Where are the nice/not so nice areas of San Jose? (Santa Clara: rent, HOA fees)

[mgs333]

First, I will be moving to the bay area this summer after I graduate. My job will be in Santa Clara so I'm weighing my housing options. I'm single and I could rent comfortably or I think I can afford to buy a small condo.

Looking at condo prices, San Jose seems a bit cheaper than Santa Clara but I hear there are not so nice areas in San Jose, (like east sj and also the south?) so my suspicion is that these cheaper condos in SJ are in the not so nice areas.

The questions is: can you guys point out where the nice and not so nice areas are in San Jose?

Also, how much are HOA fees on condos in the area?

Thanks, I did a search but it was hard for me to sift through all the results...

Matt

[sonarrat]

Could you point out some of the addresses you're considering? Some neighborhoods in East San Jose are better than others. For example, Alum Rock & Jackson is bad, but Capitol Ave & Berryessa is better.

[mgs333]

Under $250k
3268 Shadow Park Place
5658 Playa Del Rey
539 Cinnamon Dr

Under $275k
1940 Tradan
687 Balfour Dr
1055 North Capitol Ave
2233 Summerton Dr

$275K+
1988 Tradan Ct
1980 Prince George Dr

[mgs333]

also, as an fyi to anyone else, i've found for condos in the santa clara, cupertino area, the hoa fees were $250 and $310/month in 2 different complexes.

[sonarrat]

Originally Posted by mgs333

Under $250k
3268 Shadow Park Place

This is facing the on-ramp from Capitol Expressway onto 101, which is obnoxiously busy starting very early in the morning. Avoid.

5658 Playa Del Rey

The area around the Oakridge Mall attracts a lot of teenagers and SJSU students. Not terrible but one of the less attractive areas for the average buyer.

539 Cinnamon Dr

Heavy Vietnamese concentration, low-income area but not really dangerous.

Under $275k
1940 Tradan

That's actually a really good neighborhood and relatively off the beaten path. Still walkable to the light-rail.

687 Balfour Dr

I don't know that area very well.

1055 North Capitol Ave

That's the Capitol & Berryessa area, which is OK. Not as good as the location at 1940 Tradan because it's right on a very busy road.

2233 Summerton Dr

Tully & McLaughlin - lousy neighborhood, high crime.

$275K+
1988 Tradan Ct

Same comments as the other Tradan Ct address.

1980 Prince George Dr

Absolutely avoid at all costs.

[mgs333]

thanks so much! rep given!

[mysticaltyger]

I would add that the average to better than average zip codes in San Jose would be:
95117
95118
95120
95123
95124
95125
95126
95129
95132
95133
95136

That doesn't mean that other zip codes are automatically "bad" or that there aren't bad pockets within the nicer zip codes....but just to give you a general idea.

In general, the South and West parts of San Jose are nicer than the East side. Other nice neighbhorhood names to look for: Willow Glen, Almaden Valley, Rosegarden, Cambrian, Evergreen. Decent but not upscale areas: Berryessa, South San Jose (although this can be a vague term). Bad area: East San Jose.

Also the downtown area (95112) is kind of a zip code where the trendy and the dumpy co-exist in close proximity. The downtown has lots of upscale bulding projects under construction right now, so it may be an "up and coming" area.

San Jose is a fairly safe city. Even the bad neighborhoods are fairly livable compared with bad neighborhoods in other large cities.

Typically the bad neighbhorhoods have immigrants from various 3rd world countries living with way too many people in single family houses, not enough parking, lots of litter on the streets, overcrowded public facilites and stores, ugly houses with too much concrete in front of houses where they park all their cars. The crime is also higher in East San Jose, although not as horrible as some imagine. I lived in East San Jose for 1.5 years, didn't have any crime problems...but you'll experience lots of little indignities if you live on that side of town, and the quality of life just isn't there.

Also be aware that Evergreen & Berryessa are on the East side of town (northeast for Berryessa and southeast for Evergreen) but not considered "East" San Jose. Some places may stretch the definition of the neigborhood in order to sell a place. For example, I've seen placed advertised as "Willow Glen" and "Rosegarden" that are really a major stretch.

[cleosmom]

I couldn't resist looking up the house we lived in when I was born which is in the 95129 and was floored at how much some of them have recently sold for Good to hear it's still a decent area.

[fromthebay]

I would bad areas are anywhere along King, Stor, White, McLaughlin, and some parts of Capitol... Most of the east is iffy... but nowhere near bad... I would live anywhere outside of Poco Wy, and seven trees and feel fine.

[Terry O'Nolley]

For the price range you are looking at, Campbell isn't bad. It is an enclave of older single-family homes with an old-style "main street". Also, Santa Theresa area is nice (south San Hoser).