San Jose · Santa Clara County · Historic Lincoln Avenue village

Willow Glen

San Jose's small-town heart — Craftsman streets, Lincoln Avenue, and neighborhood pride that runs deeper than almost anywhere in Silicon Valley

Median Sale
$1,700,000
April 2026 · 412 closings

Willow Glen Real Estate Market Snapshot

Median Sale Price
$1,700,000
+1.2% vs prior-year median
Avg. Days on Market
16
% List Price Received
105%
Homes Sold (April 2026)
412
Median price trend
2025 · $1,680,000 April 2026 · $1,700,000
List-price received
105%
90%100%120%+

As of April 2026 · Source: SCCAOR/MLSListings

Living in Willow Glen

Willow Glen was its own city until 1936, when San Jose annexed it in the consolidation of Santa Clara Valley's expanding municipalities. The annexation technically worked, but culturally it never quite took. Willow Glen residents still use phrases like "the village" without irony. The neighborhood maintains its own business association, its own neighborhood improvement associations, its own holiday traditions — most famously the Christmas Lane lights display on Eucalyptus Avenue, which draws visitors from across the Bay Area and has operated continuously for decades.

The neighborhood occupies a roughly triangular area in west-central San Jose, bounded by the Guadalupe River to the west, Meridian Avenue to the east, and Lincoln Avenue running east-west through its center. Lincoln Avenue is the commercial core: a genuine main street with locally-owned restaurants, boutiques, wine bars, salons, and neighborhood businesses that have resisted the chain-restaurant homogenization that eliminated main street culture from most Santa Clara County communities.

Schools

Willow Glen Elementary SD (K-5). Willow Glen Middle School. Willow Glen High School (San Jose Unified SD). Strong neighborhood identity throughout the school system. Arts and athletics programs well-regarded.

Lifestyle

Lincoln Avenue walkable main street, Christmas Lane lights tradition (Eucalyptus Ave), Guadalupe River Park trails, Sunday farmers market, independent restaurants and wine bars. One of SCC's most walkable residential neighborhoods.

Price Ranges

Original bungalows (well-maintained): $1.3M-$2.0M. Updated Craftsmans on premium streets: $2.0M-$3.0M. Full renovations with ADU: $2.5M-$3.5M. Character commands premium over raw square footage.

Willow Glen Neighborhoods

Distinct residential areas within Willow Glen, each with its own character, lot patterns, and market dynamics.

Frequently Asked Questions about Willow Glen

What is the transfer tax in Willow Glen, 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 Willow Glen with escrow.
What disclosures are required when selling a home in Willow Glen?
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 Willow Glen?
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 Willow Glen home pricing.

Search Willow Glen Homes

Browse current listings in Willow Glen with Lisa M. Lum.

Search Listings
Last updated 2026-05-19 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150