Neighborhood

Yum Yum Tract, San Jose, CA

Neighborhood RatingNeighborhood RatingNeighborhood RatingNeighborhood RatingNeighborhood Rating
3.4 /5
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Ranked 48th /112 in San Jose, CA

Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $1.42M
  • Neighborhood Factors
    Value
    -(2)
  • Neighborhood Factors
    Appreciation
    -2%(2)

(2) City data used

At a glance

Yum Yum Tract is ranked #48 of 112 neighborhoods in San Jose with an overall score of 3.4/5. Its standout factor is safety (4.3/5, 28th of 112 in San Jose), at a median home price of $1.42M. The trade-offs are nearby merchants (2.6/5) and curb appeal (3.0/5), though prices run about 13% below the San Jose median.

Neighborhood Reviews & Questions

Neighborhood Review
Key Words: Lake Cunningham, Raging Waters, East Valley

Yum Yum Tract wins the prize for the most unusual neighborhood name in San Jose, and it happens to sit next to one of the East Side's best recreation assets. Lake Cunningham Regional Park falls right inside the area, bringing an artificial lake, the Lake Cunningham skate park, one of the largest in the country, and the Raging Waters water park, a serious cluster of recreation for a modest east-valley tract. The neighborhood itself is flat, older single-family fabric on the valley floor near the Capitol Expressway. It is an affordable, central-East-Side pocket where that regional park is the real draw. The honest tradeoffs are the Reid-Hillview general-aviation airport just to the west, which means small-plane noise overhead, the busy expressway on the edge, and older housing. But few neighborhoods this affordable have a lake, a skate park and a water park essentially in the backyard. For a value-minded buyer who wants standout recreation nearby and does not mind the odd name or the occasional aircraft, Yum Yum Tract quietly overdelivers on parks.

See City Review for: San Jose
Houseberry's TakeLocal InsightsQuestions

Top Neighborhoods in San Jose, CA

1st
Neighborhood Iamge
Graystone, San Jose, CA
Overall Score : 4.3
Graystone is Almaden at its most settled: a hillside grid of split-levels and ra... See Full Page
2nd
Neighborhood Iamge
Calabazas North, San Jose, CA
Overall Score : 4.2
Calabazas North is a westside neighborhood built around its park and its creek, ... See Full Page
3rd
Neighborhood Iamge
Cambrian, San Jose, CA
Overall Score : 4.2
Cambrian is one of those San Jose names that means more than a set of streets; i... See Full Page

Neighborhood Amenities

  • Neighborhood Amenities
    Near good merchants

    2.6

  • Neighborhood Amenities
    Public Spaces

    3.4

  • Neighborhood Amenities
    Curb Appeal

    3

Overall Amenities score: 3.1

Neighborhood Weather

79%
of possible sunshine
Of all the daylight this spot gets in a year, 79% arrives as sunshine - clouds and fog block the rest.
Yum Yum Tract ranks 57th of 114 for sunshine in San Jose, and it out-suns just over half of the Bay Area. Its warmest month is August, averaging 82° highs, and it gets about 15 inches of rain a year.
Average daily high and low temperature
85°70°55°40°JFMAMJJASONDAug 82°
Avg highAvg low
Rank in San Jose
57th of 114
Across the Bay Area
58th percentile
Rain per year
15 in
Warmest month
Aug 82° avg high
Summer day
56° → 81°F
Winter day
42° → 60°F
Sunshine and temperature figures are 30-year climate averages for this neighborhood's location.

Neighborhood Photos

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Schools serving this Neighborhood

School NameTypeGradesHouseberry School Score
Thomas P. Ryan Elementary PrimaryK-5
1.4/5
Cedar Grove Elementary PrimaryK-6
3.3/5
Norwood Creek Elementary PrimaryK-6
4.6/5
Ocala Middle Middle6-8
2.4/5
Quimby Oak Middle Middle7-8
4.2/5
George V. LeyVa Intermediate Middle7-8
3/5
Evergreen Valley High High9-12
5/5
Mt. Pleasant High High9-12
3/5
William C. Overfelt High High9-12
2.5/5

Click links for school listing

info at GreatSchools.org

Houseberry School Score Data

from CA Dept. of Education

Houseberry recommends using these scores as only a starting point, and conducting your own investigation into what schools fit best for your preferences. School boundaries are not guaranteed and may change. It is important to contact the appropriate school district to confirm enrollment eligibility before making any decision to move to a neighborhood.

