cost is repaid through an annual charge on the property tax bill. Tracy Hills is covered by CFD 2016-1, which has separate improvement areas, and part of the community is also covered by CFD 2018-1, which funds items such as landscape and park maintenance and public services.
Which improvement area a home sits in affects what it pays, and the amount differs by tract. I pull the actual tax bill and the CFD disclosure for the specific address before any offer, rather than relying on a neighborhood average. The calculators below let you add CFD and HOA line items to a payment estimate.
Tools: True Monthly Cost Calculator · Property tax and Mello-Roos calculator · Tracy city guide · Mello-Roos in Mountain House and Tracy Hills
Commute and daily life
The community sits just west of I-580, the main route toward the Tri-Valley. Commute times depend heavily on the hour, so test the drive at your actual commute time before you commit.
The community plans a clubhouse, pool, parks and trails, and Lennar's pages mention an onsite fire station and a small grocery store as planned. Confirm what has actually opened before you count on it.
Schools Serving Tracy Hills
Jefferson Elementary School District (K-8); high school through Tracy Unified.
- Corral Hollow Elementary (TK-8, opened August 2024), on Coriander Street in Tracy Hills
- Jefferson is a K-8 district, so high school students are served by Tracy Unified; the high school for a given address should be confirmed
A new school is being built out as the community grows, and attendance areas for new Tracy Hills tracts can change as construction proceeds. Corral Hollow Elementary's own page says it serves Tracy Hills families but does not define boundaries. Confirm the school assignment for a specific address with Jefferson Elementary and Tracy Unified before you rely on it. District website.
Is Tracy Hills Right for You?
Great fit for
- Buyers who want new construction and are comfortable with an ongoing build-out around them
- Households that want a newer home with community amenities and a new neighborhood school
- Buyers who will run the numbers on special taxes and HOA dues before choosing a tract
Worth a second look if you are
- Buyers who want the lowest possible monthly carrying cost
- Anyone who wants an established neighborhood with mature trees and finished surroundings
Thinking about buying or selling in Tracy Hills? I'll pull the tax bill, HOA documents and school assignment for any address you're considering, and compare it with similar homes nearby. Request a free consultation or call (408) 707-5324.
More in Tracy: Tracy city guide · Other neighborhood guides: Dougherty Valley · Dublin Ranch · Ruby Hill · Blackhawk · Mission San Jose · Wallis Ranch · Vintage Hills
Common Questions
Sources
- City of Tracy: Assessment Districts, CFDs and LMDs
- City of Tracy: CFD 2016-1 Improvement Area 2 fiscal status report (FY 2023-24)
- Builder: Lennar opens Amethyst at Integral Communities' Tracy Hills
- CBS13: More than 5,000 homes under construction in new Tracy development
- California CEQAnet: Tracy Hills Elementary School No. 2 (SCH 2013102053)
- Corral Hollow Elementary School: Our School
This guide is general information, not legal, tax or school-placement advice. Taxes, HOA dues and school boundaries change. Verify for any specific property.
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