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cupertino neighborhood guide · property nerds® at compass
North Blaney and Portal, Cupertino Homes for sale, recent sales and a Property Nerd’s guide
The grid of 1950s to 1970s streets between De Anza Boulevard and the old Vallco site, from Stevens Creek Boulevard up to I-280, with Portal Park, Collins Elementary and Lawson Middle School inside it.
North Blaney & Portal by the numbers
north blaney & portal by the numbers · live from the mls
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Calculated in your browser from MLS data for North Blaney & Portal: De Anza Blvd to Perimeter Rd, Stevens Creek Blvd to I-280 (city planning-area outline). Sales are single-family homes, townhomes and condos.
homes in north blaney & portal · live from the mls
Homes for sale, for rent and recently sold in North Blaney & Portal
Every active listing, rental and closed sale in North Blaney & Portal 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 Blaney & Portal: De Anza Blvd to Perimeter Rd, Stevens Creek Blvd to I-280 (city planning-area outline)); it may not match every local definition.
the story
How North Blaney & Portal came to be
North Blaney and Portal is the grid of houses between De Anza Boulevard and the old Vallco site, from the shops on Stevens Creek Boulevard north to I-280. Cupertino's General Plan calls it the North Blaney/Portal neighborhood and its planning map labels it North Blaney, about 290 acres in all. Blaney Avenue and Portal Avenue are the two north-south spines, with Portal Park between them and Merritt Drive as the long cross street.
Most of it is as old as the city. When Cupertino incorporated in 1955, about 70 percent of today's neighborhood was inside the original city limits, including Randy Lane and Larry Way, whose houses county assessor records date to 1951 and 1952. The streets east of Portal Avenue (Colby, Denison, Norwich, Drake and Auburn) joined in a 1958 annexation and were built around 1959 and 1960; Beekman Place and Deodara and Cypress drives came in the same year, and Rosewood, Maplewood and Olivewood by I-280 in 1960. The main building years were 1959 to 1963, including a run of lanes near Blaney Avenue named for trees, most of them orchard fruit: Apple, Plum, Cherry, Prune, Pear, Peach, Orange and Cedar Tree lanes. A second wave from 1968 to 1977 added Wheaton Drive and its courts, Carol Lee Drive, small-lot HOA developments on Beekman Place, Cartwright Way and Parish Place, and a planned tract on Miner, Parlett and Virginia Swan places.
The neighbor to the east has its own story. In the early 1960s, 17 landowners pooled their land to form VALLCO Park, a name the city says was built from the principal developers' names. It began as a business park and later became the Vallco Fashion Park mall, which opened in 1976 and was largely demolished from 2018 to 2020. The 50.1-acre site at 10123 N. Wolfe Rd., now called The Rise, has an approved SB 35 plan; the third modification, approved in February 2026, lists 2,669 homes (356 affordable), about 1.475 million sq ft of office space and about 226,600 sq ft of retail. The General Plan requires Vallco buildings next to the North Blaney/Portal neighborhood to stay below a 2:1 slope line drawn from the adjacent residential property line.
streets and homes
The streets and the houses
The layout is a simple grid. Blaney Avenue runs from Stevens Creek Boulevard north across I-280; Portal Avenue runs north from the boulevard to Drake and Auburn drives near the freeway; Vista Drive and Randy Lane run north on the west side. Merritt Drive crosses the whole neighborhood from Vista Drive to the Vallco edge, Wheaton Drive runs from Carol Lee Drive east to the Vallco edge in the south half, and Lazaneo Drive and Forest Avenue connect west to De Anza Boulevard. Most of the tree-named lanes sit between Vista Drive and Blaney Avenue (Pear Tree Lane and Fig Tree Court are just east of Blaney), and Colby and Denison avenues fill the block east of Portal.
About 620 lots are zoned R1-7.5, with a median near 7,500 sq ft, and they have changed less than most of Cupertino: assessor records show only about 33 of roughly 800 single-family parcels with a build year of 1990 or later. Randy Lane and Larry Way are zoned R1-a on larger lots of about 9,700 sq ft. Miner, Parlett and Virginia Swan places are a 1977 planned development zoned P(R1-7.5), on lots of about 6,800 sq ft.
Small-lot HOA homes and duplexes add variety. The city's HOA map shows separate associations for Parish Place, Beekman Place, Cartwright Way and Reinell Place, Joseph Circle (1991) and a group on Blaney Avenue, on lots of roughly 2,000 to 4,000 sq ft, most zoned for single-family cluster or planned development. Duplex-zoned lots (R2-4.25) cluster on Vista Drive, Vista Court, Will Court, Camarda Court and Hogue Court, mostly from 1969 to 1975.
streets in north blaney & portal
- North Blaney Avenue
- North Portal Avenue
- Vista Drive
- Merritt Drive
- Wheaton Drive
- Lazaneo Drive
- Forest Avenue
- Randy Lane
- Larry Way
- Colby Avenue
- Denison Avenue
- Norwich Avenue
- Drake Drive
- Auburn Drive
- Baywood Drive
- Deodara Drive
- Cypress Drive
- Apple Tree Lane
- Plum Tree Lane
- Cherry Tree Lane
- Prune Tree Lane
- Pear Tree Lane
- Orange Tree Lane
- Beekman Place
- Parish Place
- Miner Place
- Parlett Place
- Virginia Swan Place
- Carol Lee Drive
- Lucille Avenue
parks and places
Parks, shops and landmarks near North Blaney & Portal
- park
Portal Park
A 3.8-acre city park between Blaney and Portal avenues. The city's park inventory lists a playground, open lawn, picnic tables, barbecue pits, restrooms and a recreation building with a kitchen, with reservable picnic space.
