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los gatos neighborhood guide · property nerds® at compass
Blossom Hill, Los Gatos Homes for sale, recent sales and a Property Nerd’s guide
East Los Gatos along Blossom Hill Road, from Los Gatos Boulevard to Harwood Road: 1950s-60s ranch tracts, Belwood's 1960s streets, hillside lots, Blossom Hill Park and the Belgatos trailhead.
Blossom Hill by the numbers
blossom hill by the numbers · live from the mls
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Calculated in your browser from MLS data for Blossom Hill: Los Gatos Blvd to Harwood Rd, Shannon Rd to Los Gatos-Almaden Rd (approximate). Sales are single-family homes, townhomes and condos.
homes in blossom hill · live from the mls
Homes for sale, for rent and recently sold in Blossom Hill
Every active listing, rental and closed sale in Blossom Hill from the MLS, updated automatically, with a map of the neighborhood outline.
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Listings come from MLSListings and other MLSs through IDX and show their listing brokerage; confirm details with the listing agent. The map outline is the neighborhood boundary used by our listing search (Blossom Hill: Los Gatos Blvd to Harwood Rd, Shannon Rd to Los Gatos-Almaden Rd (approximate)); it may not match every local definition.
the story
How Blossom Hill came to be
Blossom Hill grew up tract by tract after World War II. The Town's recorded tract maps start with small 1947-1948 subdivisions such as Winterbrook and Blossom Dell, then Blossom Hill Manor (Unit 2 recorded in 1950) and two Cherry Blossom Lane units (1959 and 1960). The blocks east of Los Gatos Boulevard carry flower names: Cherry Blossom, Orange Blossom, Apple Blossom, Azalea, Jacaranda, Gardenia, Lavender, Jasmine, Oleander, Roseleaf and Camellia Terrace.
The 1960s filled the middle and east. Hallmark (1962), Cameo Park (1962-1963) and Southridge (1964) went in north of Blossom Hill Road, and Belwood of Los Gatos arrived in five units between 1962 and 1966, which is why the streets near Belgatos Park all start with Bel: Belvue, Belcrest, Belridge, Belhaven, Belvale, Belglen, Belblossom and Belwood Gateway. In the 1970s the Los Gatos Village units (1971-1973) added attached homes off Escobar Avenue and Camino del Cerro, and later hillside maps such as Alta Vista (1978-1979), Santa Rosa Heights (1991) and The Highlands of Los Gatos (2008) climbed the slopes toward Shannon Road.
Not every block joined the Town. A cluster of the 1950s streets near Los Gatos Boulevard, including Azalea Way, Jacaranda Way, Loma Vista Avenue, Linda Avenue, El Gato Lane and parts of Cherry Blossom Lane and Escobar Avenue, is still unincorporated Santa Clara County with Los Gatos addresses. The Town has prezoned those blocks (R-1:8 Prezone on its zoning map), the zoning that would apply if they were annexed.
streets and homes
The streets and the houses
Blossom Hill Road is the spine, an arterial that runs east from Los Gatos Boulevard past Blossom Hill Elementary and Blossom Hill Park to Harwood Road and on into San Jose. North of it the land is flat and gridded with short tract streets; south of it the ground rises into the foothills, and streets like Westhill Drive, Santa Rosa Drive and Francis Oaks Way follow the contours.
The flower-street tracts are mostly single-story 1950s ranch homes, recorded today at about 2,100 square feet after decades of additions, on lots of roughly 8,200 to 10,000 square feet. Belwood's 1960s homes run a little larger, around 2,400 square feet, on lots of about 10,000 to 11,000 square feet, with a mix of one- and two-story plans. The Union Avenue blocks (Pinehurst, Barbara, Howes, Kensington, Anne Way) are mostly 1963-1964 single-story homes on lots of about 6,000 to 8,300 square feet.
