sell · downtown san jose & naglee park

Selling a home in Downtown San Jose or Naglee Park

Downtown San Jose and Naglee Park sell below the San Jose median: houses here closed at a median $1.24M in the last two years, against $1.66M citywide, and 52% sold over asking, against 62%. Counting all home types, the Downtown San Jose guide had the smallest share of sales over asking of the 112 San Jose neighborhoods with at least 10 sales. Here’s what the numbers say, what’s different about selling here, and what we’ve sold in Downtown and Naglee Park.

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downtown san jose & naglee park by the numbers

What the Downtown San Jose & Naglee Park market says right now

Downtown San Jose, Japantown and Naglee Park, as the five neighborhood guides on our San Jose neighborhoods page draw it, closed 192 house sales in the two years to October 27, 2026. Median prices run from $900K in Downtown San Jose to $1.43M in Naglee Park & University.

  • median house price$1.24M192 house sales in two years; San Jose $1.66M
  • sold over asking52%of those house sales; San Jose 62%
  • price per sq ft$842median; San Jose $980. Median house 1,532 sq ft
  • median lot, Naglee Park6,410 sq ftsingle-family lots; San Jose 6,410 sq ft

Source: closed MLS house sales (single family homes) from October 28, 2024 to October 27, 2026, placed by map position in our neighborhood guide outlines, Boyenga Team analysis. Over and under asking by neighborhood counts all home types over the same 24 months. Lots, flood, fire and earthquake zones: City of San Jose parcel and zoning records, FEMA’s flood map, CAL FIRE’s fire hazard map and the California Geological Survey’s zone maps, October 2026. Historic buildings: the city’s historic resources inventory, as counted in our neighborhood guides. See Downtown and Naglee Park home prices.

what’s different here

What sellers in Downtown San Jose & Naglee Park should plan for

Downtown condos and the older houses around them sell differently, much of the area is in historic districts, and every single-family lot is in a state liquefaction zone. What we plan for on Downtown and Naglee Park listings.

Condos and houses are two markets

measured: 24 months

Counting all home types, the Downtown San Jose guide closed 128 sales in the last 24 months, against 7 house sales. Its typical sale closed 2.1% under asking, and only 16% sold over asking, the smallest share of the 112 San Jose neighborhoods with at least 10 sales. In Naglee Park & University, Japantown & Hensley and Vendome & Hyde Park the typical sale closed at asking, and in Luna Park & Northside 0.3% over. Houses across the five sold over asking 52% of the time, against 62% across San Jose.

For a condo we order the HOA document package early, since buyers and lenders ask for budgets, reserves, insurance and rental rules, and we spell out parking, storage and floor level, which downtown buyers compare across buildings.

Over asking, neighborhood by neighborhood

Historic districts and the city’s inventory

city records

By our neighborhood guides’ count, the city’s historic resources inventory lists about 1,090 buildings inside Naglee Park & University (about 690 in the Naglee Park area and 160 in the Reed district), about 385 in Japantown & Hensley (about 245 in the Hensley Historic District, on the National Register since 1983 and a City Landmark District since 1990), about 315 in Downtown San Jose, about 75 in Vendome & Hyde Park and about 35 in Luna Park & Northside.

Before we list an older house we pull its inventory record, any Mills Act contract and past Historic Preservation Permits, so buyers know what review applies. For a house from the 1900s to the 1920s we also gather the foundation, seismic, electrical and sewer lateral permits buyers ask for.

San Jose Victorian homes

Below the San Jose median

measured: houses

Houses in the area sold for a median $1.24M, or $842 per square foot, in the two years to October 27, 2026, against $1.66M and $980 across San Jose. Medians run from $900K in Downtown San Jose to $1.43M in Naglee Park & University, and the median house measured 1,532 sq ft.

At the area’s medians Measure E, which starts above $2.3 million, doesn’t come into play: a sale at $1.24M owes $5,456 in transfer tax, San Jose’s $3.30 and the county’s $1.10 per $1,000. By local custom the seller pays the county tax and the buyer and seller split the city tax; all of it is negotiable, and the purchase contract decides.

San Jose transfer tax and Measure E

The lot and the second unit

measured: R-1 lots

Naglee Park & University’s median single-family (R-1) lot is 6,410 sq ft, the same as across San Jose. Japantown & Hensley’s is 6,280 sq ft, Luna Park & Northside’s 6,090, Vendome & Hyde Park’s 5,410 and Downtown San Jose’s 4,880.

For a house with a second unit, an ADU or a garage conversion, we gather each unit’s permits, current leases and meters before launch; in Luna Park & Northside buyers check R-2 zoning closely.

Lots, flood and fire zones by neighborhood

Flood zones by the creeks; a liquefaction zone everywhere

measured: R-1 lots

By City of San Jose parcel records, 36 of Naglee Park & University’s 847 single-family lots are in a FEMA high-risk flood zone (AE), 9 of Vendome & Hyde Park’s 287 (AH) and 1 of Japantown & Hensley’s 85 (AO); none in Luna Park & Northside or Downtown San Jose. None of the five has a lot in a CAL FIRE fire hazard severity zone. Every single-family lot in all five is in a state liquefaction zone, and none is in a landslide or Alquist-Priolo fault zone.

Sellers must disclose these zones, and the natural hazard disclosure report states them for the property. In Naglee Park we also document whether the house took water in 2017 and what was repaired, along with any flood-insurance history.

