home / san jose / payne & san tomas
san jose neighborhood guide · property nerds® at compass
Payne & San Tomas, San Jose Homes for sale, recent sales and a Property Nerd’s guide
San Jose's blocks between San Tomas Aquino Rd and San Tomas Expwy from Payne Ave south to the Campbell city line, around Payne Elementary, Moreland Way and Hamilton Park Dr.
Payne & San Tomas by the numbers
payne & san tomas by the numbers · live from the mls
- for sale now…
- median list price…
- homes sold, last 12 months…
- median sale price, 12 mo…
- median price per sq ft, sold…
- sale price vs. list…
Calculated in your browser from MLS data for Payne & San Tomas (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in payne & san tomas · live from the mls
Homes for sale, for rent and recently sold in Payne & San Tomas
Every active listing, rental and closed sale in Payne & San Tomas from the MLS, updated automatically, with a map of the neighborhood outline.
Loading listings…
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 (Payne & San Tomas (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Payne & San Tomas came to be
On the City of San Jose's neighborhood map, the land between San Tomas Aquino Rd and San Tomas Expwy south of Payne Ave is one association area called San Tomas West, but more than half of it lies in the City of Campbell. This guide covers only San Jose's part, the blocks north of the city line; Campbell's side has its own guide. The guide's name comes from its two main edges, Payne Ave and the San Tomas roads, and from George C. Payne Elementary on Gleason Ave.
Moreland Way, which runs east from San Tomas Aquino Rd, carries the name of the school district that still serves it. California's state landmark listing for Moreland School, about 0.7 mile straight-line northwest at Payne Ave and Saratoga Ave, says the district began in 1851 and took Zechariah Moreland's name in 1862.
City annexation records show San Jose taking in this land in about 10 pieces between December 1957 and July 1966, with about a fifth in the 'Moreland No. 16' annexation of January 1959 and a sixth in 'Latimer No. 5' that May, and a last group of pieces on September 1, 1980. The city's tract map shows 18 recorded tracts with about 975 lots, two of them with more than 100 lots each.
streets and homes
The streets and the houses
North of Hamilton Ave the streets are Gleason Ave, Hamilton Park Dr, Stockbridge Dr, Poe Ln, Wylie Way, Compton Ln, Kendra Way, Mona Way, Clarita Ave, Piland Dr, Klamath Dr, Yellowstone Dr, Vernal Dr, Niagara Dr, Darryl Dr, Phoenix Dr and Bismarck Dr, plus the R-1-5 blocks of Moreland Way, Rosalia Ave, Flora Ave and Carola Ave near San Tomas Aquino Rd. South of Hamilton Ave, Mendenhall Dr, Hayford Dr, Cassiar Dr, Beck Dr, Alberstone Dr and Cloverdale Ln (also R-1-5) run down toward W. Latimer Ave.
About 810 parcels are zoned R-1, with a median lot of about 6,600 sq ft and the middle half between about 6,200 and 8,100 sq ft. On the R-1-5 blocks, about 110 parcels have a median of about 10,350 sq ft. Bismarck Dr, Darryl Dr and parts of San Tomas Aquino Rd are zoned R-2 (two-family), and parts of Hamilton Ave, San Tomas Aquino Pkwy, Alberstone Dr and Mendenhall Dr carry the city's UR (Urban Residential) district.
Street by street, the San Jose side holds all the streets named above, the San Jose stretch of Hamilton Ave (San Tomas Aquino Rd to Charleston Dr), San Tomas Aquino Pkwy, the north parts of Darryl Dr and Phoenix Dr, and the west ends of Bismarck Dr, Boise Dr and Springfield Dr. The Campbell side (95008) holds Lisa Way, Darryl Dr and Phoenix Dr south of about Bismarck Dr, the rest of Bismarck Dr, Boise Dr and Springfield Dr east of Charleston Dr, W. Hamilton Ave east of Charleston Dr, and everything south of W. Latimer Ave. On W. Latimer Ave the north side is San Jose and the south side Campbell; on Charleston Dr the west side is San Jose and the east side Campbell.
streets in payne & san tomas
- Payne Ave
- San Tomas Aquino Rd
- Hamilton Ave
- Gleason Ave
- Moreland Way
- Hamilton Park Dr
- Stockbridge Dr
- Poe Ln
- Wylie Way
- Compton Ln
- Kendra Way
- Mona Way
- Clarita Ave
- Rosalia Ave
- Flora Ave
- Carola Ave
- Cloverdale Ln
- Piland Dr
- Klamath Dr
- Yellowstone Dr
- Vernal Dr
- Niagara Dr
- Mendenhall Dr
- Hayford Dr
- Cassiar Dr
- Beck Dr
- Alberstone Dr
- Darryl Dr
- Bismarck Dr
- San Tomas Aquino Pkwy
parks and places
Parks, shops and landmarks near Payne & San Tomas
- park
Gleason Park
A 0.23-acre city park with a tot lot at 1430 San Tomas Aquino Pkwy, near the guide's southeast corner (city parks and amenity layers).
