Santa Clara Real Estate Overview by ZIP Code
Santa Clara, California is a dynamic Silicon Valley city known for its blend of historic charm and cutting-edge development. It is strategically located with convenient access to major tech hubs, freeways, and transit. The city is divided into three primary ZIP codes – 95050, 95051, and 95054 – each with distinct neighborhood characteristics and market trends. Below, we provide a comprehensive real estate profile for each ZIP code, including neighborhood overviews, housing market data, property types, development projects, schools, demographics, lifestyle, and investment outlook.
95050 – Central Santa Clara (Downtown & University Area)
Overview & Neighborhoods: ZIP code 95050 covers central Santa Clara, including the historic Old Quad neighborhood around Santa Clara University and the area slated for the Downtown Precise Plan revitalization. This zone features tree-lined streets of older single-family homes, some dating to the early 20th century, intermixed with a few newer townhome communities. The proximity to Santa Clara University (a top private Jesuit university founded in 1851) gives parts of 95050 a youthful, college-town energy. Neighborhoods like the Old Quad offer Mission-style charm (anchored by Mission Santa Clara) and small businesses along The Alameda/Franklin Street, while areas further south and east (near Scott Blvd and Monroe St) are more suburban. Overall, 95050 has a large population of young adults (late 20s to 40s) and more single renters relative to families, owing to the university and employment centers nearby. The community is diverse (about 38% White, 33% Asian, 22% Hispanic) and somewhat more transient than other parts of the city, with many single professionals and students enjoying the urban-adjacent lifestyle.
Housing Market & Prices: The 95050 housing market is somewhat competitive, with homes often selling above list price and in just a few weeks on market. As of late 2025, the median sale price for homes (all property types) in 95050 is around $1.55–1.60 million, which is a 3–4% increase year-over-year. Single-family houses dominate sales and typically range from modest 2-bedroom bungalows near the campus to larger remodeled ranches, with price points often in the $1.3M to $2M range depending on size and condition. The price per square foot is about $1,020 on average, reflecting strong demand for centrally located property. The median listing price (per Realtor.com) was about $1.3M in Sept 2025. Market trends show steady appreciation over the past decade (~6–7% annualized), though 95050’s values tend to be slightly lower than 95051’s due to smaller lot sizes and older housing stock. Inventory is limited – only ~57 homes sold in a recent month – keeping competition moderate. Buyers are drawn by the central location, and despite the area’s age, two-thirds of homes still sell over list price in the current market, with sale-to-list averages around 104–106%.
Property Types: The 95050 ZIP offers a mix of housing types, with an emphasis on single-family homes in established neighborhoods. Many houses are mid-century ranch styles or bungalows on lots of 5,000–7,000 sq ft, as well as charming pre-war cottages in the Old Quad. There are also a number of duplexes and triplexes (often serving student rentals near SCU) and several condominium and townhome complexes sprinkled throughout. For example, the Woodsborough condo community (near Central Park) and newer townhomes along El Camino Real provide options for entry-level buyers. Overall, Santa Clara has “a nice blend of single-family homes, condominiums and townhomes across all price ranges”r, and in 95050 you’ll find everything from historic Victorians by the university to modern loft-style condos. Newer infill developments include places like The Globe (townhomes) and some mixed-use apartment buildings along El Camino. The housing stock’s median age is older here, but recent townhome projects (built 2000s–2010s) have injected modern inventory. Rental housing is also common – small apartment complexes and second-unit rentals serve the student population.
Notable Developments & Projects: Santa Clara’s city planners have big plans for the 95050 area, aiming to re-establish a vibrant downtown and improve transit. A key initiative is the Downtown Santa Clara Revitalization around Franklin Street. The Downtown Precise Plan covers ~25 acres near Benton and Lafayette, envisioning a pedestrian-friendly mixed-use downtown district with shops, restaurants, public plazas, and potentially a trolley or shuttle linking to the Santa Clara Transit Center. This is a long-term project to “reinstate Santa Clara’s identity” and create a true city center, which has garnered strong community support. Another transformative project is the planned BART extension to Santa Clara: as part of the Valley Transportation Authority’s Phase II, an underground BART station is slated for the Santa Clara Caltrain/Transit Center (at the north end of 95050) by the early 2030s. This will make 95050 one of the most transit-connected spots in the South Bay, with BART, Caltrain, ACE, Amtrak Capitol Corridor, and VTA buses all converging – a major boost for future housing and commercial demand.
95050 is also seeing innovative housing development. Agrihood, a unique farm-to-table residential community at the old UC extension/BAREC site (Winchester Blvd & Worthington), is nearing completion. The Agrihood project delivers 361 new homes – including 160 mixed-income apartments, 165 affordable senior units, and 36 townhomes – centered around a 1.5-acre urban farm where residents can grow produce. This 5.8-acre project (across from Westfield Valley Fair mall) exemplifies Santa Clara’s push for sustainable, higher-density living in 95050. It began welcoming tenants in 2023 and is seen as a “beacon of hope” for affordable housing and sustainable development. In addition, along El Camino Real (Route 82) which cuts through 95050/95051, the city has an El Camino Real Specific Plan encouraging mixed-use redevelopment of aging strip malls into mid-rise housing and modern retail. This will gradually bring new townhome and apartment projects to the corridor (e.g. recent projects like Gateway Crossings just east of 95050).
