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san jose neighborhood guide · property nerds® at compass
Meadowfair & West Evergreen, San Jose Homes for sale, recent sales and a Property Nerd’s guide
West Evergreen between US 101 / King Rd and Capitol Expy, from Ocala Ave south to US 101: Welch and Meadowfair parks, Arcadia Ballpark, the Eastridge Transit Center and streets named for composers and operas.
Meadowfair & West Evergreen by the numbers
meadowfair & west evergreen by the numbers · live from the mls
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Calculated in your browser from MLS data for Meadowfair & West Evergreen (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in meadowfair & west evergreen · live from the mls
Homes for sale, for rent and recently sold in Meadowfair & West Evergreen
Every active listing, rental and closed sale in Meadowfair & West Evergreen 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 (Meadowfair & West Evergreen (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Meadowfair & West Evergreen came to be
Annexation came in steps from 1956 to 1981. City annexation records show 'Hillview No. 1' (June 1956) along Tully Rd, Huran Dr and Clarice Dr; 'King No. 1' (April 17, 1959) for the Meadowfair streets (Rigoletto Dr, Ophelia Ave, Chopin Ave, Puccini Ave, Othello Ave, Aida Ave, Mozart Ave); 'Hillview No. 50' (April 30, 1965) for the West Evergreen streets around Alvin Ave and Flanigan Dr; and 'Amos No. 23' (September 1, 1972) for the land inside Eastridge Loop. By decade, about 29% of the land came in during the 1950s, 32% in the 1960s, 18% in the 1970s and 10% in the 1980s.
The middle of the guide is commercial and civic. About 171 acres around Eastridge Loop carry commercial zoning for a regional shopping center, which the city's growth-area layer groups as the 'Arcadia/Eastridge' urban village; 'Tully Rd/S. King Rd' and 'E. Capitol Ex/Silver Creek Rd' are also urban villages on that layer, none with a village plan approved. VTA's Eastridge Transit Center sits on the east side, and VTA's 2.4-mile light rail extension from Alum Rock station will end at a new at-grade Eastridge station there; VTA expects full completion in early 2028.
South of Quimby Rd, land annexed in 1960 ('Evergreen No. 3') and 1964 ('Evergreen No. 29') was built out much later: city sewer records date Revelry St to 1998 and Interlude St, Tranquility St and North and South Evergreen Loop to 2023. Arcadia Ballpark, a city softball park of about 14.5 acres, is on Quimby Rd nearby.
streets and homes
The streets and the houses
Meadowfair, east of King Rd between Quimby Rd and the Barberry Ln line, has streets named for composers and operas: Brahms Ave, Chopin Ave, Mozart Ave, Paganini Ave, Sibelius Ave, Puccini Ave and Enesco Ave, with Aida Ave, Othello Ave, Ophelia Ave and Rigoletto Dr. Most date from 1959-1961; the Edge- streets (Edgeview Dr, Edgebank Dr, Edgegate Dr, Edgestone Cir) near Quimby Rd are 1979-1980 planned developments with R-2(PD) zoning.
West Evergreen, between King Rd and US 101 south of Tully Rd, continues the theme on La Boheme Way, Tosca Way, Turandot Ct, Tannhauser Way, Fledermaus Ct, Desdemona Ct, Salome Ct and Faust Ct, off Alvin Ave, Flanigan Dr, Burdette Dr, Fontaine Rd and Tierra Buena Dr. Farther south toward Aborn Rd are Towers Ln, Stallion Way, Staghorn Ln, Stanhope Dr, Jessica Way, Aldrich Way and Barberry Ln, and planned-development streets such as Oakbridge Dr and Shadowpark Ranch Pl.
North of Tully Rd and west of the shopping center, Welch Park anchors Clarice Dr, Huran Dr, Harbor View Ave and Santiago Ave; the north-west blocks near Ocala Ave (Bayhaven Dr, John Montgomery Dr, Robert Fowler Way, Swift Ave) are in the Alum Rock Union district. ZIP codes: 95122 for Welch Park, the shopping center and the Meadowfair streets; 95121 for the West Evergreen streets and the blocks near Aborn Rd and Barberry Ln; a few 95148 addresses near Cunningham Ave.
streets in meadowfair & west evergreen
- Capitol Expy
- King Rd
- Tully Rd
- Quimby Rd
- Ocala Ave
- Aborn Rd
- Silver Creek Rd
- Eastridge Loop
- Clarice Dr
- Brahms Ave
- Chopin Ave
- Rigoletto Dr
- Ophelia Ave
- Alvin Ave
- Flanigan Dr
- Tierra Buena Dr
- Fontaine Rd
- Barberry Ln
- Towers Ln
- Waverly Ave
parks and places
Parks, shops and landmarks near Meadowfair & West Evergreen
- park
Welch Park
About 10.2 acres at 1935 Clarice Dr, with the Welch Park Neighborhood Center at Clarice Dr and Kenesta Way (city parks and center layers).
