san jose neighborhood guide · property nerds® at compass
Crossgates, Almaden Valley, San Jose Homes for sale, recent sales and a Property Nerd’s guide
Almaden Valley tract homes from 1962 to the early 1970s between Meridian Ave and Almaden Expwy, south of Redmond Ave, built around Crossgates Ln, McAbee Rd and the Crossgates swim club.
Crossgates by the numbers
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Calculated in your browser from MLS data for Crossgates: Redmond Ave to Camden Ave around Crossgates Ln and McAbee Rd (approximate). Sales are single-family homes, townhomes and condos.
homes in crossgates · live from the mls
Homes for sale, for rent and recently sold in Crossgates
Every active listing, rental and closed sale in Crossgates 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 (Crossgates: Redmond Ave to Camden Ave around Crossgates Ln and McAbee Rd (approximate)); it may not match every local definition.
the story
How Crossgates came to be
Almaden Valley takes its name from New Almaden, the quicksilver mining town up Almaden Rd. The National Park Service dates mining there to 1845 and traces the name to the Almadén mercury mines in Spain. Crossgates sits on flat valley land north of the old mining hills, land that stayed in the county until San Jose annexed it piece by piece. The City's annexation records show the first parts of this outline joining the city in July 1959 and December 1960, with more strips added in 1961, 1963, 1965, 1968 and through the 1970s.
Houses followed the annexations. City tract records list 27 recorded tract maps inside this outline. The earliest build year found in listing records is 1962, on Via Jose near the expressway. The blocks around Crossgates Ln, Peralta Dr and Mojave Dr east of McAbee Rd came next (a McAbee Rd listing shows 1966), and the tracts west of McAbee Rd, on Silberman Dr, Nancarrow Way, Butterfly Dr and Desert Flame Dr, filled in around 1970 to 1972. So "built around 1962" fits only the Via Jose corner.
The name comes from Crossgates Ln, a short east-west street that crosses McAbee Rd, and from the Crossgates Cabana Club, the pool and courts on Peralta Dr just east of McAbee Rd. Listing records describe pool rights through a neighborhood swim club HOA with a swim team. Not every house in the area belongs: some Crossgates listings show no HOA at all.
streets and homes
The streets and the houses
McAbee Rd runs north-south through the middle, classed by the City as a collector street, with buffered bike lanes from Redmond Ave to Camden Ave. East of it, Crossgates Ln, Peralta Dr, Mojave Dr, Pampas Dr, Kelez Dr, Juli Lynn Dr, El Paseo Dr and Carla Dr form curving loops, and Via Jose, Via Mateo, Via Amigos, Bose Ln and Culligan Blvd fill the corner by Almaden Expwy and Camden Ave. West of McAbee Rd the 1970s tracts use longer loops and cul-de-sacs: Silberman Dr, Butterfly Dr, Firefly Dr, Desert Flame Dr, Nancarrow Way, Balderstone Dr, Berwickshire Way and Gondola Way, with courts like Lindahl, Strelow, Pernich and Wellmeadow.
Recent listing records are mostly single-story ranch plans: a 1966 ranch of about 2,170 sq ft on an 8,580 sq ft lot on McAbee Rd (with RV parking), a 1962 single-story of about 1,860 sq ft on a 9,890 sq ft lot on Via Jose, and 1970-72 homes of about 1,530 to 2,270 sq ft on Butterfly Dr, Silberman Dr and Desert Flame Dr. Measured on the county parcel map, the typical lot is about 8,200 sq ft, and the 1970s lots west of McAbee Rd cluster right around 8,000 sq ft.