School District & Top Schools: The Santa Clara Unified School District (SCUSD) serves this ZIP code. Students in 95050 typically attend schools like Washington Elementary or Scott Lane Elementary, Buchser Middle School, and Santa Clara High School (located within 95050). SCUSD is a well-regarded district with solid academics; for instance, Santa Clara High has a 93% graduation rate and offers specialized programs (STEM, arts, etc.). Parents can also apply to the district’s magnet programs, such as Millikin Basic Plus Elementary (a high-performing K-5 program). Overall school ratings are good (many local elementaries score 7/10 or 8/10 on GreatSchools). Santa Clara Unified’s enrollment policies allow some flexibility (open enrollment and magnet lotteries), which can benefit 95050 families. Notably, Santa Clara University itself is a landmark educational institution in 95050, and while not part of K-12, its presence enriches the community – local residents enjoy public lectures, the beautiful Mission Gardens, and alumni networking. In terms of private schools, 95050 is near several options such as St. Clare School (Catholic K-8) and Stratford School Santa Clara.
Demographics & Lifestyle: With Santa Clara University and a sizeable young professional population, 95050’s median age is only 35. The area has more single adults and fewer families with children compared to other parts of the city. This creates a vibrant lifestyle – you’ll find college sports events, coffeehouses, and student-friendly eateries around the campus/downtown stretch. At the same time, long-time residents contribute to a strong community spirit in the Old Quad (many homes there are owner-occupied by families who cherish Santa Clara’s small-town feel). The median household income in 95050 is about $130,000, lower than other Santa Clara zips, reflecting some student and single-earner households. Still, many tech workers live here for the central location – they enjoy being able to bike to work in neighboring San Jose or Santa Clara tech campuses. Lifestyle amenities include the iconic Mission Santa Clara de Asís and its gardens (a serene historic park), the Triton Museum of Art (in City Hall complex), and a growing number of breweries and cafés. Residents have quick access to adjacent San Jose’s Rose Garden area and Santana Row for nightlife and dining.
Transportation & Amenities: 95050 is a transportation hub. The Santa Clara Station (Caltrain, ACE, Amtrak) is on the north end by Brokaw/Lafayette, making rail commutes to San Francisco or Palo Alto convenient. The station will also be the site of the future BART Santa Clara stop, further enhancing connectivity. The ZIP is bordered by I-880 and US-101 on the north/east, providing freeway access to the broader Bay Area. Additionally, San Jose Mineta International Airport is literally 5–10 minutes away, just across 880 – a boon for frequent travelers (yet the area is outside major flight paths, so noise is moderate). Local transit and cycling are viable: VTA buses run along El Camino and the university area, and the San Tomas Aquino Creek Trail starts near 95050, offering a bike path toward north Santa Clara. In terms of amenities, 95050 residents enjoy Central Park (just across into 95051) with its community center, library, and pools, as well as neighborhood parks like Larry Marsalli Park. Shopping is convenient with Santa Clara Town Centre (Target, restaurants) on Scott Blvd, and Valley Fair/Santana Row upscale malls just south of the city border.
Investment & Appreciation Potential: 95050 presents a strong long-term investment opportunity, especially as the downtown and transit projects come to fruition. Home values, while high, are slightly more accessible than in the 95051 area, and there is significant upside potential as infrastructure improves. The arrival of BART and the new downtown is expected to boost property values and rental demand in this ZIP over the next decade. Already, investors see solid rental returns here, thanks to Santa Clara University (consistent demand for off-campus housing) and proximity to jobs. The city’s favorable business climate (e.g. low utility costs via Silicon Valley Power, the city-owned electric utility) and ongoing development efforts make Santa Clara attractive for employers, which in turn supports housing appreciation. Over the past 5 years, 95050’s median price per sq. ft. rose roughly 6.9% annually. While the area is mostly built-out, the intensification of land use (new multi-unit buildings) will add value and modernize the housing stock. In summary, 95050 combines central location and future growth catalysts, making it a compelling area for both homeowners and real estate investors looking for appreciation and rental income in the heart of Silicon Valley.
95051 – West Santa Clara (Suburban Neighborhoods)
Overview & Neighborhoods: ZIP code 95051 spans the western portion of Santa Clara, roughly between San Tomas Expressway and Lawrence Expressway, from Central Expressway down to Stevens Creek Blvd. This is a predominantly residential suburban area, known for its pleasant mid-century neighborhoods and family-friendly atmosphere. Key neighborhoods in 95051 include Killarney Farms, Forest Park, Laurelwood, Ponderosa Park, and Westwood Oaks, among others. Streets are typically quiet and tree-lined, with well-kept single-story homes and local parks scattered throughout. A central gathering spot is Santa Clara Central Park (on Kiely Blvd), a 50+ acre park featuring a lake, picnic areas, playgrounds, sports facilities, and the city’s main library – this park anchors the community and hosts events like summer concerts. 95051 is home to Santa Clara’s civic center (City Hall and Central Park are here) and has a more traditional suburban vibe compared to 95050. The population in this ZIP is the largest of the three (about 61,000 residents) and notably diverse, with a majority Asian demographic (around 51% Asian, 29% White, 15% Hispanic). Residents are often dual-income professional families – the median household income is roughly $185,600, one of the highest in Santa Clara. Neighborhood cohesion is strong; you’ll find active neighborhood associations and well-rated schools that draw many families to settle in 95051.
