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cupertino neighborhood guide · property nerds® at compass
South Blaney, Cupertino Homes for sale, recent sales and a Property Nerd’s guide
East Cupertino's tract streets between De Anza Boulevard, Miller Avenue, Stevens Creek Boulevard and Bollinger Road: 1950s and 1960s subdivisions around Wilson Park and the Regnart Creek Trail.
South Blaney by the numbers
south blaney by the numbers · live from the mls
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Calculated in your browser from MLS data for South Blaney: Stevens Creek Blvd frontage to Bollinger Rd, De Anza Blvd to Miller Ave (the City's South Blaney area). Sales are single-family homes, townhomes and condos.
homes in south blaney · live from the mls
Homes for sale, for rent and recently sold in South Blaney
Every active listing, rental and closed sale in South Blaney from the MLS, updated automatically, with a map of the neighborhood outline.
Get alerts for new Cupertino listings: open Cupertino in our full search and tap Save Search.
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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 (South Blaney: Stevens Creek Blvd frontage to Bollinger Rd, De Anza Blvd to Miller Ave (the City's South Blaney area)); it may not match every local definition.
sold by the property nerds
Our sales in and near South Blaney
Since 2012 we’ve handled 2 sales inside the South Blaney outline that we can match to MLS records: 2 where we represented the buyer. The photos are our closest listings outside it, measured from its edge.
We also represented the buyer at 19512 Howard Ct (May 2026), 10872 W Estates Drive (Jan 2021).
All 18 of our Cupertino sales, on a map Selling in South Blaney? Book a strategy call
the story
How South Blaney came to be
South Blaney is the City of Cupertino's own name for this part of east Cupertino. The city's GIS layer of neighborhood planning designations draws a South Blaney area between the Stevens Creek Boulevard frontage, Miller Avenue, Bollinger Road and the De Anza Boulevard frontage, and the city's parcel layer tags the lots inside it with that name. It is the southern counterpart of the city's North Blaney area across Stevens Creek Boulevard, and South Blaney Avenue runs down the middle of it to Bollinger Road, which is the San Jose city line.
The land was carved out of the Quito Rancho, as the recorded maps put it, and filled in with tracts in the late 1950s and 1960s. Life Village Unit No. 1 (Tract 2076), mapped by George S. Nolte in 1958 and recorded that May, laid out 84 lots on Blaney Avenue, Betlin and Bette avenues, Clifford Drive and John Drive. Tract 2155, mapped by Nolte in January 1959 for The Oliver Rousseau Organization and approved by the Cupertino City Council, added the Glenview, Pineville, Oakville, Davison and Rampart avenue blocks. Other recorded names in the county map index include Alderbrook Estates, Castlewood, Williston Park, Somerset, Country Life Village, Lynton Place, Pacifica Subdivision, Martinwood and Villa Pacifica.
The city limit arrived in stages, and the city's annexation layer still shows the seams. About 655 lots were inside Cupertino's original 1955 boundary, mostly west of Blaney Avenue and along Vicksburg and Richwood drives. About 266 lots around Glenview Avenue and La Mar Drive joined in the Blaney 2 annexation in August 1958. Some streets were first mapped under San Jose (the 1958 Life Village map describes its land as lying within the City of San Jose), and about 322 lots, on Clifford, Candlewood, Cottonwood and Myrtlewood drives, Betlin, Bette and Blazingwood avenues and nearby streets, moved to Cupertino in the San Jose-Cupertino reorganization effective July 1, 1979. About 155 lots on Estates Drive, Brookwell Drive, Alderbrook Lane, Lindenbrook Lane and Willowbrook Way were a county island until the Bollinger/Blaney annexation in November 1980.
streets and homes
The streets and the houses
Blaney Avenue is the spine, crossed by Rodrigues Avenue in the north and running south to Bollinger Road. West of Blaney, the tracts are laid out on Pacifica Drive, Farallone Drive, Las Ondas Way, Somerset Drive, Suisun Drive, La Roda Drive, John Drive, Clifden Way, Gillick Way, Martinwood Way, Silverado Avenue and Clay Street, with short courts such as Brittany, Normandy, Pinole, Lynton and Patric courts. East of Blaney, Estates Drive runs through the middle and has more lots than any other street here, with Glenview, Pineville, Oakville, Davison, Rampart, Lansdale and Lindsay avenues and La Mar Drive on one side and Clifford, Brent, Betlin and Bette on the other. Alderbrook Lane, Brookwell Drive and the Castlewood streets (Candlewood, Cottonwood, Blazingwood, Myrtlewood, Blackwood and Atherwood) fill the southeast, and Richwood Drive, Vicksburg Drive, Cold Harbor Avenue, Bixby Drive and Price Avenue the northeast corner.
