Los Gatos neighborhoods compared
Zillow does not publish neighborhood values inside Los Gatos, so we compared areas with the Census Bureau's American Community Survey (2020-2024) at the census-tract level. For each area we took a street address from the Town's own pages, such as its historic district list and its pending planning projects, and used the Census Geocoder to find the tract that contains it. Tracts do not follow neighborhood lines, so read each row as a sample of the streets around that address. The Census caps home values at $2,000,000+, household incomes at $250,000+ and rents at $3,500+, which is why many Los Gatos rows hit the cap.
| Area | Census tract | Median home value | Median household income | Median gross rent | Median year built | Owner-occupied | Detached houses | Attached (townhomes) |
|---|---|---|---|---|---|---|---|---|
| Downtown, Almond Grove and University-Edelen | 5070.04 | $2,000,000+ | $175,347 | $3,253 | 1970 | 59% | 50% | 13% |
| Broadway, Fairview Plaza and College Avenue | 5070.03 | $2,000,000+ | $250,000+ | $3,392 | 1967 | 83% | 73% | 9% |
| West side: Los Gatos-Saratoga Road and Rose Avenue | 5071 | $2,000,000+ | $159,821 | $2,426 | 1970 | 38% | 41% | 5% |
| University Avenue north and Mozart Way | 5072.03 | $1,977,700 | $224,464 | $3,330 | 1980 | 53% | 50% | 9% |
| La Rinconada | 5072.05 | $2,000,000+ | $244,521 | $3,500+ | 1972 | 86% | 52% | 33% |
| North 40 and Lark Avenue | 5068.01 | $2,000,000+ | $250,000+ | $3,317 | 1963 | 69% | 74% | 6% |
| Blossom Hill Road east | 5068.04 | $1,838,500 | $221,071 | $3,500+ | 1968 | 80% | 74% | 16% |
| Belgatos, Shannon Road and Hicks Road hills | 5069 | $2,000,000+ | $222,166 | $3,500+ | 1970 | 74% | 84% | 3% |
| Kennedy Road and the southern hills | 5070.02 | $2,000,000+ | $250,000+ | $3,295 | 1971 | 91% | 99% | 1% |
| Capri Drive and the Campbell edge | 5067.03 | $1,532,300 | $154,149 | $2,808 | 1973 | 49% | 42% | 25% |
For prices, the ZIP figures are more useful than the capped Census values. Zillow's typical home value in September 2026 was $3,515,016 in 95030 (downtown and the southern hills off Foster and Mireval roads) and $2,530,345 in 95032 (the east, north and Kennedy Road hills). The town as a whole was $2,597,611, up 4.6% in a year. See Los Gatos ZIP codes for the detail.
Los Gatos neighborhood profiles
Downtown, Almond Grove and University-Edelen: the historic core
Downtown Los Gatos runs along North Santa Cruz Avenue and West Main Street, and the Town's Downtown Commercial Historic District is listed on the National Register of Historic Places. Almond Grove, just west, was the first and largest subdivision after the Town incorporated: about 40 acres of a former almond orchard, with Wilder, Tait and Bean among the streets named after its developers. University-Edelen, next to downtown, was part of the Mason Tract and was subdivided in 1880. Tract 5070.04, which holds the police building at 110 E. Main Street and the Almond Grove streets, is 59% owner-occupied, with half its homes detached and 13% attached, and a median build year of 1970. Bachman Park is one of the Town's reservable neighborhood parks. Check: homes in a historic district need Town review for exterior changes; read the district guidelines before planning a remodel.
Broadway, Fairview Plaza and College Avenue: Victorian streets south of downtown
Broadway was the first residential street in Los Gatos: John Lyndon subdivided it into 48 lots in 1881. Fairview Plaza, a cul-de-sac surveyed in 1885, keeps its original layout and landscaped island, and the Town says about three-quarters of its homes were built before 1900. Tract 5070.03, which contains both and runs up College Avenue, is 83% owner-occupied with incomes at the Census cap and a median build year of 1967. Several pending applications on the Town's list, on College Avenue, Clifton Avenue and Pleasant Street, are second-story additions or SB 9 units rather than new subdivisions. Check: the hillside streets above College Avenue are worth a fire hazard zone lookup.
