Sunnyvale · Santa Clara County

Lakewood Village

Lakewood Village sits in the 94089 ZIP north of Highway 101 and includes single-family ranches, multiple mobile home parks, and newer townhome and condo developments near Fair Oaks and Tasman.

Median Sale
$2,858,000
March 2026 · 47 closings

Lakewood Village Real Estate Market Snapshot

Median Sale Price
$2,858,000
+7.8% vs prior-year median
Avg. Days on Market
17
% List Price Received
111%
Homes Sold (March 2026)
47
Median price trend
2025 · $2,650,000 March 2026 · $2,858,000
List-price received
111%
90%100%120%+

As of March 2026 · Source: SCCAOR/MLSListings

Living in Lakewood Village

Lakewood Village sits in the 94089 ZIP north of Highway 101, defining the northern edge of Sunnyvale's residential corridor between Fair Oaks Avenue and Lawrence Expressway. The pocket combines original 1960s single-family ranches on 5,000 to 7,000 square-foot lots with multiple long-standing mobile home parks and newer attached-home construction near Tasman Drive. Unlike the southern Sunnyvale neighborhoods that sit inside Cupertino Union School District attendance, Lakewood Village falls within the Sunnyvale School District for K-8 (Sunnyvale School District; Cupertino Union School District; Fremont Union High School District boundary maps).

Buyers who land here are typically tech professionals working at the Moffett Park, Google, and LinkedIn campuses immediately to the north, or families seeking the most accessible single-family entry point in Sunnyvale. The proximity to Levi's Stadium and the Cityline Sunnyvale transit-oriented development anchors the neighborhood's commute appeal. Housing stock is more uniform than the southern submarkets — most homes are single-story ranches rather than two-story rebuilds — though scattered remodels have introduced larger floor plans on the original lot footprints.

Schools

Lakewood Village is served K-8 by the Sunnyvale School District (SESD), which operates 8 elementary schools (TK-5) and 2 middle schools (6-8) citywide. High school students attend Fremont Union High School District (FUHSD), with Fremont High School the primary in-area campus (Sunnyvale School District; FUHSD boundary maps). This is a meaningful distinction from Cherry Chase and Cumberland in southern Sunnyvale, which fall within Cupertino Union and command a verifiable price premium for the same building footprint. Buyers should confirm both K-8 and 9-12 attendance at the address level before writing.

Lifestyle

Lakewood Park, a city-maintained neighborhood park along Lakewood Drive, anchors the immediate residential core with playgrounds, picnic areas, and open turf. Levi's Stadium, the Bay Trail, and Baylands Park sit a short drive north, offering bayfront recreation and event-day activity. The Cityline Sunnyvale development at the downtown Caltrain station has added an entertainment district within easy reach, while Murphy Avenue restaurants and the Saturday farmers market remain Sunnyvale's primary social anchor. Day-to-day retail centers along Fair Oaks Avenue and Lawrence Expressway.

Commute

US-101 runs along the southern edge of the neighborhood through Moffett Park, with State Route 237 providing east-west access to the East Bay via the Dumbarton Bridge. Lawrence Expressway and Fair Oaks Avenue connect south to El Camino Real and the Lawrence Caltrain station. The Google Mountain View campus, LinkedIn's Sunnyvale headquarters, and Apple Park in Cupertino are all within a 15 to 20-minute drive. Cityline Sunnyvale's Caltrain access makes the entire Peninsula reachable without a car for households willing to accept the three-mile bike or shuttle hop south.

Market

The Lakewood Village Market Right Now

Lakewood Village pricing tracks the Sunnyvale single-family market but typically sits below the citywide median because the Sunnyvale School District attendance area carries no Cupertino Union premium. Sunnyvale's March 2026 single-family median sale price was $2,858,000 across 47 closings, with the calendar-year 2025 median at $2,650,000 across 505 sales (SCCAOR/MLSListings). Average days on market across the city ran 17 in March 2026 with a 111 percent list-to-sale ratio (see Silicon Valley March 2026 market report). Lakewood Village transactions tend to clear at modest discounts to the citywide median given the smaller original ranch footprints and the Sunnyvale School District attendance, while still exceeding $2 million for turnkey homes. The Sunnyvale condo segment, which includes the newer attached-home product near Tasman, posted a March 2026 median of $1,400,000 across 44 closings (SCCAOR/MLSListings).
Transactions

