west san jose · santa clara county
West San Jose Real Estate & Neighborhood Guide
West San Jose is the City of San Jose's West Valley planning area: about 10.9 square miles west of I-880 and SR 17, wrapped by Cupertino, Saratoga, Campbell and Santa Clara. City annexation records show the land joining San Jose chiefly in the 1950s (about 62% of it) and 1960s (about 20%), with smaller pieces through the 1980s and scattered pockets as late as 2008. On the city's zoning map, R-1-8 single-family zoning covers about half of the zoned land, with townhomes, condos and apartments along the arterials. The General Plan maps urban villages on Stevens Creek Blvd, Winchester Blvd and around Santana Row and Valley Fair, where taller mixed-use buildings are planned. Its landmarks include the Winchester Mystery House on S. Winchester Blvd.
City of San Jose planning area
land area
zip codes
General Plan adopted
neighborhoods
West San Jose neighborhoods
West San Jose's 18 neighborhood guides follow the arterials and the school-district lines. On the Cupertino Union side are Calabazas (De Anza Blvd to Miller Ave), Rainbow (Miller Ave to Johnson Ave), Lynbrook (Johnson Ave to Lawrence Expwy), Strawberry Park (Lawrence Expwy to Saratoga Ave south of I-280) and Loma Linda (between I-280 and Stevens Creek Blvd). The Moreland band holds Country Lane, Blackford, Starbird, Moreland West & Hathaway Park, and Payne & San Tomas, between Lawrence Expwy and San Tomas Expwy. Along the Campbell and Saratoga lines are Cadillac-Winchester (the Winchester Blvd blocks between Payne Ave and Hamilton Ave), Hamann Park, Westgate & Bucknall, and San Tomas Park & Westmont, where many San Jose homes carry Campbell mailing addresses. The I-280 and Winchester Blvd corridor holds Cypress & Northlake, Lynhaven & Eden, Santana Row & Valley Fair, and Cory & Bascom Gardens.
Calabazas
San Jose's blocks between De Anza Blvd and Miller Ave, Bollinger Rd to Prospect Rd: single-family tracts, townhome and condo courts, Calabazas Creek, a 17-acre city park and a branch library.
Rainbow
The Rainbow Dr blocks between Miller Ave and Johnson Ave, Bollinger Rd to Prospect Rd: single-family tracts and townhome courts around Rainbow Park, two Cupertino Union schools and a neighborhood shopping corner.
Lynbrook
The San Jose blocks between Johnson Ave and Lawrence Expwy, Bollinger Rd to Prospect Rd: single-family tracts, Lynbrook High, Murdock Park and the Saratoga Creek trail, with a Saratoga pocket on its south edge.
Strawberry Park
Between Lawrence Expwy and Saratoga Ave from I-280 to Williams Rd: berry-named townhome streets, John Mise Park, De Vargas Elementary and the Borina Dr and Strawberry Park Dr tracts south of Moorpark Ave.
Loma Linda
The strip between I-280 and Stevens Creek Blvd from Lawrence Expwy to Saratoga Ave: condominium and townhome complexes, a few single-family streets, and the Stevens Creek Blvd urban village frontage.
Country Lane
Moreland School District blocks between Lawrence Expwy and Saratoga Ave, from Williams Rd south to Prospect Rd, with Saratoga Creek Park along the expressway and two Moreland schools inside.
Blackford
The San Jose blocks between Saratoga Ave and San Tomas Expwy from I-280 south to Williams Rd: flower-named streets, townhome and condo communities, and a large high school campus on Boynton Ave.
Starbird
The San Jose blocks between Saratoga Ave and San Tomas Expwy from Williams Rd south to Payne Ave, around Starbird Park, the West Valley Branch Library and the Moreland School landmark corner.
Moreland West & Hathaway Park
San Jose's blocks between Saratoga Ave and San Tomas Aquino Rd from Payne Ave south to Campbell Ave, around Hathaway Park, Moreland Middle School and Westgate Center, with Campbell next door.
Payne & San Tomas
San Jose's blocks between San Tomas Aquino Rd and San Tomas Expwy from Payne Ave south to the Campbell city line, around Payne Elementary, Moreland Way and Hamilton Park Dr.
Cadillac-Winchester
San Jose's blocks between San Tomas Expressway and Winchester Boulevard south of Payne Avenue: 1960s ranch homes, apartment streets and 1972 townhome squares, with Campbell starting just short of Hamilton.
Hamann Park
San Jose's blocks between Winchester Boulevard and Highway 17, from I-280 south to the Campbell line: 1950s ranch homes, duplex streets and Marijane Hamann Park, with Campbell's half of the name next door.
