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santa clara neighborhood guide · property nerds® at compass
South of Forest, Santa Clara Homes for sale, recent sales and a Property Nerd’s guide
Santa Clara's blocks between Forest Avenue and Stevens Creek Boulevard, San Tomas Expressway to Winchester Boulevard: 1938-1952 county tracts on lots near 10,000 sq ft, plus Parkway Park.
South of Forest by the numbers
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Calculated in your browser from MLS data for South of Forest: Forest Ave to Stevens Creek Blvd, San Tomas Expwy to Winchester Blvd, plus Athlone Terrace (drawn along streets and lot lines). Sales are single-family homes, townhomes and condos.
homes in south of forest · live from the mls
Homes for sale, for rent and recently sold in South of Forest
Every active listing, rental and closed sale in South of Forest 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 (South of Forest: Forest Ave to Stevens Creek Blvd, San Tomas Expwy to Winchester Blvd, plus Athlone Terrace (drawn along streets and lot lines)); it may not match every local definition.
sold by the property nerds
Our sales near South of Forest
None of our sales since 2012 that we can match to MLS records sit inside the South of Forest outline, so these are our closest listings, measured from its edge.
All 53 of our Santa Clara sales, on a map Selling in South of Forest? Book a strategy call
the story
How South of Forest came to be
South of Forest is the name of the neighborhood association here, the South of Forest Neighborhood Association (SOFNA), formed in 2004; a 2017 local newspaper story put it at about 300 homes near Stevens Creek Boulevard. It describes the place plainly: the blocks between Forest Avenue and Stevens Creek Boulevard, from San Tomas Expressway to Winchester Boulevard, at the city's southern edge.
The land was part of the Prune Ridge Tract, a map recorded in 1890, which the later subdivision maps cite along their north lines. The house tracts came in stages and were approved by the county Board of Supervisors, not the city, so these blocks were unincorporated county land when they were laid out. The West San Jose Tract, drawn in December 1938 and recorded in January 1939, set out 48 lots 100 feet wide and about 137 feet deep between Forest Avenue and Stevens Creek Road, on Harold Avenue and a second street the map calls Di Fiore Avenue. Bel Ayre Manor and Sweethome Manor, both mapped in September 1946, added Bel Ayre Drive, Cypress Avenue, Tyler Avenue, Douglane Avenue and Cecil Street; Mayette Manor (January 1951) and Sorich Manor (June 1952) carried the grid east along Henry Avenue and Dorcich Street to the Santa Clara-Los Gatos Road, today's Winchester Boulevard.
The east end changed last. A 17-acre state property at 90 North Winchester Boulevard, described in a 2006 environmental filing as surplus land in vacant, agricultural and residential use, was planned for single-family homes, about an acre of city park and an apartment site. City records date many of the Worthington Circle homes to 2013 and 2014, Thomas Barrett Park sits on Worthington Circle, and an apartment community with a 1.5-acre farm opened near Winchester Boulevard and Forest Avenue in 2023. On the older streets, the association petitioned for street and sidewalk work, and in June 2008 the City Council approved funding for a first phase on Dorcich Street and Cecil Avenue between Henry Avenue and Winchester Boulevard, according to the association's newsletter.
streets and homes
The streets and the houses
The street plan is a plain grid. North-south streets run from Forest Avenue toward Stevens Creek Boulevard: Brookside Avenue, Harold Avenue, North Cypress Avenue, Bel Ayre Drive, Tyler Avenue, Douglane Avenue and North Henry Avenue, with Cecil Avenue and Dorcich Street running east-west near the south and east ends. Stevens Creek Boulevard is lined with commercial parcels in city zoning, with the house lots behind them.
City parcel data counts about 310 single-family parcels; about 281 are one story, about 184 are recorded with three bedrooms, and about 50 each with two and with four. Recorded build years start in the late 1930s and cluster from 1946 to 1955, with a median of about 1952, and about 7 percent of lots show a build year of 2000 or later. Lots are wide and deep: the median is about 9,700 square feet, the middle half runs from about 9,200 to 10,600, and the 1938 West San Jose Tract lots on the west side are 100 feet wide and about 137 feet deep. About 116 lots carry the city's R1-8L zoning rather than R1-6L.
Athlone Terrace, north of Forest Avenue, is different: 48 lots about 60 feet wide on Kerry Drive, Londonderry Place and the west side of Westridge Drive, recorded in January 1955 within the City of Santa Clara, with mid-1950s houses on lots near 6,500 square feet. At the east end, the homes on Worthington Circle and Rousseau, Paterson, Cook and Conner places are planned-development parcels, many dated 2013 and 2014 in city records.
streets in south of forest
- Forest Avenue
- Brookside Avenue
- Harold Avenue
- North Cypress Avenue
- Bel Ayre Drive
- Tyler Avenue
- Douglane Avenue
- North Henry Avenue
- Cecil Avenue
- Dorcich Street
- Worthington Circle
- Rousseau Place
- Paterson Place
- Cook Place
- Conner Place
- Kerry Drive
- Londonderry Place
- Westridge Drive
house sales by street, 2021–2026
| Street | Sales | Median price | Per sq ft | Typical lot |
|---|---|---|---|---|
| Tyler Avenue | 3 | $2.67M | $946 | 9,620 sq ft |
| Brookside Avenue | 4 | $2.5M | $1,024 | 14,080 sq ft |
| Dorcich Street | 4 | $2.33M | $1,064 | 10,170 sq ft |
| Douglane Avenue | 4 | $2.31M | $1,365 | 8,870 sq ft |
| Worthington Circle | 5 | $2.22M | $962 | 3,050 sq ft |
| Cook Place | 6 | $2.1M | $985 | 2,230 sq ft |
| Forest Avenue | 4 | $2.08M | $1,197 | 10,020 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; prices, price per square foot and lots are medians. The whole city, ranked: The most expensive streets in Santa Clara.
parks and places
Parks, shops and landmarks near South of Forest
- park
Parkway Park
At the west end of Forest Avenue along San Tomas Expressway. The city's park layer lists 3657 Forest Ave. and about 4.3 acres; a 2017 newspaper story describes a 3.5-acre triangular park, where the neighborhood association held its 10th annual work party that year.
