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milpitas neighborhood guide · property nerds® at compass
Milpitas Manor & Curtner, Milpitas Homes for sale, recent sales and a Property Nerd’s guide
West Milpitas between I-880 and the railroad, north of Calaveras Blvd: 1955-64 one-story tracts, Curtner and Spangler schools, Hall Memorial Park, and newer townhomes up to Dixon Landing Rd.
Milpitas Manor & Curtner by the numbers
milpitas manor & curtner by the numbers · live from the mls
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Calculated in your browser from MLS data for Milpitas Manor & Curtner (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in milpitas manor & curtner · live from the mls
Homes for sale, for rent and recently sold in Milpitas Manor & Curtner
Every active listing, rental and closed sale in Milpitas Manor & Curtner 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 (Milpitas Manor & Curtner (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Milpitas Manor & Curtner came to be
The south half grew out of the old Abbott Ranch. A 1923 county map, the Map of the Abbott Ranch Subdivision, divides part of the Rancho Rincon de los Esteros land grant into lots along Abbott Ave and Spence Ave beside the Alviso-Milpitas road. In late 1955 three records of survey were filed for Lomac Development Co. covering Abbott Ranch lots on Abbott Ave, Spence Ave, Casper St and Rudyard Dr. County year-built records then trace Milpitas Manor street by street: Spence Ave and Whittier St in 1955, Casper St, Butler St and Norwich Ave in 1956, Barker St, Alton St and the Orion, Ophir, Ogden and Ohio courts in 1957, Krismer St in 1958, Smithwood and Silvera streets in 1959, the Maple, Larch, Chestnut, Willow, Elm and Walnut streets and Easter Ave in 1959-60, and the long run of Heath St from 1959 to 1964.
Curtner Estates, across N. Abel St, followed in 1960-62 on two tracts (2545 and 2732): Berryessa, Vasona, Calero, Lexington, Penitencia, Coyote and Uvas streets and Almaden Ave. A third tract around Hall Memorial Park (San Andreas Dr, Pescadero St, Hermina St, Laguna Dr, La Honda Dr) was built out in 1977-78.
Multi-family housing came in waves after that: the 200 one-story units of Milpitas Courtyard on N. Abbott Ave (1979), about 60 units on Marylinn Dr (1983), Glenmoor Cir (1986), California Landing by Dixon Landing Rd and Dixon Landing Park (1990-92), Images and Reflections between N. Abel St and N. Main St (1996), and, near I-880, the three-story Waterstone homes on Hidden Creek Ln (2016-17) and the rows on California Cir, Desert Holly St, Snap Dragon St and Milkweed St (2017-19).
streets and homes
The streets and the houses
Milpitas Manor fills the blocks between I-880 and N. Abel St on both sides of N. Abbott Ave: a grid of short, straight streets, with Heath St, Smithwood St and Silvera St running north-south and Maple, Chestnut, Willow and Elm avenues, Marylinn Dr, Rudyard Dr and Spence Ave crossing them. Curtner Estates, on both sides of N. Abel St, has longer, gently curving streets, with Curtner Elementary and Hall Memorial Park in its northern half. Both are almost entirely one-story houses on lots near 6,000 sq ft, zoned R1-6.
City parcel data count about 1,290 single-family parcels here; about 1,050 date from the 1950s and 1960s, and about 87 percent are recorded as one story. Only a few carry a recent year built in county records, so expect original 1950s and 1960s construction and ask for permits on any addition.
The other 1,200 or so homes are in multi-family zoning (R2 and R3, and R1-2.5 at Hidden Creek Ln). California Landing mixes two-story houses on small lots (Elkwood Dr, Gingerwood Dr, Summerwind Dr, Woodruff Way, Seaside Dr, 1990-91) with three-story units (Montecito Way, Larkwood Ct, Cascadita Ter, Alegra Ter, Terra Mesa Way, 1992). Images Cir has 59 two-story houses on their own parcels, and its neighbors (Gemstone, Diamond, Pond, Twinkle, Glistening, Shimmer, Crystal and Reflections) about 70 more units. Glenmoor Cir has 79 two-story houses, and Milpitas Courtyard's 200 units are recorded as one story.
streets in milpitas manor & curtner
- Heath St
- Smithwood St
- Silvera St
- Easter Ave
- Redwood Ave
- Marylinn Dr
- Rudyard Dr
- Spence Ave
- N. Abbott Ave
- N. Abel St
- Penitencia St
- Lexington St
- Coyote St
- Berryessa St
- Vasona St
- Calero St
- San Andreas Dr
- Pescadero St
- La Honda Dr
- Glenmoor Cir
- Images Cir
- Gingerwood Dr
- Elkwood Dr
- Hidden Creek Ln
- California Cir
parks and places
Parks, shops and landmarks near Milpitas Manor & Curtner
- park
Hall Memorial Park
A 9.5-acre park at 304 La Honda Dr in Curtner Estates with a lagoon picnic area, four tennis courts, play equipment, restrooms and parking (city parks page).
- park
Starlite Park
A 4-acre park at 450 Rudyard Dr in the south end of Milpitas Manor with horseshoe pits, play equipment, barbecues and picnic tables (city parks page).
- park
Dixon Landing Park
An 11-acre sports park at Dixon Landing Rd and Milmont Dr, next to California Landing, with a cricket pitch, one large and two small baseball diamonds, three tennis courts, a basketball court, playgrounds and shaded bleachers (city parks page).
- shopping
Calaveras Blvd and Dixon Landing shopping
Commercial strips line W. Calaveras Blvd at the south edge and N. Milpitas Blvd at Dixon Landing Rd (city zoning data); the McCarthy Ranch shopping area is across I-880, reached by Calaveras Blvd or VTA Route 47, which stops there.
