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san jose neighborhood guide · property nerds® at compass
River Oaks & Trimble, San Jose Homes for sale, recent sales and a Property Nerd’s guide
North San Jose between the Guadalupe River and I-880: the River Oaks townhome and condo blocks north of Montague Expwy, three newer Santa Clara Unified schools, and office land along Trimble Rd.
River Oaks & Trimble by the numbers
river oaks & trimble by the numbers · live from the mls
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Calculated in your browser from MLS data for River Oaks & Trimble (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in river oaks & trimble · live from the mls
Homes for sale, for rent and recently sold in River Oaks & Trimble
Every active listing, rental and closed sale in River Oaks & Trimble 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 (River Oaks & Trimble (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How River Oaks & Trimble came to be
Part of this outline was once state hospital land. A 2013 legislative analysis says the state bought the 424 acres of the Agnews State Hospital's East Campus in 1926 and later sold or transferred about 340 of them as the facility closed in stages; a 2009 law (SB 136) let the state sell the last roughly 85 acres. Part of that land now holds a 55-acre Santa Clara Unified school campus on Zanker Rd, and the city's parks layer shows a 21.6-acre future park beside it.
The rest of the outline came into San Jose through 'Orchard' and 'Lick' annexations between the 1950s and the early 1980s, according to the city's annexation records, and most of it is still job land: about 38% of the outline is zoned IP (industrial park), 14% HI (heavy industrial) and 7% TEC on the city zoning map, along Trimble Rd, Orchard Pkwy, Component Dr, Charcot Ave, Junction Ave, Brokaw Rd and O'Toole Ave. VTA light rail runs along N. 1st St.
In 2005 the city adopted the North San Jose Area Development Policy, which called for up to 32,000 homes in the area between SR 237, US 101 and I-880; a settlement with the City of Santa Clara and the county then capped housing there for years. In May 2022 the San Jose City Council approved an amended settlement that removes those housing limits, according to a local news report.
streets and homes
The streets and the houses
Nearly all of the homes are in River Oaks, north of Montague Expwy and east of N. 1st St. Listing records filed under the MLS name 'River Oaks' are townhomes and condominiums on Navaro Way, Galleria Dr, Camille Cir, Printempo Pl and Milan Dr. Nearby courts with music names (Applause Pl, Celebration Ct, Encore Way, Ovation Ct, Debut Ct, Overture Ct, Maestro Ct, Jazz Ct) show condominium units on the city's condo parcel map, and Mill River Ln, Village Center Dr and Elan Village Ln fill out the cluster around River Oaks Park.
Along River Oaks Pkwy, Crescent Village Cir, Vilaggio St, Innovation Dr, Iron Point Dr and, south of the parkway, Epic Way, larger planned-development communities hold most of the outline's homes. The three Santa Clara Unified schools sit east of Zanker Rd between River Oaks Pkwy and Center Rd, with the planned Agnews Park on Cabrillo Rd beside them.
South of Montague Expwy the grid turns into office and industrial campuses: Trimble Rd, Orchard Pkwy, Plumeria Dr, Component Dr, Bering Dr, Charcot Ave, Junction Ave, O'Toole Ave, Brokaw Rd and Rogers Ave, with Zanker Rd and N. 1st St running north-south. Coyote Creek crosses this part between Montague Expwy and Brokaw Rd, west of I-880.
streets in river oaks & trimble
- River Oaks Pkwy
- Crescent Village Cir
- Navaro Way
- Galleria Dr
- Milan Dr
- Camille Cir
- Printempo Dr
- Mill River Ln
- Village Center Dr
- Elan Village Ln
- Innovation Dr
- Epic Way
- Zanker Rd
- Cabrillo Rd
- Montague Expwy
- N. 1st St
- Trimble Rd
- Orchard Pkwy
- Component Dr
- Charcot Ave
- Junction Ave
- Brokaw Rd
parks and places
Parks, shops and landmarks near River Oaks & Trimble
- park
River Oaks Park
A 5.4-acre neighborhood park on Crescent Village Cir in the middle of the River Oaks homes (city parks layer).
- park
Iris Chang Park
A 2.7-acre neighborhood park on Epic Way, south of River Oaks Pkwy (city parks layer).
- park
Agnews Park (planned)
A 21.6-acre city park site on Cabrillo Rd next to the Zanker Rd schools, listed as a future park on the city's parks layer; check its current status with the city.
