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san jose neighborhood guide · property nerds® at compass
Vista Montaña & Riverview, San Jose Homes for sale, recent sales and a Property Nerd’s guide
North San Jose west of N. 1st St, from Highway 237 down to Montague Expwy along the Guadalupe River: planned-development homes around three light rail stops, Riverview Park and the Vista Montaña parks.
Vista Montaña & Riverview by the numbers
vista montaña & riverview by the numbers · live from the mls
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Calculated in your browser from MLS data for Vista Montaña & Riverview (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in vista montaña & riverview · live from the mls
Homes for sale, for rent and recently sold in Vista Montaña & Riverview
Every active listing, rental and closed sale in Vista Montaña & Riverview 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 (Vista Montaña & Riverview (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Vista Montaña & Riverview came to be
This is the west side of North San Jose's N. 1st St corridor: flat land between the light rail line and the Guadalupe River, with the Santa Clara city line running down the river. San Jose took it in pieces. A sliver came in with the 1912 'Alviso Section (Port)' annexation and more in 1958 ('Lick No. 1'), but about four-fifths of the outline joined the city in 1979 ('Orchard No. 85') and 1981 ('Lick No. 21'), according to the city's annexation records.
About 37% of the outline is still zoned IP (industrial park) on the city zoning map, and the homes are in planned developments. In 2005 the city adopted the North San Jose Area Development Policy, which planned up to 32,000 new homes for North San Jose in four phases of 8,000; a 2021 housing-policy summary reports that the first phase was fully allocated and built. In May 2022 the City Council approved an amended settlement with the City of Santa Clara that drops the housing limits that grew out of that policy, according to a local news report.
What sits here now is two clusters of planned developments split by Tasman Dr: the blocks around Renaissance Dr and the two Vista Montaña parks to the north, and the River View Pkwy blocks around Riverview Park to the south. The Guadalupe River Trail runs the length of the west edge.
streets and homes
The streets and the houses
Tasman Dr curves through the middle, carrying light rail west from N. 1st St toward Santa Clara. North of it, Renaissance Dr and Enclave Dr loop through planned developments with short streets such as Sophia Way, Verdigris Cir, Feafel Dr, Mirabelli Cir and Torregata Loop; listing records for these blocks (filed under the name 'Renaissance') show detached homes, townhomes and condominiums. Vista Montana runs west off N. 1st St past the two Vista Montaña parks, and Champion Ct sits by the Champion light rail stop.
South of Tasman Dr, Rio Robles West and River View Pkwy lead into the second cluster around Riverview Park: Skytop St, Brandon St, Hughes St, Lumin Wy and Lily Wy. The narrow strip between N. 1st St and the river south of River Oaks Pkwy, down to Montague Expwy, has no homes in 2020 Census blocks; it is office and industrial land.
Zoning sets the pattern: planned-development (PD) districts for the housing, IP and LI districts for the office and industrial land, and open-space zoning along the river (city zoning map). It is all City of San Jose; the county city-limits map shows no unincorporated land inside. If a home is in an HOA, its CC&Rs and dues come with it.
streets in vista montaña & riverview
- N. 1st St
- Tasman Dr
- Montague Expwy
- Renaissance Dr
- Enclave Dr
- Vista Montana
- Sophia Way
- Verdigris Cir
- Feafel Dr
- Mirabelli Cir
- Torregata Loop
- Champion Ct
- Rio Robles West
- River View Pkwy
- Skytop St
- Brandon St
- Hughes St
- Lumin Wy
- Lily Wy
parks and places
Parks, shops and landmarks near Vista Montaña & Riverview
- park
Vista Montaña parks
Two city parks off N. 1st St: about 5.2 acres at 4041 N. 1st St and about 1.1 acres on Orchard Way (city parks layer). Between them they have play areas, a basketball court and a soccer field on public maps.
- park
Riverview Park
About 5.3 acres at River Oaks Pkwy and Riverview Pkwy (city parks layer), with tennis, basketball and bocce courts on public maps.
- park
River View stormwater garden
A 5-acre city stormwater pond and garden at 3499 River View Pkwy, listed on the city parks layer under the Department of Transportation, with a play area and a fitness station on public maps.