What Buyers and Sellers Should Know About Lakewood Village

Lakewood Village transactions are governed by the same Sunnyvale public-records framework as the rest of the city. Sellers must provide the Storm Water Management Agreement to Maintain disclosure (Sunnyvale Municipal Code Chapter 12.60.200) for properties with Best Management Practice stormwater installations since 2001 (Santa Clara County Association of REALTORS - Local Disclosures). Sunnyvale's transfer tax is the standard $1.10 per $1,000 of consideration (Sunnyvale Municipal Code Chapter 3.20). The Tree Preservation Ordinance (Chapter 19.94) requires a Protected Tree Removal Permit before removing any protected tree on private property. Sunnyvale does NOT operate a point-of-sale sewer lateral compliance ordinance, but sewer lateral maintenance remains the property owner's responsibility (City of Sunnyvale - Sewer Information). Architectural review under Chapter 19.84 governs second-story additions and modifications in R-0, R-1, and R-2 zones with a 14-day public comment period — a relevant constraint given the prevalence of single-story ranches that buyers may want to expand vertically.
Field Notes

Market Notes by Lisa M. Lum

Market activity in Lakewood Village through Q1 2026 has continued to attract first-time and upgrading buyers priced out of southern Sunnyvale, with the Sunnyvale School District attendance translating into measurable affordability relative to Cherry Chase and Cumberland comparables. Recent transactions Lisa M. Lum has reviewed in the pocket suggest turnkey single-story ranches are absorbing in 14 to 21 days on market, with overbid premiums tighter than the citywide 111 percent list-to-sale average. Sellers contemplating second-story additions before listing should price the Chapter 19.84 design review timeline (and 14-day public comment) into their pre-list schedule.

Updated 2026-05-06

Frequently Asked Questions about Lakewood Village

Is Lakewood Village in the Cupertino Union School District?
No. Lakewood Village falls within the Sunnyvale School District (SESD) for K-8, with Fremont Union High School District for 9-12. Cupertino Union attendance is limited to the southern Sunnyvale submarkets (Cherry Chase, Cumberland, Birdland). Always verify both K-8 and 9-12 attendance at the address.
How does Lakewood Village pricing compare to Cherry Chase or Cumberland?
Lakewood Village typically clears at a discount to the southern Sunnyvale Cupertino Union submarkets because of the school district difference. Sunnyvale's March 2026 single-family citywide median was $2,858,000; Lakewood Village transactions usually sit below that median for comparable lot and home sizes.
Does Lakewood Village have an HOA?
Most Lakewood Village single-family homes operate without a mandatory HOA. The mobile home parks within the neighborhood operate under their own park rules, and newer townhome and condo developments near Tasman carry their own HOA structures. Sunnyvale has no city-wide HOA.
Are second-story additions allowed in Lakewood Village?
Yes, but any second-story addition or second-story exterior modification in R-0, R-1, or R-2 zones is subject to Design Review under Sunnyvale Municipal Code Chapter 19.84, with a 14-day public comment period before director-level approval. Many original Lakewood Village homes are single-story ranches with vertical expansion potential.
Is Lakewood Village close to the major tech employers?
Yes. Moffett Park, Google's Mountain View campus, LinkedIn's Sunnyvale headquarters, and Levi's Stadium are all within a short drive via US-101 or State Route 237. Apple Park in Cupertino is reachable in roughly 20 minutes via Lawrence Expressway and I-280.
What is the transfer tax in Lakewood Village, Santa Clara County?
Santa Clara County charges a base transfer tax of $1.10 per $1,000 of consideration. The county's largest cities (San Jose, Mountain View, Palo Alto) impose additional municipal transfer taxes — confirm the rate that applies to Lakewood Village with escrow.
What disclosures are required when selling a home in Lakewood Village?
California requires Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint (pre-1978), water-conserving plumbing fixtures, and smoke and carbon monoxide alarm certifications. Santa Clara County properties may also need to comply with local supplemental disclosures depending on the city.
What is the difference between median and average home price in Lakewood Village?
Median price is the middle number when all sale prices are sorted — half of homes sold above, half below. It resists distortion from a few very expensive sales. Average price is the arithmetic mean and can be skewed upward by individual high-end transactions. Median is the more reliable indicator of typical Lakewood Village home pricing.

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Last updated 2026-05-06 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150