neighborhood

The Heintz farmhouse in the Heritage Grove neighborhoodThe Heritage Grove neighborhood in Los Gatos had an interesting beginning. An old apricot orchard used to line Blossom Hill Road between Union and Leigh Avenues until the 1990s. The former owners, Ralph and Sophie Heintz, lived there in their farmhouse until their deaths, at which time the property was willed to the University of California at Berkeley for eye research.

Sophie and Ralph were interesting people. He ran a small train on their property and was an inventor. She was a ham radio operator.

In 1998, the Heintz land (and house etc.) was sold to Summerhill Homes and a portion developed as housing by Summerhill. A few of the homes higher up in the neighborhood were built by different builders.  That Los Gatos neighborhood is now called Heritage Grove. A strip of trees was planted along Blossom Hill Road, reminiscent of the history of the area.  A wonderfully large section of land was made a permanent open space, now known as the Heintz Open Space Preserve.  This open space connects directly with Belgatos Park, which also connects with the Santa Rosa Open Space Preserve. So the network of trails is quite extensive. (Link to Town of Los Gatos page with pdf files of these three trail maps. Link to Google Maps map of Blossom Hill Trails, drawn by Jim Handy.)

In 2015, I did a video drive through of the Heritage Grove neighborhood. Please take a look:

The Heintz’s big, old farmhouse has been renovated and is being lived in.  Ralph Heintz’s old workshop, the Ramohs Laboratory, is preserved with signs explaining the history of the place nearby.

Summerhill Homes did a nice job of developing the land to keep some of the historic character.  Please enjoy the slideshow below to get a feel for the area…. This scenic spot is well worth a visit: enjoy!

Where is the Heritage Grove neighborhood?

Map of Heritage Grove area

Heritage Grove is a neighborhood in east Los Gatos off Blossom Hill Road near Union Avenue

There are only five streets that make up Heritage Grove:  Regent Drive, Regent Court, Ayala Court, Ramohs Way, and Heintz Court. Regent Drive is a long loop road while the rest of the streets are quite short, so the vast majority of Heritage Grove homes are on Regent Drive.

How big are Heritage Grove homes and lots?

The size of the 44 houses and lots within Heritage Grove varies a bit, as you might expect in any subdivision, but additionally there’s the historic Heintz farmhouse.

The farmhouse is appx 4100 square feet and sits on 3/4 of an acre (31,000 sf lot). There are 2 other homes over 4,000 SF also. Most are between 3,000 and 4,000 SF, but 4 houses are 2695 square feet, and two others are appx 2950 SF.

Parcels of land may be as small as 10,000 SF (appx 1/4 acre) to as large as 25,000 SF (a little more than a half acre).

Photo slideshow of the Heritage Grove neighborhood:

2 Heritage Grove sign 2 framed3 Hertigage Grove Home near entrance4 Bees humming closeup5 Street View Improved6 Blossoming Hills of Los Gatos7 Ramohs Lab8 Ramohs Laboratory9 Heintz farmhouse10 Another neighborhood view11 Flowering Tree12 Another home13 Heintz Open Space sign14 Heintz Open Space Entrance15 Valley View

What does it cost to buy a home in the Heritage Grove neighborhood?

There are a lot of variables here!

Potential ingredients to make a home more affordable would be smaller home, smaller lot, proximity to Blossom Hill Road, a backyard or home with another higher up (and “looking in” – a lack of privacy).

Raising the value of the home would be things like a view, having open space or a large lot adjacent (less crowded feeling), being further into the development, having a larger home, larger lot, three car garage.

Historically, prices have gone from over $1,000,000 to under $2,500,000. This is a low turnover neighborhood, and nothing has sold in there too recently, but it’s safe to say that a huge home on a large lot with a view would likely go into the low 3 millions.

Other items of note:

Regent Drive rises as it gets away from Blossom Hill Road; many of the homes nearest to the Heintz Open Space Preserve enjoy nice views of Santa Clara County and downtown San Jose in the distance.

