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san jose neighborhood guide · property nerds® at compass
Narvaez & Hillsdale, San Jose Homes for sale, recent sales and a Property Nerd’s guide
The strip between Hillsdale Ave and Capitol Expwy from the Guadalupe River to Snell Ave: townhome communities around Waterford Park, the Capitol Expressway Auto Mall and a light rail stop at SR 87.
Narvaez & Hillsdale by the numbers
narvaez & hillsdale by the numbers · live from the mls
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Calculated in your browser from MLS data for Narvaez & Hillsdale (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in narvaez & hillsdale · live from the mls
Homes for sale, for rent and recently sold in Narvaez & Hillsdale
Every active listing, rental and closed sale in Narvaez & Hillsdale 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 (Narvaez & Hillsdale (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Narvaez & Hillsdale came to be
This strip lies on the valley floor between the Guadalupe River and Snell Ave, with Hillsdale Ave on the north and Capitol Expwy on the south. Canoas Creek crosses it from south to north, and SR 87 cuts through the middle with the VTA Blue Line running in the freeway median.
Most of the land came into the city in the 1960s. On the city's annexation map, the Edenvale No. 2 annexation of January 27, 1961 brought in about a quarter of this guide, and later Edenvale annexations through 1975 added most of the rest. The blocks at the west end joined through Robertsville annexations between 1973 and 1986, and a small Canoas annexation followed in 1997.
Public and commercial uses took the edges. The Metropolitan Education District's Hillsdale Ave campus, home of its career technical and adult education programs, opened in 1968 on land that three school districts agreed to buy in 1965, according to the district's history page. Car dealerships took the frontage west of SR 87, on a street the city names Capitol Expressway Auto Mall, and townhome communities filled the land between them; listing records show townhomes on Vista Roma Way built in 2004 and 2005.
streets and homes
The streets and the houses
East of SR 87, Vistapark Dr is the spine. Sandpebble Dr, Copperfield Dr, Timber Loop Dr, City Lights Pl, Midtown Pl, Woodmere Dr, Bruno Dr and Charter Park Dr branch off it and off Narvaez Ave, around the 3.3-acre Waterford Park. Several communities here use private streets behind their own entrances, including the Vista Roma Way townhomes near Snell Ave.
West of SR 87 the pattern changes: Summercreek Dr, Creekfield Dr, Darya Ln, Via Venezia and Tuscolana Way hold detached homes and townhomes between Hillsdale Ave, Foxworthy Ave and the river, with Pearl Ave and Rubino Dr at the edges.
Planned-development zoning covers about 27% of the land on the city zoning map, so most complexes have their own permit conditions and an HOA. Commercial General zoning covers about 14% (mostly the dealership frontage), and industrial park zoning (around Charter Park Dr) and public/quasi-public zoning (the education campus) about 12% together. On the General Plan map, about a fifth is Mixed Use Neighborhood and about a fifth Neighborhood/Community Commercial. The city's Capitol Ex/Hy 87 Light Rail urban village covers about 11% of the guide around the light rail stop; its plan-approval field reads 'No'. All of the guide is City of San Jose.
streets in narvaez & hillsdale
- Hillsdale Ave (north edge)
- Foxworthy Ave (north edge, west end)
- Capitol Expwy (south edge)
- Capitol Expressway Auto Mall (south edge, west of SR 87)
- Snell Ave (east tip)
- Narvaez Ave
- Vistapark Dr
- Sandpebble Dr
- Copperfield Dr
- Timber Loop Dr
- Charter Park Dr
- Woodmere Dr
- City Lights Pl
- Summercreek Dr
- Creekfield Dr
- Via Venezia
- Tuscolana Way
- Pearl Ave
- Rubino Dr
parks and places
Parks, shops and landmarks near Narvaez & Hillsdale
- park
Waterford Park
A 3.3-acre city neighborhood park at Vistapark Dr and Sandpebble Dr (city parks layer).
- landmark
Capitol light rail station
VTA Blue Line light rail stop where SR 87 crosses Capitol Expwy, on the guide's south edge; the line runs in the SR 87 median.
- landmark
Metropolitan Education District Hillsdale campus
Career technical education for high school students and adult education classes at 760 Hillsdale Ave; the site opened in 1968 (district history page).