- landmark
Zanker Rd school campus
Abram Agnew Elementary, Dolores Huerta Middle and Kathleen MacDonald High share a 55-acre Santa Clara Unified campus on the former Agnews East Campus land; the first two opened in August 2021 and the high school in 2022.
- park
Guadalupe River Trail and Coyote Creek
The city's trail layer lists an open Guadalupe River Trail reach from Montague Expwy to US 101 on the west edge, and an open Coyote Creek reach from Tasman Dr to Montague Expwy on the north-east side.
- shopping
N. 1st St and Montague Expwy
Commercial planned-development parcels around River Oaks and along N. 1st St on the city zoning map; most of the rest is office and industrial land.
schools and commute
School districts and getting around
School districts
Census district maps put the River Oaks homes north of Montague Expwy in the Santa Clara Unified School District (K-12), not San Jose Unified. Three Santa Clara Unified schools are inside the outline on Zanker Rd: Abram Agnew Elementary (K-5), Dolores Huerta Middle (6-8) and Kathleen MacDonald High (9-12), all open on state school records. The office land south of Montague Expwy is split on Census maps between the Orchard School District with the East Side Union High School District and, near US 101, San Jose Unified; very few homes are there. Attendance boundaries change, so check the exact address with the district.
Santa Clara Unified guide · Orchard School District site · East Side Union High guide
Getting around
- VTA light rail on N. 1st St: Karina, Component, Bonaventura and Orchard stops inside the outline, and the River Oaks stop on its north-west corner; the Tasman Dr line is less than half a mile north.
- I-880 on the east edge (Brokaw Rd and Montague Expwy interchanges), US 101 on the south edge, and Montague Expwy across the middle; SR 237 is less than a mile north.
- Mineta San Jose International Airport is directly south across US 101 from the west part of the outline.
- BART: Milpitas station is about 1.4 miles straight-line east of the outline, and Berryessa/North San Jose about 1.8 miles straight-line.
- Downtown San Jose (City Hall) is about 2.2 miles straight-line south of the south edge.
- Bikes: the Guadalupe River Trail along the west edge runs south toward downtown and north toward Alviso.
nerd notes
Buying or selling in River Oaks & Trimble: what we check
Buying here
- HOA documents: nearly every home is in a planned development. Read the CC&Rs, reserve study and rules, and check current dues.
- Schools: the River Oaks homes are Santa Clara Unified on Census maps, not San Jose Unified; confirm the address and the assigned schools with the district.
- Flood: about 77% of the outline is FEMA Zone X on the city's flood layer. About 13% is Zone AH, mostly on the office land south of Montague Expwy, and smaller areas near the Guadalupe River and Coyote Creek are Zones A, AO and AE; one River Oaks block near Coyote Creek is in Zone A. Check the address on the FEMA Map Service Center.
- Liquefaction: the whole outline is inside a state-mapped liquefaction zone (California Geological Survey).
- Neighbors: industrial-park and heavy-industrial zoning covers much of the land south of Montague Expwy; check what operates near the address, and check permit records for projects under the 2022 settlement.
- Airport: the south part is close to Mineta San Jose International Airport; read the airport disclosure.
Selling here
- Light rail on N. 1st St and the job campuses along Trimble Rd and N. 1st St are the draw; show walking distances to the nearest stop.
- Have HOA documents, the reserve study and recent dues history ready for buyers.
- Point out the Santa Clara Unified district and the schools on Zanker Rd, and tell buyers to confirm assignments with the district.
- Upgrades in townhomes and condos are judged against similar units in the same complex; price against those first.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
River Oaks & Trimble questions, answered
What school district serves River Oaks?
Census district maps put the River Oaks homes in Santa Clara Unified, with Abram Agnew Elementary, Dolores Huerta Middle and Kathleen MacDonald High on Zanker Rd inside the outline. Check the exact address with the district.
Are there single-family homes in River Oaks?
Very few. Listing records under the MLS name 'River Oaks' are townhomes and condominiums, and the rest of the housing is in larger planned-development communities.
What was the Agnews site?
The state's Agnews East Campus. A 2013 legislative analysis says the state bought 424 acres in 1926 and sold or transferred most of it over time; part of the last piece now holds the three Zanker Rd schools, with a planned city park beside them.
How close is light rail?
VTA light rail stops on N. 1st St at Karina, Component, Bonaventura, Orchard and River Oaks are inside or on the edge of the outline.
Is River Oaks in a flood zone?
Most of the outline is FEMA Zone X on the city's flood layer, with Zone AH areas on the office land south of Montague Expwy and Zone A and AO areas near the creek and river. Check the specific address on the FEMA flood map.
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