sell · south san jose

Selling a home in South San Jose

South San Jose’s houses sold for a median $1.36M in the last two years, against $1.66M citywide, and 63% sold over asking, against San Jose’s 62%. In all 16 of its neighborhoods the typical sale closed at or over asking. Here’s what the numbers say, what’s different about selling here, and what we’ve sold in South San Jose.

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south san jose by the numbers

What the South San Jose market says right now

South San Jose, as the 16 neighborhood guides of our South San Jose home prices post draw it, closed 1,060 house sales in the two years to October 27, 2026. Median prices run from $990K in Kelley Park & Santee to $1.62M in Berry Park & The Woods.

  • median house price$1.36M1,060 house sales in two years; San Jose $1.66M
  • sold over asking63%of those house sales; San Jose 62%
  • at or over asking16 of 16neighborhoods where the typical sale closed at or over asking (all home types)
  • price per sq ft$836median; San Jose $980. Median house 1,581 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 (single-family R-1 lots, so city land only), FEMA’s flood map, CAL FIRE’s fire hazard map and the California Geological Survey’s zone maps, October 2026. Build years and county land: listing, city and county parcel records, as counted in our neighborhood guides. See South San Jose home prices by neighborhood.

what’s different here

What sellers in South San Jose should plan for

South San Jose’s houses sell below the San Jose median but close over asking about as often, most of its neighborhoods are tracts from the late 1950s to the late 1970s, and its hazard zones run from fire zones at the hill edge to liquefaction zones on the valley floor. What we plan for on South San Jose listings.

Below the San Jose median, bidding like the city

measured: houses

Houses in the 16 neighborhoods sold for a median $1.36M, or $836 per square foot, in the two years to October 27, 2026, against $1.66M and $980 across San Jose, and the median house measured 1,581 sq ft. Medians run from $990K in Kelley Park & Santee and $991K in Senter-Monterey & the Fairgrounds to $1.62M in Berry Park & The Woods, where the median house measured 2,352 sq ft and sold for $663 per square foot, the lowest of the 16. Of the area’s 1,060 house sales, 63% closed over asking, against 62% across San Jose; in Martial Cottle & Parkview, 76% did.

At these prices Measure E, which starts above $2.3 million, doesn’t come into play: inside city limits a sale at $1.36M owes $5,984 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

At or over asking in every neighborhood

measured: 24 months

Counting all home types, the typical sale closed at or over asking in all 16 South San Jose neighborhoods over the last 24 months: at asking in Seven Trees & Hellyer, Berry Park & The Woods, Oak Grove & Hayes, Silver Leaf & Village Oaks and Basking Ridge & Shady Oaks, and furthest over in Santa Teresa & Bernal (3.1%, 19th of the 112 San Jose neighborhoods with at least 10 sales), Carson & Vista Park (2.8%), Palmia & Oak Ridge (2.3%) and Edenvale & Great Oaks (2.1%).

With modest 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, not the area median.

Over asking, neighborhood by neighborhood

Tract houses, compared plan by plan

our guides

By our neighborhood guides, most of South San Jose’s neighborhoods were built as tracts between the late 1950s and the late 1970s: Edenvale & Great Oaks in two waves (1958 to 1965 and 1972 to 1978), Carson & Vista Park mostly from 1967 to 1975, Santa Teresa & Bernal from 1965 to 1976 and Berry Park & The Woods from 1974 to 1977. Palmia & Oak Ridge adds the Palmia streets of 2000 and 2001, and Narvaez & Hillsdale is mostly 1980s to 2000s planned developments. Median single-family lots run from 5,840 sq ft in Seven Trees & Hellyer to 6,710 in Carson & Vista Park, against 6,410 across San Jose.

Buyers compare floor plans across similar tract models, so we gather the permits for additions, roof, windows and panel work, and in Palmia & Oak Ridge we separate the two eras clearly, since a 1960s tract house and a 2000-era Palmia house compete with different buyers. For a townhome, a condo or a planned-development home we order the HOA document package early.

South San Jose home prices by neighborhood

Fire zones at the hill edge, county land in Coyote Valley

measured: R-1 lots

By City of San Jose parcel records, 228 of Santa Teresa & Bernal’s 2,383 single-family lots are at least partly in a CAL FIRE fire hazard severity zone (1 High, 227 Moderate), 37 of Los Paseos & Coyote Valley’s 466 (10 High, 27 Moderate) and 2 of Stonegate & Windmill Springs’ 2,196 (Moderate); the other 12 neighborhoods’ single-family lots have none, and no San Jose lot is in a Very High zone. About half the land in our Los Paseos & Coyote Valley guide is unincorporated Santa Clara County, much of it with Morgan Hill 95037 or Coyote 95013 mailing addresses (about 490 of its about 3,510 parcels), and Basking Ridge & Shady Oaks has 13 county parcels.

On streets near the hill line we have the fire map, wildland-urban interface and natural hazard disclosure results ready before launch. On a county parcel we gather the well, septic and road-maintenance records and any county permits, and only the county transfer tax applies: $1,496 on a $1.36 million sale. Your escrow officer confirms which side your parcel is on from its tax rate area.

Lots, flood and fire zones by neighborhood

Liquefaction zones on the valley floor; few flood-zone lots

measured: R-1 lots

By the state’s earthquake zone maps, every single-family lot is in a liquefaction zone in 10 of the 15 neighborhoods with enough of them to count, and nearly every one in Santa Teresa & Bernal (2,381 of 2,383) and Stonegate & Windmill Springs (2,191 of 2,196); 440 of 466 in Los Paseos & Coyote Valley, 672 of 1,074 in Senter-Monterey & the Fairgrounds and 1,650 of 2,504 in Edenvale & Great Oaks, where 25 more are in a landslide zone. None is in an Alquist-Priolo fault zone. By City parcel records, only one single-family lot in the 16, in Los Paseos & Coyote Valley, is in a FEMA high-risk flood zone (AH).