- shopping
Capitol Expwy commercial frontage
Car dealerships line Capitol Expressway Auto Mall west of SR 87, and commercial parcels sit near Midtown Pl and Vistapark Dr east of it; Neighborhood/Community Commercial land covers about a fifth of the guide on the General Plan map.
- park
Communications Hill trails and stairs
Just north across Hillsdale Ave: the city's Hillsdale Fitness Park, the Grand Staircase and the Communications Hill trails, within about 0.2 mile straight-line of the north edge.
- park
Highway 87 Bikeway
A paved, open trail segment runs beside SR 87 through the guide (city trails layer).
schools and commute
School districts and getting around
School districts
Two school systems split this guide at SR 87. East of the freeway, homes are in the Franklin-McKinley School District for elementary grades and the East Side Union High School District for high school; west of it (Foxworthy Ave, Summercreek Dr, Creekfield Dr, Via Venezia, Tuscolana Way, Pearl Ave and Rubino Dr) they are in San Jose Unified. The county's school layer shows no public school inside the outline. Nearby: Parkview Elementary (Oak Grove School District) about 0.2 mile south of Capitol Expwy, Rachel Carson Elementary (San Jose Unified) about 0.3 mile south, and Terrell Elementary (San Jose Unified), which closed after the 2025-26 school year. Attendance boundaries change, so check the exact address with each district.
Franklin-McKinley School District site · East Side Union High guide · San Jose Unified guide
Getting around
- VTA Blue Line Capitol station at SR 87 and Capitol Expwy, on the south edge; Branham station is about 0.5 mile straight-line south of the edge.
- Capitol Caltrain station on Monterey Rd is about 0.4 mile straight-line from the east tip; it has only a few weekday commute-hour trains (four each way on the current timetable).
- SR 87 runs through the middle with ramps at Capitol Expwy; Capitol Expwy and Almaden Expwy lead east and west. San Jose City Hall is about 4.4 miles straight-line north.
- Buses: public maps show VTA routes 37 and 71 on Hillsdale Ave, Narvaez Ave and Capitol Expwy; check VTA's current schedules.
- Bikes: the city's bikeway map shows protected (Class IV) lanes on parts of Hillsdale Ave and Vistapark Dr, bike lanes on Narvaez Ave and Capitol Expressway Auto Mall, and the Highway 87 Bikeway beside the freeway.
nerd notes
Buying or selling in Narvaez & Hillsdale: what we check
Buying here
- Most homes sit in planned developments: read the HOA documents, check current dues and the parking and private-street rules, and ask about reserve studies.
- Check which school district serves the address; the line between Franklin-McKinley and San Jose Unified follows SR 87 here.
- Liquefaction: CGS zones cover about two-thirds of the outline. The city's flood layer shows Zone D on almost all of it and a small Zone A strip (about 1%); check the address on the FEMA map and read the natural hazard disclosure.
- Expect noise and traffic near SR 87, Capitol Expwy and the dealership frontage; visit at commute hours.
- Urban village planning: the Capitol Ex/Hy 87 Light Rail urban village around the station has no approved plan on the city layer, so check the General Plan and zoning maps for what can be built next to the address.
Selling here
- Have HOA documents, dues history and any special assessments ready at listing.
- Give straight-line distances to Capitol light rail, Waterford Park and the Communications Hill stairs.
- State the school district clearly (Franklin-McKinley or San Jose Unified) with a link to the district's address lookup.
- For homes near SR 87 or Capitol Expwy, share window and insulation upgrades buyers will ask about.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Narvaez & Hillsdale questions, answered
Which school district serves Narvaez & Hillsdale?
East of SR 87 it is Franklin-McKinley for elementary grades and East Side Union High for high school; west of SR 87 it is San Jose Unified. Check the exact address with the district.
Is there a light rail stop?
Yes. VTA's Blue Line stops at Capitol station, where SR 87 crosses Capitol Expwy on the guide's south edge.
What kinds of homes are here?
Mostly townhomes and small-lot detached homes in planned developments, with apartment complexes and some detached homes west of SR 87. Many complexes have HOAs and private streets.
Is any of it unincorporated county land?
No. The whole guide is City of San Jose on the county's city-limits layer.
Is the area in a flood zone?
The city's FEMA-based flood layer shows Zone D on almost all of it and a small Zone A strip. CGS liquefaction zones cover about two-thirds. Check the address on the FEMA map.
next door
More San Jose neighborhood guides
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