Mountain View · Santa Clara County

Waverly Park

Waverly Park sits east of Cuesta Park, bordered roughly by Grant Road, Phyllis Avenue, and the Mountain View-Los Altos line.

Median Sale
$2,700,000
March 2026 · 25 closings

Waverly Park Real Estate Market Snapshot

Median Sale Price
$2,700,000
-0.2% vs prior-year median
Avg. Days on Market
14
% List Price Received
112%
Homes Sold (March 2026)
25
Median price trend
2025 · $2,705,000 March 2026 · $2,700,000
List-price received
112%
90%100%120%+

As of March 2026 · Source: SCCAOR/MLSListings

Living in Waverly Park

Waverly Park sits in the southeast quadrant of Mountain View, bordered roughly by Grant Road, Phyllis Avenue, and the Mountain View-Los Altos line. The neighborhood is built around its 11-acre namesake park and the smaller Cooper Park, with mid-century single-story ranch homes on quiet cul-de-sac streets. Generous lots, mature canopies, and proximity to El Camino Hospital and the YMCA give the pocket a long-hold family profile.

What separates Waverly Park from neighboring Cuesta Park is its school-district geography: most Waverly Park addresses fall within Mountain View Whisman School District attendance areas rather than Los Altos School District, removing the LASD-boundary premium that drives pricing in Cuesta Park (Mountain View Whisman School District; Los Altos School District; MVLA Union HSD).

Schools

Most Waverly Park addresses are served K-8 by Mountain View Whisman School District (MVWSD), with elementary placement typically at Bubb, Imai, or Stevenson and middle-school placement at Graham (Mountain View Whisman School District). High-school students attend Mountain View-Los Altos Union High School District, with placement at Mountain View High School or Los Altos High School determined by the MVLA boundary line. A small fringe of streets near the southern edge can fall on the LASD side of the boundary; buyers should confirm both K-8 and 9-12 attendance at the address level before writing an offer.

Lifestyle

Waverly Park itself anchors daily life with playfields, a playground, and a tennis-court complex; Cooper Park adds a smaller turf area to the south. El Camino Hospital and the YMCA of Silicon Valley sit a short walk or bike ride west on Grant Road, and Grant Road Park borders the neighborhood. Mature street trees throughout the pocket are protected by Mountain View's Heritage Tree Ordinance (Municipal Code Chapter 32, Article II), which sets a 48-inch trunk-circumference threshold and a tighter 12-inch threshold for oak, redwood, and cedar (City of Mountain View Forestry).

Commute

Waverly Park's southeast Mountain View position places I-280 about seven minutes south via El Monte Road, US-101 about ten to twelve minutes north via Shoreline Boulevard, and the downtown Mountain View Caltrain and VTA light-rail station roughly twelve minutes north. Stanford and the Sand Hill Road corridor sit within fifteen driving minutes via El Camino Real, and the citywide bike grid links the neighborhood west to the Stevens Creek Trail and north toward the Google and OpenAI campuses.

Market

The Waverly Park Market Right Now

Waverly Park trades inside the broader Mountain View single-family market, which closed 2025 at a $2,705,000 annual median across 235 single-family sales with average list-price-received of 107% and average days on market of 15 (SCCAOR/MLSListings). March 2026 numbers ran tighter, with a citywide single-family median of $2,700,000, average price of $3,211,240, median price-per-square-foot of $1,792, and a 112% list-to-sale ratio across 25 closings (SCCAOR/MLSListings). Within Mountain View, Waverly Park ranch homes on 7,000 to 9,000 square-foot lots typically clear in the upper half of the citywide single-family distribution, with rebuilt or substantially expanded homes reaching the $4 million-plus band on the largest lots.
Transactions

What Buyers and Sellers Should Know About Waverly Park

Waverly Park sits within Mountain View's R1 Single-Family Residential framework under Municipal Code Chapter 36, which governs setbacks, height limits, lot coverage, FAR, and SB 9 lot-split rules (City of Mountain View Single-Family Residential Guide). Mountain View's Heritage Tree Ordinance protects any tree with a 48-inch trunk circumference, dropping to 12 inches for oak, redwood, and cedar species; willful unpermitted removal can carry fines based on the appraised value of the tree (City of Mountain View Forestry). At closing, Mountain View's Measure G transfer tax applies citywide: $3.30 per $1,000 of sale price for transactions of $6 million or less, and $15.00 per $1,000 above $6 million, on top of the Santa Clara County rate of $1.10 per $1,000 (Ballotpedia: Mountain View Measure G). Mountain View does not operate a point-of-sale sewer lateral compliance ordinance; inspections trigger only with certain ADU or remodel permits exceeding the equivalent of a 600-square-foot addition (City of Mountain View Development Services). Waverly Park is not governed by a mandatory homeowners association; the area functions as a voluntary neighborhood association.
Field Notes

Market Notes by Lisa M. Lum

Recent activity in Mountain View through Q1 2026 has shown the strongest overbid intensity of any Santa Clara County city, with a 112% list-to-sale ratio and a 14-day average days-on-market across the city (SCCAOR/MLSListings). Lisa Lum observes that turnkey ranch homes in Waverly Park, particularly those with expanded floor plans and updated kitchens, are drawing five to eight offers with overbid premiums in the 8 to 15 percent range. Sellers preparing to list should confirm MVWSD attendance at the address level and prioritize pre-listing inspections to compress the multiple-offer process.

Updated 2026-05-06

Frequently Asked Questions about Waverly Park

What school district serves Waverly Park?
Most Waverly Park addresses are served K-8 by Mountain View Whisman School District, typically Bubb, Imai, or Stevenson Elementary and Graham Middle. High-school students attend Mountain View High or Los Altos High under MVLA Union HSD. A small fringe near the southern edge can fall on the LASD side; verify at the address level.
What lot sizes are typical in Waverly Park?
Most Waverly Park parcels run 7,000 to 9,000 square feet with mid-century single-story ranch homes on quiet cul-de-sac streets. Many homes have been remodeled or expanded over the last two decades; a smaller share have been rebuilt to current Mountain View R1 zoning standards.
Does Mountain View's Measure G transfer tax apply to Waverly Park sales?
Yes. Mountain View's tiered Measure G transfer tax applies citywide: $3.30 per $1,000 of sale price for transactions at or below $6 million, and $15.00 per $1,000 above $6 million, on top of the $1.10 per $1,000 Santa Clara County rate (Ballotpedia: Mountain View Measure G).
Are mature trees in Waverly Park protected?
Yes. Mountain View's Heritage Tree Ordinance protects any tree with a 48-inch trunk circumference at 54 inches above grade, dropping to 12 inches for oak, redwood, and cedar species (City of Mountain View Forestry). Plan any tree-impacting remodel around a permitted arborist report.
Is Waverly Park governed by a homeowners association?
No. Waverly Park is not a mandatory HOA community; it operates as a voluntary neighborhood association without CC&Rs. Buyers should still review the preliminary title report for any utility, drainage, or shared-driveway easements specific to the parcel.
What is the transfer tax in Waverly Park, 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 Waverly Park with escrow.
What disclosures are required when selling a home in Waverly Park?
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 Waverly Park?
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 Waverly Park home pricing.

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