Median Price

Yum Yum Tract FAQs10 answers

Is Yum Yum Tract a good place to live?

Yum Yum Tract ranks 48th of 112 neighborhoods in San Jose with an overall Houseberry score of 3.4 out of 5. Its strongest factor is safety (4.3/5). The trade-offs are nearby merchants (2.6/5) and curb appeal (3.0/5).

Is Yum Yum Tract safe?

Yum Yum Tract, San Jose scores 4.3 out of 5 on Houseberry's Safety Score, ranking 28th of 112 neighborhoods in San Jose.

What do homes in Yum Yum Tract cost?

The median home price in Yum Yum Tract, San Jose is $1.42M, compared with $1.63M for San Jose as a whole.

Are home prices in Yum Yum Tract rising or falling?

The median home price in Yum Yum Tract, San Jose is up about 3.7% over the past 12 months, from $1.37M to $1.42M. The full 12-month history is charted in the Median Price section on this page.

Which schools serve Yum Yum Tract?

Schools serving Yum Yum Tract, San Jose include Thomas P. Ryan Elementary (1.4/5), Cedar Grove Elementary (3.3/5), Norwood Creek Elementary (4.6/5), Ocala Middle (2.4/5) and Quimby Oak Middle (4.2/5). 4 more schools are listed in the Schools section on this page.

What is the weather like in Yum Yum Tract?

Yum Yum Tract, San Jose receives 79% of its possible sunshine, 57th of 114 in San Jose. Summer days run 56° to 81°F and winter days 42° to 60°F, August is the warmest month and rainfall averages about 15 inches a year.

Is Yum Yum Tract walkable to shops and restaurants?

Yum Yum Tract, San Jose scores 2.6 out of 5 for nearby merchants and 3.4 out of 5 for public spaces. Its overall amenities score is 3.1 out of 5, 77th of 112 in San Jose.

What is Yum Yum Tract known for?

Yum Yum Tract, San Jose is associated with Lake Cunningham, Raging Waters and East Valley. Its highest-scoring factor is safety (4.3/5).

How does Yum Yum Tract compare to other San Jose neighborhoods?

Yum Yum Tract ranks 48th of 112 neighborhoods in San Jose. It ranks 28th of 112 in San Jose for safety (4.3/5) and scores lowest on nearby merchants (2.6/5). The highest-ranked neighborhoods in San Jose are Graystone and Calabazas North.

What are the downsides of living in Yum Yum Tract?

Yum Yum Tract, San Jose scores lowest on nearby merchants (2.6/5) and curb appeal (3.0/5).

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Top Neighborhoods in San Jose, CA

1st
Neighborhood Iamge
Graystone, San Jose, CA
Overall Score : 4.3
Graystone is Almaden at its most settled: a hillside grid of split-levels and ra... See Full Page
2nd
Neighborhood Iamge
Calabazas North, San Jose, CA
Overall Score : 4.2
Calabazas North is a westside neighborhood built around its park and its creek, ... See Full Page
3rd
Neighborhood Iamge
Cambrian, San Jose, CA
Overall Score : 4.2
Cambrian is one of those San Jose names that means more than a set of streets; i... See Full Page

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Contact Houseberry's 2026 Agent Pick for Yum Yum Tract
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All information provided on this website including but not limited to - school ratings, safety, amenities, user opinions, and property data - is for general informational purposes only. We do not guarantee its reliability, accuracy, or completeness. Users should independently verify information and consult appropriate professionals as needed. By using this website, you agree Houseberry is not responsible for actions, decisions, or consequences arising from reliance on the information provided

houseberry.com - CA DRE# 01847391

Bay East ©2025. CCAR ©2025. bridgeMLS ©2025. Information Deemed Reliable But Not Guaranteed. This information is being provided by the Bay East MLS, or CCAR MLS, or bridgeMLS. The listings presented here may or may not be listed by the Broker/Agent operating this website. This information is intended for the personal use of consumers and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data last updated at August 14, 2026 12:00 AM

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