home / san jose / westgate & bucknall
san jose neighborhood guide · property nerds® at compass
Westgate & Bucknall, San Jose Homes for sale, recent sales and a Property Nerd’s guide
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.
Westgate & Bucknall by the numbers
westgate & bucknall by the numbers · live from the mls
- for sale now…
- median list price…
- homes sold, last 12 months…
- median sale price, 12 mo…
- median price per sq ft, sold…
- sale price vs. list…
Calculated in your browser from MLS data for Westgate & Bucknall (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in westgate & bucknall · live from the mls
Homes for sale, for rent and recently sold in Westgate & Bucknall
Every active listing, rental and closed sale in Westgate & Bucknall from the MLS, updated automatically, with a map of the neighborhood outline.
Loading listings…
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 (Westgate & Bucknall (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Westgate & Bucknall came to be
The two names come from the city's own maps and from the main street. San Jose's neighborhood-association map shows the Westgate Village Neighborhood Association across most of this area and the Baker West Neighborhood Association in the northwest blocks around Baker Elementary and El Paseo de Saratoga. Bucknall Road runs east-west through the middle, and listing records use 'Bucknall' and 'Westgate Manor' for many of the homes here. Westgate Center is just across Campbell Avenue at Saratoga Avenue, in the next guide.
County assessor years in public parcel data show a build-out compressed into about a dozen years. The Lantana Avenue homes date from about 1952. In 1958 the blocks nearest Campbell Avenue filled in (Elmwood Dr, Northlawn Dr, Tiberan Way, Arleen Way, Serge Ave, Ashland Way, Tamie Ln), followed by Norwich Way, Tilbury Dr, Madoc Way, Dorval Dr, Ottawa Way, Grandby Dr, Morden Dr, Melville Way and Weston Dr in 1959, Colusa Way, Mayfield Ave, Paseo Olivos and Elmgrove Ln in 1960, and Lage Dr, Denevi Dr, Le Bain Dr and Rossotto Dr in 1961. The 1962-64 tracts were Alex Dr, Vanderbilt Dr, Grimsby Dr, Chesley Dr, Maroel Dr, Riordan Dr, Datoro Dr, Bobbie Ave, Verwood Dr and Neville Ave. The city's tract map shows about 25 recorded tracts, two of them with more than 150 lots each.
The northwest corner is commercial. El Paseo de Saratoga sits at the southeast corner of Saratoga Avenue and Campbell Avenue on San Jose land, zoned for commercial use and designated Regional Commercial in the General Plan, which also names the corridor as the Paseo de Saratoga urban village (the city's growth-area layer shows no village plan approved yet). A local news report says the City Council approved plans in 2022 to redevelop part of the center with nearly 1,000 homes, offices and new retail; check the city's project records for the current status.
streets and homes
The streets and the houses
Inside the edges the streets are a classic 1950s-60s tract grid. Bucknall Road and Camrose Avenue run east-west through the middle, with short north-south streets and loops between them: Alex Dr, Grimsby Dr, Norwich Way, Chesley Dr, Madoc Way, Tilbury Dr and Dorval Dr in the center, Elmwood Dr, Northlawn Dr, Colusa Way and Mayfield Ave near Campbell Avenue, and Vanderbilt Dr, Villanova Rd, Neville Ave and Verwood Dr toward McCoy Avenue.
Nearly every lot holds a single-story ranch house: 1,531 single-family parcels, with only 121 listing a second story. Assessor records show three and four bedrooms on the large majority, on lots of about 6,000 to 7,000 square feet; the west ends of Bucknall Rd, Camrose Ave, Chaparral Ave and Lantana Ave near Quito Road carry R-1-5 zoning, a lower-density single-family district. The 2005-06 homes on Heather Glen Dr, Heathview Dr and Knoll Ln, plus a few on Woodglen Dr and Campbell Ave, were built as a planned development, so check its recorded conditions and any HOA.
The city's zoning map puts most of the area in R-1-8 single-family zoning, the Baker Elementary site in public/quasi-public use, and the El Paseo frontage in commercial zoning. With little multifamily zoning outside the El Paseo corner, change on the residential streets mostly comes one house at a time: additions, rebuilds and back-yard ADUs under the city's rules.
streets in westgate & bucknall
- Campbell Ave
- Saratoga Ave
- Quito Rd
- San Tomas Aquino Rd
- McCoy Ave
- Bucknall Rd
- Camrose Ave
- Chaparral Ave
- Lantana Ave
- Alex Dr
- Grimsby Dr
- Norwich Way
- Chesley Dr
- Madoc Way
- Tilbury Dr
- Dorval Dr
- Elmwood Dr
- Northlawn Dr
- Colusa Way
- Mayfield Ave
- Paseo Olivos
- Elmgrove Ln
- Arleen Way
- Tamie Ln
- Bobbie Ave
- Vanderbilt Dr
- Villanova Rd
- Weston Dr
- Neville Ave
- Verwood Dr
- Lage Dr
- Denevi Dr
- Le Bain Dr
- Ottawa Way
- Grandby Dr
- Heather Glen Dr
- Woodglen Dr
- El Paseo de Saratoga
parks and places
Parks, shops and landmarks near Westgate & Bucknall
- shopping
El Paseo de Saratoga
The shopping center at the southeast corner of Saratoga Avenue and Campbell Avenue, on the San Jose side of the city line, with part of the site approved for redevelopment.
- shopping
Westgate Center
Across Campbell Avenue at 1600 Saratoga Avenue, also in San Jose, about 0.2 mile from the north edge, straight-line.