Lots are mid-sized for a postwar tract: the median in city parcel data is about 7,200 sq ft, with the middle 80 percent between about 6,000 and 8,900 sq ft. Zoning follows the tracts, with R1-7.5 on about 600 lots, R1-6 on about 515 and R1-10 on about 245. None of the lots carries the city's single-story overlay or Eichler flag. About 5 percent show a year built of 2000 or later, so original-era houses still make up the large majority, with newer houses mixed in, and a few lots on Blaney Avenue and Price Avenue carry dates from the 1920s to the 1940s.
Regnart Creek crosses the north half, and the city has built a trail on its maintenance road. FEMA's flood map puts no lot center here in a Special Flood Hazard Area, though the city's parcel layer lists a Zone A or AE edge touching 57 lots, mostly on Las Ondas Way, Farallone Drive and Clifden Way along the creek. CAL FIRE's 2025 maps show no Fire Hazard Severity Zone touching any lot.
streets in south blaney
- South Blaney Avenue
- Rodrigues Avenue
- Pacifica Drive
- Farallone Drive
- Las Ondas Way
- Somerset Drive
- Suisun Drive
- La Roda Drive
- John Drive
- Clifden Way
- Martinwood Way
- Silverado Avenue
- Estates Drive
- Glenview Avenue
- Pineville Avenue
- La Mar Drive
- Clifford Drive
- Betlin Avenue
- Bette Avenue
- Alderbrook Lane
- Brookwell Drive
- Candlewood Drive
- Cottonwood Drive
- Richwood Drive
- Vicksburg Drive
- Cold Harbor Avenue
- Wintergreen Drive
- Bollinger Road
- Miller Avenue
house sales by street, 2021–2026
| Street | Sales | Median price | Per sq ft | Typical lot |
|---|---|---|---|---|
| Davison Avenue | 3 | $3.4M | $1,517 | 6,480 sq ft |
| Somerset Drive | 4 | $3.33M | $1,783 | 7,090 sq ft |
| Pineville Avenue | 4 | $3.33M | $1,689 | 6,520 sq ft |
| Cottonwood Drive | 5 | $3.15M | $2,290 | 6,100 sq ft |
| Farallone Drive | 10 | $3.08M | $1,854 | 7,200 sq ft |
| West Estates Drive | 4 | $3.07M | $1,764 | 6,900 sq ft |
| Richwood Drive | 4 | $3.07M | $1,658 | 8,220 sq ft |
| La Mar Drive | 6 | $3.06M | $1,885 | 6,920 sq ft |
| Las Ondas Way | 3 | $3.06M | $1,620 | 7,500 sq ft |
| Bette Avenue | 4 | $3M | $1,902 | 6,240 sq ft |
| Pacifica Drive | 4 | $2.99M | $2,072 | 7,160 sq ft |
| Clifford Drive | 5 | $2.92M | $2,003 | 6,100 sq ft |
| East Estates Drive | 11 | $2.87M | $1,774 | 7,420 sq ft |
| South Blaney Avenue | 7 | $2.8M | $1,790 | 7,410 sq ft |
| Alderbrook Lane | 6 | $2.63M | $2,127 | 7,130 sq ft |
Single-family house sales inside this guide’s outline, Oct. 1, 2021 to Oct. 21, 2026, from MLS records, with each sale counted once. Streets with at least 3 sales (the 15 with the most sales; 2 more streets qualify); prices, price per square foot and lots are medians. The whole city, ranked: The most expensive streets in Cupertino.
parks and places
Parks, shops and landmarks near South Blaney
- park
Wilson Park
A 10-acre city park at 10249 Wintergreen Drive, just east of Blaney Avenue near Rodrigues Avenue. The city's park inventory lists a playground, baseball, picnic tables, barbecue pits and restrooms.
- park
Creekside Park
A 13-acre city park at 10455 Miller Avenue on the east edge, with a playground, soccer, picnic tables, barbecues, a recreation building and restrooms in the city's park inventory.
- landmark
Regnart Creek Trail
A 0.8-mile shared-use path along Regnart Creek from Torre Avenue to East Estates Drive, built mostly on the existing Valley Water maintenance road. The city describes it as the off-street link between Creekside Park, Wilson Park, City Hall and the Cupertino Library.
- landmark
Civic Center and Cupertino Library
City Hall, Community Hall and the library at 10300 Torre Avenue, with the 3.4-acre Library Field at Torre Avenue and Pacifica Drive, sit just outside the northwest corner.
- school
Eaton Elementary
A Cupertino Union School District school; the city's park inventory places its field at 20220 Suisun Drive, inside the area west of Blaney Avenue.
