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mountain view neighborhood guide · property nerds® at compass
Waverly Park, Mountain View Homes for sale, recent sales and a Property Nerd’s guide
South Mountain View's larger-lot neighborhood between Grant Road and Highway 85: mostly 1950s to 1970s houses on R1-8 and R1-10 lots around Cooper Park, with Mountain View High at the south end.
Waverly Park by the numbers
waverly park by the numbers · live from the mls
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Calculated in your browser from MLS data for Waverly Park: Grant Rd to Hwy 85 and the Los Altos line (approximate). Sales are single-family homes, townhomes and condos.
homes in waverly park · live from the mls
Homes for sale, for rent and recently sold in Waverly Park
Every active listing, rental and closed sale in Waverly Park 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 (Waverly Park: Grant Rd to Hwy 85 and the Los Altos line (approximate)); it may not match every local definition.
the story
How Waverly Park came to be
Before the subdivisions, this was farm and orchard country south of El Camino Real, and a few houses from that era are still standing. A local historian's walking tour logs a farmhouse from about 1900 on Sleeper Avenue that it calls one of the only remaining farmhouses south of El Camino, Craftsman houses from the 1910s and 1920s on Sleeper Avenue and Saint Giles Lane, a Queen Anne from about 1900 on Grant Road, and a 1920s Mission Revival house on Diericx Drive that first stood at the end of Levin Avenue near Stevens Creek.
The tract era followed. The Mountain View Historical Association records that Awalt High School opened in 1961 to serve the new single-family neighborhoods built in the former orchard district south of El Camino Real; it took the name Mountain View High School in 1981, when the district closed the old Castro Street campus. Census estimates show the building order: the blocks between Sleeper and Levin avenues are mostly 1950s and 1960s houses, while the blocks from Levin to Bryant Avenue lean 1960s and 1970s, with some 1980s and newer houses.
Cooper Park is the center of the neighborhood, and the Mountain View Voice describes the school district's land there as located in the center of the Waverly Park neighborhood. In 2017 and 2018 the Mountain View Whisman School District studied building staff housing on its 9.5 acres at the park's north end. Neighbors objected, the district backed off, and in its 2019 teacher-housing deal for 777 W. Middlefield Road it agreed that Cooper Park would not be developed for purposes unrelated to education.
streets and homes
The streets and the houses
Grant Road forms the west edge, and through streets run east from it toward Stevens Creek: Sleeper Avenue, Eunice Avenue, Levin Avenue and Bryant Avenue, with Chesley Avenue along the south side of Cooper Park. Between them is a web of drives, courts and cul-de-sacs such as Carol Avenue, Swanson Way, Yorkton Drive, La Salle Drive, Diericx Drive, Saint Giles Lane, Wasatch Drive and Katrina Way, and Sun Mor Avenue runs along the creek side. The Permanente Diversion Channel, a flood-control channel, crosses the neighborhood east to Stevens Creek between Levin and Bryant avenues. South of Bryant the street names go collegiate near Waverly Place, with Cambridge Lane, Wellesley Court and Amherst Court, and Truman Avenue leads south to Mountain View High.
Lots are the headline. About three-quarters of the neighborhood's land is zoned R1-8 or R1-10, where Old Mountain View and Cuesta Park are mostly plain R1, and city parcel data puts the median single-family lot near 8,200 square feet, with R1-10 lots closer to 10,400. That is about a third more land than a typical Cuesta Park lot. The houses are almost all detached: in the two census block groups between Sleeper and Bryant avenues, essentially all of the roughly 980 housing units are single-family houses.
Along the east edge, Sun Mor Avenue, Diericx Drive and the Sleeper Avenue cul-de-sacs back up to Stevens Creek and Highway 85, and a bike and pedestrian bridge at the east end of Sleeper Avenue connects to the Stevens Creek Trail. At the south end, Mountain View High's 37.5-acre campus and the small Alta Vista High School campus sit along Truman and Bryant avenues.
streets in waverly park
- Grant Road
- Sleeper Avenue
- Eunice Avenue
- Chesley Avenue
- Levin Avenue
- Bryant Avenue
- Truman Avenue
- Carol Avenue
- Swanson Way
- Yorkton Drive
- La Salle Drive
- April Lane
- Diericx Drive
- Saint Giles Lane
- Sun Mor Avenue
- Wasatch Drive
- Katrina Way
- Lubich Drive
- Preston Drive
- Mansfield Drive
- Woodstock Lane
- Churin Drive
- Waverly Place
- Cambridge Lane
parks and places
Parks, shops and landmarks near Waverly Park
- park
Cooper Park
About 11.7 acres on Eunice and Chesley avenues, two blocks off Grant Road. The school district owns the northern 9.5 acres, with fields and a privately run preschool; the city owns the south end, with a playground and tennis courts.
- trail
Stevens Creek Trail
Reached by a bridge at the east end of Sleeper Avenue. It runs north, separated from traffic, about 5 miles through Mountain View to Shoreline Park; its south end is at Dale Avenue and Heatherstone Way by Highway 85.