Housing Market & Prices: The 95051 market is very competitive, reflecting its desirability for families and proximity to tech jobs. Homes here often receive multiple offers (averaging 8–10 offers) and sell quickly – the typical days on market is only ~2 weeks. As of Q3 2025, the median sale price in 95051 is about $1.9 million (all home types combined), which is up ~4–5% year-over-year. This is the highest median price among Santa Clara’s ZIP codes, making 95051 the city’s priciest area on average. Single-family homes drive the market here; for detached houses specifically, median prices are often in the $2.0–2.1M range for a 3-bed/2-bath ranch (~1,400 sq ft). The price per square foot is around $1,000, similar to 95050, but overall larger lot sizes and house sizes in 95051 push the total prices higher. The market trend has been steadily upward – despite a regional cooling in 2024, values in 95051 rebounded in 2025. In September 2025, home prices were 4.6% higher than the previous year, and the average sale-to-list price ratio is about 105% (many homes selling well above asking). A remarkable stat: Homes in 95051 often sell with no contingencies and ~5% over list on average, indicating strong buyer demand. Inventory is low – only ~100 homes sold in a recent month, down year-over-year – further fueling competition. For buyers, 95051 represents stability and high desirability, which is reflected in its premium pricing and quick sales.
Property Types: The housing stock in 95051 consists primarily of single-family detached houses, mostly built in the 1950s–1970s when Santa Clara’s orchards gave way to suburbia. These are often one-story ranch homes of 1,200–1,800 sq ft on lots ~6,000–8,000 sq ft. Many have been nicely updated over the years, and some streets feature Eichler-style mid-century modern homes (with open floor plans and atriums) which are sought after. Examples include the Maywood Park tract which has Eichler homes. There are also pockets of newer construction – e.g. Westwood Oaks and Forest Park neighborhoods have seen some teardown replacements and expansions into 2-story modern homes. In addition to single-family houses, 95051 contains several townhome and condo developments, particularly along the El Camino Real corridor and near major intersections. For instance, the Woodsborough Condos by Central Park (95051) provide entry-level condo options, and newer townhomes like Midtown Village on Kiely or Monroe Park townhomes have been built on infill sites. However, multi-family options are less common than in 95054 – the majority of 95051 residents live in single-family homes in quiet subdivisions. One unique aspect: a portion of southwestern 95051 (around Westwood Oaks and Birdland adjacent areas) falls into Cupertino Union School District, making those streets extremely coveted. Thus, we sometimes see older 3BR homes in that pocket selling at a premium ($2.5M+) because of the combination of Santa Clara’s lower utilities and Cupertino’s schools. Overall, 95051 offers stable, low-density residential living, with a consistent look and feel of mid-century suburbia. Yards are green and well-tended, and many streets have no sidewalks, adding to the classic neighborhood atmosphere.
Notable Developments & Projects: Being largely built-out and residential, 95051 is not experiencing the mega-developments seen in north Santa Clara, but there are important plans affecting it. El Camino Real Revitalization is one – Santa Clara is updating its El Camino Real Specific Plan to encourage redevelopment of aging strip malls and motels along the highway into mixed-use projects with housing over retail. In 95051, this means we can expect new mid-rise apartment complexes and updated shopping plazas in coming years, bringing more amenities within walking distance for residents. For example, the site of an old Moonlite Shopping Center is slated for a mixed-use apartment project under this vision. Additionally, Lawrence Station Area Plan (just west of 95051’s border in Sunnyvale) is adding high-density housing near the Lawrence Caltrain station – this will indirectly benefit 95051 by activating the Lawrence Expressway corridor with new retail and transit options. Another key development is on the Stevens Creek Blvd edge: the Santa Clara “Agrihood” mentioned earlier technically sits at the very southwest tip of 95050/95051 border and will provide new retail (e.g. farmstand, café) that 95051 residents can enjoy, along with an urban farm park.
Within 95051 proper, most projects are small infill – e.g., new subdivisions where a few older homes are replaced by a dozen new single-family homes (such as the recently built Catalina enclave off Machado Ave). One significant facility in 95051 is the Kaiser Permanente Santa Clara Medical Center (at Lawrence & Homestead), which recently expanded. No major residential project is on that scale here, but infrastructure improvements are notable: the city has been upgrading San Tomas Expressway intersections for smoother traffic, and adding bike lanes on residential collector roads (like Pruneridge Ave) to improve bike connectivity to Cupertino and Santa Clara’s core. It’s also worth noting tech companies are investing in the area – for example, NVIDIA’s headquarters campus is along the San Tomas boundary (near Walsh Ave) and they have expanded with a second futuristic office building in recent years, bolstering employment in the immediate vicinity. While that campus lies at the 95050/51 border, its growth increases housing demand in 95051. Another development adjacent to 95051 is Apple Park (the Apple spaceship campus) just across the city line in Cupertino – completed in 2017, Apple Park has driven up housing values in west Santa Clara; many Apple employees choose 95051 for slightly more affordable homes a 5-minute drive from work. In short, 95051’s changes are more gradual densification and enhancement of existing community assets, rather than large new mixed-use districts. The city’s general plan does call for neighborhood preservation in this area, so dramatic changes are not anticipated – expect 95051 to remain a coveted suburban enclave with incremental improvements (e.g. the Reed & Grant Streets Sports Park opened recently just outside 95051, adding soccer fields and pools).