Westgate & Bucknall
San Jose's ranch-house tracts south of Campbell Avenue between Quito Road and San Tomas Aquino Road, around Bucknall Road, Baker Elementary and El Paseo de Saratoga, with Saratoga and Campbell on two sides.
San Tomas Park & Westmont
Two pockets of San Jose with Campbell mailing addresses: the 1960s streets around San Tomas Park, and the Westmont High blocks between Quito Road and Highway 85. The ZIP says Campbell; the city is San Jose.
Cypress & Northlake
San Jose's strip between I-280 and Stevens Creek Blvd, Saratoga Ave to Winchester Blvd: the Cypress Ave and Northlake Dr streets, the Cypress Community Center and the Winchester Mystery House.
Lynhaven & Eden
San Jose's blocks between San Tomas Expwy and Winchester Blvd, I-280 to Payne Ave: Eden Ave, S. Cypress Ave and Williams Rd streets around Payne Ave Friendship Park.
Santana Row & Valley Fair
San Jose's blocks between Winchester Blvd and I-880 from I-280 to Hedding St: Santana Row, the San Jose side of Valley Fair, the S. Monroe St and Villa Centre Way homes and Frank M. Santana Park.
Cory & Bascom Gardens
San Jose's blocks north of Hedding St between Winchester Blvd and I-880, plus the Newhall St blocks west of I-880: Walnut Grove Ave, Tulip Rd, Peachtree Ln, Cherrystone Dr and Newhall Park.
schools
West San Jose public schools
Elementary and middle
- Moreland School District. The middle band between about Lawrence Expwy and Winchester Blvd, chiefly south of I-280 and Moorpark Ave, including the blocks south of Williams Rd in Lynhaven & Eden; about 39% of the planning area on Census district maps.
- Cupertino Union School District. The western blocks: Calabazas, Rainbow, Loma Linda, the bulk of Lynbrook and Strawberry Park north of Moorpark Ave; about 29% of the planning area.
- Campbell Union School District. The Winchester Blvd side: Cypress & Northlake, Lynhaven & Eden north of Williams Rd, Hamann Park, the south half of Santana Row & Valley Fair and parts of the Campbell-line guides; about 25% of the planning area.
- San Jose Unified School District. The northeast corner north of about Forest Ave and Hedding St: Cory & Bascom Gardens and the north part of Santana Row & Valley Fair; about 7.5% of the planning area. As a unified district it also covers high school there.
High school
- Campbell Union High School District. Everything in the Moreland and Campbell Union elementary areas; about 64% of the planning area on Census district maps.
- Fremont Union High School District. The Cupertino Union side in the west; about 29% of the planning area.
- San Jose Unified School District. The northeast corner north of about Forest Ave and Hedding St.
property nerd note
District lines here follow streets that are easy to miss: Williams Rd splits Campbell Union from Moreland in Lynhaven & Eden, Moorpark Ave splits Cupertino Union from Moreland in Strawberry Park, and Forest Ave splits Campbell Union from San Jose Unified near Valley Fair (Census district maps). Mailing city is no guide either. Attendance boundaries change, so check the exact address with the district before you rely on a school. Start with our Silicon Valley schools guide.
zip codes
West San Jose ZIP codes
The Cupertino Union side west of Saratoga Ave and Lawrence Expwy. Nearly all of the Census ZIP area is San Jose and inside West San Jose; Cupertino is across De Anza Blvd.
The middle and east: Cypress & Northlake, Lynhaven & Eden, Starbird, Blackford and the Henry Ave blocks by Valley Fair. About 98% of the Census ZIP area is San Jose, with a sliver of Campbell.
The south-central blocks around Westgate: Moreland West, Payne & San Tomas and Westgate & Bucknall. Essentially all San Jose.
West of I-880 it covers Santana Row, the Winchester Blvd blocks, Hamann Park and Cory. The ZIP continues east of SR 17 and I-880, where about 17% of its Census area is unincorporated county land and about 3% is Campbell.
Only the Newhall St blocks west of I-880 (in Cory & Bascom Gardens); the rest of 95126 is San Jose east of I-880.
Campbell's ZIP. About 12% of its Census area is San Jose, chiefly the San Tomas Park and Westmont blocks, where San Jose homes on streets such as Acapulco Dr, Century Dr and Westmont Ave have Campbell mailing addresses (county road records).
Saratoga's ZIP. A few San Jose street segments on the Saratoga line (Saratoga Ave, Prospect Rd, Quito Rd, Paseo Olivos, Glenbriar Dr, Woodbrae Ct) carry it; the rest is the City of Saratoga and unincorporated hillside land.