- park
San Tomas Park
A 5.1-acre City of San Jose park on Valerie Drive just east across San Tomas Aquino Road, with basketball courts, picnic areas, play areas and a water play feature (city park layers).
- park
Hathaway Park
A 6.7-acre city park at Vallejo Drive and Colombo Drive, about 0.7 mile north of the north edge, straight-line.
- landmark
Baker Elementary
The Moreland School District campus at 4845 Bucknall Road, near the middle of the area.
schools and commute
School districts and getting around
School districts
U.S. Census school-district maps put most of this area in the Moreland School District, but the blocks along McCoy Avenue (McCoy Ave, Lage Dr, Verwood Dr, Denevi Dr, Neville Ave, Le Bain Dr, Ottawa Way, Melville Way, Grandby Dr, Rossotto Dr, Morden Dr, Pechin Cir and parts of Camrose Ave and Villanova Rd) are in the Campbell Union School District. High school is the Campbell Union High School District throughout. Moreland's Baker Elementary is inside the area on Bucknall Road, and Moreland Middle School is just north across Campbell Avenue on Student Lane. Campbell Union's Forest Hill Elementary is on McCoy Avenue just over the Campbell line, and Campbell Union High's Westmont High is about 0.3 mile south on Westmont Avenue, straight-line. Attendance boundaries change, so check the exact address with each district.
Campbell Union guide · Moreland School District guide · Campbell Union High guide
Getting around
- Bus: VTA Route 26 runs on Campbell Avenue (stops at Northlawn, Woodglen and Fulton) and on Saratoga Avenue (Saratoga & Quito) between West Valley College and Eastridge; Route 57 runs on Quito Road (Northlawn, Baylor, McCoy) and Saratoga Avenue toward Old Ironsides Station.
- Light rail: VTA's Winchester station in Campbell is about 1.6 miles east of the east edge, straight-line.
- Driving: Highway 85's Saratoga Avenue interchange is about 1 mile southwest, straight-line, and Lawrence Expressway starts at Saratoga Avenue by the northwest corner. San Tomas Expressway is about 0.9 mile east on Campbell Avenue, straight-line.
- Caltrain: the nearest stations, San Jose Diridon and Santa Clara, are more than 5 miles away, straight-line.
- Walking: Baker Elementary sits mid-area, El Paseo de Saratoga and Westgate Center are at the north corner, and San Tomas Park is just across San Tomas Aquino Road.
nerd notes
Buying or selling in Westgate & Bucknall: what we check
Buying here
- Check the city and the mailing address separately. City address data shows Saratoga 95070 addresses on the west ends of Lantana Ave, Chaparral Ave, Camrose Ave and Paseo Olivos and on a few Quito Rd and Bucknall Rd lots, but those homes are in San Jose, with San Jose permits and zoning. Across Quito Road, and on Baylor Ave, Clemson Ave, Purdue Dr and Swarthmore Dr, you are in Saratoga.
- Confirm the elementary district by address: the McCoy Avenue blocks are Campbell Union, the rest Moreland, per Census maps. Boundaries change.
- Flood: FEMA maps about two-thirds of the area as Zone D (possible but undetermined flood hazard) and most of the rest as Zone X; a small strip near Quito Road and Villanova Road is in the 0.2% annual chance zone. Check the address on the FEMA map and ask your lender and insurer.
- Most houses are 1958-64 originals or remodels: ask about the electrical panel, galvanized or cast-iron plumbing, the sewer lateral, roof age and permits for additions and garage conversions.
- If you are near El Paseo de Saratoga or Saratoga Avenue, read the approved redevelopment plans, the urban village designation and the construction timeline for the El Paseo site.
Selling here
- Get the city and district right in the listing: City of San Jose even if the mailing address says Saratoga, and Moreland or Campbell Union by street, plus Campbell Union High.
- Have permits ready for additions, second stories, garage conversions and ADUs.
- Pre-listing inspections (roof, sewer lateral, electrical, termite) help on 60-year-old ranch houses.
- For the 2005-06 planned-development homes, have the recorded conditions and any HOA documents ready.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Westgate & Bucknall questions, answered
Is El Paseo de Saratoga in San Jose or Saratoga?
San Jose. The center sits at the southeast corner of Saratoga Avenue and Campbell Avenue, on the San Jose side of the city line in county city-limit data. Saratoga starts across Quito Road to the southwest.
Why do some homes here have Saratoga addresses?
Mailing addresses follow postal routes, not city limits. City address data shows Saratoga 95070 addresses on the west ends of Lantana Ave, Chaparral Ave, Camrose Ave and Paseo Olivos, but those blocks are in the City of San Jose. Check the parcel record for the city.
Where exactly does Saratoga start?
West of Quito Road, and on a block of streets east of Quito Road between McCoy Avenue and the back of the Bobbie Avenue lots: Baylor Ave, Clemson Ave, Purdue Dr, Swarthmore Dr and the west end of Vanderbilt Dr. Villanova Road is the line there, with San Jose on its east side.
Which school districts serve the area?
Moreland School District for most of it and Campbell Union School District for the blocks along McCoy Avenue, per Census maps, with Campbell Union High School District for high school. Check the exact address with each district.
Is Westgate Center part of this neighborhood?
It is right next door, across Campbell Avenue at 1600 Saratoga Avenue, also in San Jose, and it is covered in the Moreland West & Hathaway Park guide.
next door
More San Jose neighborhood guides
talk to a property nerd
Thinking about Westgate & Bucknall? 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.
Questions about Westgate & Bucknall? Send us a note.
