New Homes in Urban Oaks San Jose: The 2026 Buyer and Seller Guide

Urban Oaks is a newer master planned neighborhood in South San Jose, ZIP 95119, built inside the Cottle Transit Village on the former IBM and Hitachi campus along Highway 85. Pulte Homes built the original UrbanOak collections, with homes dating to 2019, and Tri Pointe Homes is selling new townhome style condos there today from the high $800s. Across 95119, the median sold price was $1.3 million in September 2026, and single family homes are listing at a median of $1,444,000 as of October 26, 2026. Rami Tannous, REALTOR at Nick Sadek Sotheby's International Realty, DRE #02334866, lives in Urban Oaks and works 95119 every week. Here is what the neighborhood is, what homes cost now, and how to buy or sell there with an edge.

The short version

• Urban Oaks (builders spell it UrbanOak) sits in the Cottle Transit Village, San Jose 95119.
• Pulte homes date to 2019 and now trade as resales. Tri Pointe is selling new homes at Lotus at UrbanOak.
• New Lotus townhome style condos start in the high $800s. Single family homes in 95119 list at a median of $1,444,000.
• Light rail, Caltrain and Highway 85 surround the village. Schools are Oak Grove School District and East Side Union High School District.
• Sales in 95119 slowed in September 2026, which rewards precise pricing for sellers and gives buyers room to negotiate.

The neighborhood

You will see it spelled three ways. Builders market it as UrbanOak, and most people search for Urban Oaks or Urban Oak San Jose. Same place.

The land tells the story. IBM opened its first West Coast campus here in 1956 and built the first hard disk drives on this site. Hitachi acquired the campus in 2002, kept 160 acres for its own operations, and the remaining 172 acres became the Cottle Transit Village. San Jose approved the village plan in 2005 for close to 3,000 homes, at densities far above the rest of the city outside downtown.

The plan put transit and open space first. The Cottle and Santa Teresa VTA light rail stations and the Blossom Hill Caltrain station surround the village, and a pedestrian bridge connects to Caltrain. The plan calls for 17 acres of parks, including the 10.6 acre RAMAC Park with lighted sports fields, plus a five mile multiuse path. Village Oaks, a 325,000 square foot center anchored by Target and Safeway, opened in 2014.

For the neighborhood overview, photos and lifestyle notes, start with my Urban Oaks community guide. For the citywide picture, see living in San Jose.

Homes and builders

Urban Oaks gives buyers a choice most of Silicon Valley cannot: a resale home with finished landscaping and an established HOA, or brand new construction a few streets away.

• Pulte Homes, The Residences at UrbanOak: single family homes. A 2019 Pulte home on Virtual Lane with 4 bedrooms, 3.5 baths and 2,454 square feet carries HOA dues of $212 a month, per MLSListings.
• Pulte Homes, The Rows and The Towns at UrbanOak: townhome style condos, including four story interlocking townhome condominiums at The Towns. These collections are no longer listed as selling new, so homes there trade as resales.
• Tri Pointe Homes, Lotus at UrbanOak: now selling. Two and three story townhome style condos with 2 to 4 bedrooms, 1,186 to 1,915 square feet, and 2 or 3 car garages, from the high $800s.

Two active Lotus listings show where new construction sits right now. A 3 bedroom, 1,690 square foot home on Optimum Loop is listed at $1,099,900, and a 1,690 square foot home on Virtual Court is listed at $1,195,900. Both carry HOA dues of $546 a month (MLSListings, October 2026). Tri Pointe is also advertising up to $50,000 in closing credit through January 17, 2027. Confirm current terms with the builder.

On taxes, ask for the actual property tax bill on any home here and check it for special assessments before you write an offer. Newer master planned communities often carry them, and the bill is the only number that matters.

What homes sell for now

Read those together. Prices in 95119 are off about 7 percent from a year ago, and fewer homes are closing. Buyers are selective, and the homes that sell are priced right on day one.

The value case is clear when you line up the neighborhoods buyers compare. Redfin puts the San Jose median at $1,349,357 (September 2026), Willow Glen at $1,824,120 (August 2026), Almaden Valley at $2,041,678 (September 2026), and Los Gatos at $2,438,839 (September 2026). Urban Oaks delivers newer construction and real transit access for well under those numbers. For the full city picture, read my San Jose housing market update for September 2026.

Sources: RealtyTrac 95119 market trends, Altos Research 95119 report, Tri Pointe Homes, Lotus at UrbanOak, Urban Land Institute on the Cottle Transit Village, and Redfin city and neighborhood housing market pages.

Schools and commute

Urban Oaks is served by Oak Grove School District for elementary and intermediate grades and East Side Union High School District for high school. Builder and listing materials name Baldwin Elementary, Anderson Elementary, Bernal Intermediate and Oak Grove High. Assignment is set by street address, not by neighborhood, so confirm your exact address with the district before you write an offer. I check this for every client before we tour.

The commute is the reason many buyers choose Urban Oaks, and it is a big part of why I live here. Highway 85 runs along the village and Highway 101 is close. VTA light rail at Cottle and Santa Teresa reaches downtown San Jose and North San Jose, and Blossom Hill Caltrain runs up the Peninsula. Few South San Jose neighborhoods offer that mix at this price.

Buying in Urban Oaks

Three buyers keep showing up here. Tech commuters who want rail and freeway options. First move up buyers leaving a condo or a rental. And families priced out of Willow Glen, Almaden Valley and Los Gatos who still want newer construction inside San Jose.

• Price new against resale. A Lotus home with a builder credit and a Pulte resale a few streets over can land closer than the list prices suggest. Compare the net cost, not the sticker.
• Bring your agent on your first builder visit. Many builders require your agent to register you at the first visit, and the sales team represents the builder.
• Read the HOA documents. Dues range from about $212 on a Pulte single family home to $546 on new Lotus condos, and they cover different things.
• Know your number first. Run the affordability calculator, then confirm with your lender. Rami Tannous is a licensed REALTOR, not a lender or mortgage broker.

Want the homes before they hit the portals? Start a private search and I will send Urban Oaks and 95119 matches as they surface.

Selling in Urban Oaks

Selling here means competing with a builder down the street. Your buyer will tour Lotus, hear about the closing credit, and then walk into your home. Price and prepare for that comparison.

• Pricing strategy: price against both recent resales and the builder's real net price after incentives. Overpricing in a slower month costs more than it did a year ago, because 95119 buyers now have more choice.
• Prep: lead with what new construction cannot offer. Finished landscaping, mature street trees, no build wait, and an established HOA.
• Net proceeds: know what you walk away with before you list. Run the seller net sheet with your expected price, payoff and closing costs.

The fastest way to a real number is a valuation built on Urban Oaks comps, not a ZIP code average. Request your home valuation and I will send a pricing range with the comps behind it.

Urban Oaks San Jose FAQ

Ready to make a move in Urban Oaks? Owners can request a home valuation. Buyers can start a private search. Or book a call and we will map out your next step in 20 minutes.