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san jose neighborhood guide · property nerds® at compass
Stokes & Greylands, San Jose Homes for sale, recent sales and a Property Nerd’s guide
San Jose between Southwest Expwy and Hamilton Ave, S. Bascom Ave to Meridian Ave: Los Gatos Creek and its paved trail, condo and townhome complexes, and house blocks around Grace Ave that were county land until 2008.
Stokes & Greylands by the numbers
stokes & greylands by the numbers · live from the mls
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Calculated in your browser from MLS data for Stokes & Greylands (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in stokes & greylands · live from the mls
Homes for sale, for rent and recently sold in Stokes & Greylands
Every active listing, rental and closed sale in Stokes & Greylands 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 (Stokes & Greylands (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Stokes & Greylands came to be
The city's neighborhood map divides this block into four pieces, 'Stokes', 'South Stokes', 'Greylands' and 'Southwest', named for streets and edges inside them: Stokes St runs east from S. Bascom Ave, Greylands Dr is a short street off Hamilton Ave, and Southwest Expwy runs along the north side. Listing records use other names: condo and townhome sales around Hamilton Pl are filed as 'Hamilton Condominiums', and others under the broad 'Willow Glen' area name.
Los Gatos Creek crosses the area from S. Bascom Ave, just south of the light-rail crossing, northeast to Meridian Ave. The city's paved Los Gatos Creek Trail follows it for about 1.5 miles inside the outline in two city reaches, S. Bascom Ave to Leigh Ave and Leigh Ave to Meridian Ave, with a footbridge reach near St. Elizabeth Dr (city parks and trail layers). Past S. Bascom Ave the trail continues south into Campbell.
City annexation records show the land joining San Jose mainly between 1957 and 1972: the Stokes St, De Rose Way and Fruitdale Ave blocks in 1959, the Hamilton Pl and Weibel Way area in 1961, and La Barbera Dr, Huddersfield Ct and Lakeshire Ct in 1972. The exception is the house grid around Grace Ave, Phantom Ave, Norman Ave, St. Francis Dr and Santa Inez Dr, about 131 acres that stayed an unincorporated county pocket until the city annexed it on Oct. 8, 2008. Today the whole outline is City of San Jose on the county's city-limits map.
streets and homes
The streets and the houses
North of the creek, where addresses are mostly 95126, Stokes St, Leigh Ave and St. Elizabeth Dr are the through streets. The side streets mix multifamily (R-M) zoning with planned developments: De Rose Way (about 120 condo unit parcels), La Barbera Dr, Fitchville Ave, Francisco Ave, Cooper River Dr, Caspian Sea Dr, Rhinecliff Way, Triborough Ln and Easington Way. Willowhaven Dr and Willowhaven Ct are small-lot homes near 3,500 sq ft under planned-development zoning, and Huddersfield Ct and Lakeshire Ct are R-1-8(PD) courts. The Fruitdale Ave condos at the north tip use 95128.
South of the creek, where addresses are 95125, Hamilton Pl loops through a planned development of condos and townhomes (Braddock Ct, Huxley Ct, Foxhall Loop, Keenan Way, Greenwich Ct, Ashmeade Ct, Donovan Ct), and Weibel Way leads to another set of courts (Wente Pl, Wente Way, Chandon Ct, Beringer Ct, De Loach Ct, Fetzer Dr, Beaulieu Ct) on lots near 3,000 sq ft. East of Leigh Ave, the 2008 annexation area is a grid of single-family houses zoned R-1-5: Grace Ave, Phantom Ave and Norman Ave run north from Hamilton Ave, with St. Francis Dr, San Gabriel Way, Santa Inez Dr, Isabel Dr, Santa Lucia Dr, Santa Barbara Dr, Dolores Dr, San Ardo Dr, St. Anthony Dr, Blackford Ln and Keesling Ave toward Meridian Ave.
Across the outline, single-address lots have a median of about 7,750 sq ft, half between about 5,900 and 9,300 sq ft (county parcel map, approximate). Hamilton Ave frontage is office and commercial zoning (CO, CP), and the Southwest Expwy side is a General Plan urban village with no adopted plan on the city's map yet.
streets in stokes & greylands
- S. Bascom Ave
- Hamilton Ave
- Meridian Ave
- Leigh Ave
- Stokes St
- Willow St
- St. Elizabeth Dr
- Fruitdale Ave
- De Rose Way
- La Barbera Dr
- Willowhaven Dr
- Huddersfield Ct
- Hamilton Pl
- Braddock Ct
- Huxley Ct
- Foxhall Loop
- Weibel Way
- Wente Pl
- Greylands Dr
- Grace Ave
- Phantom Ave
- Norman Ave
- St. Francis Dr
- San Gabriel Way
- Santa Inez Dr
- Isabel Dr
- Dolores Dr
- Blackford Ln
parks and places
Parks, shops and landmarks near Stokes & Greylands
- trail
Los Gatos Creek Trail
About 1.5 miles of paved city trail along the creek between S. Bascom Ave and Meridian Ave, with ramps and a footbridge reach near St. Elizabeth Dr; the city's two reaches here cover about 24 acres of trail corridor.
- park
St. Elizabeth Park
A 0.66-acre city park at 1499 McKinley Ct that the city's parks layer shows opening in 2010, about 0.5 mile straight-line from the center.
