The Blossom Hill Manor (aka “the Manor” or “Blossom Manor”) is a highly sought after neighborhood with its close proximity to the well regarded Los Gatos schools, parks, shops, grocery stores and major transit routes. Homes there are nicely maintained, many streets are tree-lined and there’s a good amount of community spirit and involvement in this close-in, walkable area. Explore the area more using my Google Map of Blossom Manor, or take a video drive-through of the neighborhood at my other post, The Blossom Manor neighborhood of Los Gatos.
In this posting, we’ll discuss the Blossom Manor real estate market. The real estate market in Los Gatos has been on fire like the rest of the Bay Area over the last few years, but there’s a great deal of variation from one area, price point, school district, age and condition of home to the next. As you can imagine, the “fixer” market is very different from the luxury market.
So far in 2019, there have been 15 closed sales in The Manor. A few quick stats on those sales:
Average list price $2,150,343
Average sale price $2,207,518 (103% of list price)
Median sale price $2,060,000
Least expensive list price $1,589,000
Lease expensive sale price $1,775,000
Most expensive list price $2,749,000
Most expensive sale price $2,790,000
Average price per SF $1,114.61
Average days on market 16
Average living space 2046 SF
Average lot size 9,431 SF
Average age of the home 61 years
Of these 15 sales, 9 were over list price, 1 was exactly at list price (an off market sale – the only one not exposed publicly before selling), and the rest sold under list price.
The Blossom Manor neighborhood of Los Gatos is immensely popular as it is highly “walkable” to the well regarded Los Gatos schools, parks, shops, coffee houses, restaurants and much more. Recently I took some video of this area to share – and hope you enjoy it. A further description of The Manor follows below the video. (N we are in a drought – some yards are dry looking for that reason. Only a few streets are shown, so of course the whole area is not represented, but you get a general sense of it.)
Blossom Manor Los Gatos: County or Town?
One of the oddities about Silicon Valley is that the mailing address doesn’t always line up with the jurisdiction (and also doesn’t always correlate to the school district either). You can be in the city of San Jose with a Los Gatos mailing address. You can be in Los Gatos with a San Jose mailing address. Additionally, a property can have a Los Gatos address but not actually be part of the town, but rather in an unincorporated county “pocket”.
Blossom Manor is a highly popular residential area in Los Gatos which is close to shops, parks and the highly acclaimed Los Gatos schools. There are many gently winding roads, a few very minor hills and some perfectly tree lined streets. It’s a tidy area where homes old and new all tend to be well kept.
Where is the Blossom Manor Neighborhood?
Located in east Los Gatos, Blossom Manor is bordered by Blossom Hill Road, Los Gatos Boulevard, Los Gatos Almaden Road, and Longwood Drive. Below, please find an enhanced map of the area. I added the location of the shopping centers (3 grocery stores between them, many restaurants, coffee places, video rental, Noah’s Bagels, drug store, banks, etc.) and I added the two nearby public schools for this neighborhood of town. (Google can add schools but adds all of them as dots – but no names.) To see the live Google map and be able to zoom in and out and pan the area generally, use this link.)
There are many shops, stores, and restaurants along Los Gatos Boulevard, and especially at the intersection of Los Gatos Boulevard and Blossom Hill Road, but also at Los Gatos Blvd. For instance, there are three grocery stores all within a few blocks: Nob Hill, Lunardi’s and Whole Foods are all along the border of The Manor.. Restaurants run from upscale (Viva) to grab & go (Chinese take out) with everything in between (new Los Gatos Cafe, Jamba Juice, High Tech Burrito, Japanese food, a chocolate shop)..
A Little History of The Manor
Before the Manor was developed, it was a fruit orchard (I believe apricot and prune). The lots were generous, about a quarter acre or so in most cases. It was a county area, not part of the town of Los Gatos but having a Los Gatos mailing address, which is still the case today for some of it. The homes that were in this county area have 5 digit addresses.
Because the area was somewhat rural and was in the county, it was not on the sewer system. Yards had septic tanks to handle sewage. (When buying in the area, it’s good to find out if there is a buried septic tank still in the yard.)
