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Naglee Park & University, San Jose Homes for sale, recent sales and a Property Nerd’s guide
South of E. Santa Clara St and the SJSU campus, from S. 4th St to Coyote Creek and down to I-280: the Naglee Park Conservation Area, the Reed landmark district and the University blocks.
Naglee Park & University by the numbers
naglee park & university by the numbers · live from the mls
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Calculated in your browser from MLS data for Naglee Park & University (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in naglee park & university · live from the mls
Homes for sale, for rent and recently sold in Naglee Park & University
Every active listing, rental and closed sale in Naglee Park & University 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 (Naglee Park & University (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Naglee Park & University came to be
Naglee Park was the country estate of Henry Morris Naglee, whose house and carriage house at S. 14th and E. San Fernando St date to about 1865, decades before the tract opened (private home, no public access). His will kept the land off the market for years; his heirs then formed the Naglee Park Improvement Company, which opened the tract in 1902 with paved streets and utility easements and sold the last home sites by about 1910. The original deeds limited house size, kept businesses out and put stables at the rear of lots. Some streets originally carried mission names and were renamed about 1911 to match the numbered streets north of E. Santa Clara St (neighborhood association history).
West of Naglee Park, the city's University and South University association areas cover the blocks south of San Jose State University's main campus. The city's historic-area map shows the Reed City Landmark District on blocks between about S. 4th and S. 9th St from E. San Salvador St toward Margaret St, and the Naglee Park Conservation Area from S. 11th St to Coyote Creek between E. Santa Clara and E. William St. The city's inventory counts about 1,090 buildings across the outline, most from 1900 to 1930.
Coyote Creek shapes the east side. On February 21, 2017, after Anderson Reservoir filled, the creek overflowed into nearby neighborhoods; William Street Park flooded and Naglee Park was among the areas significantly affected, according to a regional planning group's review. The city's FEMA layer now shows a Zone AE strip along the creek over about 9% of the outline.
streets and homes
The streets and the houses
The grid runs from S. 4th St east to S. 17th St, crossed by E. San Fernando, E. San Antonio, E. San Carlos, E. San Salvador, E. William and E. Reed St, with Margaret St, Carrie St and E. Virginia St toward I-280. Near the creek, Arroyo Way curves off E. San Antonio St, and Valley Oak Terrace and Orvis Ave sit by the freeway at the south end.
In Naglee Park the inventory records Craftsman bungalows, Queen Anne and Folk Victorian houses, Neoclassical Revival, Prairie, Tudor Revival and Spanish Revival designs, mostly from 1902 to the 1920s, along S. 11th to S. 16th St. The older houses sit closer to E. San Fernando St and the newer ones toward E. San Salvador and E. William St (association history). About 29 inventory records carry Mills Act contracts and 31 are City Landmarks.
West of S. 11th St the University blocks mix Victorian and early-1900s houses with some 1950s-60s buildings and 1990s infill; the inventory shows a cluster of about 70 records from the 1990s. The city's zoning map puts about half the outline in R-1-8 single-family, 19% in R-M multiple residence and 13% in Urban Residential, so a block can change character from one street to the next.
streets in naglee park & university
- S. 4th St (west edge)
- S. 5th St
- S. 6th St
- S. 7th St
- S. 8th St
- S. 9th St
- S. 10th St
- S. 11th St
- S. 12th St
- S. 13th St
- S. 14th St
- S. 15th St
- S. 16th St
- S. 17th St
- E. Santa Clara St
- E. San Fernando St
- E. San Antonio St
- E. San Carlos St
- E. San Salvador St
- E. William St
- E. Reed St
- Margaret St
- Carrie St
- E. Virginia St
- Arroyo Way
- Orvis Ave
- Valley Oak Terrace
parks and places
Parks, shops and landmarks near Naglee Park & University
- park
William Street Park
About 11.9 acres at E. William St and S. 16th St along Coyote Creek (city map). It flooded in February 2017.
- park
O'Donnell's Gardens Park
A 0.73-acre city park at E. William St and S. 6th St.
