Once full or orchards and farms, the Berryessa area of San Jose today is largely developed, but a few pockets of trees and agriculture do remain. Most of this district is housing, but there are also a good number of businesses. (The photo below is from a property I sold in this part of North San Jose in 2021.)
- Please note that we have real estate market data and statistics near the end of this article – they are updated monthly.
Berryessa boasts very strong commute access, including both light rail and BART as well as major auto routes. Highway 680 runs through it, and 101 and 880 are nearby. Additionally, the major airport for Silicon Valley is in close proximity, too, the Norman Y. Mineta San Jose International Airport. For the South Bay, this is one of the most accessible areas. This and the quality of many of the schools are perhaps the area’s biggest claim to fame.
Where is Berryessa?
Berryessa is in the northern part of San Jose, set between the city of Milpitas to the north and the Alum Rock District to the south. The boundary on the east side is the East Foothills. The boundary on the west is Coyote Creek, approximately. Some resources may put it closer to Highway 101. (If you check 5 different sites, you may get 5 different answers for the boundaries on the west and south side of this district!)
Zip codes are 95131, 95132, 95133. (The MLS also includes a little of 95127, which is often thought of as Alum Rock Park.)
Another interesting, nearby area in San Jose is Japantown.
Which school districts serve this part of San Jose?
All or possibly just a vast majority of the Berryessa district is within the Berryessa Union Elementary School District, which has many highly scoring schools. The local MLS puts the area of Berryessa partly beyond that school district on the south and west sides, though.
This community is part of the East Side Union High School District. On the map below, it’s the whitish line tracing with the red line on the right side of the image.
Many of the Berryessa schools are highly rated by Great Schools.
The Berryessa real estate market: single family homes
Each month, the closed Berryessa real estate market statistics for this part of North San Jose are updated on our RE Report (single family homes).
Berryessa real estate market trends at a Glance: houses and duet homes / single family homes
(Duet homes are not the same thing as duplexes. Duplexes, like triplexes and fourplexes are investment or income producing properties.)
Trends at a Glance
Houses in Berryessa were selling for less both monthly and annually, but the homes that did sell averaged 3.4% over list price. It’s a hot market (aside from falling home values).
| Trends At a Glance | Sep 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $1,568,890 (-2.5%) | $1,608,750 | $1,618,000 (-3.0%) |
| Average Price | $1,582,130 (-3.4%) | $1,638,220 | $1,592,490 (-0.7%) |
| No. of Sales | 35 (+29.6%) | 27 | 29 (+20.7%) |
| Pending | 21 (-19.2%) | 26 | 34 (-38.2%) |
| Active | 51 (+2.0%) | 50 | 26 (+96.2%) |
| Sale vs. List Price | 103.4% (+0.9%) | 102.5% | 101.5% (+1.9%) |
| Days on Market | 21 (-14.4%) | 25 | 26 (-19.1%) |
| Days of Inventory | 42 (-23.9%) | 56 | 26 (+62.5%) |
Condo Market in Berryessa: Trends at a Glance
The Berryessa condo market continues to show many signs of cooling, such as lower numbers of sales, higher invnetory, lower average sale prices (annually and monthly), and lower median sale prices compared to last year.
At the same time, the units that do sell are selling for more than list price on average.
| Trends At a Glance | Sep 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $889,000 (+4.6%) | $850,000 | $937,000 (-5.1%) |
| Average Price | $859,991 (-5.7%) | $912,365 | $924,259 (-7.0%) |
| No. of Sales | 12 (-29.4%) | 17 | 15 (-20.0%) |
| Pending | 12 (-20.0%) | 15 | 16 (-25.0%) |
| Active | 48 (+11.6%) | 43 | 34 (+41.2%) |
| Sale vs. List Price | 102.5% (+1.7%) | 100.8% | 101.6% (+1.0%) |
| Days on Market | 31 (-25.1%) | 41 | 20 (+55.1%) |
| Days of Inventory | 116 (+52.9%) | 76 | 66 (+76.5%) |
Related: read about the Pepper Lane Townhomes in Berryessa (on this site)
Altos Research (to which I have a subscription) provides weekly market reports by zip code using LIST prices (sold prices are often more). Here’s that info, which will be updated automatically each week, for the 3 zip codes listed above. Check out the “price decreased” data point and how varied it is from one zip code to the next.
95131
95132 – this zip code is really at the heart of the district, and some websites say that the district is the same as just this one zip code area.
95133
Berryessa homes for sale & home prices
Interested in selling your home in Berryessa, or buying one there? The market is red hot. I’ve shown many homes, and been in quite a number of multiple offer situations, over the last 12 months. With the arrival of BART, the housing market seems to be more desirable than ever there. Naturally, home buyers want to be close but not “too close” to transit lines. Being within a mile is a big plus for most consumers, though.
Here’s a preview of some of the most recently listed properties on the market there (except for Berryessa new homes, unless they are listed on the MLS), plus pending sales and homes sold in the last 30 days. Only 5 will show here, so click the link at the bottom to view all of them.
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We sell homes all over Santa Clara County, including 95131, 95132, and 95133. If you are looking for help with selling or buying a home in Berryessa, North San Jose, or anywhere in Santa Clara County, please reach out to us. The best way to start is via email, mary@popehandy.com, and we can set up a time to talk by phone.