School District & Top Schools: Nearly all of 95051 lies in the Santa Clara Unified School District. Local schools include Pomeroy Elementary, Briarwood Elementary, Sutter Elementary, Buchser Middle or Cabrillo Middle, and Adrian Wilcox High School (Wilcox High). Wilcox High (located on Monroe St in 95051) is a well-regarded comprehensive high school known for its strong athletics and engineering academies. Many of 95051’s elementary schools score in the 7 to 9 out of 10 range on school rating sites – for example, Sutter Elementary and Pomeroy Elementary often receive high marks for academics and student progress. SCUSD overall provides a solid education; it also offers choice programs like open enrollment at Washington Open Elementary and magnet STEM programs. One special situation: as mentioned, parts of southwestern 95051 (like Westwood Oaks neighborhood) are served by Cupertino Union School District (CUSD) for K-8 and Fremont Union High School District for high school. In those pockets, students attend Eisenhower or Sedgwick Elementary, Hyde Middle, and Cupertino High School – all of which are top-ranked schools (Cupertino High is a 10/10 GreatSchools with API scores historically ~900+). This dual-district scenario makes Westwood Oaks extremely attractive to buyers. For the rest of 95051, Wilcox High has a robust offering (AP courses, career tech programs, etc.) and a tight-knit alumni community; its performance is strong (U.S. News ranks it in the top quarter of California high schools). Parents in 95051 also have nearby private options such as Stratford School (K-8) and Challenger School. Overall, school quality is a selling point in 95051, and many families move here specifically for consistency – SCUSD’s neighborhood schools have a good reputation, and the added bonus of some homes feeding into Cupertino’s nationally-ranked schools only elevates 95051’s appeal.
Demographics & Lifestyle: The 95051 ZIP code is characterized by a family-oriented, high-income lifestyle. The median age is around 36 years, and households tend to be families with children or established professionals. There is a slightly higher-than-average number of families and fewer single individuals compared to 95050. The cultural diversity is evident – over half the population is of Asian descent (including large Indian and Chinese communities), reflecting the tech workforce that resides hereg. This means you’ll find a variety of authentic cuisines (Indian, Chinese, Korean eateries) in local shopping centers. The individual income averages about $84k and household incomes ~$186k, indicating many dual-income tech households. Residents of 95051 often enjoy a quieter suburban pace: weekends might involve kids’ soccer games at Youth Soccer Park, family bike rides on the San Tomas Aquino Trail, or shopping at farmer’s markets. The Central Park Library is a community hub (hosting storytimes, cultural events, etc.), and the nearby International Swim Center (which has trained Olympians) is popular for swim meets and youth training. In the southwest corner, Pruneridge Golf Club (just outside city limits) and the Apple Park Visitor Center are notable attractions a short drive away. Population density here is high for a suburb (over 9,300 people/sq mi) due to some apartments, but the lifestyle still feels spacious and suburban. Neighbors often know each other, and block parties or holiday light displays are common in these long-established communities.
Transportation & Commuting: 95051 offers convenient commutes to many Silicon Valley job centers. It is bordered by Lawrence Expressway on the west and San Tomas Expressway on the east, both of which connect to highways like US-101 and I-280 within minutes. For example, from central 95051 one can drive to Apple’s campus or Nvidia’s headquarters in 5–10 minutes, or to Google/LinkedIn in Mountain View in ~20 minutes. Lawrence Caltrain Station sits just at the northwest edge of 95051 (off Reed Ave), providing rail service for those commuting to Palo Alto, SF, etc., and mitigates traffic for some residents. Many tech workers here also utilize corporate shuttles (Apple, Google, Facebook have shuttle stops nearby) or carpool. Public transit bus service (VTA) runs along El Camino Real and Homestead Rd, connecting to Sunnyvale and Cupertino. Cycling infrastructure is improving – bike lanes run along Benton, Lochinvar, Pruneridge, etc., and one can bike from 95051 to Apple Park or to Santa Clara University fairly easily. For long-distance travel, residents are equidistant (about 15–20 minutes) from both San Jose Airport (SJC) and Norman Y. Mineta Santa Clara Caltrain (which will be the future BART terminus). In terms of walkability, many 95051 neighborhoods are near small plazas (such as Rivermark Plaza on Lawrence, or Homestead Center) but overall Walk Scores are moderate – it’s a classic car-friendly suburb. However, the bike score is high (73 “Very Bikeable”), thanks to flat terrain and trails.
Local amenities abound: aside from Central Park, 95051 has Homeridge Park, Henry Schmidt Park, and Earl Carmichael Park, offering playgrounds and community gardens. Shopping needs are met by Koreatown Plaza on El Camino (for Asian groceries), Mariposa Shopping Center (Safeway, CVS), and the upscale Westfield Valley Fair mall just across Stevens Creek Blvd. Dining options range from the iconic Mio Vicino (Italian eatery beloved by locals) to a variety of Asian restaurants along Lawrence. For nightlife or big entertainment, residents typically hop over to Santana Row or Levi’s Stadium (both a short drive). In sum, 95051 provides a comfortable suburban lifestyle with city conveniences nearby – an ideal balance for many Silicon Valley families.
Investment & Appreciation Potential: Real estate in 95051 has proven to be an excellent investment, with some of the strongest appreciation in Santa Clara. Over the past decade, many homes here have doubled in value, propelled by the influx of tech wealth and the area’s inherent supply-demand imbalance (very limited new supply of single-family homes). The combination of good schools, central location, and safe neighborhoods creates enduring demand. Even during market cooldowns, 95051’s prices tend to hold better than more speculative areas. For instance, while neighboring cities saw dips in 2022, Santa Clara’s 95051 quickly rebounded, posting nearly 5% YOY price gains in 2025. From an investor perspective, rental demand is high – a well-kept 3BR house can rent for $4,000–$5,000/month given the proximity to companies and schools. The area also benefits from Santa Clara’s relatively landlord-friendly policies (rent control in Santa Clara is limited to a state-imposed cap of ~7% plus CPI, and there’s no local rent control ordinance for single-family homes). Moreover, Santa Clara’s city-owned electric utility provides lower utility rates, reducing operating costs for both homeowners and businesses in 95051. Looking forward, appreciation potential remains solid: there is a finite supply of single-family homes in these established neighborhoods, and they will continue to be in high demand due to the factors of location (right between Sunnyvale, Cupertino, and central Santa Clara). Minor zoning changes (like allowing accessory dwelling units more freely) could further boost values by adding rental income potential. Additionally, any improvements along El Camino Real (beautification, new retail) will enhance lifestyle and could uplift property values adjacent. In summary, 95051 is seen as a “blue-chip” location in Santa Clara – it offers stability, strong community amenities, and consistent price growth, making it a wise choice for long-term buyers and investors alike.
