Willow Glen

Avil Soleiman is a licensed real estate broker (DRE #01968159) and the broker-owner of Avil Soleiman Brokerage, located at 1900 Camden Ave, Suite 101, San Jose, CA 95124. He helps people buy and sell homes in Willow Glen, the historic San Jose neighborhood centered on ZIP code 95125, and throughout Santa Clara and San Mateo counties. You can reach Avil at 408-807-5657 or home@avilsoleiman.com, and his clients have given him 5.0 stars from 52 reviews on Zillow (as of September 2026).

How Avil works with Willow Glen buyers and sellers

Willow Glen is one of the best-known San Jose neighborhoods, and Avil’s Camden Avenue office is in Cambrian, the neighborhood just to the south. Willow Glen homes vary widely in age, size and style, and details such as school assignment, permit history and the condition of an older house can change from one street to the next. For buyers, Avil provides practical guidance through showings, offer strategy, inspections and negotiation. For sellers, he helps prepare the home, price it using recent nearby sales, and market it on its real strengths, communicating consistently from preparation through closing.

Living in Willow Glen

Where Willow Glen is (95125)

Willow Glen lies southwest of downtown San Jose. It is centered on ZIP code 95125, although not every 95125 address is considered Willow Glen, and some streets in 95126 are often counted as part of it. Interstate 280 is widely treated as the northern edge, and the Guadalupe River was the town’s original eastern border. Named areas include Downtown Willow Glen, Palm Haven, Gardner and North Willow Glen, and Lincoln Glen and Willow Glen South.

A town of its own from 1927 to 1936

The name comes from the marshy land between the Guadalupe River and Los Gatos Creek, once thick with willows. Willow Glen Elementary School was founded in 1863, and Willow Glen Road was renamed Lincoln Avenue in 1865. Willow Glen incorporated as its own city in 1927, in part to keep the Southern Pacific Railroad from routing its line down Lincoln Avenue, and in 1936 residents voted to join San Jose, largely to connect to the city’s sewer system.

Homes and architecture

Willow Glen neighborhoods are made up mostly of custom and semi-custom homes in a wide range of styles, including Victorian, Colonial Revival, Craftsman, Mission, Prairie, Spanish Eclectic, Tudor and Eichler. Over the years many smaller houses have been replaced or expanded, so Willow Glen homes for sale often include original older homes, remodels and newer construction on the same block.

Downtown Willow Glen on Lincoln Avenue

Downtown Willow Glen runs along Lincoln Avenue, where the Willow Glen Business Association describes sidewalk cafés, coffee shops, boutiques, restaurants and everyday services, with free parking on the street and in public lots. The association lists a Saturday farmers’ market at Willow Glen Elementary, open rain or shine. During the holidays, many Willow Glen streets keep up a tradition, started in 1950, of placing small, matching lighted Christmas trees in front yards.

Willow Glen parks, trails and getting around

• Willow Street Frank Bramhall Park: an 18-acre City of San José park at 1320 Willow Street with softball fields, tennis and basketball courts, playgrounds and picnic areas.
• Three Creeks Trail: a trail of about a mile on a former Union Pacific rail line through Willow Glen, planned to eventually link the Los Gatos Creek, Guadalupe Creek and Coyote Creek trails.
• Los Gatos Creek Trail: two sections of the trail end in Willow Glen, with on-street connections between them.
• Willow Glen Branch Library: part of the San José Public Library, at 1157 Minnesota Avenue.
• Transit: VTA’s Blue Line light rail runs along Highway 87 on the neighborhood’s eastern edge, with Curtner, Tamien and Virginia stations nearby, and the Green Line’s Fruitdale station is on Southwest Expressway. Tamien station is also served by Caltrain, and San Jose Diridon station is about a mile north of Willow Glen.

