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san jose neighborhood guide · property nerds® at compass
Santana Row & Valley Fair, San Jose Homes for sale, recent sales and a Property Nerd’s guide
San Jose's blocks between Winchester Blvd and I-880 from I-280 to Hedding St: Santana Row, the San Jose side of Valley Fair, the S. Monroe St and Villa Centre Way homes and Frank M. Santana Park.
Santana Row & Valley Fair by the numbers
santana row & valley fair by the numbers · live from the mls
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Calculated in your browser from MLS data for Santana Row & Valley Fair (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in santana row & valley fair · live from the mls
Homes for sale, for rent and recently sold in Santana Row & Valley Fair
Every active listing, rental and closed sale in Santana Row & Valley Fair 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 (Santana Row & Valley Fair (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Santana Row & Valley Fair came to be
This guide follows the city's 'Valley Fair' neighborhood polygon. Nearly all of it came into San Jose in the early 1950s: the city's annexation records list a run of Bascom annexations from 1950 to 1954, the 224-acre Maypark No. 1 annexation of February 1954 that takes in the Santana Row blocks along Stevens Creek Blvd, and Moorpark No. 3 in 1956.
Today the south half is the Valley Fair/Santana Row urban village in the city's General Plan. The city council took up the plan together with the Winchester Boulevard plan on August 8, 2017; the city's map lists it as approved, and a council hearing on January 14, 2020 amended it. The city's growth-area record gives the village 186 acres with planned capacity for 2,635 new homes and 8,500 jobs. The General Plan maps the shopping center itself as Regional Commercial.
Two big places anchor it. Santana Row runs north from Olsen Dr to Stevens Creek Blvd, with condos along it (listing records file 19 condo sales under Santana Row). Valley Fair, the regional shopping center north of Stevens Creek Blvd, straddles the city line: on the county's city-limit map about three-quarters of the site, including the larger part of the main building, is in San Jose, and the western part along Winchester Blvd between Stevens Creek Blvd and just south of Forest Ave is in the City of Santa Clara. Census place boundaries give the same split.
streets and homes
The streets and the houses
South of Stevens Creek Blvd, homes sit east of Santana Row. The MLS area called The Villas covers Villa Centre Way, S. Monroe St and Hemlock Ave, with single-family houses and condos; the city's tract layer shows a 124-lot recorded tract around Villa Centre Way. Small-lot courts (Bellezza Pl, Calabria Pl, Rialto Pl, Umbria Pl and La Scena Pl) sit off Monroe Ter near Olsen Dr, and Frank M. Santana Park takes up 6.07 acres on S. Monroe St.
North of Stevens Creek Blvd and Forest Ave the pattern is a grid of single-family streets: Baywood Ave, Clover Ave, Redwood Ave, Daniel Way and Genevieve Ln run north to Hedding St, crossed by Homewood Dr and Fernwood Ave, laid out in tracts of roughly 50 to 110 lots (city tract layer). Across Winchester Blvd, Henry Ave, Jill Ave, Pineview Dr and Westridge Dr are San Jose streets with the City of Santa Clara on three sides; county road records give them San Jose 95117 addresses.
On the county parcel map, single-address lots have a median of about 6,200 sq ft (about 6,100 north of Forest Ave and 6,700 south of Stevens Creek Blvd), and Genevieve Ln lots run near 9,600 sq ft at the median (approximate, from parcel shapes). The city's zoning map puts the house blocks in R-1-8 (single-family), with urban village zoning around Santana Row and commercial zoning on the shopping center.
streets in santana row & valley fair
- Santana Row
- Olsen Dr
- Olin Ave
- Hatton St
- Hemlock Ave
- Villa Centre Way
- S. Monroe St
- Monroe Ter
- Tisch Way
- Genevieve Ln
- Daniel Way
- Baywood Ave
- Clover Ave
- Redwood Ave
- Homewood Dr
- Beechwood Ave
- Fernwood Ave
- Forest Ave
- Henry Ave
- Pineview Dr
parks and places
Parks, shops and landmarks near Santana Row & Valley Fair
- shopping
Santana Row
A mixed-use street of commercial space and condos between Olsen Dr and Stevens Creek Blvd, inside the city's Valley Fair/Santana Row urban village.
- shopping
Valley Fair
The regional shopping center on the north side of Stevens Creek Blvd. Its eastern three-quarters is in San Jose and its western part in Santa Clara on the county city-limit map.
- park
Frank M. Santana Park
A 6.07-acre city park at 511 S. Monroe St; the city's parks layer shows the land deeded to the city in 2016.
- park
Valencia Park and Santana Row Pocket Park
Two small privately owned public open spaces near Santana Row, 0.35 and 0.48 acre, listed in the city's parks layer.
- landmark
Winchester Mystery House
Across Winchester Blvd, about half a mile straight-line from the center; a privately operated attraction on the National Register of Historic Places.
