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san jose neighborhood guide · property nerds® at compass
Willow Glen South & Lincoln Glen, San Jose Homes for sale, recent sales and a Property Nerd’s guide
South Willow Glen's 1950s blocks below Curtner Ave and Koch Ln, from Meridian Ave east to the Guadalupe River and down to Hillsdale Ave, with Kirk Park, Roy Avenue Park and Almaden Expwy on the east side.
Willow Glen South & Lincoln Glen by the numbers
willow glen south & lincoln glen by the numbers · live from the mls
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Calculated in your browser from MLS data for Willow Glen South & Lincoln Glen: Curtner Ave to Hillsdale Ave, Meridian Ave to the Guadalupe River (approximate). Sales are single-family homes, townhomes and condos.
homes in willow glen south & lincoln glen · live from the mls
Homes for sale, for rent and recently sold in Willow Glen South & Lincoln Glen
Every active listing, rental and closed sale in Willow Glen South & Lincoln Glen 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 (Willow Glen South & Lincoln Glen: Curtner Ave to Hillsdale Ave, Meridian Ave to the Guadalupe River (approximate)); it may not match every local definition.
the story
How Willow Glen South & Lincoln Glen came to be
This is south Willow Glen's postwar build-out. The multiple property document for San Jose's Eichler tracts describes orchards still being sold for housing southwest of the city's limits in 1957, and City annexation records show these blocks joining San Jose one tract-sized piece at a time between 1949 and 1965.
The order is easy to read on the map. South Willow Glen No. 5 (July 1949) brought in Roy Ave, Pascoe Ave, Mayette Ave, El Rio Dr and Radio Ave just south of Curtner Ave. South Willow Glen No. 10 (July 1952) took in the blocks west of Booksin Ave, with their run of Spanish street names: San Clemente, San Andreas, San Luis Rey, Calzar, Arroba, Dovela and Ensalmo. Nos. 13, 15, 18 and 20 followed in 1953 and 1954, then Curtner No. 1 (November 1954) and Curtner No. 3 (March 1956) for Richland Ave, Gardendale Dr, Avalon Dr, Cambridge Dr, Castle Dr and Almaden Rd. Bryan No. 2 (1956), Kirkland No. 3-A (1957) and Hillsdale annexations from 1957 to 1965 filled in the blocks toward Hillsdale Ave.
The names overlap in confusing ways. The City's neighborhood map splits this area into Willow Glen South (Husted Ave to Koch Ln, between Cherry Ave and Almaden Rd), Lincoln Glen (Koch Ln to Hillsdale Ave, between Booksin and Jarvis avenues and Cottle Ave), Kirk (around Kirk Park, west of Booksin Ave), Schallenberger (east of Cottle Ave from Koch Ln to Hillsdale Ave, plus a strip along Almaden Expwy), and the Roy Ave blocks just below Curtner Ave. The MLS 'Lincoln Glen' area is different again, covering the Richland Ave and Gardendale Dr blocks from Husted Ave to about Foxworthy Ave, and Lincoln Glen Park is north of Curtner Ave in The Willows. Use street names when you search.
streets and homes
The streets and the houses
North of Koch Ln, between Cherry Ave and the river, Roy Ave, Pascoe Ave and Mayette Ave sit just below Curtner Ave; Janis Way, Doralee Way, Denise Way, Delynn Way, Gerald Way and Barbara Way branch off Richland Ave; and Lansford Ave, Westgate Ave, Gerhardt Ave and Kiner Ave run toward Cherry Ave. Lincoln Ave ends at Almaden Rd just north of Koch Ln, and that stretch of Lincoln Ave, Almaden Rd and Old Almaden Rd carries commercial (CP) and duplex (R-2) zoning, with R-M multifamily parcels beside Almaden Expwy.
South of Koch Ln and east of Cottle Ave, Richland Ave and Gardendale Dr run north-south, with Cambridge Dr, Castle Dr, Berkshire Dr, Ruth Dr, Speciale Way, Aulin Dr, Seyferth Way, Willo Mar Dr, Redcliff Dr and Sierra Mar Dr between them and the river. West of Cottle Ave, the Lincoln Glen blocks around Foxworthy Ave include Plummer Ave, Blackstone Ave, Revere Ave, Jeffery Ave, Lowry Dr, Tahoe Way, Whitegate Ave, Avalon Dr, Woodcrest Dr and Crestwood Dr. West of Booksin Ave, the Kirk blocks are the Spanish-named streets plus Alisal Ave, Altamont Ave, Wawona Dr, Benson Ln, Santa Monica Ave and Santa Margarita Ave.
City parcel maps count about 2,570 parcels here, with a median R-1-8 lot near 7,300 sq ft. City tract maps show 65 recorded subdivisions, from a few lots up to 158, and Census estimates put about half or more of the homes in the 1950s. Later infill shows up as planned-development zoning, for example around Carrington Cir and Carrington Ct off Plummer Ave (annexed 1965) and on the Roy Ave blocks near Almaden Expwy.
streets in willow glen south & lincoln glen
- Curtner Ave
- Koch Ln
- Foxworthy Ave
- Hillsdale Ave
- Cottle Ave
- Cherry Ave
- Booksin Ave
- Meridian Ave
- Lincoln Ave
- Almaden Rd
- Almaden Expwy
- Richland Ave
- Gardendale Dr
- Avalon Dr
- Cambridge Dr
- Roy Ave
- Husted Ave
- Plummer Ave
- Blackstone Ave
- Sierra Mar Dr
- Vistamont Dr
- San Clemente Ave
- San Andreas Ave
- Jarvis Ave
parks and places
Parks, shops and landmarks near Willow Glen South & Lincoln Glen
- park
Kirk Park
A 9.4-acre City park at 1601 Foxworthy Ave with a soccer field, tee-ball field, basketball court, horseshoe pit, play areas and a picnic area; the Kirk Community Center shares the address.