95054 – North Santa Clara (Tech Hub & New Development Zone)
Levi’s Stadium in Santa Clara’s 95054, a major landmark and event venue (shown prior to Super Bowl 50 in 2016) – this area is a hub for entertainment and tech campuses.
Overview & Neighborhoods: ZIP code 95054 covers North Santa Clara, the fast-evolving area north of US-101 roughly between the Guadalupe River and Lawrence Expressway. This region includes the city’s high-tech industrial hub and newer residential communities built around it. Notable sub-neighborhoods in 95054 include Rivermark (a master-planned community of the early 2000s), Northside (around Agnew Rd and Lafayette), Tasman East (new high-density district by Lick Mill Blvd), and older enclaves like Lafayette Park and Agnew Village (with original single-family homes from mid-century). The character of 95054 is a blend of gleaming modern apartments/condos, townhomes, and corporate campuses. It’s home to major attractions like Levi’s Stadium (home of the NFL 49ers) and California’s Great America amusement park, as well as world-renowned company headquarters (Intel, Oracle, Applied Materials, etc.). The presence of these facilities gives 95054 a distinctly contemporary, energetic feel. Residents here are often young professionals and families drawn to living right next to work and entertainment. Indeed, the demographics skew young and highly educated: the median age is ~34, and a large portion of the population consists of tech sector employees from around the world. The community is majority Asian (about 61% Asian, 21% White, 8% Hispanic), reflecting the global workforce of nearby tech firms. With numerous new housing developments since 2000, many residents are relatively new to Santa Clara, giving the area a fresh, cosmopolitan vibe. Despite the dense housing in parts, the overall population of 95054 is about 25,000 (less than half the other ZIPs) because significant land is used by offices, parks, and open space (e.g., the Baylands). Lifestyle in 95054 is often described as “urban-suburban mix” – you can walk to coffee shops, gyms, and work in Rivermark or Tasman East, yet also enjoy suburban conveniences like ample parking and newer parks.
Housing Market & Prices: The 95054 housing market has been more volatile than the other ZIPs, largely due to a higher proportion of condos and townhomes, which can fluctuate with investor demand and interest rates. As of late 2025, the median home price (all property types) in 95054 is around $1.30 million, which actually represents a significant dip (~18% YOY). This decline follows a pandemic-era surge; in mid-2022 the median had spiked (as many new condos hit the market at premium prices), and it has since normalized. The median single-family detached home in 95054 (in areas like Rivermark’s single-family section or older neighborhoods) still sells in the $1.6M–$1.8M range, but condos and townhouses, which might go for $800k–$1.3M, bring the overall median down. Price per square foot in 95054 is about $960, slightly lower than in 95050/95051, reflecting the mix of high-density housing. The market here in 2025 is somewhat competitive – homes spend about 20 days on market on average and often sell just a few percent above list price. There were roughly 27 home sales in Sep 2025 (down from 33 a year prior), indicating lower inventory but also a bit of cooling after frenetic growth. It’s worth noting that 95054’s condo market was hit by rising interest rates (making investor purchases pricier), but demand for townhomes and single-family homes remains robust due to the ZIP’s location. For instance, a newer 3BR townhome in Rivermark might attract multiple offers and sell around $1.3M. On the other hand, some luxury high-rise condos by Great America have seen price corrections. Overall, long-term trend is positive: North Santa Clara has transformed from mostly industrial in the 1990s to a desirable residential area by 2020s, driving prices steadily up (with periodic adjustments). The presence of forthcoming developments (see below) could further boost values by making 95054 a “live-work-play” destination.
Property Types: Housing in 95054 is a diverse mix, heavily skewed toward higher-density and newer construction. Key property types include: Contemporary condos (e.g., in mid-rise buildings like Miraval at Rivermark or the newer complexes on Lick Mill Blvd), townhome communities (such as Rivermark’s townhouses, and the Mission Gardens townhomes by Don Callejon school), and single-family homes mainly in designated pockets. The Rivermark development (built ~2003–2005 on former Agnews Hospital land) exemplifies this mix: it contains a few hundred single-family houses (2,000–3,000 sq ft, often selling $1.7M+), hundreds of townhomes, plus the “Apex” apartments. Beyond Rivermark, 95054’s older section (near Lafayette and Montague) has small 1950s ranch houses in the $1.2M–$1.4M range – these are the traditional single-family homes on larger lots (some are being remodeled or expanded as the area gentrifies). New high-density additions include complexes like Catalina Heights and Monroe/Augusta apartments in the Tasman East area, featuring luxury amenities for renters. Rental apartments are indeed a significant portion of 95054 (for example, the North Park apartment village off 237 has over 2,000 units). This means a good share of residents rent in upscale multi-family communities with pools, gyms, etc., giving parts of 95054 a quasi-urban character. There are also corporate housing setups for Intel or Oracle interns. However, homeownership has grown with each new townhouse and condo build – young professionals often buy condos here as a first home due to relative affordability compared to Mountain View or Sunnyvale. Notably, 95054’s landscape is marked by modern planning: master communities like Rivermark include parks, an elementary school, and a shopping plaza within walking distance, which is somewhat unique in Santa Clara. The property type mix is roughly: 40% single-family (including townhomes counted as single-family ownership in some stats) and 60% condos/apartments. This mix will continue to shift toward multi-family as large tracts of former office land are converted to housing (Tasman East, Patrick Henry areas are bringing thousands of new condo/apartment units). Buyers looking in 95054 should decide between the low-maintenance condo lifestyle or the space of an older standalone home – both are available, but new construction is almost exclusively condos/townhouses given land constraints.
