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san jose neighborhood guide · property nerds® at compass
Sherman Oaks & Del Mar, San Jose Homes for sale, recent sales and a Property Nerd’s guide
San Jose between S. Bascom Ave and Meridian Ave, from I-280 down to Southwest Expwy: San Jose City College, Del Mar High, the Bascom Library and Community Center, and house streets such as Sherman Oaks Dr.
Sherman Oaks & Del Mar by the numbers
sherman oaks & del mar by the numbers · live from the mls
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Calculated in your browser from MLS data for Sherman Oaks & Del Mar (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in sherman oaks & del mar · live from the mls
Homes for sale, for rent and recently sold in Sherman Oaks & Del Mar
Every active listing, rental and closed sale in Sherman Oaks & Del Mar 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 (Sherman Oaks & Del Mar (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Sherman Oaks & Del Mar came to be
The city's neighborhood map labels this wedge 'Fruitdale and Sherman Oaks'. Listing records split it into smaller names: Rose Glen for the Leigh Ave, Menker Ave, Chauncey Way and Corlista Dr blocks north of Fruitdale Ave, Sherman Oaks and Fruitdale Rexford around Sherman Oaks Dr, and Del Mar for the planned-development blocks near S. Bascom Ave and the duplex-zoned Princess Anne Dr and Lynnhaven Dr. Del Mar Ave and Del Mar High carry the same name.
Two public campuses take up much of the land. San Jose City College's history page says the college began in 1921, moved to its present Moorpark Ave site in 1953 when San Jose Unified took over its operation, was renamed San Jose City College in 1958, and became part of an independent junior college district in 1963; the city's school map shows the campus at about 58 acres. Del Mar High, a Campbell Union High School District campus at 1224 Del Mar Ave, covers about 44 acres on the same map, a site it shares with the district's adult education program.
City annexation records show the house blocks joining San Jose in two waves: College Dr, Corlista Dr, Princess Anne Dr, Chatsworth Pl, Leon Dr and their neighbors between 1954 and 1959, and a pocket around Goodwin Ave, Menker Ave, Richmond Ave, Chauncey Way and Randolph Dr in 1980. The S. Bascom Ave side, the college and the Del Mar planned-development blocks are in the city's S. Bascom Av (North) urban village, which the city's growth-area map lists with an approved plan and planned capacity for about 1,560 homes and 1,500 jobs across the whole village. The Bascom Library branch on that frontage opened on Feb. 23, 2013, according to the San Jose Public Library's timeline.
streets and homes
The streets and the houses
Fruitdale Ave runs east-west through the middle, from S. Bascom Ave to Southwest Expwy, and Leigh Ave runs north from the expressway to I-280. Sherman Oaks Dr, College Dr and Goodwin Ave cross Fruitdale Ave north-south; Cheney Dr, Dandini Cir and Willowleaf Dr sit to the south, and Menker Ave, Richmond Ave, Corlista Dr, Chauncey Way and Kingman Ave to the north, below the college. Moorpark Ave runs along the freeway. Every house lot is City of San Jose with a 95128 address (county parcel map).
Single-address lots have a median of about 6,300 sq ft, half between about 5,800 and 7,300 sq ft (county parcel map, approximate). Street medians run near 5,700 to 6,000 sq ft on Goodwin Ave, Corlista Dr, Menker Ave, Richmond Ave and Sherman Oaks Dr, about 6,600 sq ft on Cheney Dr and Dandini Cir, and 7,800 sq ft or more on Chatsworth Pl, Rosebud Ct, Del Mar Ave and Marlboro Ct.
City zoning puts the majority of house lots in R-1-8 (single-family). Princess Anne Dr, Lynnhaven Dr and parts of Goodwin Ave, Sherman Oaks Dr and Leigh Ave are R-2, Concord Ave, Deland Ave and Nevin Way are R-M multifamily, and Alegria Loop, Sonador Commons and Allegado Aly are planned-development (A(PD)) blocks near S. Bascom Ave. The college and high school are zoned PQP (public/quasi-public), and the S. Bascom Ave frontage carries urban village zoning (UV, UVC).
streets in sherman oaks & del mar
- S. Bascom Ave
- Moorpark Ave
- Fruitdale Ave
- Leigh Ave
- Meridian Ave
- Kingman Ave
- College Dr
- Sherman Oaks Dr
- Cheney Dr
- Dandini Cir
- Goodwin Ave
- Menker Ave
- Richmond Ave
- Corlista Dr
- Chauncey Way
- Del Mar Ave
- Princess Anne Dr
- Lynnhaven Dr
- Leon Dr
- Mardel Ln
- Roenoke Way
- Chatsworth Pl
- Concord Ave
- Deland Ave
- Alegria Loop
- Sonador Commons
- Rexford Way
parks and places
Parks, shops and landmarks near Sherman Oaks & Del Mar
- landmark
San Jose City College
The public community college's campus at 2100 Moorpark Ave fills the north end between S. Bascom Ave and Leigh Ave, about 58 acres on the city's school map.
- library
Bascom Library and Community Center
At 1000 S. Bascom Ave: a San Jose Public Library branch that opened on Feb. 23, 2013, and a city community center on a 2.17-acre site; the city's facility layer lists two floors and a gym.