- park
Hathaway Park
About 0.5 mile straight-line west across San Tomas Aquino Rd: 6.7 acres with a soccer field, a softball field, basketball and playgrounds (city amenity layer).
- school
George C. Payne Elementary
The Moreland School District's K-5 school on Gleason Ave, on a site of about 10 acres in the city's school layer.
- library
West Valley Branch Library
About 0.6 mile straight-line northwest at Saratoga Ave and San Tomas Aquino Rd; the San Jose Public Library dates it to 1964, with an expanded branch in 2003.
- shopping
Westgate Center
The shopping center at Saratoga Ave and Campbell Ave, about 0.9 mile straight-line southwest.
schools and commute
School districts and getting around
School districts
Census school-district maps put the whole guide in the Moreland School District for elementary and middle school and the Campbell Union High School District for high school. George C. Payne Elementary (K-5, Moreland) is inside the guide on Gleason Ave; the federal school directory lists it as a district school, not a charter. Just west across San Tomas Aquino Rd are Latimer (K-8) and Moreland Middle (6-8), both Moreland district schools. Attendance boundaries change, so check the exact address with the district.
Getting around
- San Tomas Expwy on the east edge runs north into Santa Clara and south through Campbell. Payne Ave, Hamilton Ave and San Tomas Aquino Rd connect west to Saratoga Ave.
- VTA route 26 stops at Campbell & San Tomas Aquino, about 0.5 mile south of the guide in Campbell, and route 57 runs on Saratoga Ave about 0.7 mile west (VTA route pages).
- I-280 ramps at Saratoga Ave are about 1.4 miles straight-line north of the center (county road ramps). VTA light rail's Winchester station in Campbell is about 1.7 miles straight-line; Santa Clara Caltrain station is about 4.3 miles straight-line.
- Bikes: the city's bikeway map shows a separated (Class 4) bikeway on Hamilton Ave, bike lanes on Payne Ave, buffered bike lanes on San Tomas Aquino Rd and shared-lane markings on Darryl Dr.
nerd notes
Buying or selling in Payne & San Tomas: what we check
Buying here
- City line: check the parcel's city in county records, not just the street name. Darryl Dr, Phoenix Dr, Bismarck Dr, Boise Dr, Springfield Dr, Mona Way and W. Latimer Ave each have San Jose and Campbell sections, and city services, permits and zoning follow the parcel.
- Mailing address: county address records list San Jose 95130 for nearly every address here (some 95117 toward Payne Ave). Homes across the line on Lisa Way, Bismarck Dr and W. Latimer Ave's south side are Campbell 95008.
- Flood zone: FEMA's map shows Zone D (flood hazard not studied) for about 99% of the guide, with a narrow Zone A strip on the San Tomas Expwy edge. Check the current FEMA map for the address and ask your lender and insurer how they treat Zone D.
- Seismic: a small area at the south end of Darryl Dr is in a state liquefaction zone (CGS San Jose West quad). Read the natural hazard disclosure for the exact parcel.
- Zoning: R-1-8, R-1-5, R-2 and UR all appear. Check the parcel's zoning and the city's ADU and SB 9 rules before planning a second unit, and inspect the sewer lateral, roof and electrical panel.
Selling here
- MLS naming: sales here appear under Payne, Payne Estates, Claratoga, Woodcrest, Moreland Manor and Park Westwood (Mendenhall Dr, Hamilton Ave), or the umbrella 'West San Jose'. Confirm the listing city is San Jose; Campbell homes nearby use some of the same names.
- City and ZIP: state 'San Jose 95130' (or 95117) from county records in the listing so buyers searching Campbell or San Jose filters find it correctly.
- Lot size: on the R-1-5 blocks of Moreland Way, Rosalia Ave, Flora Ave, Carola Ave and Cloverdale Ln, lead with the county parcel area.
- Disclosures: Zone D, the natural hazard disclosure, and permits for additions and ADUs.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Payne & San Tomas questions, answered
Is this part of San Tomas West in San Jose or Campbell?
Both cities share the area. This guide covers the San Jose blocks north of the city line; the blocks south of it (Lisa Way, W. Hamilton Ave east of Charleston Dr, and everything south of W. Latimer Ave) are City of Campbell and are covered by Campbell's San Tomas West guide.
Which school district serves Payne & San Tomas?
Census maps put it in the Moreland School District and the Campbell Union High School District; Payne Elementary is inside the guide. Boundaries change, so check the exact address with the district.
Do any San Jose homes here have Campbell mailing addresses?
County address records list San Jose 95130 (or 95117 near Payne Ave) for nearly every address in this guide. Check the listing's address against county records if it shows Campbell.
Are there larger lots?
Yes. On the R-1-5 blocks of Moreland Way, Rosalia Ave, Flora Ave, Carola Ave and Cloverdale Ln, the county parcel median is about 10,350 sq ft.
What is the flood zone?
FEMA's map shows Zone D for about 99% of the guide, meaning the flood hazard has not been studied, with a narrow Zone A strip along San Tomas Expwy. Check the FEMA map for the exact address.
next door
More San Jose neighborhood guides
talk to a property nerd
Thinking about Payne & San Tomas? 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.
Questions about Payne & San Tomas? Send us a note.
