Industrial neighborhood south of downtown San Jose
Fairgrounds is heavily industrial area located 4 miles south of downtown San Jose. Most buildings in this neighborhood belong to autobody companies, urgent cares, social services buildings and manufacturer warehouses. Fairgrounds is, however, also home to a handful of residential subdivisions. “There are not a ton of homes there. Springbrook is one of the few communities in that area that is residential,” says Nicole Emanuel, a Realtor with recent condo sales in the area. Other subdivisions include mobile home communities and condominium complexes near Kelley Park, which sprawls across 172 acres and is one of San Jose’s most popular outdoor destinations with zoos, gardens, a history park and more. The neighborhoods name is derived from the Santa Clara County Fairgrounds complex it encompasses. Plenty of shopping and dining options can be found along Monterey Road, which acts as one of the neighborhood’s borders. According to its CAP Index crime scores, Fairgrounds scores lower in violent crime but its high rates of nonviolent crime – particularly motor vehicle theft – brings the overall neighborhood crime score to a 9 out of 10, which is higher than the national average of 4.
Fairgrounds sits 4 miles south of downtown San Jose.
History Park is located at the south end of Kelley Park in Fairgrounds.
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Condos and mobile homes comprise the neighborhood
Springbrook is a condo community that offers two- and three-bedroom units situated in contemporary Craftsman buildings; residents in this community have immediate access to amenities like Kelley Park and nearby bus stops. Units cost between approximately $630,000 and $800,000 depending on layout and amenities, and Springbrook residents can also expect to pay monthly HOA fees. Adjacent to the Springbrook community is another complex along Senter Road that consists of several midcentury multi-family buildings that house a few rental units each. At the opposite end of the neighborhood is Pepper Tree Estates, a manufactured home community with homes that sport attached carports on compact lots. This mobile home community also include amenities like an on-site playground and basketball court for residents. Properties in Pepper Tree Estates tend to range between $200,000 and $350,000 depending on square footage and condition. Compared to the surrounding San Jose metropolitan area, housing costs in the Fairgrounds neighborhood are significantly more affordable.
Springbrook is a condo community in Fairgrounds.
Mobile Homes is another homebuyer option in Fairgrounds.
Apartments in Fairgrounds Are Characterized by Their Warm Colors and Beautiful Front Lawns.
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Easy access to big box stores
One of the warehouses within the neighborhood is a Costco Wholesale and sits no more than a mile from Fairgrounds’ residential areas. Walmart Supercenter also sits about 2 miles northeast of Costco for smaller-scale grocery runs. Next door to the Walmart is San Jose’s Little Saigon community, which consists of the Vietnam Town shopping center and the Grand Century Shopping Mall; between the two centers, residents can find over 100 small businesses, restaurants and boutique shops that represent various South Asian cultures. When it comes to dining options within the neighborhood itself, Emanuel says: “It’s mostly chain restaurants, but if you go into downtown San Jose, that’s where you’ll some one-off, locally owned spots.”
Fairgrounds residents can head to Costco Wholesale for household necessities.
Locals shop for groceries at Walmart Supercenter near Fairgrounds.
Tram Cream Coffee 2 serving Vietnamese egg coffee near Fairgrounds.
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Annual fair is a local favorite
The Santa Clara County Fair is an event that’s taken place every summer since the 1940s. The fair hosts livestock jackpots, nightly entertainment and a carnival full of rides and games. The fairgrounds venue is massive and is can accommodate over 30,000 people across more than 100 acres of land. When the Santa Clara County Fair isn’t happening, the fairgrounds still acts as an event venue for everything from corporate conventions and weddings to concerts and trade shows; events can be hosted either indoors or outdoors. For additional activities throughout the year, downtown San Jose hosts musicals at the Center for the Performing Arts, weekly karaoke at O'Flaherty’s Irish Pub and comedy shows at San Jose Improv – all less than 3 miles from the neighborhood.
Foodie Land in Fairgrounds offers a vibrant mix of global cuisines and entertainment.
Discover a fusion of flavors and fun at Foodie Land in San Jose.
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KIPP Heritage Academy is a highly ranked public charter school
Franklin Elementary School serves kindergarten through sixth grade students and receives a B-minus rating from Niche. Primary and intermediate students can also attend George Shirakawa Sr. Elementary School, which accommodates kindergarten through eighth grade and also earns a B-minus score. Grades five through eight can also apply to the A-rated KIPP Heritage Academy, a public charter school located within the neighborhood that was named as the No. 3 school on Niche’s “Standout Middle Schools in San Francisco Bay Area” 2025 list. For high school, secondary students attend Yerba Buena, a school with a B-plus grade that features construction and engineering course options for students.