West side: Los Gatos-Saratoga Road and Rose Avenue
The streets around Los Gatos High School and Los Gatos-Saratoga Road (Highway 9) have the town's highest share of renters in our sample. Tract 5071, which contains 50 Los Gatos-Saratoga Road and Rose Avenue, is 38% owner-occupied and 41% detached, with the lowest median rent we found, $2,426. That is also where SummerHill Homes plans Solana, 155 townhomes on the Los Gatos Lodge site, listed as coming in spring 2027. Check: apartment-heavy blocks mean more street parking demand; look at the block at different times of day.
University Avenue north and Mozart Way: the newest housing in our sample
North of downtown along University Avenue, tract 5072.03 has a median build year of 1980, the newest of the areas we sampled, and a median owner-estimated value of $1,977,700, just under the cap. It is 53% owner-occupied and evenly split between detached and other housing. A 68-home condominium project at 980 University Avenue and an SB 9 two-unit project on Mozart Way are pending with the Town. Check: visit at commute hours, and read the 980 University Avenue plans if you are buying nearby.
La Rinconada: townhomes and houses around La Rinconada Park
La Rinconada, on the north-west side near the Saratoga border, mixes single-family streets with townhome communities. Tract 5072.05, which contains La Rinconada Drive, has the highest share of attached homes in our sample, 33%, with 86% owner occupancy and a median build year of 1972. La Rinconada Park is one of the Town's reservable neighborhood parks. Check: for a townhome, get the HOA budget, reserve study and insurance details; for a house, a rebuild application on La Rinconada Drive shows tear-downs happen here, so look at what has been approved nearby.
North 40 and Lark Avenue: the newest community
The North 40 Specific Plan area covers about 44 acres between Highway 85, Lark Avenue, Highway 17 and Los Gatos Boulevard. SummerHill's Bellaterra opened there in 2021 with 253 flats, lofts and townhomes, and a 120-unit mixed-use project at 14849 Los Gatos Boulevard, zoned under the North Forty Specific Plan, is pending. The surrounding tract, 5068.01, with Camino Del Sol and Stephenie Lane, is older: median build year 1963, 74% detached. Check: new-construction HOA dues and traffic at the Lark Avenue and Los Gatos Boulevard corner; see new homes in Los Gatos.
Blossom Hill Road east: ranch-era streets near Blossom Hill Park
East of Los Gatos Boulevard along Blossom Hill Road, tract 5068.04 has a median owner-estimated value of $1,838,500, below the cap, with 80% owner occupancy and a median build year of 1968. About 16% of homes are attached. Blossom Hill Park is a reservable Town park, and Oak Meadow Park takes picnic reservations for nine areas. An SB 9 lot split at 15055 Blossom Hill Road is on the Town's list. Check: the Town has a Blossom Hill Road traffic safety project; read it if the house fronts the road.
Belgatos, Shannon Road and Hicks Road: the eastern hills
The hills east of town are the largest area in our sample: tract 5069 has 8,160 residents, 84% detached homes and 74% owner occupancy. Belgatos Park, at the end of Belgatos Road off Blossom Hill Road, is the trailhead for the Town's three open space areas: Heintz, Santa Rosa and Shannon Valley. New lots are coming slowly: 220 Belgatos Road proposes 13 new houses, 14915 Shannon Road nine lots and 401 Surmont Drive three. Check: fire hazard zone, insurance quote, steep driveways and evacuation routes; the Town is preparing a town-wide evacuation plan.
Kennedy Road and the southern hills: large lots and almost all houses
Tract 5070.02, which contains Kennedy, Foster and Mireval roads, is 99% detached houses and 91% owner-occupied, the highest shares in our sample, with incomes at the Census cap. Most applications on the Town's list for these roads are zoned hillside residential, from HR-1 to HR-5; ask the Town what the zone on a given parcel allows before you plan to build or split it. The Town says southern Los Gatos is in a Very High Fire Hazard Severity Zone. Check: defensible space rules, insurance availability and the Hillside Specific Plan before you buy land to build.