Flood history still matters by the creek: in February 2017 Coyote Creek overtopped its banks, and the Rock Springs blocks between Senter Rd and the creek, in our Kelley Park & Santee guide, bore the brunt of the flooding, by a local news report. If your home flooded then, we disclose it with the repair records and permits. Sellers must disclose the liquefaction zone, and the natural hazard disclosure report states it for the property.

Earthquake zones by neighborhood

our sales

Homes we’ve listed and sold in South San Jose

Since 2012 we’ve matched 31 South San Jose sales to MLS records: 11 homes we listed and 20 where we represented the buyer. The most recent homes we listed:

For all 11 homes we listed here, the sold record shows the final list price: 9 closed at or above it, 9 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): Los Paseos & Coyote Valley (5), Edenvale & Great Oaks (4), Santa Teresa & Bernal (4), Basking Ridge & Shady Oaks (3), Martial Cottle & Parkview (3).

our plan

How we’d sell your South San Jose home

The same Property Nerd plan we run on every listing, tuned to South San Jose.

  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 floor plan, not the area median: medians run from $990K to $1.62M across its 16 neighborhoods.

  2. Prepare what buyers notice

    Paint, light, landscaping and staging, budgeted in the Prep Lab, with Compass Concierge to front eligible costs. For a tract house from the 1960s or 1970s, the prep plan starts with the permits buyers ask about: additions, roof, windows and panel work.

  3. Disclose early

    Inspections and disclosures ready before launch, so buyers make offers on facts. That includes the fire and liquefaction zones for your address and, on county land, the well, septic and county permit records.

  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

South San Jose’s 16 neighborhoods: Narvaez & Hillsdale · Seven Trees & Hellyer · Senter-Monterey & the Fairgrounds · Stonegate & Windmill Springs · Kelley Park & Santee · Lucretia & Tully Road · Carson & Vista Park · Martial Cottle & Parkview · Berry Park & The Woods · Oak Grove & Hayes · Edenvale & Great Oaks · Palmia & Oak Ridge · Santa Teresa & Bernal · Silver Leaf & Village Oaks · Los Paseos & Coyote Valley · Basking Ridge & Shady Oaks

Selling nearby? Blossom Valley & Santa Teresa · Almaden Valley · Willow Glen · Evergreen & Silver Creek · Central San Jose · Morgan Hill

questions

Questions South San Jose sellers ask us

Do South San Jose homes sell over asking?

About as often as San Jose as a whole. In the two years to October 27, 2026, 63% of the area’s 1,060 house sales closed over asking, against 62% across San Jose. Counting all home types, the typical sale closed at or over asking in all 16 of its neighborhoods, from at asking in five of them to 3.1% over in Santa Teresa & Bernal.

What do houses sell for in South San Jose?

In the two years to October 27, 2026 the median house in the area sold for $1.36M, or $836 per square foot, against $1.66M and $980 across San Jose. The median house measured 1,581 sq ft. By neighborhood, medians ran from $990K in Kelley Park & Santee to $1.62M in Berry Park & The Woods.

Is my South San Jose house in a fire, flood or earthquake zone?

It depends on the street. By City of San Jose parcel records, 228 of Santa Teresa & Bernal’s single-family lots are in a CAL FIRE fire hazard severity zone, 37 of Los Paseos & Coyote Valley’s and 2 of Stonegate & Windmill Springs’; no San Jose lot is in a Very High zone. Only one single-family lot in the 16 neighborhoods is in a FEMA high-risk flood zone, but liquefaction zones cover every single-family lot in 10 of them and most of the rest. Sellers must disclose these zones, and the natural hazard disclosure report states them for the property. We line it up before you list.

Is my house on county land?

It may be at the south end. About half the land in our Los Paseos & Coyote Valley guide is unincorporated Santa Clara County, much of it with Morgan Hill or Coyote mailing addresses, and Basking Ridge & Shady Oaks has 13 county parcels. On county land only the county transfer tax applies: $1,496 on a $1.36 million sale, against $5,984 inside city limits. Your escrow officer confirms it from the parcel’s tax rate area.

Which neighborhoods make up South San Jose?

For this page, South San Jose is the 16 neighborhood guides of our South San Jose home prices post: Narvaez & Hillsdale, Seven Trees & Hellyer, Senter-Monterey & the Fairgrounds, Stonegate & Windmill Springs, Kelley Park & Santee, Lucretia & Tully Road, Carson & Vista Park, Martial Cottle & Parkview, Berry Park & The Woods, Oak Grove & Hayes, Edenvale & Great Oaks, Palmia & Oak Ridge, Santa Teresa & Bernal, Silver Leaf & Village Oaks, Los Paseos & Coyote Valley and Basking Ridge & Shady Oaks. Blossom Valley and Santa Teresa, Willow Glen and Almaden Valley have their own pages. Most of its house sales are in ZIP codes 95111, 95136, 95123, 95119, 95138, 95121, 95139 and 95122.

What do you charge to sell a South San Jose home?

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

talk to a property nerd

Thinking about selling in South San Jose?

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 South San Jose? Send us a note.

Eric & Janelle Boyenga

Eric & Janelle Boyenga

+1(408) 373-1660

Realtors DRE01254724 / 01254725

Realtors DRE01254724 / 01254725

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