- transit
Fruitdale station
The Green Line light-rail station at Fruitdale Ave and Southwest Expwy, on the guide's southeast edge, about 0.4 mile straight-line from the center.
- trail
Los Gatos Creek Trail
South across Southwest Expwy in Stokes & Greylands, the city's paved creek trail runs between S. Bascom Ave and Meridian Ave; St. Elizabeth Park (0.66 acre, 1499 McKinley Ct) is about 0.55 mile straight-line from the center.
- shopping
S. Bascom Ave
Shops, services and offices line the west edge within the S. Bascom Av (North) urban village; the Valley Medical Center campus is across the avenue.
schools and commute
School districts and getting around
School districts
Census school-district maps put the house streets in the Campbell Union School District for kindergarten through eighth grade and the Campbell Union High School District for high school. The San Jose City College campus block between Moorpark Ave and Kingman Ave maps to San Jose Unified instead. Del Mar High (Campbell Union High) is inside the guide at 1224 Del Mar Ave. Attendance boundaries change, so check the exact address with the districts.
Getting around
- Light rail: Fruitdale station (VTA Green Line) is at Fruitdale Ave and Southwest Expwy, about 0.4 mile straight-line from the center; Bascom station is at the south corner by S. Bascom Ave, about 0.8 mile; Race station is about 1 mile northeast.
- Buses: VTA Route 25 runs along Fruitdale Ave with stops at S. Bascom Ave, Sherman Oaks Dr, Leigh Ave, College Dr and Southwest Expwy; Route 61 runs on S. Bascom Ave (VTA route pages).
- Freeways: I-280 runs along the north edge, with southbound ramps on Moorpark Ave between S. Bascom Ave and Leigh Ave and northbound ramps on Parkmoor Ave across the freeway; Meridian Ave has I-280 and Southwest Expwy ramps at the northeast corner (county road data).
- Caltrain: San Jose Diridon is about 1.8 miles straight-line from the center.
- Bike and walk: the paved Los Gatos Creek Trail runs south of Southwest Expwy between S. Bascom Ave and Meridian Ave (city trail map).
nerd notes
Buying or selling in Sherman Oaks & Del Mar: what we check
Buying here
- Jurisdiction: every house lot here is City of San Jose on the county parcel map. The unincorporated Fruitdale island starts across S. Bascom Ave, and county maps show a strip along Moorpark Ave and I-280 east of S. Bascom Ave as unincorporated; it holds no house lots.
- 1980 annexation: the blocks around Goodwin Ave, Menker Ave, Richmond Ave, Chauncey Way, Randolph Dr and Mansfield Dr joined San Jose in 1980. If a house there is older than that, look for early permits in county records as well as the city's.
- Zoning changes street to street (R-1-8, R-2, R-M, planned development). Check the city's zoning map for ADU, SB 9 and duplex options on a specific lot.
- Urban village: the S. Bascom Ave frontage, the college and the Del Mar planned-development blocks are in the S. Bascom Av (North) urban village, which plans for more housing and jobs. If a house backs onto the frontage, check the plan map.
- Flood and quake maps: the city's FEMA-based layer shows the whole outline as Zone D (possible but undetermined hazard), and none of it is in the state liquefaction zone (California Geological Survey). Check the current FEMA map and read the natural hazard disclosure.
- Planned-development homes on Alegria Loop, Sonador Commons and Allegado Aly: read the CC&Rs and reserve study and check current dues.
Selling here
- Name the listing-record area (Rose Glen, Sherman Oaks, Fruitdale Rexford or Del Mar) together with the cross streets, since the names overlap.
- Give the zoning (R-1-8, R-2 or R-M) and the lot size from city and county records; it answers the ADU and duplex questions early.
- List straight-line distances to Fruitdale station, the Bascom Library and Community Center and the college.
- Have the school-district answer ready, and note that the college block maps to a different district than the house streets.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Sherman Oaks & Del Mar questions, answered
Where is Rose Glen?
Listing records use Rose Glen for houses on Leigh Ave, Menker Ave, Chauncey Way and Corlista Dr, the blocks between Fruitdale Ave and the college. It is part of this guide.
Is Sherman Oaks & Del Mar in the City of San Jose?
Yes. Every house lot is City of San Jose on county parcel maps, with a 95128 mailing address. The unincorporated Fruitdale island is across S. Bascom Ave in the Fruitdale & Valley Medical guide.
Which school districts serve the area?
Census maps put the house streets in the Campbell Union School District and the Campbell Union High School District; the college campus block maps to San Jose Unified. Del Mar High is inside the guide. Check the exact address with the districts.
What is planned along S. Bascom Ave?
The frontage, the college and the Del Mar planned-development blocks are in the city's S. Bascom Av (North) urban village. The city's growth-area map lists the plan as approved, with planned capacity for about 1,560 homes and 1,500 jobs across the whole village, which also runs north of I-280.
How close is light rail?
Fruitdale station sits on the southeast edge at Fruitdale Ave and Southwest Expwy, about 0.4 mile straight-line from the center, and Bascom station is at the south corner by S. Bascom Ave.
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