2026-06-06 — views ZIP 95132

San Jose Berryessa ZIP tracker — 95132 / 95131 / 95133 (BART, foothills, attainable SFH)

Berryessa, northeast San Jose's attainable BART-anchored corner: 95132 ~$1.55M foothill SFH (flat YoY, fastest-selling at 11 days), 95131 ~$1.37M Berryessa-BART core (+6.9%), 95133 ~$1.20M (+8.2%, the momentum ZIP). Data as of 2026-05-31. Informational, not advice.

ZIP 95132 median

$1.55M

-0.1%

YoY · Redfin

30-yr mortgage

6.55%

+4.1%

FRED MORTGAGE30US · last 15 weeks

ZIP 95132 days on market

11 d

Lower = hotter

San Jose median

$1.69M

+6.0%

13-month series · Redfin

Berryessa is northeast San Jose’s most attainable established neighborhood — single-family foothill homes, a BART terminus, and well-regarded schools, at a fraction of the West Valley’s price. This tracker zooms into the three Berryessa-area ZIPs: 95132 (the North Valley foothills), 95131 (the Berryessa-BART core), and 95133 (mid/west Berryessa). Market data as of 2026-05-31 (Redfin / Zillow); it complements the broader North & Central San Jose tracker. Informational, not financial advice.

Berryessa snapshot — three ZIPs

ZIP	Area	Median	YoY	DOM	Sale/list
95132	Berryessa / North Valley foothills	$1.55M	-0.1%	11 d	104%
95131	Berryessa (BART core)	$1.37M	+6.9%	18 d	103%
95133	Berryessa / North SJ	$1.20M	+8.2%	12 d	103%

The three Berryessa ZIPs

95132 — the foothill premium. The priciest Berryessa ZIP (~$1.55M) on larger lots climbing the North Valley foothills. Essentially flat YoY but the fastest-selling of the three (11 days, ~4 offers, Redfin-”most competitive”) — scarce detached homes clearing quickly.
95131 — the BART core. ~$1.37M, +6.9%, ~4 offers per listing. Anchored by the Berryessa / North San Jose BART station (open since 2020) — the structural, transit-oriented demand anchor the foothills lack.
95133 — the momentum ZIP. ~$1.20M and +8.2% YoY — the strongest appreciation of the three — turning in ~12 days. The smaller, faster-moving slice between Berryessa and the downtown corridor.

Why Berryessa

BART terminus. The Berryessa / North San Jose station (opened June 2020 as the end of the Milpitas–Berryessa line) is durable resale support, and a future Phase II extension toward downtown San Jose and Santa Clara would deepen it.
The Flea Market redevelopment. The historic San Jose Flea Market (La Pulga) on Berryessa Rd is being redeveloped into a transit-oriented urban village — more housing and retail next to the station, a structural change to the area’s center of gravity.
Schools + families. Berryessa Union (elementary/middle) and East Side Union high schools draw family demand — a core reason the foothill SFH market stays competitive.
Attainability. Same county, same employers as Cupertino ($3.36M) and Saratoga ($4.0M), at roughly a third to half the price — the rational dollars-per-commute-minute trade for many tech buyers.

The 95132 YoY caveat (read before reacting)

Redfin’s monthly median for 95132 has printed as low as −14.2% YoY — but that is a single month on thin volume, swung by which large foothill homes happened to close. Zillow’s smoothed ZHVI is ~flat (−0.1%), the honest read we use here. When a ZIP closes only a handful of homes a month, trust price-per-square-foot and the smoothed index, never a single month’s median-dollar swing.

Practitioner note

Decide housing type before ZIP. For a detached single-family home you are looking at 95132 (foothills) and parts of 95133/95131 — and those move fast (11–18 days, sale-to-list 103–104%), so be pre-approved and ready to write above ask. If transit and resale durability matter more than lot size, weight 95131 for its BART proximity. And if you’re buying near Berryessa Rd, check the Flea-Market redevelopment timeline — construction noise now, a future amenity later.

The under-considered angle

Berryessa is San Jose’s clearest case of a BART premium forming in real time. The foothill premium in 95132 is the old story — land and schools. The newer story is 95131, whose value is increasingly tied to the station and the eventual Phase II ride into downtown. Two different demand drivers — land vs transit — sit inside one neighborhood, and they will not appreciate for the same reasons or at the same time.

Market data as of 2026-05-31 (Redfin / Zillow); thin-volume ZIP medians are noisy — verify current figures before acting. Informational, not financial advice.