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Washington-Guadalupe & Tamien, San Jose Homes for sale, recent sales and a Property Nerd’s guide
Between SR 87 and S. 1st St / Monterey Rd from I-280 south to Curtner Ave: the Guadalupe/Washington Conservation Area, the Goodyear-Mastic, Tamien and Alma blocks, and Tamien Caltrain and light rail station.
Washington-Guadalupe & Tamien by the numbers
washington-guadalupe & tamien by the numbers · live from the mls
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Calculated in your browser from MLS data for Washington-Guadalupe & Tamien (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in washington-guadalupe & tamien · live from the mls
Homes for sale, for rent and recently sold in Washington-Guadalupe & Tamien
Every active listing, rental and closed sale in Washington-Guadalupe & Tamien 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 (Washington-Guadalupe & Tamien (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Washington-Guadalupe & Tamien came to be
This is the land between the Guadalupe River corridor (SR 87) and the old S. 1st St / Monterey Rd road south. North of Willow St, the city's Guadalupe/Washington Conservation Area covers about 114 acres, and the city's historic inventory lists about 520 buildings inside it. Recorded years peak in the 1900s and 1910s, and the most common recorded styles are Craftsman (about 80 records), National and Neoclassical (about 47 each), Queen Anne (36), Minimal Traditional (28) and Spanish Eclectic (23).
The city's association map names the smaller areas inside the outline: Guadalupe Washington, Goodyear Mastic (for Goodyear St and Mastic St), Tamien and Alma. Tamien station sits on the Caltrain line at Lick Ave and W. Alma Ave; Caltrain began serving it in 1992 (station history sources), and VTA light rail stops there and at Virginia St along SR 87. The city's Tamien Station Area Specific Plan guides land use around the station, and the city map shows Tamien Park, a 3.8-acre park at 1167 Lick Ave, next to it.
South and east of the rail lines the outline turns industrial. The city's General Plan map puts about 24% of the area in Heavy Industrial and 8% in Combined Industrial/Commercial, part of the Monterey Business Corridor employment area, with a shopping center at Curtner Ave and Monterey Rd. The city lists a 'Curtner Light Rail/Caltrain' urban village here that has no approved plan yet.
streets and homes
The streets and the houses
The north half is a dense grid: Oak, Palm, Locust, Vine, Floyd, Sherman, Mastic, Goodyear and W. Humboldt streets cross Almaden Ave, S. Almaden Ave and the short north-south streets between SR 87 and S. 1st St, with W. Virginia St and Willow St as the main cross streets. R-2 two-family zoning covers most of it on the city's map, so a cottage with a back unit or a duplex is common; Union St, State St, Sutter St and Duane St lean to R-M apartment zoning.
Around Tamien station and W. Alma Ave, Lick Ave and Harliss Ave mix older houses with condos and townhomes: listing records filed under 'Tamien' (Lick Ave, Palm St, Locust St, Vine St) are split between detached houses, condos and small multi-unit buildings, and 'New Horizon Condominiums' covers Shadow Run Dr, Shadow Dance Dr and Shadowgraph Dr. Stonegate Circle and La Rossa Circle are other planned developments.
Toward Curtner Ave, Sanborn Ave, Monticello Ave, Cottage Grove Ave and parts of Pomona Ave and Little Orchard St are R-1-8 single-family streets, while San Jose Ave, Stone Ave, Barnard Ave and Cimino St are heavy industrial. Almaden Expwy starts inside the outline and runs south from Alma Ave.
streets in washington-guadalupe & tamien
- S. 1st St (east edge)
- Monterey Rd
- Almaden Ave
- S. Almaden Ave
- Almaden Expwy
- Willow St
- W. Virginia St
- W. Alma Ave
- Oak St
- Palm St
- Locust St
- Vine St
- Floyd St
- Sherman St
- Mastic St
- Goodyear St
- W. Humboldt St
- Union St
- State St
- Sutter St
- Edwards Ave
- Harliss Ave
- Lick Ave
- Graham Ave
- Ford Ave
- Sanborn Ave
- Bellevue Ave
- Cottage Grove Ave
- Little Orchard St
- Pomona Ave
- Monticello Ave
- Shadow Run Dr
- Stonegate Circle
- Curtner Ave
parks and places
Parks, shops and landmarks near Washington-Guadalupe & Tamien
- park
Tamien Park
A 3.8-acre city park at 1167 Lick Ave next to Tamien station (city map).
- park
Bellevue Park
A 2-acre city park at 50 Bellevue Ave.