Willow Glen schools

Willow Glen is served by San Jose Unified School District (SJUSD), but school assignment follows the exact address rather than the neighborhood name. As a general guide:

• Elementary and K–8: SJUSD schools in and around Willow Glen include Willow Glen Elementary, Booksin Elementary on Dry Creek Road and River Glen K–8.
• Middle and high school: Willow Glen Middle School and Willow Glen High School, with some addresses assigned to Abraham Lincoln High School.

Always confirm school boundaries with SJUSD before making an offer; the district’s School Finder lets you check a specific address.

Buying a home in Willow Glen

Many Willow Glen homes are decades old, so plan for a thorough inspection of the foundation, roof, electrical, plumbing and sewer line, and check City of San José permit records for additions, garage conversions and ADUs. If you are planning a major remodel, ask the city whether the home has any historic designation first. Many San Jose homes include an accessory dwelling unit (ADU) or a junior ADU (JADU), and the City of San José runs a Preapproved ADU program for owners who want to add one later; before you buy, confirm that any existing unit was permitted and passed final inspection. After closing, the Santa Clara County Assessor reassesses the property and the county sends a supplemental property tax bill, which is generally not paid through a mortgage impound account, so plan for it. For an overview of the process, see Avil’s page on deciding to buy.

Selling in Willow Glen: home value and Prop 19

Online estimates are a starting point, but Willow Glen values can shift from one street to the next based on lot size, condition, remodel quality, ADU potential, school assignment and distance to Lincoln Avenue. Original homes and recently rebuilt homes can sit side by side, so comparable sales need to be chosen carefully. Sellers who are 55 or older may also want to look at Proposition 19, which can let eligible homeowners transfer their property tax base to a replacement home anywhere in California. For a valuation based on recent nearby sales, request a home valuation or call Avil at 408-807-5657.

Willow Glen real estate FAQ

Is Willow Glen its own city?

No. Willow Glen was an incorporated city from 1927 until 1936, when its residents voted to join San Jose. Today it is a San Jose neighborhood, so city services, permits and planning go through the City of San José.

What ZIP code is Willow Glen?

Willow Glen is centered on ZIP code 95125, but not every 95125 address is considered Willow Glen, and some streets in 95126 are often counted as part of it. Interstate 280 is widely treated as the northern edge, so check the specific address when you search.

Which schools serve Willow Glen?

Willow Glen is in San Jose Unified School District. Schools that serve the area include Willow Glen Elementary, Booksin Elementary, River Glen K–8, Willow Glen Middle School and Willow Glen High School, and some addresses are assigned to Abraham Lincoln High School. Use the SJUSD School Finder and confirm with the district before making an offer.

What should I know before buying an older home in Willow Glen?

Plan for a thorough inspection of the foundation, roof, electrical, plumbing and sewer line, and check City of San José permit records for any additions, garage conversions or ADUs. If you plan a major remodel, ask the city whether the home has any historic designation before you finalize your plans.

How much is my Willow Glen home worth?

The most reliable estimate comes from a comparative market analysis of recent nearby sales, adjusted for your home’s size, condition, lot, remodel quality, school assignment and any ADU. Online estimates are a starting point but often miss those details. You can request a valuation on the What Is My Home Worth page at avilsoleiman.com or call Avil Soleiman at 408-807-5657.

How do I find a trusted Willow Glen realtor?

Start by checking the agent’s license on the California Department of Real Estate (DRE) website, then read reviews on more than one platform, such as Google and Zillow. Ask about recent transactions in the neighborhoods you are considering, how the agent communicates, and who handles each step of the process. Avil Soleiman is the broker-owner of Avil Soleiman Brokerage in San Jose (DRE #01968159), has 5.0 stars from 52 reviews on Zillow (as of September 2026), and can be reached at 408-807-5657.

Avil also helps buyers and sellers across San Jose and in nearby Campbell, Los Gatos and Santa Clara. Whether you are buying your first home, moving within the area or preparing to sell, call Avil Soleiman at 408-807-5657 or email home@avilsoleiman.com. DRE #01968159.