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san jose neighborhood guide · property nerds® at compass
Blossom Valley, San Jose Homes for sale, recent sales and a Property Nerd’s guide
The early-1960s tract streets between Blossom Hill Rd and Highway 85, from Santa Teresa Blvd east to Cottle Rd, with Miner Park, Playa del Rey Park and three light rail stations along the freeway edge.
Blossom Valley by the numbers
blossom valley by the numbers · live from the mls
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Calculated in your browser from MLS data for Blossom Valley (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in blossom valley · live from the mls
Homes for sale, for rent and recently sold in Blossom Valley
Every active listing, rental and closed sale in Blossom Valley from the MLS, updated automatically, with a map of the neighborhood outline.
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Listings come from MLSListings and other MLSs through IDX and show their listing brokerage; confirm details with the listing agent. The map outline is the neighborhood boundary used by our listing search (Blossom Valley (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Blossom Valley came to be
The city's association map draws Blossom Valley as the blocks between Blossom Hill Rd and Highway 85 from Snell Ave to Cottle Rd, and this guide adds the Playa del Rey blocks west of the freeway crossing. The name is also used loosely for a wider stretch of South San Jose around Blossom Hill Rd; this guide follows the association lines.
City annexation records tell the start of the story. San Jose took in most of this land between 1956 and 1960 in pieces named 'Oak Grove No. 1', 'No. 3', 'No. 6-A' and 'No. 7' and 'Downer No. 1'; the 'Oak Grove' name is shared with the local elementary school district. City sewer records then date three-quarters of the street sewer mains to 1960-1969, from Playa del Rey, Regent Park Dr and Wedgewood Dr (1961) and Calpine Dr, Beegum Way and Bangor Ave (1962-1963) to Colville Dr, Goldfield Dr and Paddon Cir (1967-1968). The city's tract records list 39 recorded tract maps.
Highway 85 now sets the south edge, and the Blue Line light rail runs in its median, with the Blossom Hill and Snell stations right on this guide's edges. Makati Cir, by Cottle Rd, is a 1980 attached-home community of about 465 small parcels.
streets and homes
The streets and the houses
The east wedge is a dense grid between Snell Ave and Cottle Rd: Bangor Ave, Herlong Ave, Herma St, Copco Ln, Calpine Dr, Omira Dr, Colville Dr, Wyandotte Dr, Lean Ave and Beswick Dr, with courts and short loops such as Paddon Cir, Belden Dr, Goldfield Dr, Manton Dr, Bieber Dr and Beegum Way. Makati Cir sits by Cottle Rd. The west wedge, between Highway 85 and Blossom Hill Rd, holds Playa del Rey, Glenburry Way, Starcrest Dr, Stardust Ln, Sunny Oaks Dr, Regent Park Dr, Woodhurst Ln and Wedgewood Dr, plus small-lot courts such as Cooney Pl, Carew Way, Farmhouse Ct and Southcrest Way.
Single-lot homes are compact on the county parcel map, mostly about 5,050 to 6,600 sq ft. About half of the land is zoned R-1-8 single-family, with planned-development zoning on Makati Cir and the newer courts and commercial zoning on parts of Blossom Hill Rd. Expect single-story ranch plans with attached garages, many expanded; two-story plans appear on the later streets.
The city's Growth Areas map touches the edges with three urban villages that have no approved plan yet: Blossom Hill Rd/Snell Av, Blossom Hill Rd/Cahalan Av and a corner of the Oakridge growth area. Change, if it comes, is planned for those corners rather than the interior streets.
streets in blossom valley
- Blossom Hill Rd
- Snell Ave
- Cottle Rd
- Poughkeepsie Rd
- Santa Teresa Blvd
- Lean Ave
- Bangor Ave
- Herlong Ave
- Herma St
- Copco Ln
- Calpine Dr
- Omira Dr
- Colville Dr
- Wyandotte Dr
- Beswick Dr
- Paddon Cir
- Makati Cir
- Playa del Rey
- Glenburry Way
- Starcrest Dr
- Stardust Ln
- Sunny Oaks Dr
- Regent Park Dr
- Woodhurst Ln
- Wedgewood Dr
parks and places
Parks, shops and landmarks near Blossom Valley
- park
Miner Park
About 4.8 acres at Lean Ave and Copco Ln in the east wedge, with a playground (city park and amenity records).