Heritage Grove is a great commute location as it’s close to Union Avenue, which provides fast access to highway 85.

It’s also close to shopping – the Downing Oaks Center, which includes a Safeway, a local (non chain) coffee house, a restaurant, and other services, is less than a mile away.

Heritage Grove is served by the Union School District and the Campbell Union High School District.  Schools are Alta Vista or Noddin Elementary,  Union Middle School, and Leigh High School.

If there are any Heritage Grove homes available, they will be listed here. Below that list, please find properties for sale in Los Gatos with the 95032 zip code.

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  1. 4 beds, 3 baths
    Home size: 2,038 sq ft
    Lot size: 7,954 sqft
    Year built: 1952
  2. 5 beds, 4 baths
    Home size: 2,804 sq ft
    Lot size: 13,464 sqft
    Year built: 1955
  3. 4 beds, 4 baths
    Home size: 3,986 sq ft
    Lot size: 27,603 sqft
    Year built: 2002
  4. 5 beds, 5 baths
    Home size: 4,435 sq ft
    Lot size: 8,054 sqft
    Year built: 2006
  5. 2 beds, 3 baths
    Home size: 1,463 sq ft
    Lot size: 1,790 sqft
    Year built: 1969
  6. 2 beds, 2 baths
    Home size: 1,409 sq ft
    Lot size: 2,892 sqft
    Year built: 1977
  7. 4 beds, 3 baths
    Home size: 2,483 sq ft
    Lot size: 9,827 sqft
    Year built: 1968
  8. 3 beds, 2 baths
    Home size: 1,218 sq ft
    Lot size: 2,387 sqft
    Year built: 1972
  9. 3 beds, 3 baths
    Home size: 1,502 sq ft
    Lot size: 2,661 sqft
    Year built: 2005
  10. 4 beds, 3 baths
    Home size: 1,755 sq ft
    Lot size: 2,670 sqft
    Year built: 2005

See all Los Gatos homes for sale 95032.
(all data current as of 9/19/2018)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 

Related reading:

Belwood, Belgatos & Surmont neighborhood (adjacent on the east – article on the Live in Los Gatos blog)

Del Oro neighborhood of Cambrian on the Los Gatos border (almost directly across the street)

Strathmore neighborhood (close by)

Los Gatos Real Estate Market Trends & Statistics (updated monthly)

Mary Pope-Handy’s YouTube channel with Los Gatos videos

 

Cambrian Park Plaza signCambrian Park, or more broadly, Cambrian, is a west San Jose neighborhood or district and is one of the more affordable, high-value areas in Silicon Valley. The schools are good, the crime is low, and the commute is not too bad. For people relocating to Santa Clara County, this is a place to know about since quality education and affordability are often high priorities! Most Silicon Valley home buyers would say that Cambrian Park real estate offers a very good value.

What’s the compromise for the more reasonable prices of homes for sale? Well, Cambrian doesn’t have an interesting, upscale downtown area like Campbell, Los Gatos, Saratoga, or Willow Glen.

But it does have tons of shopping & restaurants and even a Farmer’s Market. It also enjoys a top notch hospital (Good Samaritan) and plenty of parks as well as a fantastic rec center with a large park adjacent to it, the Camden Community Center, which has tons of programs (including an after school program for youth), classes, and a fabulous pool.  (My family and I lived in Cambrian in the “Cambrian Gardens” neighborhood for 10 years and loved it – our kids made great use of the community center too.)

Altogether, there are about 75,000 to 80,000 residents in Cambrian, spread throughout the three zip codes of 95124, 95118 and a little tiny bit of 95008.

