Los Gatos neighborhoods
If you are new to Silicon Valley, you may be wondering “where is Los Gatos California?” I’ll give you a quick answer and some visual cues via a map on the town’s location:
- In the 9 county San Francisco Bay Area, Los Gatos is located within Santa Clara County, which is considered the “South Bay” region
- Santa Clara County’s largest city is San Jose (a city of about 1 million people, in the county of about 1.9 million residents), which Los Gatos borders on the southwest side (San Jose touches the bay at Alviso). Los Gatos is small by comparison, with about 30,000 inhabitants.
- Los Gatos is nestled into the base of the coastal foothills, also known as the Santa Cruz Mountains. With the backdrop of the hills, it’s quite scenic.
- In town, the zip codes are 95030 and 95032, both of which are shared with the city of Monte Sereno. The Los Gatos Mountains area is unincorporated and is the 95033 zip code (not shown on the map below).
- Los Gatos California includes about 10 square miles for the incorporated area (and many, many more if you are talking about the mountains and zip code 95033). Where is Los Gatos California? Really depends on what you mean, in town, or in the mountains!
- Downtown Los Gatos is about 30 minutes from the beach at Santa Cruz, depending on traffic.
The Civic Center for the town of Los Gatos is marked in the map below with the white star in the red circle:
Obviously, the town encompasses far more than the Civic Center location! Here’s a map of Los Gatos by region – sweeping generalizations intended only to provide an overall sense of where to find what.
Downtown Los Gatos runs primarily along Main Street, N Santa Cruz Avenue, and University Avenue, but also part of Los Gatos-Saratoga Road (Highway 9).
Within the town, there are a number of districts and neighborhoods, many of which also have businesses, though they are largely residential.
In the downtown area, there are a number of historic districts in Los Gatos.
East Los Gatos & West Los Gatos: East Los Gatos is generally considered the area east of Los Gatos Boulevard, though some people attest that anything east of Highway 17 would be the east end of town. There are many popular neighborhoods within that area, including Blossom Manor, Vista Del Monte, the Alta Vista Area, Strathmore, and Belwood – Belgatos – Surmont, among others. Please navigate through the menu under “neighborhoods” to explore these and many other areas.
West Los Gatos is generally closer to the Campbell and Saratoga borders and includes Rinconada Hills, the Old Adobe Road area, Los Gatos Woods (townhouse community near Pollard Road) and many others.
North Los Gatos is not as well defined as other area, but generally is close to Lark Avenue.
The Los Gatos Mountains are an unincorporated place in Santa Clara County with a Los Gatos mailing address. This can be a bit confusing, especially since some of this region is over Saratoga or on the far side of the summit and in Santa Cruz County.
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
- List View
- Map View
- Grid View
See all Los Gatos - Old Adobe Road area.
(all data current as of 3/19/2019)
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
- Creekside Village
- Creffield Heights & San Benito area
- Edelen or University Historic District
- Fairview Plaza Historic District
- Glenridge and Bachman Park neighborhood
- Los Gatos Commons (a 55+ community)
- Ohlone Court (houses held in condo ownership)
- Pueblo de Los Gatos condos
East Los Gatos neighborhoods
- Alta Vista (where Los Gatos and Cambrian meet)
- Belwood, Belgatos & Surmont (near Belgatos Park)
- Blossom Manor
- Bluebird Lane (young homes)
- España Oaks (town houses)
- Heritage Grove (younger subdivision near the Heintz Open Space Preserve)
- Kennedy Meadows and Kennedy Estates
- Loma Vista, El Gato Terrace, Rancho Padre
- Los Gatos Village (townhomes)
- Santa Rosa Drive and Sierra Azule (luxury homes)
- Shannon Valley Ranch (younger homes, estate properties)
- Surrey Farm
- Vista del Monte
West Los Gatos neighborhoods
- Arroyo Rinconada (townhomes)
- Cameo Park West (in Campbell with Los Gatos mailing address)
- English Oaks & Oakwood
- Foothills of Los Gatos (multi family homes)
- Los Gatos Estates (in Campbell with Los Gatos mailing address)
- Los Gatos Woods (popular townhouse community)
- Old Adobe Road neighborhood
- Rinconada Hills (large gated community, mostly townhouses but some houses)
- Rio Rinconada
- Saratoga Highlands
- The City of Monte Sereno
- Twin Creeks neighborhood in Monte Sereno
- Wedgewood Manor
North Los Gatos /
Lark Avenue area neighborhoods
Posts relating to Los Gatos neighborhoods:
East Los Gatos, West Los Gatos (what’s where?)
I’m also adding neighborhood videos as I am driving 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.
Interested in neighborhoods in nearby areas? Please also see my SanJoseRealEstateLosGatosHomes.com blog – the Valley of Heart’s Delight blog.
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!