- trail
Guadalupe River Trail
A paved trail along the west edge; the city lists this reach as Tasman Dr to Montague Expwy, and the trail layer continues along the river in both directions.
- trail
Highway 237 Bikeway
A paved bikeway along Highway 237 on the north edge (city trail layer).
- transit
Champion, Tasman and River Oaks stops
Three VTA light rail stops on the edges or inside; every 2020 Census block with homes here is within about 0.75 mile straight-line of one.
schools and commute
School districts and getting around
School districts
Census district maps put the whole outline in the Santa Clara Unified School District (K-12), not San Jose Unified. No public school sits inside the outline. The nearest Santa Clara Unified campuses are across the river in Santa Clara (Don Callejon Arts and Design School on Lick Mill Blvd and Hughes Elementary on Calle de Escuela), with Mayne Elementary on N. 1st St in Alviso; these are locations, not assignments. Attendance boundaries change, so check the exact address with the district.
Getting around
- VTA light rail: Champion and Tasman stops are inside the outline and River Oaks is on the south-east corner. Blue Line trains (Baypointe to Santa Teresa) run along N. 1st St, and Green and Orange Line trains use Tasman Dr; the Orange Line links Mountain View with Milpitas BART and Alum Rock (VTA service notices).
- Commuter rail: ACE and Amtrak Capitol Corridor trains stop at a station in Santa Clara about 0.5 mile straight-line west of the river edge.
- Highway 237 runs along the north edge, with an interchange at N. 1st St; Montague Expwy is the south edge. US 101 is about 2 miles straight-line south of the middle.
- Mineta San Jose International Airport is about 3.5 miles straight-line south-east, and downtown San Jose about 6 miles straight-line south-east.
- Trails: the Guadalupe River Trail on the west edge and the Highway 237 Bikeway on the north edge (city trail layer).
nerd notes
Buying or selling in Vista Montaña & Riverview: what we check
Buying here
- Flood: about 30% of the outline is FEMA Zone AE and about 20% Zone AO, with smaller AH and A areas; about 40% is Zone X (city flood layer, FEMA data). Zones A, AE, AH and AO are special flood hazard areas, where federally backed loans require flood insurance. Check the FEMA map for the exact address.
- Liquefaction: about 96% of the outline is in a state liquefaction hazard zone; the natural hazard disclosure will show it.
- Schools: this is Santa Clara Unified, not San Jose Unified. Confirm the school assignment with the district before relying on it.
- Planned developments: ask for the PD permit conditions, CC&Rs, HOA budget and reserve study, and current dues before planning an addition or ADU.
- Change nearby: the 2022 settlement lets more housing and commercial projects move ahead in North San Jose. Check the city's permit records for projects near the address.
- Noise: homes along N. 1st St, Tasman Dr and Highway 237 hear light rail and traffic; visit at commute time.
Selling here
- Give buyers the walking distance from the address to the nearest light rail stop; Champion, Tasman and River Oaks are all inside or on the edge.
- Have HOA documents, dues and any special assessments ready for buyers' review.
- Order the natural hazard disclosure early so the flood and liquefaction zones are on the table up front; include an elevation certificate if the home has one.
- State the school district (Santa Clara Unified) plainly in the listing, since many buyers assume San Jose Unified.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Vista Montaña & Riverview questions, answered
Where is Vista Montaña & Riverview?
In North San Jose, west of N. 1st St between Highway 237 and Montague Expwy, out to the Guadalupe River and the Santa Clara city line. Tasman Dr crosses the middle.
Which school district serves it?
The Santa Clara Unified School District (K-12), for the whole outline per Census district maps. No public school is inside; check the address with the district.
Is it in a flood zone?
About 60% of the outline is in FEMA special flood hazard areas (Zones AE, AO, AH and A); most of the rest is Zone X. Check the FEMA map for the address.
How close is light rail?
Champion and Tasman stops are inside the outline and River Oaks is on its south-east corner. Every 2020 Census block with homes is within about 0.75 mile straight-line of a stop.
Is any of it unincorporated or in Santa Clara?
No. The county city-limits map shows all of it inside the City of San Jose; the river on the west edge is the Santa Clara city line.
next door
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