The Pepper Lane townhomes in Berryessa are young, stylish, and highly sought after. If you aren’t familiar with this community in San Jose, it’s worth knowing about!


Townhomes at Pepper Lane in the Berryessa area of San Jose

Why the Pepper Lane townhomes?

Several things make the Pepper Lane townhouses popular:

  • they enjoy highly regarded public schools, including Vinci Park Elementary School
  • they were built by Pulte Homes, a well respected builder
  • they are young – constructed between 2011 and 2015
  • they are located close to major commute routes, such as Highway 680
  • homes feature open layouts, spacious kitchens, high ceilings, attached garages, and some sort of outside space
  • the community provides a playground, a dog park, greenbelt areas, and a community center
  • the monthly HOA dues are low

While this neighborhood is close to a major freeway, the homes are surprisingly quiet inside. We found this to be true at another Pulte development in a similarly noisy area, too, at the Altura neighborhood, previously reviewed by us on this website. The double pane windows make an enormous difference.


Greenbelt and playground at Pepper Lane in San Jose's Berryessa district

What are the homes like at Pepper Lane?

There are 365 townhouses in this complex. The units are held in condo ownership (the architecture is townhouse or townhome, the ownership is condominium – not PUD).

  • units range from 1129 to 2006 square feet and the average size is 1528 SF
  • there appear to be 11 different layouts (11 different home sizes)
  • there are 2, 3, and 4 bedroom floor plans (about 1/3 of the homes have 2 bedrooms, about 110 have 3, and more than 80 include 4 bedrooms)
  • they include central air conditioning, recessed lights, loads of dual pane windows, open kitchen-living-dining areas, inside laundry

The bedrooms are not huge, but they are not too small. The primary suite is often a good size and has plenty of closet space and a private, en-suite bath.

In  all cases, the garage is attached, often along a private street with mostly garage doors facing it.

Some homes have a little living space on the ground floor. The main living area is on the 2nd floor, and bedrooms are on the third or top floor. To the best of my knowledge, there are no ground-floor only units in this development. Stairs are part of the package.

The balconies are small, with room for a bistro set or a small couple of chairs. You won’t fit a patio dining table onto one of them.


Corner unit on Nola Ranch Road


What are the amenities?


You’ll find a clubhouse (a gorgeous old Craftsman style house), a playground, and a dog park as some of the focal points of the complex. Smaller greenbelt areas dot the neighborhood, too.  We have visited many times, and there does always seem to be enough guest parking. That said, it’s not always close by!


Community Center


Where is the Pepper Lane townhome community?

This neighborhood is located very close to Highway 680 and Berryessa Road. It wraps around commercial property at the corner of Berryessa and N. Jackson. As of this writing, that commercial lot is bare dirt, but there are large signs up indicating the future development is not too far out.


Map of the Pepper Lane townhomes in Berryessa, San Jose


The Pepper Lane townhomes community layout

The community design is something like a modified grid, with most roads and walkways parallel or perpendicular to each other. Small landscaped areas dot the community, with larger ones found at the clubhouse (see the house icon in the map above), the dog park (icon with a dog) and playground (icon with a tree).

There is a directory or map but it’s upside down! You’ll see the arrow in the bottom left, indicating the orientation to the north. Here’s what you’ll find at the back of the complex:


Pepper Lane townhouse community map


Miscellaneous stuff for the Pepper Lane townhomes:

  • Smoking is prohibited anywhere on Association’s common area
  • The HOA CCRs prohibits hanging, drying or airing clothing, fabrics or unsightly articles in any
    place that is visible from other residences (and Lots, if applicable), but the law changed in 2015 with Assembly Bill or AB 1448, giving residents the right to sun or air dry laundry.
  • BBQ grills may only be electric or gas – no charcoal (this is common in HOAs)
  • Leases may not be for shorter than 30 days.
  • The neighborhood has a Pepper Road and a Pepper Way, but no Pepperlane or Pepper Lane street. If you do a search for Pepperlane townhomes you may or may not find the correct HOA.

Are there any concerns with the Pepper Lane townhomes?

Crime is everywhere, but even knowing this, I was surprised to stumble upon a news article from Feb 2023 regarding a homicide in a residence at this complex. Please do your own research on crime rates.

Prior to reading that, I’d have thought that the main issues were the proximity to the freeway (there are health issues associated with being too close to major roads and freeways) or perhaps that some of the community is in a 100 year flood zone.


Pepper Lane townhomes for sale, pending, or sold in the last 6 months

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See all Pepper Lane townhouses in Berryessa.
(all data current as of 7/15/2024)

Listing information deemed reliable but not guaranteed. Read full disclaimer.




Related Reading:

Berryessa (on this site)