City zoning maps show mostly R-1-5 and R-1-8 single-family zoning, with a few blocks under overlay or planned-development (PD) designations and public/quasi-public zoning on the school sites. Every street checked is inside San Jose city limits; there is no county pocket in this outline. Los Alamitos Elementary sits on Silberman Dr near Redmond Ave.
streets in crossgates
- Crossgates Ln
- McAbee Rd
- Peralta Dr
- Mojave Dr
- Pampas Dr
- Kelez Dr
- Juli Lynn Dr
- El Paseo Dr
- El Prado Dr
- Carla Dr
- Via Jose
- Via Mateo
- Via Amigos
- Bose Ln
- Culligan Blvd
- Dwyer Ave
- Trinidad Dr
- Silberman Dr
- Butterfly Dr
- Firefly Dr
- Desert Flame Dr
- Nancarrow Way
- Balderstone Dr
- Berwickshire Way
- Gondola Way
- Mancuso St
- Corte De Belleza
- Corte Camula
house sales by street, 2021–2026
| Street | Sales | Median price | Per sq ft | Typical lot |
|---|---|---|---|---|
| Via Jose | 3 | $2.6M | $1,235 | 9,520 sq ft |
| Mojave Drive | 7 | $2.5M | $1,016 | 9,290 sq ft |
| Via Mateo | 4 | $2.38M | $993 | 10,400 sq ft |
| Culligan Boulevard | 5 | $2.35M | $998 | 9,580 sq ft |
| Sproul Court | 3 | $2.3M | $1,042 | 8,710 sq ft |
| Nancarrow Way | 4 | $2.27M | $1,102 | 8,570 sq ft |
| Desert Flame Drive | 7 | $2.2M | $1,139 | 8,010 sq ft |
| Addiewell Place | 3 | $2.17M | $926 | 6,530 sq ft |
| Peralta Drive | 3 | $2.17M | $999 | 9,020 sq ft |
| Firefly Drive | 4 | $2.17M | $929 | 6,240 sq ft |
| Bose Lane | 4 | $2.04M | $1,000 | 9,310 sq ft |
| Carla Drive | 4 | $2.02M | $913 | 8,470 sq ft |
| Berwickshire Way | 5 | $2M | $851 | 6,470 sq ft |
| McAbee Road | 4 | $1.9M | $813 | 9,620 sq ft |
| Camden Avenue | 5 | $1.74M | $941 | 9,510 sq ft |
Single-family house sales inside this guide’s outline, Oct. 1, 2021 to Oct. 21, 2026, from MLS records, with each sale counted once. Streets with at least 3 sales (the 15 with the most sales; 4 more streets qualify); prices, price per square foot and lots are medians. The whole city, ranked: The most expensive streets in San Jose.
parks and places
Parks, shops and landmarks near Crossgates
- landmark
Crossgates Cabana Club
The neighborhood swim club on Peralta Dr just east of McAbee Rd. Listing records describe a pool, courts and a swim team, with membership tied to an HOA on some lots.
- park
Almaden Meadows Park
Across Meridian Ave at Camden Ave, about 0.6 mile straight-line from the center. The City lists it at about 15 acres, of which about 6.6 are developed with a playground and picnic area; the rest is an open hill.
- park
Parma Park and Almaden Community Center and Library
Just south across Camden Ave at 6445 Camden Ave, about 0.4 mile straight-line. Parma Park is about 2.5 acres with youth and tot playgrounds, water play and picnic areas, next to the community center and the Almaden branch library.
- park
Almaden Quicksilver County Park, McAbee entrance
McAbee Rd continues south to a hiking entrance at Whispering Pines Dr, about 0.8 mile straight-line from the center. The county park covers about 4,160 acres of the old mining hills.
- park
Almaden Lake Park
About 0.9 mile straight-line northeast across Almaden Expwy. The City lists it at about 63 acres, with the lake, picnic areas and play areas, and the Los Alamitos Creek Trail runs past it.
- shopping
Camden Ave and Almaden Expwy corner
A supermarket-anchored shopping center sits on the south side of Camden Ave, west of Almaden Expwy, and a smaller center is on the north side of Redmond Ave at the expressway.
schools and commute
School districts and getting around
School districts
Crossgates is in San Jose Unified School District for TK-12; Census and City district maps agree at every point checked. Los Alamitos Elementary (6130 Silberman Dr) is inside the outline, and Castillero Middle (6384 Leyland Park Dr) and Simonds Elementary (6515 Grapevine Way) sit just south of Camden Ave. Attendance boundaries change, so check the exact address with the district.