- park
Meadowfair Park and Community Center
Meadowfair Park (about 8.7 acres at Corda Dr and Barberry Ln, about two-thirds of it inside this outline) and the Meadowfair Community Center at 2696 S. King Rd; a 1.65-acre expansion site on Chopin Ave is listed as a planned future park (city parks layer).
- park
Arcadia Ballpark
A city softball park of about 14.5 acres at 2208 Quimby Rd, with four lighted fields and a small synthetic-turf ball field (city parks layer and park listing; designer's project page).
- park
West Evergreen Park
About 1.1 acres at Aborn Rd and Towers Ln, with the Barberry Lane Walkway (about 2.1 acres) running from King Rd toward Dina Ln (city parks layer).
- landmark
Eastridge Transit Center
VTA's transit center on the east side of the shopping area, where the light rail extension along Capitol Expy will end (VTA).
- shopping
Arcadia/Eastridge
A regional shopping center inside Eastridge Loop between Tully Rd, Quimby Rd and Capitol Expy, which the city's growth-area layer names the Arcadia/Eastridge urban village; more shops line Tully Rd and King Rd.
schools and commute
School districts and getting around
School districts
Most streets are in the Evergreen School District; the northern blocks near Ocala Ave (Bayhaven Dr, Daytona Dr, John Montgomery Dr, Robert Fowler Way, Tehama Ave, Tymn Way, Waverly Ave and part of Swift Ave) are in Alum Rock Union; all of it is in the East Side Union High School District (Census district maps). Public schools inside on Evergreen's current list: Katherine R. Smith Elementary (2025 Clarice Dr) and O.B. Whaley Elementary (2655 Alvin Ave). Donald J. Meyer Elementary (Alum Rock Union, 1824 Daytona Dr) closed after the 2024-25 school year (district board vote, December 2, 2024; local news reports). Nearby: Ocala STEAM Academy (Alum Rock Union) just across Capitol Expy and LeyVa Middle (Evergreen, 1865 Monrovia Dr) just east. Attendance boundaries change, so check the exact address with each district.
Evergreen School District site · Alum Rock Union School District site · East Side Union High guide
Getting around
- VTA's Eastridge Transit Center is inside the east side of the guide, about 0.6 mile straight-line from the middle. VTA's 2.4-mile light rail extension from Alum Rock station will end at a new Eastridge station there; VTA expects full completion in early 2028.
- US 101 forms the west edge, with interchanges at Tully Rd and Capitol Expy; Capitol Expy runs along the east edge north to I-680.
- VTA's Alum Rock light rail station is about 1.3 miles straight-line north of the guide's north edge today.
- Downtown San Jose is about 3.8 miles straight-line north-west.
- Lake Cunningham Park and the Thompson Creek trail are just across Capitol Expy.
nerd notes
Buying or selling in Meadowfair & West Evergreen: what we check
Buying here
- Flood: the city's FEMA layer shows about 85% of the outline as Zone D (flood risk not determined) and 15% as Zone X. Check the exact address on FEMA's map.
- About 99% of the outline is in a state liquefaction zone; the natural hazard disclosure shows it.
- Planned-development streets (the Edge- streets, Oakbridge Dr, Shadowpark Ranch Pl and the newer streets south of Quimby Rd) usually come with an HOA; read the CC&Rs and check current dues.
- The elementary district changes near Ocala Ave (Alum Rock Union) and Meyer Elementary closed in 2025; confirm the assigned schools for the address.
- Light rail station construction at the Eastridge Transit Center is scheduled into early 2028; check VTA's updates for traffic on Capitol Expy and Quimby Rd.
Selling here
- State the walk to the Eastridge Transit Center and the future light rail station.
- Name the elementary district for the address (Evergreen or Alum Rock Union).
- For planned-development homes, have the HOA documents ready early.
- List upgrades with dates; buyers compare 1960s tract homes street by street.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Meadowfair & West Evergreen questions, answered
Will light rail reach Meadowfair & West Evergreen?
Yes. VTA is extending light rail 2.4 miles from Alum Rock station along Capitol Expy to a new Eastridge station at the Eastridge Transit Center, inside this guide's east side, with full completion expected in early 2028.
Which school districts serve the area?
Evergreen for most streets and Alum Rock Union for the northern blocks near Ocala Ave, with East Side Union High for all. Check the address with each district.
What is Arcadia Ballpark?
A city softball park of about 14.5 acres at 2208 Quimby Rd, with four lighted fields.
Which streets carry composer and opera names?
Brahms Ave, Chopin Ave, Mozart Ave, Puccini Ave, Aida Ave and Rigoletto Dr in Meadowfair, and La Boheme Way, Tosca Way, Turandot Ct and Faust Ct in West Evergreen.
What ZIP codes are used?
95122 for the Meadowfair streets, Welch Park and the shopping center; 95121 for West Evergreen and the blocks near Aborn Rd; a few 95148 addresses near Cunningham Ave.
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