- park
Roy Avenue Park
A 1.1-acre City park at Roy Ave and Spadafore Ave with a play structure (City park inventory).
- park
Wallenberg Park
An 8-acre City park at the northwest corner of Curtner Ave and Cottle Ave, just outside the area, with a tennis court, play areas, picnic areas and a 1.2-acre community garden.
- shopping
Foxworthy Ave
A grocery store at 1421 Foxworthy Ave inside the area and more stores near Foxworthy Ave and Meridian Ave; at the southeast corner, the General Plan marks Almaden Expwy at Hillsdale Ave as an urban village.
- library
Cambrian Branch Library
The San Jose Public Library branch at 1780 Hillsdale Ave is about 1.5 miles straight-line west of the middle of the area.
schools and commute
School districts and getting around
School districts
The whole area is in San Jose Unified School District for elementary, middle and high school (City and Census district maps, checked at several points). Schallenberger Elementary (1280 Koch Ln) is inside the outline, and Willow Glen Middle (2105 Cottle Ave) and Willow Glen High (2001 Cottle Ave) are just north of Curtner Ave. Attendance boundaries change, so check the exact address with the district.
Getting around
- VTA light rail: Curtner station (Blue Line) is about 1.6 miles straight-line northeast and Capitol station about 1.7 miles southeast; Branham station is about 2 miles.
- Caltrain: Tamien station is about 2.4 miles straight-line north, and Capitol Caltrain station on Monterey Rd about 2.9 miles east.
- Driving: Almaden Expwy runs through the east side, SR 87 is across the river (Curtner Ave interchange about 1.5 miles), and SR 85 is about 1.75 miles south.
- Bikes: the City's bikeway map shows buffered and separated bike lanes on Hillsdale Ave, buffered lanes on Cherry Ave, painted lanes on Curtner Ave and parts of Foxworthy Ave, and shared routes on Booksin Ave and Jarvis Ave.
- Trails: the Guadalupe River Trail along the east edge is shown as planned, not built, on the City's trail map.
nerd notes
Buying or selling in Willow Glen South & Lincoln Glen: what we check
Buying here
- Flood zone: the City's FEMA layer maps roughly a quarter of the outline as Zone AO (shallow flooding, 1-foot depth), including Richland Ave, Gardendale Dr, Cambridge Dr, Berkshire Dr, Cottle Ave south of Curtner Ave and parts of Avalon Dr, Koch Ln and Husted Ave; most of the rest is Zone D. Check the FIRM panel and your lender's determination.
- ZIP and naming: blocks north of about Koch Ln are 95125 and most blocks from around Foxworthy Ave south are 95118 (Census ZIP areas), and 'Lincoln Glen' means different places on the City map, the MLS map and the park sign. Confirm the address, not the label.
- Edge zoning: CP, R-2 and R-M parcels line Almaden Rd, Old Almaden Rd, the south end of Lincoln Ave and Almaden Expwy. Check what the neighboring parcels allow before you buy on those edges.
- What may be built nearby: the General Plan marks Almaden Expwy/Hillsdale Ave (planned capacity about 84 homes and 400 jobs) and Foxworthy Ave/Meridian Ave (about 110 homes and 100 jobs) as urban villages at the corners of this area; the City's layer lists neither village plan as approved.
- 1950s houses: ask about the electrical panel, original galvanized or cast-iron plumbing, the sewer lateral, and permits for any garage conversion or addition.
Selling here
- Spell out the street and ZIP in marketing rather than 'Lincoln Glen' or 'Willow Glen South', since buyers will see different boundaries on different maps.
- If the lot is in Zone AO, have flood insurance quotes and any elevation certificate ready.
- Gather permits for additions and conversions; 1950s tract houses here have often been enlarged, and buyers compare square footage to permits.
- Note straight-line distances to Kirk Park, Roy Avenue Park and the Foxworthy Ave stores.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Willow Glen South & Lincoln Glen questions, answered
Where is Lincoln Glen in San Jose?
It depends on the map. The City's neighborhood map puts Lincoln Glen between Koch Ln and Hillsdale Ave, west of Cottle Ave; the MLS 'Lincoln Glen' area covers the Richland Ave and Gardendale Dr blocks from Husted Ave to about Foxworthy Ave; and Lincoln Glen Park is north of Curtner Ave. This guide covers everything except the park.
When were these neighborhoods built?
Mostly in the 1950s. City annexation records show the blocks joining San Jose between 1949 and 1965, and Census estimates put about half or more of the homes in the 1950s.
Is Willow Glen South in a flood zone?
Parts are. Roughly a quarter of the outline, mostly the Richland Ave, Gardendale Dr and Cambridge Dr blocks and Cottle Ave south of Curtner Ave, is FEMA Zone AO on the City's flood layer. Check each address.
What school district serves Willow Glen South and Lincoln Glen?
San Jose Unified School District. Schallenberger Elementary is on Koch Ln inside the area; check the exact address with the district, because attendance boundaries change.
What ZIP codes are here?
95125 on the northern blocks and 95118 on most blocks from around Foxworthy Ave south to Hillsdale Ave.
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