Getting around
- VTA bus 83 runs on McAbee Rd, Camden Ave and Almaden Expwy to Ohlone/Chynoweth light rail station; route 64B runs on Meridian Ave and Camden Ave (City transit-line data, updated November 2025).
- Nearest light rail: Ohlone/Chynoweth station, about 2.4 miles straight-line north. VTA's Almaden branch light rail shuttle ended in December 2019 and was replaced by bus service.
- Hwy 85 crosses Almaden Expwy about 2.1 miles straight-line north; Diridon Station (Caltrain) is about 7.3 miles straight-line north.
- Bike lanes: buffered lanes on Camden Ave, Redmond Ave and McAbee Rd, and lanes on Meridian Ave, with a separated (Class 4) section north of Redmond Ave (City bikeway map).
- Trails: the Los Alamitos Creek Trail runs on the far side of Almaden Expwy, and the McAbee entrance to Almaden Quicksilver County Park is about 0.8 mile straight-line south.
nerd notes
Buying or selling in Crossgates: what we check
Buying here
- Ask whether the address carries Crossgates swim club HOA dues. Listing records show dues on some lots and none on others; get the HOA documents and transfer terms.
- These are 1960s and early-1970s houses. Check the electrical panel, original plumbing, roof age and the sewer lateral, and pull City permit history for additions and enclosed garages.
- FEMA's flood map labels about 94% of this outline Zone D, which means flood risk has not been studied; small strips near Golf Creek are mapped Zone A or AE. Check the parcel's zone and get an insurance quote.
- Zoning varies by block (R-1-5, R-1-8 and some PD). Setbacks, ADU options and SB 9 lot splits depend on the parcel's zoning, so confirm it before planning an addition.
- A small share of the outline falls in a State-mapped liquefaction zone; read the natural hazard disclosure for the exact parcel.
Selling here
- Know whether your lot is in the swim club HOA and have dues, rules and transfer paperwork ready; buyers ask early.
- Pin down the build year and tract. A 1962 house near Via Jose and a 1972 house on Butterfly Dr are different products, and comps should match.
- Gather permits for remodels, additions and solar before listing; unpermitted square footage slows appraisals and negotiations.
- Describe location with real distances: Los Alamitos Elementary is inside the area, the McAbee trail entrance is about 0.8 mile straight-line, and Almaden Lake Park is about 0.9 mile.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Crossgates questions, answered
Is it Crossgate or Crossgates?
The street is Crossgates Ln and the club is the Crossgates Cabana Club. The MLS area is spelled Crossgate. Both mean the same part of Almaden Valley.
What are the boundaries of Crossgates?
In this guide: Redmond Ave on the north, Almaden Expwy on the east, Camden Ave on the south and Meridian Ave on the west. About two-thirds of Crossgates Ln and the swim club itself are east of McAbee Rd, so McAbee Rd is not the edge. The MLS Crossgate area also reaches a little north of Redmond Ave; those blocks are in our Guadalupe Oak Grove guide.
When were the homes built?
From 1962 to about 1972 in listing records: early 1960s near Via Jose, mid-1960s around Crossgates Ln and Peralta Dr, and 1970-72 west of McAbee Rd.
Is there an HOA?
Some homes pay dues to the Crossgates swim club HOA for pool rights. Many homes have no HOA. Check the listing and title documents.
Which school district serves Crossgates?
San Jose Unified for all grades. Los Alamitos Elementary is inside the area. Check the exact address with the district, since attendance boundaries change.
Is Crossgates in San Jose city limits?
Yes. Census place data and the City's street records put every street here inside San Jose. The City annexed the land in pieces between 1959 and about 1980.
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