- landmark
Mountain View High School
The 37.5-acre campus at 3535 Truman Ave. opened in 1961 as Awalt High School; the city maps about 16 acres of it as a school park.
- park
Cuesta Park
About 25 acres of lawns, tennis courts and picnic areas, roughly 0.8 mile northwest via Grant Road and Cuesta Drive (straight line).
- landmark
El Camino Hospital
Across Grant Road to the northwest, about half a mile from the middle of the neighborhood (straight line).
- shopping
Grant Park Plaza
About a mile north at Grant Road and El Camino Real, with grocery stores, restaurants and services.
schools and commute
School districts and getting around
School districts
Waverly Park is in the Mountain View-Los Altos Union High School District, and Mountain View High School is inside the neighborhood at 3535 Truman Ave. For elementary and middle school, most addresses are in the Mountain View Whisman School District, but Census Bureau school-district maps place the blocks south of about Bryant Avenue in the Los Altos School District. Amy Imai Elementary (253 Martens Ave., formerly Huff) is on the north edge. Attendance boundaries change, so check the exact address with the district, or districts, before you rely on it.
Mountain View Whisman guide · Los Altos School District guide · Mountain View-Los Altos high schools · Silicon Valley school districts
Getting around
- Mountain View Caltrain and VTA light rail station (600 W. Evelyn Ave.) is about 2 miles north of the middle of the neighborhood (straight line), roughly a 12-minute bike ride (approximate).
- VTA 51 and the Mountain View Community Shuttle stop on Grant Road at Eunice Avenue (route data from OpenStreetMap; check VTA and the shuttle for current service).
- Highway 85 runs along the east edge; the nearest interchanges are near Fremont Avenue to the south and El Camino Real to the north, each about a mile from the middle of the neighborhood (straight line).
- Grant Road is the main north-south street: north to El Camino Real and the start of Highway 237, south into Los Altos.
- By bike, the Stevens Creek Trail from the east end of Sleeper Avenue reaches Evelyn Avenue about 1.4 miles north, and the station is about half a mile west along Evelyn (approximate).
- Downtown's Castro Street begins at El Camino Real about 1.6 miles north (straight line).
nerd notes
Buying or selling in Waverly Park: what we check
Buying here
- Confirm the school district for the exact address. Census Bureau maps put the blocks south of about Bryant Avenue in the Los Altos School District and the rest in the Mountain View Whisman School District, and district lines can follow back fences rather than streets.
- Check the flood map for the parcel. In the city's FEMA layer, the Permanente Diversion Channel and Stevens Creek are Zone A, the blocks south of the channel (roughly a third of the single-family lots) are shaded Zone X with a 0.2 percent annual chance flood hazard, and the rest is Zone X behind levees. Ask an insurance agent for a quote before you write an offer.
- Bigger lots come with their own rules. Ask the city how the R1-8 and R1-10 standards apply to floor area, setbacks and second stories, and what ADU and SB 9 options the lot has.
- On 1950s to 1970s houses, budget for a sewer lateral video, an electrical panel and wiring check, and a roof and foundation look, and ask for permits on past additions.
- If the house backs onto Highway 85, Stevens Creek, Grant Road or the high school campus, visit at commute time and during a school event to see and hear what that means.
Selling here
- Lead with the lot: square footage from the county record, usable yard, and what R1-8 or R1-10 zoning allows.
- State the school district accurately. If the address is in the Los Altos School District, have the district's own confirmation ready, because buyers will ask.
- Have the flood zone determination in hand, especially south of the Permanente Diversion Channel.
- Measure the walks and rides: Cooper Park, the Sleeper Avenue trail bridge, Mountain View High and the Grant Road bus stops.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Waverly Park questions, answered
Where exactly is Waverly Park?
There is no official boundary. Locally and in listing records it is the part of south Mountain View between Grant Road and Highway 85, from the Sleeper Avenue area south to the Los Altos city line, with Cooper Park in the middle.
Which school district serves Waverly Park?
Mountain View-Los Altos Union High School District for high school. For elementary and middle school, most addresses are in the Mountain View Whisman School District, but Census Bureau maps show the blocks south of about Bryant Avenue in the Los Altos School District. Check the exact address with the districts.
How big are the lots?
Bigger than most of Mountain View. Most of the area is zoned R1-8 or R1-10, and the median single-family parcel in city data is about 8,200 square feet; R1-10 parcels run about 10,400.
Is Waverly Park in a flood zone?
Mostly Zone X. The city's FEMA layer maps the Permanente Diversion Channel and Stevens Creek as Zone A and the blocks south of the channel as shaded Zone X (0.2 percent annual chance); the rest is Zone X behind levees. Check the specific parcel.
Can you bike to the train?
Yes. Take the Stevens Creek Trail from the bridge at the east end of Sleeper Avenue about 1.4 miles north to Evelyn Avenue, then ride about half a mile west to Mountain View station.
talk to a property nerd
Thinking about Waverly Park? 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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