Cupertino's ZIP. County road records give Cupertino addresses to a handful of San Jose segments, including Calvert Dr and Sterling Blvd near I-280 and parts of Bollinger Rd and Stevens Creek Blvd.
getting around
Getting around West San Jose
Freeways
I-280 crosses the middle east-west. I-880 and SR 17 form the east edge and meet I-280 beside Santana Row. SR 85 has ramps at the southwest edge (county road centerlines).
Expressways and boulevards
Lawrence Expwy and San Tomas Expwy run north-south. Stevens Creek Blvd, Saratoga Ave and Winchester Blvd are the commercial corridors the General Plan maps as urban villages.
Buses
VTA Route 23 and Rapid 523 run along Stevens Creek Blvd, Route 60 along Winchester Blvd to the Santa Clara Transit Center, and Route 25 along Williams Rd and Moorpark Ave toward Valley Medical Center (VTA route pages).
Rail
There is no Caltrain or light rail station inside West San Jose. The nearest Caltrain stations are Santa Clara, Lawrence and San Jose Diridon, all outside the area; from the Cory blocks the Santa Clara station is about 1 mile straight-line. VTA's Winchester light rail station is in Campbell.
living here
Living in West San Jose
Santana Row and Valley Fair
The city's Valley Fair/Santana Row urban village covers 186 acres with planned capacity for 2,635 homes and 8,500 jobs (city growth-area record). It holds Santana Row and the San Jose side of Valley Fair; about a quarter of the Valley Fair site is in Santa Clara on the county city-limit map.
Urban villages on the boulevards
The General Plan also maps urban villages on Stevens Creek Blvd and Winchester Blvd, which the city council took up on August 8, 2017 and the city's map lists as approved plans, and on Saratoga Ave, where a plan has not yet been approved.
Creek trail and parks
The Saratoga Creek Trail runs about 1.5 miles in open reaches between Barnhart Ave and English Dr (city trail layer). City parks include Calabazas Park (17.31 acres), John Mise Park, Saratoga Creek Park, Starbird Park, Marijane Hamann Park, Murdock Park, Rainbow Park, Hathaway Park, Frank M. Santana Park, San Tomas Park, Payne Ave Friendship Park and Newhall Park.
Libraries
Two city branches are inside the area: West Valley Branch Library (1243 San Tomas Aquino Rd) and Calabazas Branch Library (1230 S. Blaney Ave). The Bascom and Rose Garden branches are just east of SR 17 and I-880.
Community centers
The city lists Cypress Community Center (403 S. Cypress Ave), Calabazas, Rainbow, Hamann and San Tomas neighborhood centers and the Starbird Youth Center as open in West San Jose (city facilities layer).
Landmarks and shopping centers
The Winchester Mystery House on S. Winchester Blvd is on the National Register of Historic Places (1974) and is California Historical Landmark No. 868; it is a privately run attraction. The domed theater building on Winchester Blvd is a San Jose city landmark. At the south end, Westgate Center and El Paseo de Saratoga are shopping centers on Saratoga Ave.
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faq
West San Jose real estate FAQ
Is West San Jose its own city?
No. West San Jose is part of the City of San Jose; the city's General Plan calls it the West Valley planning area. Some San Jose homes here have Campbell, Saratoga or Cupertino mailing addresses, but city services, zoning and permits are San Jose's.
Which school districts serve West San Jose?
Census district maps show four elementary districts (Moreland, Cupertino Union, Campbell Union and San Jose Unified) and three high school districts (Campbell Union High, Fremont Union High and San Jose Unified). The lines follow streets such as Williams Rd, Moorpark Ave and Forest Ave, so check the exact address with the district.
Why does the flood map show Zone D?
FEMA uses Zone D for areas with possible but undetermined flood hazard where no flood analysis has been done. About 81% of West San Jose is mapped that way on the city's FEMA-based layer. Check the current FEMA map for the address and ask your lender and insurer what applies.
Is West San Jose in a liquefaction zone?
About 11% of it is, on the California Geological Survey maps: all of Cory & Bascom Gardens, the land north of Stevens Creek Blvd near Valley Fair, and strips along the creeks. The rest is outside the mapped zone. Read the natural hazard disclosure for any address.
How do you check whether an address is in San Jose?
Look up the county parcel record or the county city-limit map. Streets such as Stevens Creek Blvd, Winchester Blvd and Prospect Rd are the city line in places, and the mailing city can say Campbell, Saratoga, Cupertino or Santa Clara for a San Jose home.
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more west san jose neighborhood guides
Neighborhood guides in West San Jose
See every guide in the Nerd Portal.