- park
Autumn Terrace Pocket Park
A 0.59-acre privately owned park on Orvis Ave, opened in 2008 (city map).
- landmark
San Jose State University
The main campus sits just north of E. San Salvador St between S. 4th and S. 10th St.
- shopping
E. Santa Clara St
Shops and restaurants along the north edge, part of the city's East Santa Clara Street business district.
- landmark
Naglee house
The about-1865 house and carriage house at S. 14th and E. San Fernando St. Private home, no public access.
schools and commute
School districts and getting around
School districts
San Jose Unified School District serves the area (K-12). Lowell Elementary on S. 7th St, inside the outline, closed after the 2025-26 school year; the district names Washington Elementary as its default receiving school. Selma Olinder Elementary is about 0.1 mile straight-line east across Coyote Creek on E. William St. Attendance boundaries change, so check the exact address with the district.
Getting around
- Paseo de San Antonio light rail station is about 0.7 mile straight-line west of the center, about 0.3 mile from the S. 4th St edge; Santa Clara and Convention Center stations are about 0.9 mile.
- San Jose Diridon (Caltrain, ACE, Amtrak) is about 1.6 miles straight-line west.
- I-280 runs along the south edge; US 101 is about a mile east, across Coyote Creek (approximate).
- SJSU's main campus is across E. San Salvador St at the northwest corner, and downtown's 4th St edge is the west boundary.
- The city's trail map shows Coyote Creek trail reaches along the creek near William Street Park; check which parts are open.
nerd notes
Buying or selling in Naglee Park & University: what we check
Buying here
- Historic rules: the Naglee Park Conservation Area and the Reed City Landmark District cover most of the older blocks. Exterior changes can need historic review, and under AB 1061 (in effect January 1, 2026) SB 9 duplex and lot-split options are limited on parcels with a contributing structure in a local historic district. Ask the city's Planning Division before you design.
- Mills Act: about 29 properties here carry Mills Act contracts, which pass to the buyer and come with preservation work plans. Read any contract.
- Flood: about 9% of the outline is Zone AE along Coyote Creek and the creek overflowed in February 2017. Check the address on FEMA's map, ask about flood insurance and past water damage, and check elevation for creek-side lots.
- Liquefaction: the whole outline is in a state seismic hazard zone for liquefaction; ask about foundations and any bolting or retrofit.
- Parking: the city's University and SUN residential permit zones cover most streets; check the permit rules and the number of permits per address.
- Older houses: most date from 1900 to 1930; ask about wiring, foundation, sewer lateral and any unpermitted units.
Selling here
- Pull the city inventory record, any Mills Act contract and past historic permits before listing.
- Document flood history: whether the house took water in 2017 and what was repaired.
- Note foundation, seismic, electrical and sewer lateral work with permits; buyers of 1900s-1920s houses ask for them.
- Give straight-line distances to SJSU, William Street Park and the Paseo de San Antonio light rail station.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Naglee Park & University questions, answered
Where is Naglee Park?
The city's Naglee Park Conservation Area runs from S. 11th St east to Coyote Creek between E. Santa Clara and E. William St. This guide also includes the University and South University blocks between S. 4th and S. 11th St and the land down to I-280.
When was Naglee Park built?
The Naglee Park Improvement Company opened the former Naglee estate in 1902 and sold the last home sites by about 1910; the city's inventory shows most houses here from 1900 to 1930. The original Naglee house dates to about 1865.
Did Coyote Creek flood here?
Yes. On February 21, 2017 the creek overflowed into nearby neighborhoods, William Street Park flooded and Naglee Park was among the areas significantly affected. About 9% of the outline is Zone AE on the city's FEMA layer.
What permits apply to an older house?
Most older blocks are in the Naglee Park Conservation Area or the Reed City Landmark District, where exterior changes can need historic review. Ask the city's Planning Division about the specific address.
Is parking restricted?
Many streets are in the city's University or SUN residential permit parking zones. Check the zone rules for the block.
What school district serves it?
San Jose Unified. Lowell Elementary, inside the outline, closed after the 2025-26 school year. Check the exact address with the district for assigned schools.
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