South County

South County refers to the southern part of Santa Clara County, namely Morgan Hill, San Martin, Gilroy, and further out to the county lines.

There’s a tremendous amount of variety within this area in terms of neighborhood, terrain, home types, urban vs rural, etc. On our local multiple listing service, this vast region is all “Area 1”.


Morgan Hill Jackson Oaks view of South County

South County living

People living in South County may be in a fairly urban area of Gilroy or Morgan Hill, with restaurants, shops, and a train station within a few blocks. It could be more suburban or centered on or near a golf course, parkland, or other open space.

The could just as easily be in farmland or ranchland, with vineyards, fruit and nut orchards, or other produce growing (particularly garlic and mushrooms). There are even some flower farms and grass farms in this part of Santa Clara County! Possibly instead your neighbors could be goats, horses, donkeys, cows, or sheep, depending on how far out you’re looking.

These communities are populated mostly close to Highway 101, and are otherwise fairly rural.

Morgan Hill, San Martin, and Gilroy info


Please check out the individual posts for these South County areas and learn more about each of them:

Related reading on another of our sites

Morgan Hill (on

San Martin real estate (on

Gilroy (on

San Martin

Roccas Market in San MartinSan Martin is a scenic “South County” community between Morgan Hill and Gilroy with the coastal foothills on one side of the valley and the Diablo range on the other.  It is primarily agricultural, producing grapes (and wines), garlic, mushrooms, and other vegetables and fruits. There are ranches as well.

The population of San Martin is small, about 7,000 residents.  This is an area with more land than people, unlike most of Silicon Valley.

The major landmark in San Martin is likely the South County Airport. Nearby is the Wings of History Air Museum on Murphy Road. San Martin has businesses and an interesting grocery store, Roccas, that’s like a step back in time, along Monterey Road – though that’s not the only location for shops and commercial properties.

San Martin is not a city or a town. It is an unincorporated part of Santa Clara County. Its boundaries are within the zip code, 95046. Some maps suggest that all of 95046 is San Martin, while others show a subset of that area as San Martin. Here’s a link to a map with San Martin identified – but no boundaries shown. You might zoom in and scroll around, there’s a lot to see!

If you enjoy wine tasting, there are many options in this lovely south county area. We have visited Miramar Vineyards and plan to see others in the near future.

San Martin real estate

Residential real estate in San Martin is often on large parcels of more than one acre. That’s a major driver for some who are willing to commute to tech jobs up north: land which would be unaffordable in San Jose or other areas. Looking to stretch out and have a little farm or ranch of your own? San Martin may be just the place.



Have a look at the info by pricing quartiles:



What are homes like at those prices?  As you can see from the chart below, they range from modest to mansions! Most homes, though, appear to be on at least 1 acre parcels. You won’t find that in most of the San Jose area to the north!
The weekly market report – see the link below – provides that data and is automatically updated every seven days. Here’s what it looks like as of today, Feb 28, 2019:


2019-2-28 San Martin CA real estate pricing by quartiles - single family homes

You can view the weekly Altos Research market report, which is automatically updated, for San Martin CA 95046 here.

Trends at a Glance for  the San Martin real estate market

View the full report for San Martin on my RE Report site here.


Trends At a GlanceFeb 2019Previous MonthYear-over-Year
Median Price$950,000 (+21.8%)$780,000$1,240,000 (-23.4%)
Average Price$950,000 (+21.8%)$780,000$1,240,000 (-23.4%)
No. of Sales(0.0%)2(0.0%)
Sale vs. List Price106.2% (+7.0%)99.2%105.2% (+0.9%)
Days on Market11 (-88.2%)9325 (-56.0%)
Days of Inventory68 (+12.5%)60122 (-44.4%)

Trends at a Glance from the RE Report for Gilroy, San Martin, and Morgan Hill areas combined

Check this link to see San Martin real estate stats combined with Gilroy’s and Morgan Hill’s to get a sense of the South County housing market right now in general, care of my Real Estate Report.


Trends At a GlanceFeb 2019Previous MonthYear-over-Year
Median Price$797,500 (-11.1%)$897,000$877,500 (-9.1%)
Average Price$867,697 (-11.2%)$977,215$987,734 (-12.2%)
No. of Sales50 (+56.3%)3256 (-10.7%)
Pending97 (+32.9%)73103 (-5.8%)
Active131 (+22.4%)10788 (+48.9%)
Sale vs. List Price99.4% (+0.1%)99.3%101.8% (-2.4%)
Days on Market47 (+8.4%)4325 (+83.9%)
Days of Inventory71 (-29.5%)10042 (+66.7%)



Interested in buying or selling in San Martin, or anywhere in South County? Please reach out to me, I’d be happy to chat with you and have a phone conversation to begin with. If it seems like a fit, we can arrange a time to meet in person.




Miramar Vineyards in San Martin

Miramar Vineyards in San Martin sign - 700 pxRecently, my husband and I took a drive to San Martin to visit Miramar Vineyards. We hadn’t spent any time in San Martin in the past, but were generally aware that this South County community was located between Morgan Hill and Gilroy, so were interested in learning a bit more about the area, as well as enjoying some local wines at a place we hadn’t been to in the past.

It was a great choice!

Miramar was a hub of activity, apparently due to live music that was about to begin when we arrived. The folks there told me that they’d only been open two and one-half years so far, but you would not have known it from the crowd that day. The parking lot was nearly full and cars lined the road, too. Like finding a filled-to-the-brim restaurant with people waiting outside, we thought this might be a good sign.


buying wine and paying for wine tasting at Miramar


We didn’t wait long to get paid up so that we could do some tasting. The staff moved quickly, assisting customers who were there to buy wine or to pay for wine tasting. They reminded us that if we purchased a bottle of wine, one of the $10 tasting fees would be waived.  (more…)