Mary Pope-Handy and Clair Handy 408 204-7673 mary@popehandy.com

Santa Teresa real estate market

by , | Oct 9, 2026 | Market Reports, Santa Teresa (SJ)

Silver Leaf Park in the Santa Teresa area of San Jose - the proximity of parks will impact the Santa Teresa real estate market for that neighborhood

Silver Leaf Park in the Santa Teresa area of San Jose

How’s the Santa Teresa real estate market? The scenic Santa Teresa area of San Jose is popular as it’s a bit more affordable, offering lovely views of the hills and public schools that seem to be improving over time, making the area more desirable. These positives appear to be helping that district hold its value well. Here are a few details from the latest monthly market update for Santa Teresa single family homes (read the full analysis below):

  • Inventory rose a hair from the last month, but was below half of what it was this time last year for single family homes. In the condo and townhouse market, however, inventory has remained fairly consistent with slight growth month-to-month and year-over-year.
  • Closed sales grew and pending sales held stable month-to-month in the single family home market, and both have barely budged year-over-year. For condos and townhomes, closed sales held stable while pending sales shrank from the month before, both falling short of this time last year.
  • The sale to list price ratio skyrocketed, however that might in part be due to limited sales causing major swings (like the -5.4% drop we saw here last month) for market data. Both parts of the market are now averaging over list price, with single family home sales averaging 103.9% of asking. Both markets are also up year-over-year.
  • The average time on market sped up, now under a month for both sectors. t

To begin our analysis below, we have some live data feeds organized by zip code.

Santa Teresa (our MLS Area 2) includes a small bit of the 95123 zip code, which tends to be more expensive, but most of that zip code is Blossom Valley, so we will omit it. The 95138 zip code is about half Santa Teresa and half Evergreen (more expensive area), so take those numbers with a big grain of salt. I find the 95119 zip code to be most helpful, but even then, the school district is divided between Oak Grove and Morgan Hill. Take all of this data with a pound of salt, and remember that these micro markets can have a big impact!

Weekly update from Altos Research with a “market profile” of San Jose’s Santa Teresa area, zip code 95119 for single family homes / houses:

When there’s not enough data, the fields will be blank. Click any of these tables to go to the full report.

 

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The Santa Teresa area within the City of San Jose

by | Apr 30, 2026 | homes for sale, Neighborhoods, Santa Teresa (SJ)

Silver Leaf Park in the Santa Teresa area of San Jose

Silver Leaf Park in the Santa Teresa area of San Jose

A scenic, more affordable part of San Jose with excellent freeway access is the Santa Teresa region, which is perhaps the southernmost part of the populated city. (The Anderson Lake area is partly in San Jose, and Coyote Valley is mostly in San Jose, but it’s not too populated.)

The east foothills and the Santa Teresa foothills create pleasant views and some areas are still rural. Price ranges have a wide gap between lowest and highest, with some luxury properties in some of the hilly eastern side. Most of the homes for sale, though, are less than the median or average for San Jose as a whole.

Where is the Santa Teresa area?

Per the MLS, the Santa Teresa district of San Jose spans a few zip codes 95119, 95138, 95139 and a little bit of 95123 north of 85 and the 95119 zip code. (The city of San Jose has a different map that includes far more of 95123.)

An easier description might be the area close to where Highway 101 and Highway 85 intersect in South San Jose, or the area through which Santa Teresa Boulevard runs. It is mostly north of the Coyote Valley, it  borders on Blossom Valley and the southern part of Evergreen, and is just over the hills from the Almaden Valley. It truly is South San Jose, and part of it even has Morgan Hill Schools, though most of the area is served by the Oak Grove School District.

The most confusion seems to stem from where Blossom Valley ends and Santa Teresa begins. The answer is Cottle Road.

The Santa Teresa foothills include gorgeous, large open space, the Santa Teresa County Park. It’s a wonderful place to walk or hike, and for suburban dwellers, easy access to rural or natural space, even within the city.

Some of the better known neighborhoods in Santa Teresa are these:

  • Avenida Espana (95119 zip, has Morgan Hill Schools – Bernal Road is the cutoff)
  • Chantilly (95119 zip, has Morgan Hill Schools)
  • Edenvale (kind of a sub-district)
  • Sunspring
  • Silver Leaf (near Silver Leaf Park, between Monterey Highway & Hwy 101 – 95138 zip code)
  • Basking Ridge (newer homes on a small hill just over 101 – one of the last subdivisions you see before hitting the open countryside, north of Metcalf Road – 95138 zip code)
  • Los Paseos (95119 zip, has Morgan Hill Schools)
  • California Maison
  • Burning Tree
  • Martinvale Vineyard
  • Rancho Santa Teresa
  • Oak Ridge
  • Makati
  • Anderson
  • Miner
  • Oak Grove
  • Deer Run
  • Great Oaks

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