San Jose, plainly read.

San Jose's applicant base is the most diverse in our entire portfolio. Senior tech at Adobe and Cisco, healthcare professionals at Good Samaritan and O'Connor, multi-generational households (especially in Almaden), young families relocating from the East Bay. We screen across all of them.

Major employers in this applicant pool

Adobe (HQ) · Cisco · eBay · PayPal · Zoom · Western Digital · Samsung · Splunk

Willow Glen leads retention across the city. 3-plus year tenancies are typical, and the walkable Lincoln Avenue corridor drives most demand. Almaden Valley sits second on retention with longer commutes but better schools. Rose Garden and Cambrian deliver the most balanced value at the lower end of our price range.

San Jose works for us because we approached it surgically. Only the neighborhoods where the underwriting math actually pencils out, where the tenant base supports long-term retention, and where we can build vendor density that makes day-to-day operations reliable.

Our 23 San Jose doors are the densest concentration in our portfolio. The operational rhythm here requires a dedicated portfolio manager who treats each neighborhood as a distinct submarket. Different schools, different employer mixes, different vendor needs.

AB 1482 state cap + San Jose Apartment Rent Ordinance (ARO) for multi-family pre-1979; SFR generally exempt. I track the effective rent cap per property and apply it at renewal. That includes the required tenant notices, deposit handling under California Civil Code §1950.5, and any local timing requirements that apply.

For the full breakdown of how we handle compliance across the Peninsula and South Bay, see our services page.