- park
Playa del Rey Park
About 3 acres at Sunny Oaks Dr and Stardust Ln in the west wedge, with playgrounds, a half basketball court and picnic tables.
- shopping
Blossom Hill Rd
Commercial frontage along Blossom Hill Rd at Snell Ave and Cahalan Ave; the Oakridge shopping center is about half a mile straight-line west of the west wedge.
- landmark
Martial Cottle Park
The county park lies just north of the west wedge across Highway 85, west of Snell Ave (covered in the Martial Cottle & Parkview guide).
schools and commute
School districts and getting around
School districts
County tax-rate areas and Census district maps put the east wedge in the Oak Grove School District and East Side Union High School District. Most of the west wedge (Playa del Rey, Starcrest Dr, Stardust Ln, Sunny Oaks Dr, Regent Park Dr, Woodhurst Ln, Wedgewood Dr and Ct, Deep Purple Way, Moonglow Ct and part of Glenburry Way) is in San Jose Unified School District for TK-12; the rest of Glenburry Way and the Blossom Hill Rd frontage there are Oak Grove. Anderson Elementary (Oak Grove, 5800 Calpine Dr) is inside the east wedge, Oak Grove High (East Side Union High, 285 Blossom Hill Rd) is just across Blossom Hill Rd, and Gunderson High (San Jose Unified) is just north of the west wedge across Highway 85. Attendance boundaries change, so check the exact address with the district.
Oak Grove School District site · East Side Union High guide · San Jose Unified guide
Getting around
- VTA Blue Line light rail runs in the Highway 85 median along the guide's edges: Blossom Hill station on the west wedge's north edge near its east tip, Snell station at the east wedge's south-west corner, and Cottle station about 70 yards straight-line from the south-east corner.
- Blossom Hill Caltrain station is about 0.4 mile straight-line east of the Cottle Rd edge.
- Highway 85 forms the south edge of the east wedge and the north edge of the west wedge; Cottle Rd has a Highway 85 interchange at the south-east corner.
- Blossom Hill Rd, Snell Ave and Cottle Rd are the main surface streets; Santa Teresa Blvd bounds the west wedge.
nerd notes
Buying or selling in Blossom Valley: what we check
Buying here
- Check the school district by address: the west wedge is mostly San Jose Unified, the east wedge Oak Grove and East Side Union High, and Glenburry Way is split.
- The whole area is in a state liquefaction zone and the city's FEMA layer shows Zone D (possible but undetermined hazard). Ask your lender how it treats Zone D and look at foundation and drainage history.
- Houses back onto Highway 85 and the light rail line along the freeway edge; visit at commute hours.
- Makati Cir and the small-lot courts are homeowners-association communities: read the CC&Rs, budget, reserve study and any rental rules.
- Most single-lot homes date to 1960-1969: check panels, original plumbing, roof age and the sewer lateral, and the city's ADU and SB 9 rules before planning a second unit on an R-1-8 lot.
Selling here
- Say which wedge the house is in and name the nearest light rail station with an approximate straight-line distance.
- State the school district as checked with the district's address lookup, especially on Glenburry Way and the west wedge.
- Collect permits for additions, roof, windows and panel work on a 1960s house.
- For Makati Cir, have the HOA documents and dues history ready early.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Blossom Valley questions, answered
Where exactly is Blossom Valley?
On the city's association map, it is the blocks between Blossom Hill Rd and Highway 85 from Snell Ave to Cottle Rd. This guide adds the Playa del Rey blocks west of the freeway crossing. The name is also used loosely for a wider area around Blossom Hill Rd.
Why is the map in two pieces?
Highway 85 crosses Blossom Hill Rd just east of Blossom Ave, so the strip between the two roads is two wedges: one west of the crossing and one from Snell Ave to Cottle Rd.
Which school district serves it?
Oak Grove School District and East Side Union High for the east wedge, and San Jose Unified for most of the west wedge. Check the exact address with the district.
How close is light rail?
Very close. The Blossom Hill, Snell and Cottle stations on VTA's Blue Line sit in the Highway 85 median along the guide's edges, and Blossom Hill Caltrain is about 0.4 mile straight-line east of Cottle Rd.
What is Makati Cir?
An attached-home community of about 465 small parcels by Cottle Rd, on 1980 sewer mains per city records. Read its HOA documents before buying.
next door
More San Jose neighborhood guides
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