Capri Drive and the Campbell edge: the lowest values in our sample
At the north-east edge of town near Campbell, tract 5067.03 has the lowest median owner-estimated value in our sample, $1,532,300, with 49% owner occupancy, 42% detached homes and 25% attached. A 119-unit apartment building is proposed at 14288 Capri Drive on a commercial site. Check: confirm the address is in the Town and not Campbell or San Jose, since small parts of ZIP 95032 fall in both cities.
Monte Sereno: the separate city next door
Monte Sereno is its own city, inside ZIP 95030 and served by the Los Gatos-Monte Sereno Police Department. Redfin's median sale price there was $4,198,001 in the three months to September 2026, on 13 sales, the highest figure in the Los Gatos area. The Census counts 3,461 residents and a median build year of 1965. Check: building rules and taxes come from Monte Sereno, not the Town.
Lexington Hills and the mountains: ZIP 95033
South of town along the Santa Cruz Mountains, ZIP 95033 uses a Los Gatos mailing address but is unincorporated. Zillow's typical value was $1,403,281 in September 2026, and homes there took a median 59 days to sell in Redfin's three months to September, against 25 in 95032. Check: water source, septic, road maintenance and fire insurance before you commit; see the 95033 data page.
Los Gatos home prices by ZIP and home type
Redfin splits sales by property type, which shows how much the kind of home matters within each part of town. In the three months to September 2026, 95030 recorded 32 single-family sales at a median of $3,998,991, and only one townhouse sale, so attached homes there are rare. In 95032, the 36 single-family houses sold at a median of $2,899,269, eight townhouses at $1,525,002 and eight condos at $599,982. Condos in 95032 took a median of 87 days to sell, against 20 days for houses. Over the year, 95032's all-homes median was down 1.1% while 95030's was up 25.9%, a swing driven by a small number of high-priced sales. Zillow's smoothed figures give a steadier read: 95030 up 7.6% and 95032 up 4.1%. Rents follow the same split: Zillow's observed rent for the town was $4,004 a month in September 2026, while the Census median gross rent ranged from $2,426 on the west side to the $3,500+ cap in the eastern hills.
Los Gatos neighborhoods by what you are looking for
Best Los Gatos areas for walking to shops and restaurants
Downtown, Almond Grove, Broadway and Fairview Plaza are the residential areas closest to North Santa Cruz Avenue and Main Street; the Census Geocoder puts them in the same or the adjoining tract as the Town's Main Street offices. Expect older homes, smaller lots and historic district review.
Best Los Gatos areas for newer homes
Bellaterra at North 40 (opened 2021) and SummerHill's planned Solana are the newest communities. Among the older tracts, University Avenue north has the newest median build year, 1980.
Best Los Gatos areas for a lower entry price
The Capri Drive area ($1,532,300 Census median) and Blossom Hill Road east ($1,838,500) are the lowest in our sample. Townhouses in ZIP 95032 sold at a Redfin median of $1,525,002 in the three months to September 2026. See Los Gatos condos.
Best Los Gatos areas for townhomes
La Rinconada (33% attached homes), the Capri Drive area (25%) and Blossom Hill Road east (16%) have the most attached housing in our sample, plus Bellaterra in the North 40.
Best Los Gatos areas for larger lots and trails
Kennedy Road and the southern hills, and the Belgatos and Shannon Road hills, have hillside zoning and access to the Town's open space trails from Belgatos Park. Budget for fire mitigation and insurance.
How to compare Los Gatos neighborhoods before you offer
- Pull recent sales on the street, not the ZIP. Small samples swing: 95030's Redfin median rose 25.9% in a year on 34 sales.
- Confirm the jurisdiction: Town of Los Gatos, Monte Sereno or unincorporated Santa Clara County.
- Look up the fire hazard zone and get an insurance quote early.
- Check whether the home is in a historic district or hillside zoning.
- Check school assignment by address with the Los Gatos Union Elementary School District and the high school district; see Los Gatos schools.
- Read the Town's pending projects list for anything planned on the block.
For crime data, see Los Gatos crime rates; for costs, Los Gatos cost of living.