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san jose neighborhood guide · property nerds® at compass
San Tomas Park & Westmont, San Jose Homes for sale, recent sales and a Property Nerd’s guide
Two pockets of San Jose with Campbell mailing addresses: the 1960s streets around San Tomas Park, and the Westmont High blocks between Quito Road and Highway 85. The ZIP says Campbell; the city is San Jose.
San Tomas Park & Westmont by the numbers
san tomas park & westmont by the numbers · live from the mls
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Calculated in your browser from MLS data for San Tomas Park & Westmont (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in san tomas park & westmont · live from the mls
Homes for sale, for rent and recently sold in San Tomas Park & Westmont
Every active listing, rental and closed sale in San Tomas Park & Westmont 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 (San Tomas Park & Westmont (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How San Tomas Park & Westmont came to be
This guide exists because the map and the mailbox disagree. Both pieces are City of San Jose land: planning, building permits and other city services come from San Jose. But the city's own address data gives every address in the north piece a Campbell 95008 ZIP (about 1,100 address points), and in the south piece about a third of the addresses are 95008, about 60% are San Jose 95130 and a few are Saratoga 95070. This guide is named for the park and the street that anchor the two pieces.
County assessor years in public parcel data show the north piece built mostly in 1960-64: the Via streets (Via Cristobal, Via Montalvo, Via Salice, Via Milano, Via Roma, Via D'Este) and Violet Way, Anthony Dr, Orestes Way and Montezuma Dr around 1960-61, then Middletown Dr, Maximilian Dr, Century Dr, Cervantes Way, Wren Way, Acapulco Dr, Lemoyne Way, La Miel Way and Fenian Dr by 1964. A second wave followed: Keith Dr and Eva Ct in 1969, Twyla Ln in 1970, Valerie Dr and Sadie Ct in 1971, and Abbey Ln, Abbey Ct and Ainsley Ct in 1972. The city's tract map shows about 25 recorded tracts in the north piece.
The south piece started with the 188-lot and 131-lot tracts on Kingston Way, Montreal Dr, Bannock Cir, Yorkton Way, Halifax Dr, La Salle Way and Manitoba Dr in 1959-61, then Del Loma Dr, London Dr, Gazelle Dr, Regina Way and the west end of W. Hacienda Ave in 1963. Westmont High School's campus fills the middle, along Westmont Avenue. Infill came later at the edges: townhomes on Ponderosa, Pinetree, Peach and Poplar terraces in 1973, Pinemont Dr and Roundtree Dr in 1975, Glenbriar Dr and Woodbrae Ct in 1988, and Massih Ct in 1995.
streets and homes
The streets and the houses
The north piece is almost entirely single-family: about 1,049 houses and 20 duplex lots on streets that curve between W. Campbell Ave, S. San Tomas Aquino Rd, W. Rincon Ave and the creek. Homes are ranch houses on lots of about 6,000 to 7,500 square feet, and assessor records list more four-bedroom houses than three-bedroom ones here, with about one in five showing a second story. San Tomas Park sits in the middle on Valerie Drive. City zoning is R-1-8 throughout, with the park as open space.
The south piece mixes 1959-63 ranch houses (Kingston Way, Montreal Dr, Bannock Cir, Yorkton Way, Tisdale Way, Halifax Dr, Manitoba Dr, Meta Dr, Camloop Dr, Forest Hill Dr) with later attached homes: the 1973 townhomes on Ponderosa Ter, Pinetree Ter, Peach Ter and Poplar Ter, condominiums on Westmont Ave from 1969 and 1980, and eight 1995 homes on Massih Ct. Pinemont Dr and Roundtree Dr (1975) and Glenbriar Dr and Woodbrae Ct (1988) are small later subdivisions, and the city's zoning map shows planned-development zoning on several of them. Public land, mostly the Westmont High campus, covers about a fifth of the south piece on the zoning map.
Because these are San Jose parcels, San Jose's zoning code, ADU rules and permit process apply, not Campbell's, even though the houses across the creek and across the line are in Campbell. Additions and second stories on the single-family lots follow San Jose's R-1-8 rules, and the planned-development streets add their own recorded conditions.
streets in san tomas park & westmont
- W. Campbell Ave
- S. San Tomas Aquino Rd
- W. Rincon Ave
- Bucknall Rd
- Valerie Dr
- Acapulco Dr
- Century Dr
- Montezuma Dr
- Maximilian Dr
- Middletown Dr
- Lemoyne Way
- Fenian Dr
- Keith Dr
- Twyla Ln
- Anthony Dr
- Orestes Way
- La Miel Way
- Wren Way
- Cervantes Way
- Via Cristobal
- Via Montalvo
- Via Salice
- Via Milano
- Via D'Este
- Violet Way
- Abbey Ln
- McCoy Ave
- Quito Rd
- Westmont Ave
- Kingston Way
- Montreal Dr
- Bannock Cir
- Yorkton Way
- Tisdale Way
- Halifax Dr
- Manitoba Dr
- Meta Dr
- Roundtree Dr
- Pinemont Dr
- Ponderosa Ter
- Del Loma Dr
- London Dr
- Glenbriar Dr
- Woodbrae Ct
parks and places
Parks, shops and landmarks near San Tomas Park & Westmont
- park
San Tomas Park
A 5.1-acre City of San Jose park at 4093 Valerie Drive, with one full and two half basketball courts, picnic areas, tot and youth play areas and a water play feature (city park layers).
- landmark
San Tomas Neighborhood Center
A city neighborhood center at the park, run through the city's partner program and renovated in 2008 (city facilities layer).
- landmark
Westmont High School
The Campbell Union High School District campus on Westmont Avenue, in the middle of the south piece and on San Jose land per county city-limit data.