- park
Roberto Antonio Balermino Park
A 2-acre city park at 1527 Almaden Expwy; the city also lists Brenda Lopez Memorial Plaza at Sherman St and Edwards Ave and a future park (Elia Park) at Sanborn Ave and W. Alma Ave.
- park
Guadalupe River Trail
The city lists a trail reach along the Guadalupe River from Grant St at I-280 south to Virginia St, on the west side of the outline; check which segments are open.
- landmark
Washington United Youth Center
A city partner-program youth center at 921 S. 1st St (city layer).
- shopping
Willow St and Curtner Ave
Shops along the city's Willow Street business district at the north end, and a shopping center at Curtner Ave and Monterey Rd at the south corner.
schools and commute
School districts and getting around
School districts
San Jose Unified School District (K-12) serves most homes. Washington Elementary (100 Oak St) is inside the outline, and the district's notice for its 2026 consolidation sends students from the closing Lowell Elementary there. Gardner Elementary, just west across SR 87 and I-280 on Illinois Ave, closed after the 2025-26 school year; the district's school list now shows Hammer Montessori at Gardner. The industrial south-east corner (Little Orchard St, Barnard Ave, Stauffer Blvd, San Jose Ave, Perrymont Ave, Monticello Ave and nearby streets) is in Franklin-McKinley School District and East Side Union High School District on public district maps. Attendance boundaries change, so check the exact address with the district.
San Jose Unified guide · Franklin-McKinley School District site · East Side Union High guide
Getting around
- Caltrain and light rail: Tamien station is inside the outline (about 0.4 mile straight-line from the center), and Virginia light rail station is inside on the SR 87 line; Curtner light rail station is just south of Curtner Ave.
- Downtown and Diridon: San Jose Diridon (Caltrain, ACE, Amtrak) is about 1.9 miles straight-line north of the center; the Convention Center light rail stop is about 1.5 miles.
- Freeways and expressways: SR 87 along the west edge, I-280 along the north edge, and Almaden Expwy south from W. Alma Ave.
- Trail: Guadalupe River Trail reaches run along the river corridor on the west side north of Virginia St.
- Bus: VTA routes on S. 1st St, Monterey Rd, Almaden Ave and Curtner Ave connect at Tamien station.
nerd notes
Buying or selling in Washington-Guadalupe & Tamien: what we check
Buying here
- Conservation area: most of the north half is in the city's Guadalupe/Washington Conservation Area. Ask the Planning Division what review applies to exterior changes, demolition or added units before you buy a fixer.
- Flood: about 28% of the outline is Zone AO and 6% Zone AH on the city's FEMA layer, including parts of Willow St, Sherman St, Mastic St, Goodyear St, Almaden Ave and Monterey Rd. These are special flood hazard areas where federally backed mortgages generally require flood insurance; check the address on FEMA's map.
- Liquefaction: about 98% of the outline is in a state seismic hazard zone for liquefaction; ask about foundations and retrofit work.
- Zoning and second units: R-2 lots often hold a back unit or duplex. Check permits for every unit and the parcel's zoning before counting rental income.
- Rail and freeway neighbors: Caltrain, light rail, freight spurs, SR 87 and I-280 border many blocks; check noise and vibration at the specific house.
- Planned developments (Shadow Run Dr, Stonegate Circle, La Rossa Circle) have HOAs; read the CC&Rs, budget and reserve study.
Selling here
- Pull the city's historic inventory record and permits; conservation-area buyers ask what has been changed and when.
- Document every unit on R-2 lots with permits and current leases.
- Give straight-line distances to Tamien station and downtown, and note the flood zone with any elevation certificate.
- Note the school district (San Jose Unified for most homes) and the 2026 consolidation so buyers check the current assignment.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Washington-Guadalupe & Tamien questions, answered
Where is the Washington-Guadalupe area?
Just south of downtown, between SR 87 and S. 1st St from I-280 south to about Willow St; the city's Guadalupe/Washington Conservation Area covers about 114 acres there. This guide continues south past Tamien station to Curtner Ave.
How old are the houses?
The city's historic inventory lists about 540 buildings here, most from the 1900s to the 1920s, with a later group from the 1950s. Craftsman is the most common recorded style.
Is there a train station?
Yes. Tamien station, with Caltrain and VTA light rail, is inside the outline at Lick Ave and W. Alma Ave, and Virginia light rail station is on the SR 87 line.
Which school district serves it?
San Jose Unified for most homes, including Washington Elementary on Oak St. The industrial south-east corner is in Franklin-McKinley and East Side Union High. Check the exact address with the district.
Is it in a flood zone?
About a third of the outline is Zone AO or AH on the city's FEMA layer, mostly in the older grid and along Monterey Rd. Check the specific address on FEMA's map.
next door
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