- shopping
Stevens Creek and De Anza boulevards
The commercial frontage of the city's Heart of the City and South De Anza special areas lines the north and west edges, about three-quarters of a mile (straight-line) from the middle at Stevens Creek and De Anza.
schools and commute
School districts and getting around
School districts
The California Department of Education's 2025-26 district map places the area in the Cupertino Union School District (K-8) and the Fremont Union High School District, at every lot sampled. Eaton Elementary, a Cupertino Union school, is inside the area on Suisun Drive. Attendance areas and district lines change, so check the exact address with the districts before relying on a school assignment.
Cupertino Union guide · Fremont Union guide · Silicon Valley school districts
Getting around
- VTA Route 23 (De Anza College to Alum Rock Station) stops along Stevens Creek Boulevard, including at Blaney and at De Anza; Rapid 523 stops at Stevens Creek and De Anza and at Stevens Creek and Miller.
- VTA Route 55 (De Anza College to Old Ironsides Station) runs on De Anza Boulevard, with a stop at De Anza and Pacifica on the west edge.
- Lawrence Caltrain is about 4.0 miles and Sunnyvale Caltrain about 4.4 miles (straight-line) from the middle of the area.
- I-280 is about 1.3 miles (straight-line) north of the middle, reached by De Anza Boulevard.
- The Regnart Creek Trail and the separated bike lanes on Pacifica Drive and McClellan Road form part of the city's east-west bike route between Monta Vista High School and Cupertino High School.
nerd notes
Buying or selling in South Blaney: what we check
Buying here
- Check which jurisdiction issued the old permits. About 322 lots were in San Jose until July 1979 and about 155 were unincorporated county land until November 1980, so permit history before those dates may sit with San Jose or the county rather than Cupertino.
- Sewer service: the city's parcel layer lists Sunnyvale rather than Cupertino as the sanitary district for about 159 lots, mainly on Estates Drive, Brookwell Drive, Alderbrook Lane, Lindenbrook Lane and Willowbrook Way. Confirm the sewer provider and lateral condition for the address.
- Zoning differs by tract (R1-6, R1-7.5 or R1-10), which changes setbacks and what a rebuild or addition can add. Check the district for the lot with the city's planning staff before planning a remodel, ADU or SB 9 project.
- Flood and ground: no lot center here is in a FEMA Special Flood Hazard Area, but 57 lots touch a Zone A or AE edge along Regnart Creek and the city's own geologic layer flags about 93 lots, mostly on Estates and Brookwell drives, in its liquefaction zone (the state map in the spec sheet, read at each parcel's center, counts 58). Look up the parcel on both maps and ask about insurance.
- Most houses date from the late 1950s and 1960s. Ask for permit history on additions and budget for checks of the sewer lateral, electrical panel and foundation.
Selling here
- Name the tract. Life Village, Castlewood, Alderbrook Estates, Somerset or another recorded map tells buyers how the lot was laid out and which easements to expect; the county's record-map index lists them.
- State the lot size and zoning district from city records; lots here run from about 6,000 to 8,900 sq ft for the middle 80 percent, and the R1 district sets what a buyer can add.
- If the lot backs onto Regnart Creek or the trail, show the flood-map status and the trail edge clearly in the listing materials.
- With about 5 percent of lots rebuilt since 2000, buyers compare original houses with newer ones nearby. Document updates and permits, including any work done while the lot was in San Jose or the county.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
South Blaney questions, answered
Is South Blaney an official Cupertino neighborhood?
Yes, in the sense that the City of Cupertino uses the name: its GIS layer of neighborhood planning designations draws a South Blaney area, and its parcel layer tags the lots inside it with the name. This guide follows that city outline.
Was this area always part of Cupertino?
No. About 655 lots were in the original 1955 city, about 266 were annexed in 1958, about 322 moved from San Jose in a 1979 reorganization and about 155 were annexed from the county in 1980, according to the city's annexation and parcel layers.
Which school districts serve South Blaney?
The Cupertino Union School District for K-8 and the Fremont Union High School District, per the state's 2025-26 district map. Eaton Elementary is inside the area. Check the exact address with the districts, since attendance areas change.
Are any lots in a flood zone or fire hazard zone?
FEMA's map puts no lot center here in a Special Flood Hazard Area, though 57 lots touch a Zone A or AE edge along Regnart Creek in the city's parcel data. CAL FIRE's 2025 maps show no Fire Hazard Severity Zone touching any lot.
What parks are in South Blaney?
Wilson Park (about 10 acres, on Wintergreen Drive) and Creekside Park (about 13 acres, on Miller Avenue), linked by the 0.8-mile Regnart Creek Trail, which continues west to the Civic Center and library.
talk to a property nerd
Thinking about South Blaney? Let's run your numbers.
Eric, Janelle and the Boyenga Team have sold more than 2,520 Silicon Valley homes, $2.6+ billion in all, since 1996. Get a value, a plan, or a straight answer about a street.
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Listing data comes from the MLS through our IDX feeds and is shown as reported; it isn’t guaranteed. Repeat listings from overlapping feeds are removed, and land and mobile homes are left out.
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