Los Gatos neighborhoods
At the northwest corner of Los Gatos you’ll find a really beautiful neighborhood that consists of Old Adobe Road and nearby streets. It’s just off of Quito Road on the border with Saratoga one one side and Monte Sereno on another.
This lovely area doesn’t have tightly defined boundaries (at least not as far as I know), but runs roughly between Old Adobe and Quito at the north end to Bicknell at the south and fanning out to beyond Montclair to about More Avenue. It clings to Rinconada Hills along one stretch, too.
What are homes like in the Old Adobe area?
Today I mapped out the approximate neighborhood using the county records and it appears to have about 250 houses or so. Nearly all were built in the 1960s and 1970s. Most of the homes are between about 2,000 and 3,000 square feet, but about 1/3 of them are larger, a couple even larger than 4,000 SF, but that is sure not typical. Most lots are around a quarter to a half acre, but some are bigger and some smaller. So they are comfortable houses on uncrowded lots in a mature neighborhood.
There are some areas within this part of west Los Gatos with no subdivision name, but some parts are identified as within subdivisions: Adobe Manor, Verona Manor, Montclair Oaks, Rinconada Acres, Rinconada Terrace, Rinconada Oaks. (A nearby neighborhood is English Oaks, and next to that is Oakwood. Yes, there are plenty of oaks in the region!)
Enduring popularity of the Old Adobe area
Year in and year out, this part of Los Gatos has an ongoing appeal. What’s the draw? Part of it is certainly the trees, the gently winding streets, the rolling hills (and some homes get lovely views), the well kept homes, the good public schools (elemenary and middle school API scores are well past 900), the easy proximity of shopping and the closer in commute to places in Cupertino, Mountain View, Sunnyvale, etc. Compared to east Los Gatos, this is an easier drive since you don’t have to take Hwy 85 past Hwy 17 – where it does really tend to clog. It probably shaves about 20 minutes off the commute compared to the far east end of town.
What are the assigned schools for the Old Adobe area?
This area is part of the Campbell School District (elementary and middle) and the Campbell Union High School District. Assigned public schools are Marshall Lane Elementary, Rolling Hills Middle, and Westmont High.
What about real estate prices? What do homes cost in this part of west Los Gatos?
Nothing in the town of Los Gatos is inexpensive. With good schools, nice environment, and a closer in location, you won’t be too surprised that this is a pricey area, albeit less than downtown Los Gatos or areas with “Los Gatos Schools” meaning properties in the Los Gatos Union School District.
There are many factors which can influence home values and what a buyer will be willing to pay for a property: home size, lot size, remodeling, being up on a hill with a view vs down in a gulch with little sunlight, and many other things. Over the last year, as of October 2016, homes have been selling in this area for between about $1,499,000 on the low side to about $2,400,000 on the high side.
Any other relevant issues?
Anywhere in Los Gatos, there will be issues relating to hillside homes and water damage to homes and foundations. Be careful to direct the water away from the house, even if you are in a relatively flat area! For ALL of Los Gatos, Saratoga, Monte Sereno, and Almaden, this is a huge issue. Please also read this article: What To Consider When Buying a Hillside Home in Silicon Valley.
Homes for sale, pending, or sold in the last 12 months in the Old Adobe area
$2,199,000 : 148 Via De Tesoros, LOS GATOS4 beds, 3 baths
$3,750,000 : 100 & 104 Montclair RD, LOS GATOS7 beds, 4 baths
$1,350,000 : 14660 Quito RD, SARATOGA3 beds, 1 bath
$2,325,000 : 100 Hepplewhite CT, LOS GATOS4 beds, 3 baths
$2,688,000 : 14670 Quito RD, SARATOGA4 beds, 3 baths
$2,360,000 : 105 Hepplewhite CT, LOS GATOS4 beds, 3 baths
$2,000,000 : 231 Plaza La Posada, LOS GATOS4 beds, 3 baths
$2,201,000 : 119 Old Adobe RD, LOS GATOS5 beds, 4 baths
$2,320,000 : 115 Vallecitos WAY, LOS GATOS4 beds, 3 baths
$1,840,000 : 115 Old Adobe Road, LOS GATOS4 beds, 3 baths
$2,735,000 : 241 Plaza La Posada, LOS GATOS5 beds, 6 baths
$2,220,000 : 124 Via De Tesoros, LOS GATOS3 beds, 3 baths
$1,420,000 : 153 Altura VIS, LOS GATOS3 beds, 3 baths
See all Los Gatos - Old Adobe Road area.
