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Almaden Valley, San Jose Homes for Sale & Real Estate

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

Almaden Valley is a residential area of south San José, in ZIP code 95120, running along Almaden Expressway and Almaden Road toward the Santa Teresa and Capitancillos hills, with Almaden Quicksilver County Park and the historic New Almaden mining district at its southern end. Most of it is inside the City of San José, so city rules on transfer tax, zoning and creekside development apply, while some hillside parcels and the New Almaden village are unincorporated county land. Its distinctive issues for a buyer are mercury from the old mines in local creeks and reservoirs, hillside fire zones and the city’s higher-price transfer tax.

This guide covers Almaden Valley’s subdivisions and foothill streets. The historic village itself has its own page, New Almaden, and the wider city is covered in our San José real estate guide. Rules are stated as of October 2026.

Almaden Valley homes for sale

Almaden Valley market report

Where Almaden Valley is, and who governs it

Almaden Valley sits between the hills of Santa Teresa County Park to the east and the ridge of Almaden Quicksilver County Park to the southwest. Santa Clara County Parks describes Almaden Quicksilver as 4,163 acres covering most of Capitancillos Ridge, with its main Hacienda entrance at 21785 Almaden Road and the Mockingbird Hill entrance off Mockingbird Hill Lane, both in San José 95120.

Jurisdiction is the first thing to check on any listing. Valley-floor subdivisions are generally city parcels. Some upper hillside lots and the New Almaden village, which the National Park Service describes as a National Historic Landmark district along Alamitos Creek, follow Santa Clara County rules instead. Our guide to unincorporated Santa Clara County explains how county zoning, permits and services differ.

Homes and property types

Valley-floor subdivisions. Detached single-family homes on suburban lots make up most of the area, with some townhome and condominium communities closer to the main roads.
Foothill and hillside homes. Larger lots and custom homes on the slopes above the valley, where grading, fire and creek rules weigh more heavily on remodels and new building.
Golf-course streets. Homes on the streets around the private Almaden Country Club. For a lot that borders the course, read the title report for easements and ask about fencing and stray-ball exposure.
Acreage at the edges. A small number of rural parcels near the county parks, often on wells or septic systems, which our Santa Clara County rural land guide covers.

Buyers comparing a larger estate should also see our Santa Clara County luxury homes page, and for an older, flatter neighborhood closer to downtown, our Willow Glen guide.

Mining history and mercury in local water

The hills at the south end of the valley were one of California’s earliest mining districts. The National Park Service says quicksilver (mercury) mining at New Almaden began in 1845, before the Gold Rush, and that Santa Clara County bought the hills in 1974 to develop as a county park. County Parks says the area was mined for over 135 years, that all mines and adits have been sealed, and that the Casa Grande at 21350 Almaden Road houses the Almaden Quicksilver Mining Museum.

The legacy shows up in the water. On December 1, 2020, the state’s Office of Environmental Health Hazard Assessment (OEHHA) issued an updated advisory that no fish be eaten from Alamitos Creek, Almaden Lake, Almaden Reservoir, Calero Creek, Calero Reservoir, Guadalupe Creek, Guadalupe Reservoir, the Guadalupe River and associated percolation ponds, because mining waste continues to deposit mercury into the watershed. That is a fishing advisory, not a statement about drinking water or about any particular lot.

Valley Water’s Almaden Lake Improvement Project was designed to stop Alamitos Creek from flowing through Almaden Lake, which the district says traps steelhead and collects mercury-laden sediment. Construction was put on hold in January 2023 because of rising costs, and the district’s project page gives no timeline to restart.

Creeks, hillsides and fire zones

Creekside lots

Alamitos, Calero and Guadalupe creeks run through or near the valley. The city’s Council Policy 6-34, effective August 23, 2016, sets minimum setbacks for development near riparian corridors, measured from the outside dripline of riparian vegetation or the top of bank, whichever is greater; the table lists 100 feet for new residential buildings. The policy doesn’t apply to projects that need only a Single-Family House Permit, and it allows reduced setbacks in limited cases, such as some pre-existing one- or two-family lots. If you plan to add on or rebuild near a creek, ask Planning how the policy applies before you buy.

Flood risk varies by street and by the creek’s channel. Check the parcel on FEMA’s flood map, read the seller’s natural hazard disclosure, and get an insurance quote during escrow. Our guide to the natural hazard disclosure report explains what the zones on the report mean.

