sell · rose garden
Selling a home in the Rose Garden
The Rose Garden sells closer to asking than most of San Jose: 53% of the area’s house sales in the last two years closed over asking, against 62% citywide. Its priciest neighborhood sits just under the $2.3 million line where Measure E starts. Here’s what the numbers say, what’s different about selling here, and what we’ve sold in the Rose Garden.
rose garden by the numbers
What the Rose Garden market says right now
The Rose Garden and the Alameda, as the five neighborhood guides on our San Jose neighborhoods page draw it, closed 135 house sales in the two years to October 27, 2026. Median prices run from $1.36M in College Park & The Alameda to $2.2M in the Rose Garden.
- median house price$1.94M135 house sales in two years; San Jose $1.66M
- sold over asking53%of those house sales; San Jose 62%
- price per sq ft$1,026median; San Jose $980. Median house 1,892 sq ft
- median lot, Rose Garden7,110 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; Midtown had fewer than 5 house sales, so the neighborhood figures cover the other four. 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. See Rose Garden home prices by neighborhood.
what’s different here
What sellers in Rose Garden should plan for
The Rose Garden sells closer to asking than most of San Jose, its priciest neighborhood sits just under the Measure E line, and nearly every lot is in a state liquefaction zone. What we plan for on Rose Garden listings.
Priced right, not bid up
measured: 24 months
Of the area’s 135 house sales in the last two years, 53% closed over asking, against 62% across San Jose; in the Rose Garden itself, 47% did. Counting all home types, the typical sale closed at asking in the Rose Garden and in College Park & The Alameda, and 0.1% under in Midtown. The exceptions: in Shasta-Hanchett Park the typical sale closed 4.0% over asking, 11th of the 112 San Jose neighborhoods with at least 10 sales, and in Hanchett & Hester Park 1.3% over. With little bidding past the list price, the list price has to be right on day one: we price from your neighborhood’s record and the closest recent sales.
Measure E and the $2.3 million line
city rule
The Rose Garden’s median house sold for $2.2M, $100K under the $2.3 million line, and Shasta-Hanchett Park’s for $2.04M; across the area the median was $1.94M. Above the line, Measure E adds 0.75% of the whole price up to $5 million, on top of San Jose’s $3.30 and the county’s $1.10 per $1,000: a sale at exactly $2,300,000 owes $10,120 in transfer tax, and at $2,300,001, $27,372.
By local custom the seller pays the county tax and the buyer and seller split the city taxes; all of it is negotiable, and the purchase contract decides. If your price could land near the line, we plan for it before you list.
Price per square foot
measured: houses
Houses in the area sold for a median $1,026 per square foot in the two years to October 27, 2026, against $980 across San Jose, from $981 in College Park & The Alameda to $1,049 in Hanchett & Hester Park. Sizes vary more than prices per foot: the median house measured 2,127 sq ft in the Rose Garden and 1,226 in College Park & The Alameda. Buyers compare price per square foot closely, so we confirm the measured size and the permits on any addition before we set the price.
The lot
measured: R-1 lots
The Rose Garden’s median single-family (R-1) lot is 7,110 sq ft, against 6,410 across San Jose. The others run from 6,790 sq ft in Shasta-Hanchett Park and 6,540 in Hanchett & Hester Park to 6,020 in College Park & The Alameda and 5,080 in Midtown. On the larger lots buyers weigh the garden and the room to add on as well as the house, so we show both: how the house lives today, and what an addition would take.
No flood or fire zones; a liquefaction zone
measured: R-1 lots
By City of San Jose parcel records, none of the five neighborhoods has a single-family lot in a FEMA high-risk flood zone or a CAL FIRE fire hazard severity zone. Nearly every lot is in a state liquefaction zone, though: all of them in the Rose Garden (1,223), Hanchett & Hester Park, College Park & The Alameda and Midtown, and 281 of 327 in Shasta-Hanchett Park. None is in a landslide or Alquist-Priolo fault zone.