(all data current as of 4/20/2018)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
The Shannon Valley Ranch neighborhood is a young, small luxury community in far east Los Gatos found on just two roads: Shannon Oaks Lane and Mountain Laurel Lane, located just off Hicks Road near Shannon Road. This area is part of the Los Gatos Union School District (it’s very close to the border of the Union School District). There are just 14 of these estate quality properties here, mostly on 2-4 acre parcels with between 4000 and 5000 square feet. The homes were built between 2006 and 2008, with most completed in 2008. Naturally, these are multi-million dollar houses. Because it’s a small enclave, turnover is low. The most recent sale named on the multiple listing service was almost 2 years ago (as of late 2016) and was at $3.65 million with 6 bedrooms, so you could reasonably expect that homes in this area would be worth between $4 and $5 today in most cases, perhaps more.
A recent visit to the neighborhood reveals that much of the landscaping is now fairly mature. Many neighbors have landscaped for privacy, which is understandable, but doesn’t afford a very good view of these gorgeous properties. Here are a couple to give you an idea. The homes, the land, and the scenery nearby area all exceptional.
One of the things I love about these houses is that they are comfortably spread out, mostly “ranch style,” and it fits so well with the setting.
Where is Shannon Valley Ranch?
Shannon Valley Ranch is close to the intersection of Hicks and Shannon Road, not too far from Camden Avenue (but it feels a world away) and close to the San Jose / Almaden border. When I pulled the boundaries of the subdivision, the map of the parcels’ location had a funny “jog” up toward Santa Rosa. I believe that segment is not yet built out, and I cannot explain the shape. It is what can be found on the county records, however.
One of the nicest things about this location is the scenery and hiking available. There’s a trail that connects this area with the Sierra Azul Open Space Preserve and the network of paths that meanders over Blossom Hill (the hill, not the road) to the Heintz Open Space Preserve and Belgatos Park. I’ll post a trail map below the open space trail slideshow. Some of it does require traversing streets, but probably 98% is dirt walkways.
From a few years ago – here are some photos from the Shannon Valley Open Space trail. In the distance, see the Guadalupe Landfill, and below it, the Brookside Development in Almaden (with Los Gatos schools), which is now fully built. The Shannon Valley Ranch neighborhood is off to the right of this photo and when these photos were taken, the neighborhood was not yet built out.
- Almond Grove Historic District
- Broadway Area Historic District
- Edelen or University Historic District
- Fairview Plaza Historic District
- Glenridge and Bachman Park neighborhood (not designated as a historic district but there are many older homes)
East Los Gatos neighborhoods
- Alta Vista
- Belwood, Belgatos & Surmont
- Blossom Manor
- Heritage Grove
- Loma Vista, El Gato Terrace, Rancho Padre
- Los Gatos Village
- Shannon Valley Ranch
- Surrey Farm
- Vista del Monte
West Los Gatos neighborhoods
- Arroyo Rinconada
- Cameo Park West
- Charter Oaks (coming soon)
- English Oaks & Oakwood
- Los Gatos Estates (townhomes)
- Los Gatos Woods (townhomes)
- City of Monte Sereno
- Rinconada Hills
- Rio Rinconada
- Saratoga Highlands
- Wedgewood Manor (condos)
Posts relating to Los Gatos neighborhoods:
East Los Gatos, West Los Gatos (what’s where?)
I’m also adding neighborhood videos as I am driven through town. They aren’t professional grade, but they will give a good sense to newcomers of what various neighborhoods are like. You can see them on my YouTube channel too.
Looking for a more “walkable” Los Gatos neighborhood? Take a look at the west Los Gatos area between the La Rinconada Golf Course and the Rinconada Hills gated community, where you’ll find a beautiful park and tidy neighborhood with homes of varying sizes and price tags. From looking at the plat maps, I believe that originally this entire area was part of the Rinconada Hills tract of land, but today just part of the area, the gated community, bears that name. (Video below of a sampling of the area!)
Please continue reading for much more information on the neighborhood!