Hillside fire hazard

The State Fire Marshal maps Moderate, High and Very High Fire Hazard Severity Zones, and the City of San José’s page notes that the city may expand those zones but cannot reduce them. When CAL FIRE released updated local maps in March 2025, ABC7 reported that San José had the largest increase in acres zoned high and very high among Bay Area cities. Look up any foothill address in the city’s fire hazard zone finder; homes in a high or very high zone carry extra building, defensible space and disclosure requirements, covered in our guide to AB 38 defensible space inspections.

Transfer tax and other local rules

A sale inside San José pays Santa Clara County’s documentary transfer tax plus the city’s own base transfer tax, and higher-priced sales also pay Measure E, which voters approved on March 3, 2020. According to Old Republic Title’s Santa Clara County manual, Measure E is charged on the entire price at 0.75%, 1% or 1.5%, depending on the price tier.

Where Measure E starts is not consistent across sources. The city’s page describes it as a tax on transfers of $2 million or more, while Old Republic Title starts the first tier at $2,300,000.01. If your price could fall between those figures, ask escrow which threshold applies on your closing date. Our guide to Santa Clara County city transfer taxes shows every city’s rates and worked examples. Transfer tax custom varies by county and city, and who pays is negotiable, so write the split into the contract.

State point-of-sale rules apply here as everywhere: the seller certifies in writing that the home has an operable smoke alarm and a braced water heater, and carbon monoxide devices are required where there is a gas appliance, a fireplace or an attached garage. If you buy a rental unit in the area, San José’s rules for older apartment buildings are in our San José rent ordinance guide.

Utilities and getting around

Water. San Jose Water’s 2026 service area map covers the Almaden Expressway, Harry Road and Almaden Road corridors. Confirm the provider for the exact address from a recent bill, since San José has more than one water system and rural parcels may use wells.
Sewer and septic. Subdivision homes are generally on public sewer; rural and hillside parcels may be on septic, so ask for the system’s records.
Roads. Almaden Expressway is the main north-south route into the valley, and Almaden Road continues south toward the county park and New Almaden. Use VTA’s trip planner for current transit service, since routes change.

School district boundaries don’t follow the neighborhood name, so check the district for any specific address directly with the district.

Selling a home in Almaden Valley

Buyers here tend to arrive with specific questions, and a seller who answers them in the disclosure package sells with fewer surprises in escrow.

Confirm the jurisdiction and permits. Pull the city or county permit history for additions, pools, retaining walls and hillside grading.
Price the transfer tax early. If your price might land near the Measure E threshold, get an escrow estimate before you set the list price.
Prepare hazard paperwork. Order the natural hazard report early, and if the home is in a high or very high fire zone, plan for the defensible space requirements.
Gather system records for any well, septic system, solar lease or pool equipment.

Start with a home valuation, and see our Santa Clara County seller guide for the county-wide process.

This guide is general information, not legal or tax advice. Confirm zoning, creek setbacks and fire zone status with the City of San José or the county for the specific parcel, and ask a California real estate attorney about contract questions.

Questions people ask

Is Almaden Valley part of the City of San José?

Mostly. The valley-floor subdivisions are generally inside the city, while some hillside parcels and the historic New Almaden village are unincorporated Santa Clara County. Check the parcel before you rely on city rules.

Do the old mercury mines affect homes in Almaden Valley?

We can’t judge any specific property, and the state’s advisory is about fish, not homes: OEHHA recommends eating no fish from Almaden Lake, the Almaden, Calero and Guadalupe reservoirs and several local creeks. For a parcel with mining history or creek frontage, ask an environmental professional and read the hazard disclosures.

Does Measure E apply to Almaden Valley sales?

Yes, for sales inside San José above the threshold. The city describes it as applying to transfers of $2 million or more, while title company guides start it at $2,300,000.01, with rates of 0.75% to 1.5% of the whole price.

Are Almaden Valley homes in a fire hazard zone?

Some foothill homes are. Look up the address in the city’s fire hazard zone finder, since the March 2025 maps added acreage in San José, and expect extra defensible space and disclosure steps in high and very high zones.

Can I build close to the creek on my lot?

It depends on the project. San José’s Council Policy 6-34 sets riparian setbacks, 100 feet for new residential buildings in its table, but it doesn’t apply to projects needing only a Single-Family House Permit. Ask Planning about your specific plan.

What is the difference between Almaden Valley and New Almaden?

Almaden Valley is the larger residential area of south San José. New Almaden is the historic mining village to the south, a National Historic Landmark district, covered on our separate New Almaden page.

Buying or selling in Almaden Valley

We can check a parcel’s jurisdiction, fire zone, creek setbacks and transfer tax before you write an offer, and run targeted off-market outreach through our own client database for buyers who want a specific street. See our Santa Clara County guide for the region, or contact us to talk about a property.

Sources & notes

Last reviewed October 2026 by Matthew Martinez.