Is Alviso a Good Neighborhood in San Jose?

Alviso, a small neighborhood in northern San Jose, California, sits along the San Francisco Bay. Once a bustling port town, it’s now a quiet, residential area with a rich history and unique waterfront charm. But is Alviso a good place to live? This post explores Alviso’s safety, schools, housing, amenities, community, and future developments to help you decide if it’s the right fit for you.

Key Factors to Consider When Evaluating a Neighborhood

Choosing a neighborhood involves weighing several factors:

• Safety: Is the area secure for residents?
• Schools: Are there quality schools for families?
• Housing Market: What are home prices, types, and risks?
• Amenities and Recreation: What activities and facilities are available?
• Community and Lifestyle: Does the vibe match your preferences?
• Future Developments: Are changes coming that could impact the area?

Let’s break down how Alviso stacks up.

Safety in Alviso

Alviso is relatively safe, with a CAP Index Crime Score of 2, lower than the national average of 4. Its tight-knit, family-friendly community adds to the sense of security. However, recent Reddit posts mention issues like homelessness and abandoned RVs near the railroad tracks, and a historic brick building burned down in 2025 due to a fire linked to homelessness. While these are concerns, Alviso’s overall safety profile remains strong. Stay aware of local issues to make an informed choice.

Schools in Alviso

Families will find strong schools in Alviso, served by the Santa Clara Unified School District, rated A by Niche. Key schools include:

• George Mayne Elementary (A-minus): Great for young students.
• Don Callejon Arts and Design School (A, K-8): Offers unique arts programs like painting and digital design.
• Adrian Wilcox High (A-plus): Known for extracurriculars like competitive coding and a Latino Student Union.

These schools make Alviso a solid choice for families prioritizing education.

Housing Market in Alviso

Alviso’s housing market is competitive, with median home prices around $1,040,000 and prices ranging from $900,000 to $1.5 million. The average price per square foot is $1,078. Homes are often historic Craftsman or fisherman cottages, some renovated, with no homeowner’s associations. Key points:

• Flood Risks: Alviso sits below sea level, making it prone to flooding, as seen in 1983 and 1995. Flood insurance may be necessary.
• Limited Inventory: Many homes are owned by long-time residents, and there are currently no homes for sale.
• Rentals: Average rent is $3,953, higher than 70.4% of California neighborhoods.

For buying tips, see our posts on Tips for First-Time Homebuyers or How to Buy a Home on a Tight Budget.

Amenities and Recreation in Alviso

Alviso’s recreational offerings focus on its natural surroundings:

• Alviso Marina County Park: Ideal for birdwatching (e.g., Lincoln’s Sparrows) with a 9-mile Alviso Slough Trail.
• Baylands Park: Offers grassy fields and picnic areas, 2 miles west.
• Alviso Park: Features a playground and pool, less than a mile southeast.
• South Bay Yacht Club: Hosts kayak outings and events since 1888.
• Topgolf: A nearby entertainment option.

Dining includes:

• Panera and Five Guys: Casual spots.
• Rok Steakhouse and Grill: Upscale dining.
• Blue Water – Seafood and Crab: Known for seafood and cocktails.
• Ruby’s Taqueria: Famous for quesabirria tacos.

The Day on the Bay Multicultural Festival in October celebrates Alviso’s diversity. While amenities are limited, Sunnyvale and Downtown San Jose (10 miles away) offer more options. Check out Why Waterfront Properties Are a Real Estate Trend for more on waterfront living.

Community and Lifestyle in Alviso

Alviso has a population of 1,418, with a median age of 40 and a median household income of $115,499. It’s diverse, with 55.6% of residents of Mexican descent and 23.1% of Asian ancestry. The community is family-oriented but faces challenges:

• Some areas appear rundown, with little recent change.
• Homelessness and abandoned RVs are noted near the railroad tracks.
• A 2025 fire destroyed a historic building, linked to homelessness.

Despite this, Alviso’s community spirit is strong, with events like the Day on the Bay Festival and “wild” July 4th celebrations. The wetlands and historic homes add charm. For more on community trends, read How Demographic Shifts Are Reshaping Real Estate.

Future Developments in Alviso

Alviso is seeing changes that could shape its future:

• Affordable Housing: A 100% affordable housing project is proposed under California’s “builder’s remedy” law, causing some resident concerns. See Benefits of Affordable Housing in Real Estate Trends.
• Food Bank Expansion: Second Harvest of Silicon Valley bought a $13 million site for potential food distribution.
• Park Upgrades: Alviso Park’s Phase 1 expansion added a walking loop and pollinator garden.
• Industrial Growth: A Microsoft data center was approved at 1657 Alviso Way.
• Residential Plans: A proposal for 59 townhomes could replace existing structures.

These projects could boost Alviso’s appeal but may bring construction and density challenges. Learn more in How Infrastructure Projects Impact Property Values.

Conclusion

Alviso offers a unique mix of history, nature, and community. Its low crime, great schools, and tech hub proximity make it appealing for families and professionals. However, flood risks, limited amenities, and some underdevelopment are drawbacks. Future developments signal growth but may change the neighborhood’s character.

If you seek a quiet, waterfront lifestyle and can handle its challenges, Alviso could be ideal. If you need more urban amenities, other San Jose areas might suit you better. For broader market insights, read What to Expect in the Real Estate Market in 2025.

Frequently Asked Questions (FAQs)

1. Is Alviso part of San Jose?
   Yes, Alviso is a San Jose neighborhood, annexed in 1968.
2. What is the population of Alviso?
   About 1,418 people live in Alviso.
3. Does Alviso have good public transportation?
   Public transit is limited, with a Transit Score of 0/100, but VTA bus stops are available.
4. Are there jobs near Alviso?
   Yes, Alviso is near tech campuses in Sunnyvale (e.g., Google, Microsoft) and has industrial parks.
5. Is Alviso good for families?
   Yes, with strong schools, low crime, and parks, it’s family-friendly.
6. What are the flood risks in Alviso?
   Its low-lying location makes flooding a risk, requiring potential flood insurance.
7. What is the cost of living in Alviso?
   Median home price is $1,040,000, average rent is $3,953, and median household income is $115,499.
8. Are there many amenities in Alviso?
   Amenities are limited, but parks, dining, and nearby Sunnyvale provide options.