If there is a “central Cambrian Park”, it would have to be near the original Cambrian Park Shopping Center, which was the first actual mall in San Jose! That area is sometimes known as Cambrian Village.  People sometimes use the three names interchangeably: Cambrian, Cambrian Park, Cambrian Village.:

Where is Cambrian Park? Map of approximate Cambrian Boundaries:


View Cambrian Area of San Jose in a larger map

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Cameo Park West - Leep Homes in Campbell with LG mailing addressThe Cameo Park West neighborhood is located close to where Los Gatos, Campbell, and Saratoga meet. It’s actually in the city of Campbell but has a Los Gatos mailing address. This is a tidy community bordered by Pollard Road, San Tomas Aquino Creek, the Highway 85 freeway, and Rolling Hills Middle School.

The 122 or so homes here were built in 1966 and 1967 by one of the better tract builders in the area, Leep Homes. Houses range from 1380 square feet to 2620 SF, and lot sizes run between 6000 SF and about 12,600 SF. A typical home might have around 1800 SF and be situated on an 8000 SF lot. The houses have thoughtful floor plans and the bedrooms and living areas are usually a good size.

Leep homes tend to have a fairly consistent layout – here are the 1 story home traits

  • most are single story homes
  • front porch with two bedrooms facing the front (sometimes one goes further into the front yard than the other)
  • formal entryway, often with double doors
  • step down living room straight ahead from the foyer (the rest of the house is all the same level)
  • fireplace located on side of living room closest to kitchen – it’s often a two way fireplace
  • kitchen (and sometimes also a family room) just behind the garage
  • laundry in the attached 2 car  garage but close to the kitchen, usually immediately next to the door from the garage to the kitchen
  • bedrooms are all down a hall in the opposite direction from the kitchen.  Just before the master bedroom suite there will be the hall bath (then inside the master suite, the owner’s bathroom and then bedroom)
  • the master bedroom faces the back yard, often leading to a patio shared between the kitchen (family room) and living room
  • central, forced air heat
  • hardwood floors
  • copper plumbing
  • no formal dining room (but plenty of space in the kitchen for eating)
  • sliding glass doors from the master bedroom, the living room and kitchen / family room

Below is a pan of one of the streets in Cameo Park West, taken in 2011.

Cameo Park West street in Campbell

 

Strengths and weaknesses of the Cameo Park West neighborhood

It’s very easy to list the strengths of this neighborhood: it’s very clean, well kept, had a good builder, convenient location (close to two schools and only a block or two or three to Safeway and nearby shops). Major shopping is within easy reach at Westgate, El Paseo and nearby (appx 7 minute drive). For those wishing to take Lawrence Expressway, it’s a breeze – just hop onto Quito and it becomes Lawrence, making a lot of commutes simpler, easier and faster. For Los Gatos, this location is closer to places like Apple, Google, and other high tech centers (as compared to downtown Los Gatos or east LG).

The elementary school is Marshall Lane, the middle is Rolling Hills and the high is Westmont. Both the elementary and middle enjoy API scores of over 900 and Westmont has a very respectable score that’s more than 800.

The negatives do not impact everyone, but that said, they do exist. At one end of the neighborhood, there’s super close proximity to highway 85, to the train tracks and to the high voltage power lines and towers. Those are never a plus.

Many homes along Elwood back up to Rolling Hills Middle School. Is that a negative or a positive? That really depends on your point of view, and some would prefer to back to a school yard than to another house. But most buyers would prefer another home.

What do homes cost in the Cameo Park West area?

Like most of the 95032 zip code, it’s unlikely to find a house for  under $1.5 million there today (if you do, it is likely in “fixer” condition). To be able to purchase one of these homes, be prepared to pay between $1.7 million and $1.8 million in most cases. Of course, it could always be less or more depending on exact location, size and condition of home, plus the marketing situation (is it easy to see, is it clean and without bad odors, has it been fairly updated etc.).

