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san jose neighborhood guide · property nerds® at compass
Brooktree & Flickinger, San Jose Homes for sale, recent sales and a Property Nerd’s guide
West Berryessa between the BART tracks and I-680, from Trade Zone Blvd and Cropley Ave south to Lundy Ave and Sierra Rd: tract homes around Flickinger Park, Brooktree Park and Brooktree Elementary.
Brooktree & Flickinger by the numbers
brooktree & flickinger by the numbers · live from the mls
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Calculated in your browser from MLS data for Brooktree & Flickinger (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in brooktree & flickinger · live from the mls
Homes for sale, for rent and recently sold in Brooktree & Flickinger
Every active listing, rental and closed sale in Brooktree & Flickinger 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 (Brooktree & Flickinger (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Brooktree & Flickinger came to be
Berryessa was fruit country. An 1888 county history describes a 250-acre orchard 'on Berryessa Avenue and Lundy's Lane' planted with about 25,000 cherry, apricot, peach and prune trees, with a fruit cannery opened there in April 1886. A 1922 county history places the Berryessa district four miles north-east of San Jose, calls it an apricot district, and names the Flickinger fruit cannery as its most important industry. The Flickinger name is still on this map, on Flickinger Ave and Flickinger Park.
City annexation records show San Jose taking this land in about 30 small pieces between 1960 and 1995, roughly half of it in the 1970s ('Berryessa No. 7' in 1969 and 'Berryessa No. 17' in 1971 among the larger ones), and the city's tract-map layer now shows about 2,100 recorded lots in 44 tracts.
Rail later framed both sides. Light rail reached Capitol Ave on the north edge with VTA's 6.3-mile Tasman East/Capitol extension, which opened in 2004. On the west edge, BART runs in a former Union Pacific freight corridor that VTA bought in 2002, and the Milpitas station north of the outline and the Berryessa/North San Jose station south of it opened on June 13, 2020.
streets and homes
The streets and the houses
Hostetter Rd cuts diagonally across the middle from Lundy Ave to I-680, and Flickinger Ave runs north-south through it from Sierra Rd toward Capitol Ave. North of Hostetter Rd, the 'tree' streets fill the blocks around Brooktree Park, between the BART tracks and Flickinger Ave: Shadowtree Dr, Coraltree Pl, Olivetree Dr, Ridgetree Way, Fallingtree Dr, Royal Tree Cir, Silvertree Dr and Goldentree Dr, with Brooktree Elementary on Olivetree Dr. East of Flickinger Ave are Four Oaks Rd, Timber Creek Dr and Zoria Cir, with Emerald Hills Dr near I-680.
South of Hostetter Rd, Rue Avati, Gordy Dr, Doxey Dr, Goldenlake Rd, Donohue Dr and Braebridge Rd run down toward Lundy Ave and Sierra Rd, and Flickinger Park sits at Flickinger Ave and Ulster Dr. At the north end, Lagoon Way, Tradan Dr, Jubilee Ln and Countrybrook sit between the BART tracks and Capitol Ave, with Alveswood Cir, Autumnvale Dr and Beech Cl north of Trade Zone Blvd. The wedge west of the tracks between Trade Zone Blvd and Lundy Pl has no homes in 2020 Census blocks.
City zoning shows R-1-8 single-family districts and planned developments for the housing, with small industrial-park, light-industrial and commercial districts near Capitol Ave and Trade Zone Blvd; the city's growth-area layer puts that north-west corner in the Lundy/Milpitas BART employment area. It is all City of San Jose. If a home is in an HOA, its CC&Rs and dues come with it.
streets in brooktree & flickinger
- Hostetter Rd
- Flickinger Ave
- Capitol Ave
- Cropley Ave
- Trade Zone Blvd
- Lundy Ave
- Sierra Rd
- Four Oaks Rd
- Timber Creek Dr
- Zoria Cir
- Shadowtree Dr
- Coraltree Pl
- Olivetree Dr
- Ridgetree Way
- Fallingtree Dr
- Royal Tree Cir
- Silvertree Dr
- Rue Avati
- Doxey Dr
- Goldenlake Rd
- Gordy Dr
- Lagoon Way
- Countrybrook
- Tofts Dr
parks and places
Parks, shops and landmarks near Brooktree & Flickinger
- park
Flickinger Park
About 14.5 acres at Flickinger Ave and Ulster Dr (city parks layer), with a playground, a tennis court and ball fields on public maps.