- park
Willow Street Frank Bramhall Park
East across Meridian Ave, 14.8 acres at 1320 Willow St, about 0.7 mile straight-line from the center.
- library
Bascom Library and Community Center
North across Southwest Expwy at 1000 S. Bascom Ave, about 0.7 mile straight-line from the center.
- shopping
Hamilton Ave
Office and commercial frontage lines Hamilton Ave and the Meridian Ave corner; the Pruneyard shopping center in Campbell is about 1.1 miles straight-line southwest.
schools and commute
School districts and getting around
School districts
Census school-district maps put the whole outline in the Campbell Union School District for kindergarten through eighth grade and the Campbell Union High School District for high school; the 95125 and 95126 ZIPs are not a guide to the district here. Del Mar High (Campbell Union High) is just north across Southwest Expwy at 1224 Del Mar Ave, about 0.5 mile straight-line from the center. Attendance boundaries change, so check the exact address with the districts.
Getting around
- Light rail: the Green Line's Bascom station is at the northwest corner by S. Bascom Ave and Southwest Expwy, about 0.5 mile straight-line from the center, and Fruitdale station is on the north edge at Fruitdale Ave, about 0.7 mile; Hamilton station in Campbell is about 1 mile southwest (VTA Green Line).
- Buses: VTA Route 61 runs on S. Bascom Ave; Route 25 stops at Fruitdale Ave and Southwest Expwy and at Meridian Ave and Fruitdale Ave at the north tip (VTA route pages).
- Bike and walk: the paved Los Gatos Creek Trail runs through the middle from S. Bascom Ave to Meridian Ave and continues south into Campbell (city trail map).
- Roads: Southwest Expwy runs along the north edge to Meridian Ave, which has I-280 ramps; the Highway 17 interchange at Hamilton Ave is about 1.1 miles straight-line west of the center, in Campbell (county road data).
- Caltrain: San Jose Diridon is about 2.2 miles straight-line from the center.
nerd notes
Buying or selling in Stokes & Greylands: what we check
Buying here
- 2008 annexation: Grace Ave, Phantom Ave, Norman Ave, St. Francis Dr, Santa Inez Dr and the nearby streets were unincorporated county land until October 2008. Permits for older work on those houses may be in county records; pull both county and city permit history.
- Flood: the city's FEMA-based layer shows about 96% of the outline as Zone D (possible but undetermined hazard) and about 3% as Zone A (high-risk) along the Los Gatos Creek channel. If a lot backs onto the creek, check the current FEMA map and ask your lender and insurer.
- Liquefaction: about 6% of the outline, along the creek corridor, is in the state liquefaction zone (California Geological Survey, San Jose West quadrangle). Read the natural hazard disclosure.
- HOA homes around Hamilton Pl, Weibel Way, De Rose Way, La Barbera Dr and Fruitdale Ave: read the CC&Rs and reserve study and check current dues.
- Southwest Expwy side: the General Plan marks it as an urban village with no adopted plan on the city's map yet, and Hamilton Ave at Meridian Ave as a smaller one. Check the plan status if a lot is near either.
- Zoning: R-1-5 on the Grace Ave grid, R-M and planned development north of the creek. Ask the city about ADU and SB 9 options for a specific lot.
Selling here
- Say whether the lot was in the 2008 annexation and have permit records from both the county and the city.
- Have the flood-zone answer ready: Zone D for nearly all lots, Zone A along the creek channel.
- Give straight-line distances to the creek trail, Bascom and Fruitdale stations and St. Elizabeth Park.
- Spell out the school districts: Campbell Union and Campbell Union High on Census maps despite a 95125 or 95126 ZIP, with a note to confirm with the districts.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Stokes & Greylands questions, answered
Is Stokes & Greylands part of Willow Glen?
The city puts these blocks in its Willow Glen planning area, and many addresses share Willow Glen's 95125 and 95126 ZIPs. The schools differ: Census maps put the whole area in Campbell Union and Campbell Union High. Meridian Ave is the east edge, and the North Willow Glen & Gardner and Willow Glen West guides start across it.
Which blocks were county land until 2008?
About 131 acres east of Leigh Ave: Grace Ave, Phantom Ave, Norman Ave, St. Francis Dr, Santa Inez Dr, Isabel Dr, San Gabriel Way, Santa Lucia Dr, Santa Barbara Dr, Dolores Dr, San Ardo Dr, St. Anthony Dr, Blackford Ln, Keesling Ave and parts of Willow St, Hamilton Ave and Meridian Ave. The city annexed them on Oct. 8, 2008, according to its annexation records.
Where does the Los Gatos Creek Trail run here?
The city's trail map shows paved trail and ramps along the creek between S. Bascom Ave and Meridian Ave, with the two city reaches meeting at Leigh Ave and a footbridge reach near St. Elizabeth Dr. South of S. Bascom Ave the trail continues into Campbell.
Is the area in a flood zone?
About 96% is FEMA Zone D on the city's FEMA-based map, with a Zone A strip along the creek channel. Check the address on the current FEMA map.
Which school districts serve Stokes & Greylands?
Census maps put all of it in the Campbell Union School District and the Campbell Union High School District. Check the exact address with the districts.
talk to a property nerd
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