- library
Rose Garden Branch Library
The Rose Garden Branch Library, 1580 Naglee Ave, is east across I-880, about 1.2 miles straight-line from the center.
schools and commute
School districts and getting around
School districts
Census district maps split this guide at about Forest Ave. South of that line (Santana Row, the Villa Centre Way and S. Monroe St homes, the Olsen Dr and Olin Ave blocks and the San Jose side of Valley Fair) is in the Campbell Union School District for kindergarten through eighth grade and the Campbell Union High School District. North of Forest Ave, including the Henry Ave and Pineview Dr blocks west of Winchester Blvd, is in the San Jose Unified School District. The county's public-school map shows no public campus inside the outline. Attendance boundaries change, so check the exact address with the district.
Campbell Union guide · Campbell Union High guide · San Jose school districts
Getting around
- VTA Route 23 and Rapid 523 stop on Stevens Creek Blvd at Winchester Blvd and at Santana Row / Valley Fair (VTA route pages).
- VTA Route 60 runs on Winchester Blvd with stops at Olsen Dr, Olin Ave, Stevens Creek Blvd and Forest Ave, north to the Santa Clara Transit Center.
- I-880 has ramps at Stevens Creek Blvd, and the I-280/I-880/SR 17 interchange sits at the southeast corner; I-280 also has ramps at Winchester Blvd.
- Caltrain: the Santa Clara station is about 2.1 miles straight-line from the center, and San Jose Diridon about 2.4 miles.
- Light rail: Winchester station in Campbell is about 3.1 miles straight-line south; Route 60 connects to it.
nerd notes
Buying or selling in Santana Row & Valley Fair: what we check
Buying here
- Liquefaction: about 89% of the land north of Stevens Creek Blvd, including the Henry Ave and Pineview Dr blocks, is inside the state liquefaction zone (California Geological Survey, San Jose West quadrangle); the blocks south of Stevens Creek Blvd are outside it. Read the natural hazard disclosure for the address.
- Flood maps: the city's FEMA-based layer shows about 99% of the outline as Zone D (possible but undetermined hazard), with thin Zone AO strips mapped at 1 foot along I-880. Check the current FEMA map and ask your lender and insurer.
- City line: Valley Fair and some edge segments on Forest Ave, Monroe St and Winchester Blvd are in or next to the City of Santa Clara, and county road records show Santa Clara 95050 on a few edges. Confirm the jurisdiction on the county parcel record.
- School line: Forest Ave roughly divides Campbell Union (south) from San Jose Unified (north) on Census maps. Check the address with the districts.
- Urban village: the Valley Fair/Santana Row plan allows tall mixed-use buildings. Look up the city's plan maps and current applications for sites near the block you are buying on.
- Condos on Santana Row and around Villa Centre Way: read the CC&Rs, reserve study and current dues, and ask how costs are shared with any commercial space in the same building.
Selling here
- Lead with the exact location relative to Stevens Creek Blvd and Forest Ave: it sets the school district on Census maps and whether the lot is in the liquefaction zone.
- Have the county parcel record ready to show the lot is in San Jose, especially near Winchester Blvd, Forest Ave and Pruneridge Ave.
- Give straight-line distances to Santana Row, Valley Fair and Frank M. Santana Park rather than walking times you cannot back up.
- For condos, assemble the HOA documents early; buyers ask about dues and shared commercial costs in mixed-use buildings.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Santana Row & Valley Fair questions, answered
Is Valley Fair in San Jose or Santa Clara?
Both. On the county's city-limit map about three-quarters of the shopping center site, including the larger part of the main building, is in San Jose; the western part along Winchester Blvd between Stevens Creek Blvd and just south of Forest Ave is in the City of Santa Clara. Census place boundaries give the same split.
Are the Henry Ave and Pineview Dr homes in San Jose?
Yes. The blocks on Henry Ave, Jill Ave, Pineview Dr and Westridge Dr between Forest Ave and Pruneridge Ave are San Jose land with the City of Santa Clara on three sides. County road records give them San Jose 95117 addresses, and Census maps put them in the San Jose Unified School District.
Which school districts serve the area?
South of about Forest Ave, Census maps show the Campbell Union School District and the Campbell Union High School District; north of Forest Ave, the San Jose Unified School District. Check the exact address with the district.
Is Santana Row in a liquefaction zone?
The Santana Row blocks south of Stevens Creek Blvd are outside the state liquefaction zone on the California Geological Survey map, while about 89% of the land north of Stevens Creek Blvd is inside it. Read the natural hazard disclosure for any address.
What does the urban village plan allow?
The city's growth-area record gives the Valley Fair/Santana Row urban village 186 acres with planned capacity for 2,635 new homes and 8,500 jobs. The plan was taken up by the city council on August 8, 2017 and amended in 2020 and later.
How far is Caltrain?
The Santa Clara station is about 2.1 miles straight-line from the center of this guide and San Jose Diridon about 2.4 miles; VTA Route 60 on Winchester Blvd runs to the Santa Clara Transit Center.
next door
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