Earthquake zones by neighborhood

our sales

Homes we’ve listed and sold in Downtown San Jose & Naglee Park

Since 2013 we’ve matched 12 Downtown San Jose & Naglee Park sales to MLS records: 10 homes we listed and 2 where we represented the buyer. The most recent homes we listed:

For all 10 homes we listed here, the sold record shows the final list price: 9 closed at or above it, 8 of them over asking. The final list price is the asking price after any price changes. Source: closed MLS records, read October 27, 2026.

See all 372 of our San Jose sales on our sales map

Neighborhoods with the most of our sales (listing and buyer side): Japantown & Hensley (5), Downtown San Jose (2), Vendome & Hyde Park (2), Luna Park & Northside (2).

our plan

How we’d sell your Downtown San Jose & Naglee Park home

The same Property Nerd plan we run on every listing, tuned to Downtown San Jose & Naglee Park.

  1. Price against the right sales

    We start with the closest recent sales in your neighborhood and of your kind of house, then read the competition that week. Here that means pricing from your neighborhood’s record and your home type, not the area median: house medians run from $900K to $1.43M across its neighborhoods, and downtown condos sell differently from houses.

  2. Prepare what buyers notice

    Paint, light, landscaping and staging, budgeted in the Prep Lab, with Compass Concierge to front eligible costs. For a house from the 1900s to the 1920s, the prep plan starts with the permits buyers ask about: foundation, seismic, electrical and sewer lateral work.

  3. Disclose early

    Inspections and disclosures ready before launch, so buyers make offers on facts. That includes the historic paperwork and the liquefaction zone every single-family lot here sits in, which the natural hazard disclosure report states.

  4. Launch on purpose

    A private or Coming Soon start if it fits, then the full launch; the Launch Lab shows the plan. April closings sold over asking most often across San Jose, so a spring sale is planned in winter.

  5. Negotiate and close

    We compare offers on price, terms and certainty, then run escrow to closing.

Looking for an agent rather than a plan? Our San Jose real estate team page · San Jose neighborhood guides · Selling anywhere in San Jose

Downtown San Jose and Naglee Park’s 5 neighborhoods: Naglee Park & University · Downtown San Jose · Japantown & Hensley · Vendome & Hyde Park · Luna Park & Northside

Selling nearby? Rose Garden · Willow Glen · East San Jose · Berryessa & North San Jose

questions

Questions Downtown San Jose & Naglee Park sellers ask us

Do Downtown San Jose and Naglee Park homes sell over asking?

Less often than San Jose as a whole. In the two years to October 27, 2026, 52% of the area’s 192 house sales closed over asking, against 62% across San Jose. Counting all home types, the typical sale closed at asking in Naglee Park & University, Japantown & Hensley and Vendome & Hyde Park, 0.3% over in Luna Park & Northside, and 2.1% under in Downtown San Jose, where only 16% of sales closed over asking, the smallest share of the 112 San Jose neighborhoods with at least 10 sales.

What do houses sell for in Downtown San Jose and Naglee Park?

In the two years to October 27, 2026 the median house in the area sold for $1.24M, or $842 per square foot, against $1.66M and $980 across San Jose. The median house measured 1,532 sq ft. By neighborhood, medians ran from $900K in Downtown San Jose to $1.43M in Naglee Park & University.

Is my house in a historic district?

It may be. Japantown & Hensley takes in the Hensley Historic District, on the National Register since 1983 and a City Landmark District since 1990, and Naglee Park & University takes in the Naglee Park Conservation Area and the Reed landmark district. By our guides’ count, the city’s historic resources inventory lists about 1,090 buildings inside Naglee Park & University and about 385 inside Japantown & Hensley. We pull the inventory record, any Mills Act contract and past Historic Preservation Permits before you list.

Is my Downtown or Naglee Park house in a flood or earthquake zone?

By City of San Jose parcel records, 36 of Naglee Park & University’s 847 single-family lots are in a FEMA high-risk flood zone, 9 of Vendome & Hyde Park’s 287 and 1 of Japantown & Hensley’s 85; none of the five neighborhoods has a lot in a CAL FIRE fire hazard severity zone. Every single-family lot in all five is in a state liquefaction zone. Sellers must disclose these zones, and the natural hazard disclosure report states them for the property. We line it up before you list.

Which neighborhoods make up Downtown San Jose and Naglee Park?

On our San Jose neighborhoods page, the area is five neighborhood guides: Naglee Park & University, Downtown San Jose, Japantown & Hensley, Vendome & Hyde Park and Luna Park & Northside. Most of its house sales are in ZIP codes 95112 and 95110.

What do you charge to sell a home in Downtown San Jose?

Commissions are negotiable. We offer bundled services, so ask us what’s included.

talk to a property nerd

Thinking about selling in Downtown San Jose & Naglee Park?

We’ll pull the closest sales to your house, walk through prep and timing, and tell you what we’d do. No pressure and no obligation.

Book a strategy call Call (408) 373-1660 Call (650) 383-8606 Email us

eric boyenga dre 01254725 · janelle boyenga dre 01254724 · compass · equal housing opportunity

Thinking about selling in Downtown San Jose & Naglee Park? Send us a note.

Eric & Janelle Boyenga

Eric & Janelle Boyenga

+1(408) 373-1660

Realtors DRE01254724 / 01254725

Realtors DRE01254724 / 01254725

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