  1. 4 beds, 2 baths
    Home size: 1,322 sq ft
    Lot size: 6,041 sqft
  2. 3 beds, 2 baths
    Home size: 1,110 sq ft
    Lot size: 5,863 sqft
  3. 3 beds, 3 baths
    Home size: 2,138 sq ft
    Lot size: 6,189 sqft
  4. 5 beds, 4 baths
    Home size: 2,700 sq ft
    Lot size: 8,167 sqft
  5. 4 beds, 3 baths
    Home size: 2,461 sq ft
    Lot size: 14,549 sqft
  6. 5 beds, 2 baths
    Home size: 1,980 sq ft
    Lot size: 6,377 sqft
  7. 4 beds, 3 baths
    Home size: 2,367 sq ft
    Lot size: 7,932 sqft
  8. 5 beds, 2 baths
    Home size: 1,980 sq ft
    Lot size: 6,891 sqft
  9. 4 beds, 2 baths
    Home size: 1,428 sq ft
    Lot size: 8,407 sqft
  10. 2 beds, 3 baths
    Home size: 1,680 sq ft
    Lot size: 4,430 sqft

See all Real estate in the city of Campbell.
(all data current as of 9/19/2018)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

California Ridge sits in the southern park of Almaden Valley within the city of San Jose CA 95120. This townome community is nestled into the foothills, within the highly prized Williams Elementary School area of attendance as well as the Bret Harte Middle, and Leland High attendance areas. Aside from nearby construction or home improvement projects, this is a quiet area of Silicon Valley, close to the scenic and enormous Almaden Quicksilver Park.

Many of these townhouse properties enjoy lovely views of Almaden Valley or open space. The streets are gently rolling and the homes younger and pleasant looking.  Nearby San Jose neighborhoods are Almaden Springs and Country View Estates.

California Ridge neighborhood view

Although sometimes mischaracterized as a condominium or condo complex on the MLS (likely because that is how CoreLogic has dubbed it), California Ridge is a Planned Development, not a condo. Owners own the lot and the home in which they live. That is not the case with condos.

The community actually consists of two distinct neighborhoods.  One is on or adjacent to Copper Peak (tract #7829), which is the street where these photos were taken. It’s got enough elevation to afford lovely valley views. The other area is on and adjacent to Shelby Creek (tract #7828), which has a pleasant setting also, but without the same valley views as it’s lower. This photo is from the Realist Report, which shows each property in a track with the red “tag”. While I don’t love the way it looks, it provides a good sense of where these 2 neighborhoods are in relationship to one another.

Map of the two California Ridge neighborhoods

What is interesting is that between these two California Ridge neighborhoods, there are a couple of streets with single family homes on large lots (tract #7986). This is unusual.

What are the townhomes at California Ridge like?

These townhomes can feel refreshingly “young” compared to many other homes in Silicon Valley, most of which were constructed decades earlier.

 

Built in 1987 and with wood siding, decks, and loads of windows, the homes are a great visual match for the setting and seem poised to take the most of the terrain. The interiors are a little more open than older homes, so that is an appealing element to many home buyers, also. Each townhouse includes a 2 car garage.  Continue reading

One of the side roads off Rubino Circle in The WillowsWillow Glen is one of the most charming areas of San Jose, consisting of many older homes which feature lovely, classic architecture. Most Silicon Valley home buyers treasure the Willow Glen charm and ambiance, but many are seeking newer homes. A fabulous option is “The Willows“.

KB Homes built “The Willows” in 1999 to 2000. It is tucked away at the southernmost tip of Willow Glen, off of Foxworthy Avenue & close to Almaden Expressway, but only about 2.5 to 3 miles from all the action on Lincoln Avenue.

One of the central courts off Rubino Circle in The WillowsThe tree-lined streets are built in something of a loop shape with Rubino Circle being the main access or loop road. Situated on the inner part of the loop are homes with smaller lots that are a little more affordable. The outer part of the circle is built with slightly larger homes on larger lots (but none of the lots are “big”). Sidewalks with soft curbs at the corners accompany the streets and make for a pedestrian-friendly, bike, wheelchair or stroller friendly area. Visit in the early evenings and you will see children and adults walking, strolling, taking dogs for a walk etc. – always a good sign! Because the neighborhood is a bit like an oversized cul-de-sac (no through traffic), it is very quiet in terms of traffic. The area has large street lights, too, making for a safe feeling community.
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The Alta Vista neighborhood, which sits along the border of Los Gatos and the Cambrian Park district of San Jose, is very highly sought after and valued for many, many reasons. Real estate prices vary depending upon the precise location within the neighborhood as well as the size and condition of the home.