- shopping
El Paseo de Saratoga and Westgate Center
The two shopping centers at Saratoga Avenue and Campbell Avenue, both in San Jose, are about 0.8 to 0.9 mile west of the north piece, straight-line.
- landmark
San Tomas Aquino Creek
Public maps show the creek in an open channel along the south edge of the north piece and along Westmont Avenue in the south piece.
schools and commute
School districts and getting around
School districts
Elementary districts split here, and not by city. U.S. Census maps put the south piece in the Campbell Union School District. The north piece is divided: Moreland School District for W. Rincon Ave, Lemoyne Way, Keith Dr, Bucknall Rd, Valerie Dr, Anthony Dr, Twyla Ln, La Miel Way, Orestes Way, Fenian Dr and the Via streets, and Campbell Union for Montezuma Dr, Century Dr, Middletown Dr, Maximilian Dr, Wren Way, Violet Way, Abbey Ln, Cervantes Way and parts of Acapulco Dr and W. Rincon Ave. Both pieces are in the Campbell Union High School District, and Westmont High is inside the south piece. Campbell Union's Forest Hill Elementary is on McCoy Avenue just east of the south piece, in Campbell, and Moreland's Baker Elementary is about half a mile west of the north piece on Bucknall Road, straight-line. Attendance boundaries change, so check the exact address with each district.
Campbell Union guide · Moreland School District guide · Campbell Union High guide
Getting around
- Bus: VTA Route 26 runs on W. Campbell Avenue along the north piece (stops at Kim Louise, Anthony and San Tomas Aquino) between West Valley College and Eastridge; Route 57 runs on Quito Road past the south piece (stops at Westmont and McCoy).
- Light rail: VTA's Winchester station in Campbell is about 0.9 mile east of the north piece and about 1.9 miles from the south piece, straight-line.
- Driving: Highway 85 runs along the south piece, with its Saratoga Avenue interchange about 0.6 mile west in Saratoga, straight-line. San Tomas Expressway is about 0.3 mile east of the north piece.
- Caltrain: the nearest stations, San Jose Diridon and Santa Clara, are about 4.6 to 6 miles away, straight-line.
- Walking: San Tomas Park is in the north piece, and the El Paseo and Westgate shopping centers are under a mile west.
nerd notes
Buying or selling in San Tomas Park & Westmont: what we check
Buying here
- Read the parcel record, not the envelope. Every home here is in the City of San Jose even when the address says Campbell 95008 (or Saratoga 95070 on Glenbriar Dr and Woodbrae Ct). Campbell parcels sit right next door, including Century Ct, Kim Ct and parts of Century Dr and Kim-Louise Dr in the north and the Silacci Dr and Gwen Dr blocks east of the south piece, so check the city line for any address on the edge.
- Expect San Jose rules: San Jose zoning, ADU and SB 9 rules and permits apply, not Campbell's. Confirm the elementary district by address in the north piece, where Moreland and Campbell Union alternate by street.
- South piece hazards: about a quarter of it is in a state liquefaction zone (along Westmont Ave, Kingston Way, Manitoba Dr, Forest Hill Dr and the terraces), FEMA shows an AE flood strip along San Tomas Aquino Creek near Kingston Way and Westmont Ave and a 0.2% annual chance area near McCoy Ave and Meta Dr. Read the natural hazard disclosure and check the FEMA map for the address.
- North piece flood mapping: about two-thirds is FEMA Zone D (possible but undetermined hazard), the rest Zone X, with a thin Zone A strip along the creek. Ask your lender and insurer what applies to the address.
- For the 1973 terrace townhomes and the Westmont Ave condominiums, read the HOA budget, reserves, CC&Rs and minutes and check current dues. Lots next to Highway 85 get freeway noise, and creek-side lots back onto a flood-control channel; visit at different times of day.
Selling here
- Listing records use the mailing city, so a San Jose home here usually shows 'Campbell'. Put the jurisdiction (City of San Jose) and the correct school districts in the disclosures and remarks so buyers and appraisers see it.
- In the north piece, name the right elementary district for your street (Moreland or Campbell Union); buyers often assume one from the other.
- In the south piece, have the liquefaction and flood zone disclosures and any geotechnical or insurance information ready up front.
- Townhome sellers on the terraces: have HOA documents, budget, reserve study and dues history ready.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
San Tomas Park & Westmont questions, answered
Is San Tomas Park & Westmont in San Jose or Campbell?
It is City of San Jose land. The north piece and much of the south piece have Campbell 95008 mailing addresses, and two south-piece streets have Saratoga 95070 addresses, but permits, zoning and other city services come from San Jose. Check the parcel record for any address near the line.
Why do listings here say Campbell?
Listing records generally use the mailing city, and the mailing city here is Campbell for every address in the north piece and for streets such as Roundtree Dr, Pinemont Dr, London Dr and Del Loma Dr in the south. The 95130 streets in the south piece (Kingston Way, Montreal Dr, Yorkton Way and others) show San Jose.
Why is the guide in two pieces?
Because the San Jose land is. Campbell's San Tomas area, around Harriet Ave, Inwood Dr and the Forest Hill Elementary campus, lies between the two pieces, about 0.4 mile across, straight-line.
Which school districts serve the area?
Campbell Union High School District for high school throughout. For elementary and middle grades, the south piece is Campbell Union, and the north piece is split street by street between Moreland and Campbell Union, per Census maps. Check the exact address with each district.
Are there flood or earthquake mapping issues?
In the south piece, about a quarter of the land is in a state liquefaction zone and a strip along San Tomas Aquino Creek is a FEMA AE flood zone. The north piece is mostly FEMA Zone D or X with a thin creek-side Zone A strip. Read the natural hazard disclosure and check the FEMA map for the address.
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