Sellers must disclose a liquefaction zone, and the seller’s natural hazard disclosure report states it for the property. It mainly matters for new construction and larger projects, which may need a geotechnical report first, so we have the report ready before launch and answer buyers’ questions up front.
our sales
Homes we’ve listed and sold in Rose Garden
Since 2014 we’ve matched 7 Rose Garden sales to MLS records: 2 homes we listed and 5 where we represented the buyer. The most recent homes we listed:
sold Aug 2021 · san jose
$1.70M
1727 Shasta Avenue · Shasta-Hanchett Park
5 bd · 3 ba · 2,270 sq ft
0.1% over the final list price of $1.70MListed by the Boyenga Team at Compass
sold Dec 2020 · san jose
$1.04M
3 bd · 3 ba · 1,621 sq ft
4.6% over the final list price of $999KListed by the Boyenga Team at Compass
For both homes we listed here, the sold record shows the final list price: 2 closed at or above it, 2 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): Midtown (3), Shasta-Hanchett Park (2).
our plan
How we’d sell your Rose Garden home
The same Property Nerd plan we run on every listing, tuned to Rose Garden.
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. In the Rose Garden that means pricing from your neighborhood’s record, not the area median: medians run from $1.36M to $2.2M across its neighborhoods, and in the Rose Garden itself the typical sale closed at asking.
Prepare what buyers notice
Paint, light, landscaping and staging, budgeted in the Prep Lab, with Compass Concierge to front eligible costs. With median houses from 1,226 sq ft in College Park & The Alameda to 2,127 in the Rose Garden, the prep plan follows your house, not the area.
Disclose early
Inspections and disclosures ready before launch, so buyers make offers on facts. That includes the liquefaction zone most lots here sit in, which the natural hazard disclosure report states.
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.
Negotiate and close
We compare offers on price, terms and certainty, then run escrow to closing.
The Rose Garden data series
our own analysis
More from the series
by price and place
Looking for an agent rather than a plan? Our San Jose real estate team page · San Jose neighborhood guides · Selling anywhere in San Jose
The Rose Garden area’s 5 neighborhoods: Rose Garden · Hanchett & Hester Park · Shasta-Hanchett Park · College Park & The Alameda · Midtown
Selling nearby? Willow Glen · West San Jose · Downtown & Naglee Park · Central San Jose · Santa Clara
questions
Questions Rose Garden sellers ask us
Do Rose Garden homes sell over asking?
Less often than San Jose as a whole. In the two years to October 27, 2026, 53% of the area’s 135 house sales closed over asking, against 62% across San Jose. Counting all home types, the typical sale closed at asking in the Rose Garden and in College Park & The Alameda and 0.1% under in Midtown, while Shasta-Hanchett Park’s closed 4.0% over and Hanchett & Hester Park’s 1.3% over.
What do houses sell for in the Rose Garden?
In the two years to October 27, 2026 the median house in the area sold for $1.94M, or $1,026 per square foot, against $1.66M and $980 across San Jose. The median house measured 1,892 sq ft. By neighborhood, medians ran from $1.36M in College Park & The Alameda to $2.2M in the Rose Garden.
Will Measure E apply to my Rose Garden sale?
If the home is inside San Jose city limits and sells for more than $2.3 million, yes: 0.75% of the whole price up to $5 million, on top of the city tax of $3.30 per $1,000 and the county tax of $1.10 per $1,000. A sale at exactly $2,300,000 owes $10,120 in all; at $2,300,001 it owes $27,372, and at $2.5 million, $29,750. No neighborhood’s median house here sold above the line, but the Rose Garden’s came close, at $2.2M. By local custom the seller pays the county tax and the buyer and seller split the city taxes; all of it is negotiable, and the purchase contract decides.
Is my Rose Garden house in a flood, fire or earthquake zone?
By City of San Jose parcel records, none of the area’s five neighborhoods has a single-family lot in a FEMA high-risk flood zone or a CAL FIRE fire hazard severity zone. Nearly every lot is in a state liquefaction zone: all of them in the Rose Garden, Hanchett & Hester Park, College Park & The Alameda and Midtown, and 281 of 327 in Shasta-Hanchett Park. Sellers must disclose it, and the natural hazard disclosure report states the zones for the property. We line it up before you list.
Which neighborhoods make up the Rose Garden area?
On our San Jose neighborhoods page, the Rose Garden and the Alameda is five neighborhood guides: Rose Garden, Hanchett & Hester Park, Shasta-Hanchett Park, College Park & The Alameda and Midtown. Most of its sales are in ZIP codes 95126 and 95128.
What do you charge to sell a Rose Garden home?
Commissions are negotiable. We offer bundled services, so ask us what’s included.
talk to a property nerd
Thinking about selling in Rose Garden?
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.
eric boyenga dre 01254725 · janelle boyenga dre 01254724 · compass · equal housing opportunity
Thinking about selling in Rose Garden? Send us a note.
Eric & Janelle Boyenga
Realtors DRE01254724 / 01254725
Realtors DRE01254724 / 01254725