- landmark
Milpitas Library
Just across Weller Ln at 160 N. Main St, about 0.7 mile straight-line from the middle of the area: the county library (opened 2009) that shares its address with the National Register-listed Milpitas Grammar School.
- landmark
Police and Public Works
The city's police station and public works and IT offices are on the west side of N. Milpitas Blvd north of Jacklin Rd (city points-of-interest layer).
schools and commute
School districts and getting around
School districts
Milpitas Manor & Curtner is in the Milpitas Unified School District. Two district elementary schools sit inside these lines on the city's school-site map: Curtner Elementary in Curtner Estates and Spangler Elementary near Starlite Park at the south end of Milpitas Manor. Attendance boundaries change, so check the exact address with the district's Find Your School tool.
Getting around
- VTA Route 66, a frequent route, runs down N. Abel St with stops at Penitencia St, Redwood Ave and Marylinn Dr, then along Main St to Milpitas BART and on to Santa Teresa Station; its north end is at Dixon Rd and N. Milpitas Blvd (VTA route page).
- VTA Route 47 crosses the south edge on Calaveras Blvd, connecting the library on Main St, McCarthy Ranch, Alder light rail station and Milpitas BART (VTA route page).
- AC Transit Line 231 runs on N. Milpitas Blvd between Fremont BART and Milpitas BART by way of Warm Springs/South Fremont BART.
- Milpitas BART is about 2.5 miles straight-line from the middle of the area, the Great Mall light rail station about 2 miles, and Warm Springs/South Fremont BART about 4.4 miles.
- I-880 runs along the west edge with interchanges at Calaveras Blvd and Dixon Landing Rd; the center of the area is about 0.3 mile (straight-line) from the freeway.
nerd notes
Buying or selling in Milpitas Manor & Curtner: what we check
Buying here
- Flood is the big check here. On FEMA's maps (panels effective February 19, 2014) about six in ten home parcels are in a special flood hazard area: nearly all of the Milpitas Manor streets are zone AE (base flood elevations of about 18 feet on the map lines through the tract), and about 60 percent of Curtner Estates, plus Milpitas Courtyard and most of the Waterstone homes, is zone AH (base flood elevation 15 feet). Federally backed loans require flood insurance; get a quote early, ask for an elevation certificate and ask whether a Letter of Map Amendment covers the lot.
- Outside the special flood hazard area: California Landing is zone X (half of it mapped as reduced risk because of a levee), and the 1977-78 Curtner streets around Hall Memorial Park, Images and Reflections, and much of Marylinn Dr are shaded zone X. Check the exact parcel; neighbors on the same street can differ.
- Liquefaction: every home parcel inside these lines is in the state's liquefaction zone (California Geological Survey, Milpitas quadrangle, 2004). There is no Alquist-Priolo fault zone here. Read the natural hazard disclosure and ask about foundation work on the 1950s and 1960s houses.
- Additions and ADUs: the city's pre-approved detached ADU plans work on AE and AH lots only with a flood-resistant design option, and larger additions in those zones go through floodplain review. Talk to the city before planning a big project.
- HOA check: Milpitas Courtyard, Glenmoor, California Landing, Images and Reflections, and the 2016-19 rows by I-880 are in planned developments. Read the CC&Rs, budget and reserve study, check current dues and ask how the master policy handles flood insurance in the AH complexes.
Selling here
- Have the flood paperwork ready before listing: FEMA zone, elevation certificate if you have one, the current flood insurance premium and any Letter of Map Amendment. Buyers ask about it first here.
- Say which tract the house is in (Milpitas Manor 1955-64, Curtner Estates 1960-62, the 1977-78 Hall Park streets) and pull the permit history for any additions to the original one-story plan.
- For California Landing, Images, Glenmoor and the newer rows, order HOA resale documents early and note the flood zone, since several of these complexes are outside the special flood hazard area.
- Point out the walkable places with straight-line distances: Hall Memorial Park, Starlite Park, Curtner and Spangler schools, and the library just across Weller Ln.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Milpitas Manor & Curtner questions, answered
Where is Milpitas Manor?
On the west side of Milpitas between I-880 and N. Abel St, north of W. Calaveras Blvd, on both sides of N. Abbott Ave. This guide also covers Curtner Estates across N. Abel St and the newer complexes north to Dixon Landing Rd.
Is Milpitas Manor in a flood zone?
Yes, nearly all of it. FEMA's 2014 maps put about 97 percent of the Milpitas Manor home parcels in zone AE, and most of Curtner Estates is zone AH with a base flood elevation of 15 feet. California Landing and the streets around Hall Memorial Park are zone X. Check the exact address.
When were the homes built?
Most single-family houses went up between 1955 and 1964, with one Curtner tract finished in 1977-78. Condos and townhomes followed in 1979, 1983, 1986, 1990-92, 1996 and 2016-19.
Which schools are in Milpitas Manor & Curtner?
It's in the Milpitas Unified School District, and Curtner Elementary and Spangler Elementary are inside the area. Boundaries change, so check the address with the district.
How do you get to BART from here?
VTA Route 66 runs down N. Abel St and Main St to Milpitas BART, about 2.5 miles straight-line from the middle of the area. AC Transit Line 231 on N. Milpitas Blvd also connects Milpitas BART and Warm Springs/South Fremont BART.
talk to a property nerd
Thinking about Milpitas Manor & Curtner? Let's run your numbers.
Eric, Janelle and the Boyenga Team have sold more than 2,520 Silicon Valley homes, $2.6+ billion in all, since 1996. Get a value, a plan, or a straight answer about a street.
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