Why is this area so popular?  Most of the streets close to Alta Vista School are beautifully tree-lined, and from virtually everywhere in the neighborhood, you are close to Blossom Hill (that’s the name of the hill, not just the name of the road!). Homes are well kept, streets are wide enough, and except when there’s a school function, there really aren’t too many cars on the street. It is very scenic, pleasant and uncrowded feeling. Although you’re in the city or town, you feel close to the country there.

Additionally, many homebuyers select this area because the school scores are high and because it’s easy to get to the elementary and middle schools without crossing any major streets: that is a big plus! It is also a quick drive to highway 85, just a couple of miles to the Los Gatos shopping areas (at Los Gatos Blvd and Blossom Hill Road) or to Vasona Lake County Park. For many, it’s a way to be close to Los Gatos while paying less expensive San Jose prices.

Prior to being developed for housing, this spot at the base of Blossom Hill was once blanketed in orchards and was scenic enough that it was part of the “blossom tours” that used to take place at the height of the flowering.  Hence, one large section of this neighborhood has street names that begin with “blossom”.


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Close to the Los Gatos border sits one of the more affordable Cambrian neighborhoods in San Jose and the west valley generally. It enjoys lovely views of the hills, great public schools with high API scores, a neighborhood private school to boot, and convenient access to freeways and stores. There’s no sign, marker or gateway to the area, so many of its residents are probably unaware that the official name to it is Cambrian Gardens.

This neighborhood provides an incredible “bang for the buck” for home buyers wanting excellent schools and not wanting to pay luxury home pricing. In many ways, it’s a “sleeper” – meaning that many people don’t know it’s there, but it’s a good deal!

Sandy Lane in the Cambrian Gardens neighborhood of Cambrian district in San Jose, CA

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Located close to the Guadalupe Creek and the foothills of the coastal mountain range, the Montevideo neighborhood enjoys tree lined streets and scenic green views of the hills. Houses and yards are nicely kept. It is fairly convenient for commuting as it’s not too deeply into the San Jose area of Almaden Valley. About 500 residents call this beautiful neighborhood home.

Montevideo nighborhood in San Jose's Almaden Valley area (zip code 95120)

The Montevideo Neighborhood in the Almaden Valley area of San Jose

Shuffle board area of Montevideo cabana

Shuffle board area of Montevideo cabana

In addition to the pleasant vistas, the Montevideo home owners and residents enjoy the cabaña, which includes a community pool, clubhouse, recreation grounds (shuffleboard, volleyball court and more), a fun swim team for kids. There are very few cabañas in the west valley, so this is a big draw.

Adjacent is the very highly regarded Guadalupe Elementary School, which can boast API scores in the 900s (it was 941 in the 2013 study). Continue reading

With fabulous views, exceptionally high ranking schools and beautiful newer construction, the Graystone and Pfeiffer Ranch neighborhoods in San Jose’s Almaden Valley are perennially desirable.

Recently I was in the neighborhood and took a couple of photos which feature Mt. Umunhum.

Pfeiffer Ranch and Graystone area in Almaden

 

And one more:

View from Graystone and Pfeiffer Ranch area of Almaden Valley in San Jose, CA (photo by Mary Pope-Handy)

The neighborhood also enjoys a park along the creek with a playground to enjoy on days with better weather.

Not sure if you’ve been to this scenic part of San Jose’s Almaden Valley?  Here’s where to find it (this is where I took today’s pictures):


View Larger Map

Current listings in Graystone:

Sorry, but we couldn't find any results in the MLS that match the specified search criteria.