Notable Developments & Planned Projects: North Santa Clara (95054) is experiencing a development boom on a scale matched by few areas in the Bay Area. It is truly the city’s growth frontier, with multiple major projects in the pipeline or under construction:
Related Santa Clara (CityPlace): Often described as a “Santana Row on steroids”, this is a massive mixed-use project planned on 240 acres just north of Levi’s Stadium (on a former landfill/golf course). The project, in partnership with developer Related Companies, is slated to create a new city center with 9.2 million sq ft of development. Plans include 5.7M sq ft of office, 500K sq ft retail, 200K sq ft of restaurants and entertainment, 700 hotel rooms, and 1,680 housing units (with 170 affordable), plus a 30-acre public park With an estimated cost of $8 billion, CityPlace is Silicon Valley’s largest private development. After years of planning since 2016, it finally began initial site work – as of 2025, ground-breaking is imminent (delayed by COVID and legal hurdles). When built out (likely in phases over a decade), this project will utterly transform 95054 into a regional destination for shopping, dining, and entertainment, complementing the stadium and convention center. City officials liken it to building a whole new urban district and anticipate significant economic and real estate ripple effects. For residents and investors, CityPlace means future walkable amenities and potentially higher property values nearby.
Tasman East Specific Plan: This is a city-adopted plan (2018) focusing on a 45-acre pocket northeast of Levi’s Stadium, between Tasman Dr and the Guadalupe River. It aims to convert older industrial lots into a high-density residential neighborhood. The plan allows up to ~4,500 residential units in mid-rise and high-rise buildings. Progress: Several developments are underway or completed – e.g. Catalyst and Novo apartments delivered a few hundred units each, and others like Archer are under construction. As of late 2024, about 284 units were approved as the first phase of many. Tasman East will also feature small parks, retail space, and a possible pedestrian bridge to the stadium. This new dense neighborhood (with towers up to 220 feet) is essentially creating a mini city skyline in 95054. The influx of thousands of residents will support new shops and potentially a school in the future. It’s already somewhat realized: you can see cranes and new modern buildings along Lick Mill Blvd and Calle Del Sol.
Mission Point / Kylli Development: In November 2024, the City Council approved an ambitious plan by Kylli (a developer) for a site near Tasman Dr and Old Ironsides Dr (just west of Great America). This project will bring 3 million sq ft of office/R&D, 1,800–2,600 apartments, ~100,000 sq ft retail, plus 7.6 acres of parks and a daycare facility. It covers ~48 acres (currently parking lots and older offices) right next to Levi’s Stadium. Branded as “Mission Point,” it’s envisioned as a vibrant mixed-use campus that knits together with the stadium area. Due to market conditions, the build-out is long-term (developers have up to 25 years), but they plan to prioritize community benefits like affordable housing early. City leaders call this project a “valuable lynchpin” for the northside transformation. Essentially, along with Tasman East and CityPlace, Mission Point will turn the current expanse of parking lots into a walkable district of offices, shops, and homes, making 95054 far more urban and self-contained.
Digital rendering of the proposed Kylli “Mission Point” development in 95054, featuring new offices, residential towers, and a central green park. Projects like this will reshape North Santa Clara over the next decade.
Patrick Henry Drive Plan: The city has approved a Patrick Henry Drive Specific Plan for the area of low-rise offices between Great America Parkway and Lafayette Street (sandwiched between Mission College and the Kylli site). This 74-acre area could see up to 12,000 new housing units over time – effectively a massive residential conversion of an office park. The first 284 units were recently entitled as a start. This plan is in early stages, but it signals Santa Clara’s intent to add significant housing density right in 95054’s core. If realized, Patrick Henry corridor would become another mixed-use neighborhood with mid-rise apartments, parks, and possibly a new school or transit improvements.
Other Projects & Amenities: 95054 has seen the recent completion of Santa Clara Square (by Irvine Company) on Augustine Dr – technically just over the 95054 border, but often associated with it. Santa Clara Square delivered modern offices (housing companies like Ericsson, ServiceNow), a residential component (~1,800 luxury apartments), and a shopping center with Whole Foods, restaurants, and shops. It’s considered a successful model of mixed-use and is cited by city leaders as an example of northside renewal. Meanwhile, Great America Theme Park (a long-time leisure destination in 95054) is slated to close by 2033 after the land was sold; redevelopment plans are not set, but the 112-acre site eventually could be repurposed – a potential goldmine for future housing or commercial use in the 2030s. Mission College, a community college in 95054, is expanding its programs and ties with local industry, which may spur additional student housing demand locally. On the transportation front, Santa Clara is working with VTA to improve Light Rail service through this area (the Great America station serves Tasman East and the stadium). Also, a future extension of Caltrain from the Santa Clara station to a new station at Great America is contemplated (to connect with ACE and Capitol Corridor directly to the stadium area), though that is in early discussion.