Up the slopes, about 400 parcels fall in the Town's hillside overlay, where lots are often an acre or more and homes are newer and larger (median build year in the mid 1980s). Rebuilds on the flat tracts usually trade a ranch for a two-story house within R-1:8 or R-1:10 rules; on the hillside the Town's Hillside Development Standards and Guidelines govern size, grading and siting. Town records show about 80 single-family parcels with a recorded second unit (ADU), so there is precedent if you are planning one.
streets in blossom hill
- Blossom Hill Road
- Cherry Blossom Lane
- Orange Blossom Lane
- Apple Blossom Lane
- Azalea Way
- Jacaranda Way
- Gardenia Way
- Lavender Lane
- Jasmine Way
- Oleander Avenue
- Roseleaf Lane
- Camellia Terrace
- Cherrystone Drive
- Escobar Avenue
- Camino del Cerro
- Loma Vista Avenue
- Linda Avenue
- El Gato Lane
- Union Avenue
- Pinehurst Avenue
- Howes Drive
- Kensington Way
- Belvue Drive
- Belcrest Drive
- Belwood Gateway
- Belgatos Road
- Westhill Drive
- Bacigalupi Drive
- Santa Rosa Drive
- Francis Oaks Way
- Shannon Road
- Harwood Road
parks and places
Parks, shops and landmarks near Blossom Hill
- park
Blossom Hill Park
A 9.2-acre Town park at 16300 Blossom Hill Road, between Blossom Hill Road and Shannon Road east of Blossom Hill School, with six lighted tennis courts, a baseball field, a playground, a reservable group picnic area, BBQ pits, lawns and restrooms, and parking on both road sides.
- park
Belgatos Park
A 17-acre Town park at the end of Belgatos Road with a playground, restrooms, picnic tables, lawns and more than 2 miles of trails for hikers, cyclists and equestrians that connect to the Heintz and Santa Rosa open spaces.
- park
Heintz and Santa Rosa open spaces
Town open space above Belwood: Heintz Open Space is about 88 acres and Santa Rosa Open Space about 76 acres in the Town's GIS, both listed as open to the public.
- shopping
Los Gatos Boulevard centers
The King's Court and Cornerstone business districts sit at the Blossom Hill Road corner of Los Gatos Boulevard, on the area's west edge.
- shopping
Harwood and Downing
Two small Town business districts serve the east side: Harwood, at Blossom Hill Road and Harwood Road, and Downing, on Los Gatos-Almaden Road near Union Avenue.
- landmark
Good Samaritan Hospital
On Samaritan Drive in San Jose, about a mile north of the Blossom Hill Road and Camino del Cerro corner (straight line).
schools and commute
School districts and getting around
School districts
Blossom Hill is split between elementary and high school districts. U.S. Census school district maps put the western blocks (the flower streets and the area around Blossom Hill Elementary) in the Los Gatos Union School District and the Los Gatos-Saratoga Union High School District, and the eastern blocks (from about Camino del Cerro and Escobar Avenue east, including the Union Avenue blocks, Belwood and Belgatos) in the Union School District and the Campbell Union High School District. Public schools in or next to the area include Blossom Hill Elementary (Los Gatos Union) on Blossom Hill Road, Alta Vista Elementary (Union) on Blossom Valley Drive, and, just across the San Jose line, Union Middle School and Leigh High School. Attendance boundaries change, and Campbell Union High says its own boundary map is the only official source, so check the exact address with each district.
Los Gatos Union guide · Los Gatos-Saratoga high schools · Union School District guide · Campbell Union High guide · Silicon Valley school districts
Getting around
- Bus: VTA Route 27 runs up Los Gatos Boulevard on the west edge and along Los Gatos-Almaden Road on the north edge (stops at Union Avenue and Kentfield Drive), linking downtown Los Gatos, Good Samaritan Hospital, Winchester station and Santa Teresa station.
- Light rail: Winchester station in Campbell is about 3 miles northwest of the middle of the area in a straight line.
- Driving: Blossom Hill Road crosses Highway 17 on an overpass without ramps; the Town lists its Highway 17 interchanges at Lark Avenue and Highway 9. Lark Avenue is about a mile north of Blossom Hill Road via Los Gatos Boulevard (approximate). Downtown is about 1.5 miles from the Los Gatos Boulevard corner.