- park
Wilson Park
A 10-acre city park at 10249 Wintergreen Dr., about 0.6 mile south across Stevens Creek Boulevard, with a playground, baseball, picnic tables and barbecue pits.
- shopping
Portal Plaza and Stevens Creek Boulevard
Portal Plaza sits at Stevens Creek Boulevard and Portal Avenue, about 0.4 mile from the middle of the neighborhood, with more shops along the boulevard and at Main Street Cupertino east of Wolfe Road (about 0.9 mile).
- shopping
Cupertino Village
The shopping center at Wolfe Road and Homestead Road, about 0.8 mile northeast across I-280.
- landmark
The Rise (former Vallco)
The 50.1-acre redevelopment site on the east edge at 10123 N. Wolfe Rd., approved for about 2,669 homes plus offices and retail.
- landmark
Cupertino Library and Civic Center
At 10800 Torre Ave., about 0.8 mile southwest across Stevens Creek Boulevard.
schools and commute
School districts and getting around
School districts
North Blaney and Portal is served by the Cupertino Union School District for kindergarten through eighth grade and the Fremont Union High School District for high school. Two CUSD campuses sit inside the neighborhood: Collins Elementary at 10300 N. Blaney Ave. and Lawson Middle School at 10401 Vista Dr. Attendance boundaries change, so check the exact address with CUSD's school locator and FUHSD's boundary maps before relying on any school.
Cupertino Union guide · Fremont Union guide · Silicon Valley school districts
Getting around
- VTA Route 23 runs on Stevens Creek Boulevard with stops at Vista Drive, Blaney Avenue, Portal Avenue and Wolfe Road; Rapid 523 stops at Wolfe Road and De Anza Boulevard on the same corridor.
- Route 55 runs on De Anza Boulevard with stops at Lazaneo Drive and Mariani Avenue, north toward Sunnyvale.
- I-280 forms the north edge, with an interchange at Wolfe Road on the east side; North De Anza Boulevard is the city's other I-280 gateway on the west side. Blaney Avenue continues north across the freeway.
- Caltrain: Sunnyvale station is about 3.5 miles north (straight-line).
- Apple Park's visitor center on Tantau Avenue is about 1.1 miles east and De Anza College about 1.4 miles southwest (straight-line).
nerd notes
Buying or selling in North Blaney & Portal: what we check
Buying here
- Confirm the zoning for the specific lot: R1-7.5, R1-a (Randy Lane and Larry Way), the P(R1-7.5) planned development on Miner, Parlett and Virginia Swan places, R1C cluster or R2 duplex. Each changes what an addition, ADU or SB 9 project can be, and planned developments can carry their own conditions.
- For HOA homes, read the CC&Rs, budget and reserve study before removing contingencies, and ask what the association maintains.
- If the home is near Perimeter Road or Wolfe Road, read The Rise project page: the approved plan, phasing and the General Plan's 2:1 slope-line limit for buildings next to the neighborhood.
- Most houses are 1959 to 1963 originals. Have the inspector look at the electrical panel, foundation, roof and sewer lateral, and expect the federal lead-paint disclosure on anything built before 1978.
- Lots along Lucille Avenue and Olivewood Street sit next to I-280, and the south-edge lots back onto Stevens Creek Boulevard businesses; visit at commute hours and in the evening. FEMA's map puts the whole neighborhood in the 0.2-percent-annual-chance flood area, outside the Special Flood Hazard Area; check the exact address anyway.
Selling here
- Document every update with permits; with so many original 1960s houses nearby, buyers compare condition and permitted square footage closely.
- Give walking distances to Portal Park, Collins Elementary, Lawson Middle School and the Stevens Creek Boulevard shops, with a note to confirm school assignment with the districts.
- If the home is near the Vallco site, have The Rise basics ready (approved homes, offices, retail and the slope-line rule) so buyers don't have to guess.
- For HOA homes, order the resale package early so buyers can review it inside their contingency period.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
North Blaney & Portal questions, answered
Why is it called North Blaney and Portal?
Blaney Avenue and Portal Avenue are its two main north-south streets. The city's General Plan calls the area the North Blaney/Portal neighborhood, and 'North' sets it apart from South Blaney across Stevens Creek Boulevard.
What is happening at Vallco next door?
The old Vallco mall was largely demolished from 2018 to 2020. The 50.1-acre site, now called The Rise, has an approved SB 35 plan; the version approved in February 2026 lists 2,669 homes (356 affordable), about 1.475 million sq ft of office space and about 226,600 sq ft of retail. Check the city's project page for current phasing.
How old are the houses?
Mostly built from 1959 to 1963, per county assessor records, with Randy Lane and Larry Way from 1951 and 1952 and a second wave of tracts and cluster homes from 1968 to 1977. Only a few dozen single-family lots show a rebuild since 1990.
Which schools are in the neighborhood?
Collins Elementary (10300 N. Blaney Ave.) and Lawson Middle School (10401 Vista Dr.), both in the Cupertino Union School District. High school is in the Fremont Union High School District. Boundaries change, so confirm the exact address with each district.
Was this area always part of Cupertino?
About 70 percent of it was inside the original city limits when Cupertino incorporated in 1955. The streets east of Portal Avenue and around Beekman Place joined in 1958, and the Rosewood and Maplewood area near I-280 in 1960.
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