- park
Thomas Barrett Park
1885 Worthington Circle, just under an acre in the city's park layer, in the newer east end.
- landmark
Urban farm near Winchester and Forest
The apartment community near Winchester Boulevard and Forest Avenue includes a 1.5-acre farm, and its produce is also sold on site to the public, according to a 2023 local news report.
- shopping
Stevens Creek Boulevard
Commercial frontage along Stevens Creek Boulevard on the south edge (city zoning); the San Jose side of Winchester Boulevard has its own guide, Santana Row & Valley Fair.
schools and commute
School districts and getting around
School districts
On the California Department of Education's 2025-26 map, every lot here is in the Campbell Union School District for elementary and middle grades and the Campbell Union High School District, not Santa Clara Unified. Westwood Elementary, about half a mile north on Saratoga Avenue, is a Santa Clara Unified school, so do not assume it serves these streets. Attendance boundaries change, so check the exact address with the districts.
Campbell Union guide · Campbell Union High guide · Silicon Valley school districts
Getting around
- VTA Rapid 523 and Route 23 run on Stevens Creek Boulevard along the south edge; Rapid 523 stops at Stevens Creek and Cypress and at Stevens Creek and Winchester.
- VTA Route 60 runs on Winchester Boulevard between Winchester Station and Milpitas BART by way of the airport, with stops at Winchester and Stevens Creek and, in one direction, Winchester and Forest. Check VTA's current schedules.
- Driving: I-280 runs about 0.6 mile south and I-880 about 0.9 mile east of the middle of the neighborhood (straight line); San Tomas Expressway runs along the west edge.
- Caltrain: the Santa Clara station at the Santa Clara Transit Center is about 2 to 2.4 miles away (straight line).
nerd notes
Buying or selling in South of Forest: what we check
Buying here
- Flood zone: FEMA's current map puts 243 of the 307 single-family lots, nearly everything south of Forest Avenue, in Zone D, which FEMA defines as an area of possible but undetermined flood hazard where no flood hazard analysis has been done. Athlone Terrace and a few lots near Stevens Creek Boulevard are in shaded Zone X. Ask an insurer how it rates the exact address before relying on a quote.
- Street frontage varies. These blocks were laid out under county approval, and the City Council approved a first phase of street and sidewalk work here in 2008. Walk the block to see the curbs, sidewalks, gutters and drainage in front of the lot.
- Big lots: check setbacks, lot coverage and the R1-8L or R1-6L zoning with the city before planning an addition, an ADU or an SB 9 split.
- For houses from the late 1930s to the 1950s, check the foundation, wiring and panel, plumbing and sewer lateral, and pull permits for additions. Homes built before 1978 come with a federal lead-based paint disclosure.
- Stevens Creek Boulevard is a city focus area in the city's planning layer; ask what is planned on the commercial frontage behind a lot, and check traffic on Winchester Boulevard and around the newer east end at different hours.
Selling here
- Lead with the measured lot size and frontage, the zoning (R1-8L or R1-6L) and what it allows.
- Explain the flood zone (D or shaded X) in the disclosure packet and gather an insurance quote early.
- State the school districts plainly (Campbell Union and Campbell Union High), since buyers may assume Santa Clara Unified.
- Have permits ready for additions and second units so the recorded square footage matches the house.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
South of Forest questions, answered
Where is South of Forest in Santa Clara?
South of Forest Avenue between San Tomas Expressway and Winchester Boulevard, down to Stevens Creek Boulevard, in the southeast corner of the city. Parkway Park is at its west end and Thomas Barrett Park at its east end.
Is South of Forest an official name?
It is the name of the South of Forest Neighborhood Association, formed in 2004. The older recorded tract names inside it include the West San Jose Tract, Bel Ayre Manor, Sweethome Manor, Mayette Manor and Sorich Manor.
How big are the lots in South of Forest?
The tracts were laid out from 1938 to 1952 under county approval with wide lots, up to 100 feet on the West San Jose Tract. The median lot today is about 9,700 square feet, and about 116 lots are zoned R1-8L.
Which school districts serve South of Forest?
The Campbell Union School District for elementary and middle grades and the Campbell Union High School District, on the state's 2025-26 district map. Attendance boundaries change, so check the exact address with the districts.
What does FEMA Zone D mean for these homes?
FEMA uses Zone D for areas with possible but undetermined flood hazards, where no flood hazard analysis has been done. Most lots south of Forest Avenue are in it; ask an insurer how it rates the address.
Is Athlone Terrace part of South of Forest?
This guide includes it: Athlone Terrace is a 1954 tract on Kerry Drive and Londonderry Place just north of Forest Avenue, between the Westwood tracts and the West Ridge tract. Its lots are smaller, about 6,500 square feet.
next door
More Santa Clara neighborhood guides
From the blog: Santa Clara Neighborhoods by Their Houses
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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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