In short, 95054 is undergoing a dramatic transformation: from an office park zone into a high-density urban center. Over the next 5–15 years, thousands of housing units, new retail streets, and possibly even a Santa Clara signature skyline will emerge here. This level of development is rare and positions 95054 as a potential “downtown of Silicon Valley” in the making, adjacent to jobs and transit.
School District & Top Schools: 95054 is also part of the Santa Clara Unified School District, but with a twist – the district built brand-new schools here to accommodate growth. The local elementary is Kathryn Hughes Elementary, and for many years students went on to Cabrillo Middle (in 95051) and Wilcox High School (in 95051) via bus, since historically there was no high school in North Santa Clara. That changed recently: SCUSD opened a new K-12 campus on the old Agnews site (border of 95054 and San Jose) which includes Abram Agnew Elementary, Dolores Huerta Middle, and Kathleen MacDonald High School (opened in 2022). This $250M campus means that at long last, 95054 has its own neighborhood high school. MacDonald High is state-of-the-art and will serve students from North Santa Clara and Alviso, eliminating the need for long cross-town commutes. It’s expected to become a centerpiece of the community. For current assignments: many 95054 kids still attend Don Callejon School, a K-8 in Rivermark that opened in 2006, then transition to high school (for 2025, 9th–10th graders are at MacDonald High, while upper grades may still be at Wilcox during phase-in). Don Callejon School is highly regarded and has modern facilities adjacent to a park. Overall, SCUSD’s new campuses here are well-equipped with technology and small class sizes as they ramp up enrollment. In terms of ratings, historically Hughes Elementary was around 6/10, but the new Agnew Elementary is expected to excel academically given the involved parent community in Rivermark/Northside. The presence of many engineers and professionals as parents tends to coincide with strong school support (PTAs, etc.). Additionally, the 95054 area has several quality preschools and private schools: North Valley Baptist School (K-12) operates near Lafayette, and Stratford has a preschool campus by Montague Expwy.
For higher education, Mission College is right in 95054, offering community college courses and vocational training – a convenient resource for residents. Overall, the educational outlook is on the upswing in 95054: new, modern public schools and involved families promise a bright future for school performance, which in turn makes the area even more attractive to young families looking to settle.
Demographics & Lifestyle: North Santa Clara has a vibrant, tech-centric lifestyle. The population here is primarily young professionals (a large share in their 20s and 30s) – indeed, the number of people in their late 20s to early 40s is extremely high, while the number of older adults is relatively small. Many residents are single adults or young couples (often DINKs – dual income, no kids, at least until they start families). This is reflected in the many apartment communities and the nightlife options around – for example, Rivermark Village has trendy eateries, sports bars that cater to the after-work crowd, and fitness studios. The median household income is very high, over $200,000, which is not surprising given the density of tech jobs nearby (Intel, Nvidia, Oracle, etc.). Conversely, the median individual income is around $98,000, indicating many households have two such earners. Culturally, the area is a melting pot – you’ll hear multiple languages in the Rivermark Plaza (Hindi, Mandarin, Korean, etc.), and community events often celebrate diversity (e.g., Diwali festivals at the Northside Library). Speaking of which, the Northside Branch Library opened in 2014 in Rivermark and has become a community hub for families and book clubs.
Lifestyle in 95054 is defined by convenience and recreation. On a given weekend, residents might walk or bike to Levi’s Stadium for a 49ers game or concert, take visiting friends to Great America theme park for roller coasters, or enjoy the outdoors along the San Tomas Aquino Creek Trail, which runs through this ZIP connecting to the Bay. There are also several city parks: Thamien Park (with a splash pad for kids), Live Oak Park in Rivermark (great for picnics and pickup basketball), and the new Agnew Park by the Northside Community Center. The proximity to major shopping and dining is a perk – aside from Rivermark Village (grocery, dining, banks), one can hop over to Costco on Mission College Blvd, or to dining hotspots in neighboring Alviso (like seafood at Dave’s) or Milpitas (the Great Mall) within 10 minutes. 95054 residents also enjoy easy access to entertainment: aside from Levi’s and Great America, there’s the Santa Clara Convention Center (hosting trade shows, FanimeCon, etc.), and the 49ers team museum. The area’s population density (approx. 3,900/sq mi) is lower than central Santa Clara because of the office parks, which means outside of events the area can feel quiet and spacious. However, during big stadium events, the energy level spikes – thousands of fans fill the area, which many locals actually enjoy (some rent out their driveways for parking or host tailgate parties).
Importantly, 95054 has a very future-oriented, modern vibe: it’s Santa Clara’s showcase of new urban planning, so lifestyle amenities like EV charging stations, tech shuttle stops, and high-speed internet fiber are ubiquitous. It is the kind of place where a luxury apartment complex might have a co-working lounge and Peloton room. For those seeking a “work-live-play” environment, 95054 increasingly provides that – you can live in a high-rise, walk to work at a tech campus, and relax at a rooftop bar all within the neighborhood.
