Los Altos vs. Los Altos Hills: What’s the Difference?

Los Altos and Los Altos Hills share a name, a border and two ZIP codes, but they’re separate places with different rules. Los Altos is a city, incorporated December 1, 1952. Los Altos Hills is a town, incorporated January 27, 1956. Here’s what changes when you cross the line, and why a mailing address alone won’t tell you which one a house is in.

The short version

• Size. Los Altos had 31,625 residents in the 2020 census; Los Altos Hills had 8,489, spread over about nine square miles.
• Lots and streets. Los Altos Hills requires a one-acre minimum for most lots, on roads the Town calls narrow and winding. The Town’s General Plan describes Los Altos as relatively flat, with a grid of streets.
• Shops. Los Altos has a downtown along Main Street and neighborhood centers such as Loyola Corners and Woodland Plaza. The Town’s General Plan says Los Altos Hills has no commercial or industrial zoned land.
• Services. Los Altos Hills contracts with the county for police and fire. It has a five-member council and issues its own building permits.

Same ZIP codes, different jurisdictions

Both use 94022 and 94024; the Los Altos Hills Town Hall itself is at a “Los Altos Hills, CA 94022” address. A ZIP code is a postal route, not a city line, so a 94022 or 94024 address can be in the City of Los Altos, the Town of Los Altos Hills, or unincorporated Santa Clara County. Zoning, permits and services follow the actual jurisdiction. Before you write an offer, confirm it on the county parcel record or with the city or town.

Living in Los Altos Hills

• Paths, not sidewalks. The Town’s General Plan describes roads with no paved sidewalks and a roadside pathway system of natural materials for walkers, cyclists and riders. New development can be asked to dedicate a pathway easement.
• Almost no streetlights. The plan lists streetlights only at three intersections on El Monte Road and says new streetlights are generally prohibited.
• Private roads. About a third of the Town’s roads are private, maintained by the owners along them.
• Sewer or septic. Owners must connect to the public sewer if it’s within 200 feet of the property line, but working septic systems that meet Town and county standards can stay. Ask which one a house uses.
• Underground utilities. The Town requires utilities to go underground for new development.
• Foothill College. The Town’s one large employer, on El Monte Road west of I-280.

One change to know about: in April and May 2026 the Town adopted multifamily zoning standards and General Plan changes to carry out its state-required housing plan. So while most of Los Altos Hills is one-acre residential, it’s no longer accurate to call it single-family only.

Remodeling and building

Los Altos Hills reviews nearly all exterior work, including new decks, patios and walkways, under its site development rules, and planning approval comes before a building permit. Depending on the project, that can mean notice to neighbors within 500 feet, review by the Town Geologist and a pathway easement, so build that review into your timeline. In Los Altos, the City handles planning review and building permits.

School districts

District lines don’t match city lines here. Most of Los Altos is in the Los Altos School District and the Mountain View–Los Altos Union High School District, with a portion in Cupertino Union and Fremont Union High. Los Altos Hills is split: the Palo Alto Unified School District serves the northern part of town and the Los Altos School District the southern part, and the Mountain View–Los Altos Union High School District also serves Los Altos Hills. Check the district’s boundary lookup for any specific address.

Compare them live

Our City Match-Up puts Los Altos and Los Altos Hills side by side with live listings and the last 90 days of sales. For the neighborhoods themselves, see our guides to Downtown Los Altos, Loyola Corners, Purissima Hills and El Monte and Foothill.

Deciding between the two? Call the Boyenga Team at (408) 373-1660 or (650) 383-8606. Commissions are negotiable, and we offer bundled services, so ask us what’s included.