Franklin Elementary School serves K-6th grade students in Hillsdale.
One of the newer schools in San Jose is Heritage Academy.
Yerba Buena High School is a Public, Four-year High School Located in San Jose.
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One park; many amenities, including a zoo
Kelley Park is massive 172-acre outdoor space within walking distance of many Fairgrounds residents. “Kelley Park has the Happy Hollow Park and Zoo, which has little rides and a petting zoo, a history park with historical buildings and the Japanese Friendship Garden,” Emanuel says. Throughout the summer months, the park hosts events like taco festivals and cycling shows. The San Jose Giants, a Minor League Baseball team, plays at Excite Ballpark directly across the street from Kelley Park. Fairgrounds residents also have proximity to San Jose State University’s athletic complex and the indoor Sharks Ice Rink, the largest ice skating building in the state.
Childrens Love to Visit Happy Hollow Park & Zoo in San Jose.
San Jose Residents will Visit Japanese Friendship Garden Annually in San Jose.
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Plans to become a future transportation hub
Commuters in this neighborhood have easy access to two major thoroughfares: Route 87, which travels through downtown San Jose, and Interstate 280, which travels west up to Silicon Valley and its many tech employers. Public transportation options, including city bus routes and the light rail system, are operated by the Valley Transportation Authority. San Jose Mineta International Airport is less than 10 miles away and offers dozens of direct flights to cities across the United States, as well as some regularly scheduled flights to Canada and Mexico. Michelle Elliot, a local Realtor with Coldwell Banker Realty, says that planned developments for the future could make San Jose area a major transportation hub: “The downtown area is currently slated to have a BART extension built – BART is our equivalent of the metro here, but as of right now it stops in Berryessa,” she says. “The future high speed rail will hopefully run through here and connect all the way up to Sacramento. If all these things come together, it would take this city to the next level.”
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this neighborhood?
Reach out to
Lizbeth Alarcon,
an experienced agent in this area.
Parks in this Area
Bestor Art Park
Belvue Park
McLaughlin Park
Basketball
Grills
Picnic Area
Selma Olinder Park
Baseball/Softball
Bike Trails
Dog Park
Kelley Park
Picnic Area
Rocksprings Park
Transit
Airport
Norman Y Mineta San Jose International
12 min drive
Bus
Senter & Phelan
Bus
Monterey & Tully & Curtner
Bus
Tully & 7th
Bus
Senter & Burke
Bus
Monterey & Phelan
Bus
Monterey & Old Tully
Bus
Senter & Alma
Crime and Safety
1 - Low Crime, 10 - High Crime
Fairgrounds
US
Homicide
5
4
Sexual Assault
6
4
Assault with Weapon
7
4
Robbery
9
4
Burglary
9
4
Motor Vehicle Theft
10
4
Larceny
9
4
Crime Score
9
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Fairgrounds, San Jose sell after 21 days on the market compared to the national average of 47 days. The average sale price for homes in Fairgrounds, San Jose over the last 12 months is $744,545, up 6% from the average home sale price over the previous 12 months.
$20K Reduction for a Quick Sale!!! Welcome to a charming home in the family-friendly community of Peppertree! This home features 2 bedrooms and 2 bathrooms with a LOW space rent of just $867. Enjoy a spacious living area that opens to the kitchen, freshly painted interiors, and new flooring in the living room. The washer, dryer, and refrigerator are included. Parking is convenient with two
Met North was the first phase of a two phase development. It consists of 70 affordable apartments and 1 manager’s unit in a four story elevator building. A separate 2-story parking garage provides ample car, motorcycle, and secure bicycle storage for residents.The building is designed in accordance with Green Building Guidelines and implements state of the art building technologies in an
Interested in learning more about homes in this neighborhood?
Reach out to
Lizbeth Alarcon,
an experienced agent in this area.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
3,642
Median Age
43
Population Density
4 ppl/acre
Population under 18
21.2%
On par with the national average
23.8%
Population over 65
19.2%
On par with the national average
19.1%
Finances
Median Household Income
$44,110
Significantly below the national average
$71,702
Average Household Income
$69,552
Education and Workforce
High School Graduates
72.5%
Below the national average
89.1%
College Graduates
19.8%
Below the national average
34.1%
Advanced Degrees
6.3%
% Population in Labor Force
61.5%
Weather
Annual Precipitation
17''
Average Winter Low Temperature
43°F
Average Summer High Temperature
82°F
Annual Snowfall
0''
Area Factors
Bikeable
Bike Score®
66/ 100
Car-Dependent
Walk Score®
47/ 100
Some Transit
Transit Score®
44/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