- park
Brooktree Park
About 9.7 acres at 2269 Hostetter Rd (city parks layer).
- landmark
Brooktree Elementary
Berryessa Union elementary campus at 1781 Olivetree Dr, inside the outline; the city parks layer lists a small tot lot there.
- transit
Cropley light rail stop
On Capitol Ave at Cropley Ave on the north edge; Orange Line trains run from here to Milpitas BART and Alum Rock (VTA).
- transit
Milpitas BART
At 1755 S. Milpitas Blvd in Milpitas, about 0.3 mile straight-line north of the north edge; opened June 13, 2020 (BART).
schools and commute
School districts and getting around
School districts
Brooktree & Flickinger is in the Berryessa Union School District (elementary and middle schools) and the East Side Union High School District on Census district maps, except Flickinger Way, Flickinger Pl and Flickinger Ct, which fall in the Orchard School District. Brooktree Elementary (1781 Olivetree Dr) is the public school inside the outline and is on the district's current school list. Attendance boundaries change, so check the exact address with each district.
Berryessa Union School District site · Orchard School District site · East Side Union High guide
Getting around
- VTA light rail: the Cropley stop is on the north edge at Capitol Ave and Cropley Ave, and the Hostetter and Berryessa stops are about 0.2 mile straight-line east across I-680 on Capitol Ave. Orange Line trains link Alum Rock, Milpitas BART and Mountain View (VTA service notices).
- BART: Milpitas station is about 0.3 mile straight-line north of the north edge, and Berryessa/North San Jose station about 0.8 mile straight-line south of the south edge; both opened June 13, 2020.
- I-680 runs along the east edge. I-880 and US 101 are each about 2 miles straight-line from the middle (west and south-west).
- Downtown San Jose is about 4 miles straight-line south-west, and Mineta San Jose International Airport about 3.5 miles straight-line south-west.
- Every 2020 Census block with homes here is within about 1 mile straight-line of a light rail stop.
nerd notes
Buying or selling in Brooktree & Flickinger: what we check
Buying here
- Flood: about half the outline is FEMA Zone X and about 29% Zone D (flood hazard not studied); about 18% is Zone AO, a shallow-flooding special flood hazard area where federally backed loans require flood insurance (city flood layer, FEMA data). Check the FEMA map for the address.
- Liquefaction: about 90% of the outline is in a state liquefaction hazard zone; the natural hazard disclosure will show it.
- Schools: nearly all of it is Berryessa Union, but the Flickinger Way / Pl / Ct blocks show as Orchard School District on Census maps. Check the address with both.
- Planned developments: about a third of the land is PD zoning. Ask for the PD permit, CC&Rs and current dues before planning an ADU or addition.
- Older tract homes: inspect the electrical panel, plumbing and sewer lateral, and get the lateral scoped.
- Edges: homes next to I-680, the BART tracks or Capitol Ave get traffic and train noise; visit at commute time.
Selling here
- Give the distance to the Cropley stop and to Milpitas BART in miles from the address; it is a selling point here.
- Gather permits for additions, garage conversions and ADUs; buyers check them against city records.
- List upgrades to the panel, roof and sewer lateral with dates and invoices.
- Order the natural hazard disclosure early so the flood and liquefaction lines are clear up front.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Brooktree & Flickinger questions, answered
Where are Brooktree and Flickinger?
In west Berryessa, between the BART tracks and I-680, from Trade Zone Blvd and Cropley Ave south to Lundy Ave and Sierra Rd. Brooktree is the name of the park on Hostetter Rd and the elementary school on Olivetree Dr; Flickinger Ave runs through the middle.
Which school districts serve it?
The Berryessa Union School District and the East Side Union High School District for nearly all of it; a few streets off Flickinger Ave show as Orchard School District on Census maps. Brooktree Elementary is inside. Check the address with each district.
How far is BART?
Milpitas BART is about 0.3 mile straight-line north of the north edge, and Berryessa/North San Jose BART about 0.8 mile straight-line south of the south edge.
Is it in a flood zone?
Mostly FEMA Zone X or Zone D, with Zone AO (shallow flooding) on about 18% of the outline. Check the FEMA map for the address.
Is any of it unincorporated or in Milpitas?
No. The county city-limits map shows all of it inside the City of San Jose; the Milpitas line touches only the north-west corner near Lundy Pl.
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