Transportation & Connectivity: Transportation is a defining feature of 95054. It is crisscrossed by major freeways and expressways: US-101 runs through it, providing east-west access (San Francisco is ~45 miles north, San Jose ~5 miles south), and CA-237 begins here, heading east to Milpitas and the East Bay. Two key north-south routes border the area: Lafayette Street and Great America Parkway. Commuters in 95054 thus have excellent road connectivity – you can reach I-880 or I-680 quickly via 237, or head west to Sunnyvale/Cupertino via 101 or Central Expwy. Traffic can be heavy at rush hour (especially around the 237/101 interchange), but improvements like the new lane additions on 101 have helped. Public transit is also robust: the VTA Light Rail (Green Line and Orange Line) runs through 95054, with stations at Great America (serving the stadium and nearby offices) and Old Ironsides and Lick Mill (serving Rivermark and Tasman East). This gives residents a direct rail link to Mountain View, downtown San Jose, and even Milpitas BART (via transfer), making car-free commuting possible for some. Additionally, Amtrak Capitol Corridor and ACE commuter trains have a station at Santa Clara-Great America (on Stars and Stripes Dr), convenient for those working in the East Bay or Central Valley. There are plans to potentially relocate this station slightly for the BART extension in the distant future, but for now it’s active on event days and weekday commutes.
The San Tomas Aquino Creek Trail is a multi-use biking/walking trail that runs from Monroe Street (south end of Santa Clara) all the way north through 95054 to the Bay Trail; it passes right by Levi’s Stadium. This trail is heavily used by both recreational cyclists and some commuters (you can literally bike from your apartment in Tasman East to the Intel campus or even to Cisco in north San Jose without crossing traffic). Santa Clara is also exploring a shuttle or people-mover transit to connect the Caltrain station down in 95050 with the Levi’s Stadium area – no firm plan yet, but possibly autonomous shuttles in future. For air travel, San Jose Airport (SJC) is only ~6 miles away, a quick 10-minute drive down 101 (and is also reachable by light rail+bus). Meanwhile, San Francisco Airport (SFO) is about 30-35 minutes north via 101 in off-peak hours.
Walkability in 95054 varies: areas like Rivermark are quite walkable (with a Walk Score in the 70s, thanks to the integrated retail center and parks), whereas older office zones are car-dependent. However, as new mixed-use projects come online, walkability will improve dramatically (e.g., Tasman East is being built with pedestrian promenades and ground-floor retail to encourage walking). Bike and transit scores are already strong due to the aforementioned infrastructure.
One thing to note is event traffic: when Levi’s Stadium hosts a large event (NFL games, concerts, international soccer matches, etc.), certain roads see heavy traffic and VTA runs special trains. Residents have adapted – many either join in the fun or plan around event times. The city has also instituted traffic management plans to minimize impact (e.g., Great America Parkway and Tasman have coordinated signals and traffic officers on event days). Some neighborhoods get permit parking to prevent stadium-goers from crowding residential streets. Despite these occasional inconveniences, most residents find the trade-off worth it for the amenities and prestige the stadium brings.
Investment & Appreciation Potential: From an investment standpoint, 95054 is perhaps Santa Clara’s most intriguing area. It combines relatively newer housing (meaning lower maintenance) with enormous upside from planned developments. In recent years, condos and townhomes here appreciated well (Rivermark’s single-family homes, for instance, doubled in value from ~$800k in 2005 to ~$1.6M+ by 2021). The market correction in 2023–2024 hit this ZIP’s condo segment, but that presents a potential buying opportunity before the next upswing. As the massive projects (CityPlace, Tasman East, etc.) materialize, the desirability of living in 95054 should increase – essentially, the area will gain new restaurants, retail, nightlife, and possibly employers, all of which tend to push property values up. The city’s northside is going from a 9-to-5 office zone to a 24/7 mixed-use community, and investors often seek to get in on the ground floor of such transformations.
Rental demand is very strong here too, given the proximity to so many employers. High-end 1-bedroom apartments routinely rent for $2,800+, and a 3BR townhome can fetch $4K–$4.5K/month. There is a large population of young renters (many on company-paid housing) and that creates a steady pool of tenants. For those investing in condos or townhouses, it’s a landlord-friendly scenario: most buildings are new (less maintenance), and HOA amenities help attract renters. Furthermore, with Great America’s eventual closure and probable redevelopment, even more housing or commercial space could come (though that’s speculative, it illustrates how much land in 95054 is underutilized and could deliver future value).
One consideration for investors is supply risk – with so many new units coming, could it dampen price growth? While it’s true that thousands of units are slated, the demand in Silicon Valley, especially for modern housing near jobs, has historically outpaced supply. Additionally, the new units will be a mix of rentals and for-sale, various price tiers, etc., so the market can likely absorb them over time given regional housing shortages. Santa Clara’s careful phasing (allowing decades for build-out) also prevents a sudden oversupply.
In summary, 95054 offers a more speculative growth potential than the other zips: it’s already a solid location, but the future improvements (transit, retail, corporate expansions) could yield above-average appreciation. The city’s own economic development director noted that the northside has “a lot of potential” and now the focus is on execution of plans. If those plans succeed, today’s empty lots will be tomorrow’s thriving neighborhoods – and property owners in 95054 stand to benefit greatly. Many see North Santa Clara as an ideal place to invest in a condo or townhome now and ride the wave of development. With the Super Bowl LX coming in 2026 to Levi’s Stadium and the FIFA World Cup matches also slated for 2026, the area will gain global visibility as well, which can only bolster its profile.
Bottom Line: Santa Clara’s 95054 is on the rise, combining the convenience of an employment center with an influx of lifestyle and housing upgrades. It’s a unique market where you can buy a brand-new condo next to a Fortune 500 headquarters, or a single-family home minutes from an NFL stadium. For real estate investors and homebuyers with an eye on the future, 95054 represents opportunity – the chance to be part of a growing, dynamic community at relatively lower entry prices (median ~$1.3M) compared to the rest of the city. Patience may be required as plans build out, but the long-term trajectory is strongly upward, making North Santa Clara a compelling place to invest or settle in Silicon Valley.