- Biking: a Town project on Blossom Hill Road between Camellia Terrace and Hillbrook Drive, past Blossom Hill Park and Blossom Hill Elementary, planned protected (Class IV) bike lanes and one travel lane each way, to be built in phases as funded; check its current status with the Town.
- Trails: Belgatos Park is the trailhead for more than 2 miles of multi-use trails into the Heintz and Santa Rosa open spaces.
nerd notes
Buying or selling in Blossom Hill: what we check
Buying here
- Confirm who governs the lot. Many 1950s blocks near Los Gatos Boulevard are unincorporated Santa Clara County: permits, building and planning go through the County, not the Town, and the Town's prezoning would apply only after annexation. A few addresses near the north edge are in San Jose.
- Confirm the school districts by address. The Los Gatos Union / Union School District line and the Los Gatos-Saratoga / Campbell Union high school line both run through this area.
- On the hillside streets, check the hazard layers: Town parcel data puts much of Westhill, Belcrest, Belridge, Santa Rosa, Regent and the hillside lots off Camino del Cerro and Francis Oaks Way in the Town's 2025 High fire hazard severity zone, and flags mapped landslide areas on Santa Rosa Drive, Greenridge Terrace, Francis Oaks Way and parts of Shannon Road.
- Parts of Shannon Road, Loma Vista Avenue, Linda Avenue, El Gato Lane, Roseleaf Lane and Lu-Ray Drive fall in the mapped Monte Vista-Shannon fault zone (and a few Shannon Road lots in the Berrocal fault zone). Ask what geologic review an addition or rebuild would trigger.
- Hillside-overlay lots follow the Town's Hillside Development Standards and Guidelines; budget time for grading, height and visibility review before you plan a rebuild.
- For 1950s and 1960s ranch homes, inspect the foundation, original plumbing and electrical and the sewer lateral, and get permit history for additions. In county pockets, confirm sewer service and where permits are on file. Pre-1978 homes come with the federal lead-paint disclosure.
Selling here
- State the jurisdiction and school districts up front; buyers will check both, and county versus Town status changes the permit story.
- Pull permit records for additions, pools and ADUs before listing, especially in county pockets where records sit with the County.
- On hillside lots, have defensible-space work, roof and vent upgrades and any geotechnical reports ready; the fire hazard zone shows up in disclosures.
- Pre-inspections (home, pest, roof, sewer lateral) keep negotiations short on 60-year-old homes.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Blossom Hill questions, answered
Where is Blossom Hill in Los Gatos?
On the east side of town along Blossom Hill Road, between Los Gatos Boulevard and Harwood Road, from Shannon Road north to Los Gatos-Almaden Road. San Jose's Cambrian area borders it to the north and east.
Which school districts serve Blossom Hill?
Two pairs. Census maps place the western blocks in Los Gatos Union (TK-8) and Los Gatos-Saratoga Union High, and the eastern blocks in Union School District (TK-8) and Campbell Union High. Boundaries change, so check the exact address with each district.
Is all of Blossom Hill inside the Town of Los Gatos?
No. Several 1950s blocks near Los Gatos Boulevard, including Azalea Way, Jacaranda Way, Loma Vista Avenue, Linda Avenue and El Gato Lane, are unincorporated Santa Clara County with Los Gatos addresses, and a few north-edge addresses are in San Jose.
What is Belwood of Los Gatos?
A five-unit subdivision recorded between 1962 and 1966 near Belgatos Park. Its streets nearly all start with Bel, and its homes are mostly 1960s ranch and two-story tract houses on lots of about 10,000 to 11,000 square feet.
What is at Belgatos Park?
Seventeen acres with a playground, restrooms, picnic tables and lawns, plus more than 2 miles of trails for hikers, cyclists and equestrians that connect into the Heintz and Santa Rosa open spaces.
How close is Blossom Hill to Highway 17?
Close but indirect: Blossom Hill Road crosses Highway 17 without ramps, so most drivers use the Lark Avenue interchange, about a mile north of Blossom Hill Road via Los Gatos Boulevard, or Highway 9 near downtown.
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