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san jose neighborhood guide · property nerds® at compass
North Berryessa, San Jose Homes for sale, recent sales and a Property Nerd’s guide
The north tip of Berryessa, between the Milpitas city line at Landess Ave and Cropley Ave: 1960s tract streets on both sides of I-680, Northwood Park and the Cropley light rail stop.
North Berryessa by the numbers
north berryessa by the numbers · live from the mls
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Calculated in your browser from MLS data for North Berryessa (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in north berryessa · live from the mls
Homes for sale, for rent and recently sold in North Berryessa
Every active listing, rental and closed sale in North Berryessa 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 (North Berryessa (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How North Berryessa came to be
Berryessa is an old place name here. An 1888 county history already wrote of the 'Berryessa District' on Capitol Ave (then spelled Capital Ave), about four miles north-east of downtown San Jose, and described a 30-acre orchard there of apricots, peaches, prunes and plums watered from Penitencia Creek. North Berryessa is the strip of that orchard country that ends at the Milpitas city line.
The orchards gave way to tracts once the land joined the city. City annexation records show 'Piedmont No. 1' on June 23, 1960 covering about 37% of today's outline, then a run of 'Piedmont' annexations through 1965 (the two from February 26, 1964 add another 24%). About 93% of the land was in the city by the end of the 1960s and the last piece came in 1972. The city's tract-map layer shows about 2,500 recorded lots in 28 tracts of up to about 216 lots each.
Rail arrived decades later. VTA light rail on Capitol Ave opened on June 24, 2004, with the Cropley stop at this guide's south-west corner, and BART service reached Milpitas station, just across the city line, on June 13, 2020.
streets and homes
The streets and the houses
I-680 splits the guide in two. West of the freeway, the blocks between Capitol Ave, Cropley Ave and the Milpitas line run along Lakewood Dr, Trimble Rd, Northwood Dr, Autumnvale Dr, Alderwood Dr, Cardington Dr, Sierra Wood Dr, Muirwood Way and Poplarwood Way, with Northwood Park at Lakewood Dr and Cardington Dr. East of the freeway, Morrill Ave and Piedmont Rd run north to Landess Ave, and the tract streets carry tree names: Ashwood, Birchwood, Capewood, Carobwood, Conifer, Corktree, Desertwood, Limewood, Stonewood, Treewood and Tulipwood lanes, plus Junewood Ave and the Via Encinitas, Via Montez and Via Del Sol loops near Cropley Ave.
Toward Old Piedmont Rd the grid shifts to Madrid Dr, Lisbon Dr, Rowley Dr, Sydney Dr, Minto Dr and Laurant Way, where the land starts to rise toward the foothills. The city zoning map shows mostly R-1-8 single-family zoning, with planned-development pockets, a little multifamily (R-M) land and commercial land near Landess Ave and Morrill Ave. The General Plan marks that corner as the Landess Av/Morrill Av urban village; the city's growth-area layer shows no approved village plan yet.
All of the homes are City of San Jose land with San Jose 95132 addresses (Census ZIP areas). The north edge is the Milpitas city line along Landess Ave and Montague Expy; a few street segments there carry Milpitas addresses in county road data, and only one short piece of Old Piedmont Rd is mapped as unincorporated county land.
streets in north berryessa
- Landess Ave
- Cropley Ave
- Capitol Ave
- Morrill Ave
- Piedmont Rd
- Old Piedmont Rd
- Lakewood Dr
- Trimble Rd
- Northwood Dr
- Autumnvale Dr
- Cardington Dr
- Junewood Ave
- Capewood Ln
- Limewood Dr
- Treewood Ln
- Via Encinitas
- Madrid Dr
- Lisbon Dr
- Rowley Dr
- Sydney Dr
parks and places
Parks, shops and landmarks near North Berryessa
- park
Northwood Park
A city neighborhood park of about 3.7 acres at Lakewood Dr and Cardington Dr, west of I-680 (city parks layer).
- park
Cataldi Park
Just south across Cropley Ave in the next guide: a city park of about 34 acres at 1765 Bethany Ave, about 0.7 mile straight-line from the middle of North Berryessa (city parks layer).
- landmark
Berryessa Creek
The creek crosses the west side toward Milpitas. Valley Water and the U.S. Army Corps of Engineers finished flood work on about 2.2 miles of the creek, from I-680 downstream to Calaveras Blvd, in 2018 (Valley Water project page).