Newer streets in Blossom Manor are Cherrystone Drive, Cherrystone Court, Lilac Way and a ittle of Cherry Blossom Lane, which are part of the Stonehedge development. These streets look and feel a little different then the rest of the neighborhood and were built being part of the town of Los Gatos, so have sidewalks, curbs, gutters, and uniform looking trees linking the streets. Also they have a private cabana club – a pool for the folks whose homes are part of Stonehedge. Many of these lots are closer to 8000 SF than a quarter acre. These homes have 3 digit addresses (e.g., 123 Street Name Drive).
What Are Homes Like in Blossom Manor?
What Does It Cost to Live in Blossom Hill Manor?
The original homes in the older part of the Manor offered 3 to 4 bedrooms, a living room with brick fireplace, sometimes a small family room or formal dining room area that had the backside of the fireplace used as an indoors barbecue, 2 tiled bathrooms and an attached two car garage.
Today, most homes average around 1800 to 3000 square feet and sell between the low 1 million range to about $2 million range or $650 per square foot to $750 per square foot on average. Homes do go higher or lower but they are the exception. It is possible to find a home in the neighborhood but which borders a busy road selling for around $1 million to $1.1 million, or a tear-down (or big fixer upper project) in that price range, and it’s also possible to find a completely new, super sharp, very large home with all high end amenities offered at $2.2 mil but those are the extremes.
Also, there are a few duplexes around the edge of Blossom Manor. They can be found on Blossom Hill Road, Camilia Terrace, and Los Gatos – Almaden Road. These are not often on the market, but they make good investment properties for all the same reasons why homes in the Manor are ever desirable.
Have a look at some photos taken the last week in October, 2008:
It’s Often About the Great Los Gatos Schools
The schools are a major reason why this neighborhood has enduring popularity: Blossm Hill Elementary, Fisher Middle School, and Los Gatos High School all serve Blossom Manor students. Fisher is about a mile away and Blossom Hill is just a few blocks. The schools for the younger kids are close enough to walk or ride a bike so the convenience factor is very high. Combine that with outstanding API scores and a huge amount of parental involvement and the appeal is clear!
Other Things to Know About the Manor
Downtown Los Gatos has lots of charm and fantastic shops. This area of east Los Gatos though, where Los Gatos Blvd meets Blossom Hill Road and also Los Gatos-Almaden Road, is where a lot of the “practical living” stuff takes place in town. This is the area where you’ll find Trader Joes, fast food (mom and pop varieties as well as chains), Affordable Treasures, car part shops, pet supply stores, and the everyday things that families need from grocery stores and banks to Peets and Starbucks.
From Blossom Manor to Vasona Park it’s about a mile. From the Manor to a freeway entrance (85 or 17) it’s about a mile. To downtown Los Gatos, it’s about two miles. Everything is close.
The issue of county vs town areas has been hotly contested in recent years. Some neighbors who are in the county want to be made part of the town. Others feel the opposite. Feelings are strong because of a number of factors. One is the less restrictive nature of improvements, remodeling and rebuilding homes in the county (the town tends to be pickier). Folks who want to tear down and rebuild would often prefer to work with the county so they have more leeway in what they want to do. On the opposite side, some folks prefer more conformity – and perhaps less of the “monster house” effect that can happen.
Another factor may be policing. The town of Los Gatos and city of Monte Sereno are served by the Los Gatos – Monte Sereno Police Department. But the county pockets in Los Gatos and elsewhere in the county are usually serviced by sheriffs, not police, and their turf may be so large as to make response times slow and coverage difficult.
Voting may be a reason why some want to become part of the town of Los Gatos. Living in the Manor but not being able to vote on local polical representatives may be very frustrating for some.
In terms of natural hazards, there may be a little of the Shannon Fault running through one corner of the Manor, according to the Barclay’s Locaide. The locaide is not always correct and at least a couple of times I’ve sold homes that appeared to be on fault zones when in fact they were not. The JPC company, which provides geologic and natural hazard reports, has geologists on staff and can tell you, when you buy their report for a particular property, if the home is truly on a fault (or has other n
atural hazard issues)or not and c
an explain the ramifications of it. Do not simply rely on the maps in the locaide. Whether buying or selling in Blossom Manor, this is an important thing to understand.
Find Homes for Sale in the Blossom Hill Manor Neighborhood of Los Gatos