Current listings in Almaden Valley:

  1. 4 beds, 2 baths
    Home size: 2,167 sq ft
    Lot size: 8,394 sqft
  2. 4 beds, 4 baths
    Home size: 2,943 sq ft
    Lot size: 14,331 sqft
  3. 6 beds, 3 baths
    Home size: 2,585 sq ft
    Lot size: 11,303 sqft
  4. 4 beds, 3 baths
    Home size: 2,310 sq ft
    Lot size: 8,080 sqft
  5. 4 beds, 3 baths
    Home size: 2,655 sq ft
    Lot size: 9,282 sqft
  6. 4 beds, 3 baths
    Home size: 2,240 sq ft
    Lot size: 13,033 sqft
  7. 4 beds, 2 baths
    Home size: 1,966 sq ft
    Lot size: 8,267 sqft
  8. 5 beds, 3 baths
    Home size: 3,287 sq ft
    Lot size: 11,086 sqft
  9. 4 beds, 2 baths
    Home size: 2,105 sq ft
    Lot size: 9,086 sqft
  10. 5 beds, 3 baths
    Home size: 2,585 sq ft
    Lot size: 8,076 sqft

See all Real estate in the Almaden Valley community.
(all data current as of 9/19/2018)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Oaktree Park Neighborhood in Almaden Valley area of San JoseThe Oaktree Park neighborhood in San Jose is a scenic residential community with wide appeal to home buyers due to good Almaden schools, close proximity to large parks and is one of only a few areas in Almaden Valley which includes a cabaña and swim team. Additionally, this area is very convenient as it’s close to schools, shops and commute routes to downtown San Jose and much of Silicon Valley. It is a fairly intimate neighborhood with 156 homes.

Where is the Oaktree Park neighborhood?

The Oaktree Park subdivision is within the boundaries of Meridian Avenue, Redmond Avenue and Mcabbe Road on three sides and the Jeffrey Fontana Park on the north side.

The census bureau (and perhaps also the city of San Jose) has attributed names to some parts of Almaden and this neighborhood falls into the Crossgates section. I do not believe that most residents refer to this area that way, though. Perhaps more likely they’d call it part of the greater Fontana Park neighborhood. Just the other side of Meridian is the vastly larger Almaden Meadows neighborhood.

Oaktree Park Neighborhood in San Jose (Almaden Valley area of SJ)

Oaktree Park Neighborhood in San Jose (Almaden Valley area of SJ) – click on image above to go to live Google Map

What schools serve the Oaktree Park neighborhood in San Jose?

The public schools for Oaktree Park are within the San Jose Unified School District:

Los Alamitos Elementary School (API 935 in 2013)
Castillero Middle School (API 846 in 2013)
Pioneer High School (API 822 in 2013)

Los Alamitos Elementary and Holy Spirit Elementary (Catholic) are both just a couple of blocks from Oaktree Park. Additonally there are 2 preschools really close too: Precious Preschool and Shepherd of the Valley Lutheran Preschool.

For more information and links for schools, school districts, API scores and maps of boundaries lines for schools in the Almaden area of San Jose, please also read:

Schools, API Scores & Maps of School Boundaries in San Jose’s Almaden Valley

What are homes like in Oaktree Park?

Homes in Oaktree Park are single family dwellings – all detached houses (no townhouses or condominiums). These are primarily ranch style or two story ranch style houses, built in the early 1970s  on lots of about 8000 to 9000 square feet, though a few are more than that. Interior size runs between about 1600 square feet to about 3000 square feet (if added on). Prices may be in the mid 600s for a smaller home, needing work and a less desirable location (such as on a busy road or immediately adjacent to the high voltage power lines that run through the park) to perhaps a little over a million dollars for a beautifully updated or rebuilt larger home in an ideal location within the neighborhood. In the current market (June 2017), smaller homes are going between the mid $900s to the mid $1.1 million mark and larger homes are selling between $1.2-$1.3 million.

More information on the Oaktree Park neighborhood below!

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Mary Pope-Handy
Realtor
ABR, CIPS, CRS, SRES
Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at) PopeHandy.com
License# 01153805


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