- landmark
Milpitas BART and transit center
Milpitas BART, with VTA's Milpitas light rail stop beside it, is about 1.1 miles straight-line west of the middle of the guide, just across the city line.
- shopping
Landess Ave and Morrill Ave
The commercial corner at the north end of Morrill Ave is the guide's local shopping stop and a future urban village on the General Plan map.
schools and commute
School districts and getting around
School districts
North Berryessa is in the Berryessa Union School District (elementary and middle grades) and the East Side Union High School District (Census district maps). Public schools inside the outline: Northwood Elementary (2760 E. Trimble Rd) and Morrill Middle (1970 Morrill Ave). Laneview Elementary on Warmwood Ln is one of three campuses the Berryessa board voted in December 2024 to close for the 2025-26 school year, with students moved to seven receiving schools. Piedmont Hills High (East Side Union) is about 1.4 miles straight-line south-east. Attendance boundaries change, so check the exact address with each district.
Berryessa Union School District site · East Side Union High guide · Silicon Valley school districts
Getting around
- VTA light rail runs in the Capitol Ave median; the Cropley stop sits at the guide's south-west corner and Hostetter is the next stop south, about 1.2 miles straight-line from the middle of the guide.
- Milpitas BART is about 1.1 miles straight-line west of the middle of the guide; Berryessa/North San Jose BART is about 3.1 miles straight-line south.
- I-680 runs north-south through the guide, with interchanges at Montague Expy / Landess Ave on the north edge and at Capitol Ave / Hostetter Rd to the south.
- Downtown San Jose (City Hall) is about 5.3 miles straight-line south-west; San Jose's airport is about 4.7 miles straight-line south-west.
- Landess Ave and Montague Expy carry east-west traffic along the north edge, Cropley Ave along the south.
nerd notes
Buying or selling in North Berryessa: what we check
Buying here
- Flood map: most of the guide is FEMA Zone D or Zone X, but some blocks on Via Encinitas, Rosario Dr and Camargo Dr are mapped Zone AH, and parts of Capitol Ave and Cropley Ave Zone AO (city flood layer). Check the FEMA map for the address and ask about flood insurance in an A zone.
- Liquefaction: about a third of the outline, mainly the lower west side, is in a state liquefaction zone. The natural hazard disclosure shows it address by address.
- Fault zone: about 5% of the outline, near Piedmont Rd, Old Piedmont Rd and Landess Ave (Slater Ct, Rowley Dr, Sydney Ct, Madrid Ct, Lisbon Dr), is in a state Alquist-Priolo earthquake fault zone, and federal fault maps show traces of the Hayward fault zone's south-east extension along the hills. Read the disclosure; new construction there can need a fault study.
- Homes from the 1960s tracts may still have original electrical panels, plumbing and sewer laterals; inspect, and get the lateral scoped.
- Planned-development pockets come with HOA documents and PD permits; ask for both and check current dues.
Selling here
- Have the flood-zone status ready if the home is on one of the AH or AO blocks; buyers and lenders will ask.
- List upgrades (panel, roof, windows, sewer lateral) with dates; buyers compare them across tracts of the same age.
- Straight-line distances to the Cropley light rail stop and Milpitas BART are fair, checkable points to make.
- Near Landess Ave, say plainly that the home is in San Jose (95132) even though the street faces Milpitas.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
North Berryessa questions, answered
Where is North Berryessa?
At the north tip of San Jose's Berryessa district, between the Milpitas city line at Landess Ave and Cropley Ave, from Capitol Ave east to Old Piedmont Rd. I-680 runs through the middle.
Is North Berryessa in San Jose or Milpitas?
The homes are City of San Jose land with San Jose 95132 addresses. The north edge is the Milpitas city line along Landess Ave and Montague Expy, so the other side of the street is Milpitas.
How far is BART?
Milpitas BART is about 1.1 miles straight-line west of the middle of the guide. VTA light rail stops at Cropley Ave on Capitol Ave, at the guide's south-west corner.
Which school districts serve it?
Berryessa Union School District for elementary and middle grades and East Side Union High School District. Northwood Elementary and Morrill Middle are inside the outline; Laneview Elementary was voted closed for 2025-26. Check the address with each district.
Are there flood or fault zones?
Some blocks are in FEMA Zones AH and AO, and about 5% of the outline near Piedmont Rd and Old Piedmont Rd is in a state earthquake fault zone. Check the natural hazard disclosure and the FEMA map for the address.
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