los gatos neighborhood guide · property nerds® at compass
Glen Ridge, Los Gatos Homes for sale, recent sales and a Property Nerd’s guide
The hillside streets just west of Almond Grove, laid out as the McCullagh Tract and Glen Ridge Park from 1888 to 1892, where county records date more than a third of the houses before 1920.
Glen Ridge by the numbers
glen ridge by the numbers · live from the mls
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Calculated in your browser from MLS data for Glen Ridge: the Town’s Downtown Area district west of Almond Grove, out to the Town limit (drawn from Town GIS). Sales are single-family homes, townhomes and condos.
homes in glen ridge · live from the mls
Homes for sale, for rent and recently sold in Glen Ridge
Every active listing, rental and closed sale in Glen Ridge from the MLS, updated automatically, with a map of the neighborhood outline.
Get alerts for new Los Gatos listings: open Los Gatos in our full search and tap Save Search.
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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 (Glen Ridge: the Town’s Downtown Area district west of Almond Grove, out to the Town limit (drawn from Town GIS)); it may not match every local definition.
sold by the property nerds
Our sales in Glen Ridge
Since 2012 we’ve handled 4 sales inside the Glen Ridge outline that we can match to MLS records: 4 where we represented the buyer. The photos are our closest listings outside it, measured from its edge.
We also represented the buyer at 18400 Overlook Road #55 (Sep 2021), 600 Pennsylvania Avenue #31 (Nov 2019), 546 Hubbell Way #2 (May 2016), 18400 Overlook Road #37 (Jan 2014).
All 51 of our Los Gatos sales, on a map Selling in Glen Ridge? Book a strategy call
the story
How Glen Ridge came to be
The name comes straight from the county record books. In 1888 the Saratoga and Los Gatos Real Estate Associates recorded two subdivisions of the McCullagh Tract 'in and adjoining the Town of Los Gatos', with lots on Peralta Street and on Pennsylvania and Hernandez avenues; the town boundary drawn on one of those maps cuts right across a block. In March 1892 the same company recorded the subdivision of blocks 4, 5 and 6 of Glen Ridge Park, surveyed in 1888, 1890 and 1891, with Hernandez, Chestnut, Wissahickon, Madrone and Manzanita avenues on it. Surveyor N. E. Beckwith signed all three maps.
A second layer came in 1901, when Ellen E. Short recorded Subdivision Number One of her 49.57-acre tract: lots on the west side of Glen Ridge Avenue up to Bachman Avenue and a row of lots running down toward Hernandez Avenue. The map, signed by Ellen E. Short and A. C. Short, describes the land as lying almost entirely within the western limits of the Town, and a surveyor's note dated February 1901 says the Town Council had extended the town limits somewhat beyond it. Next door, the cul-de-sac end of Pennsylvania Avenue in the 1885 Fairview Addition became Fairview Plaza, now a Town historic district.
Many of those early houses still stand: county records date 77 of today's 208 houses before 1920. The Town's historic-districts write-up says David C. Crummey, John Bean's son-in-law and partner in the pump business headquartered in Almond Grove, built the large house at 33 Glen Ridge Avenue once the business prospered; county records date it to 1895. The Town also lists the McCullagh-Jones House on Overlook Road and the Mountain Spring pump station on Bean Avenue as historic sites. Later decades filled in around them with mid-century and 1970s houses, the Rancho de Los Gatos Town Houses (recorded 1965 and 1967) on Overlook Road and a 1972 condominium complex at 600 Pennsylvania Avenue.
streets and homes
The streets and the houses
Glen Ridge Avenue is the spine, running north to Bachman Avenue along the west edge of Almond Grove; north of Bean Avenue, the houses on its west side are in this guide and those on its east side are in the Almond Grove historic district. Palm, Walnut and Chestnut avenues and Apricot Lane lie west of it, and Ellenwood and Hernandez avenues cross the slope. County records give Glen Ridge Avenue a median build year of about 1910, Palm, Walnut and Peralta avenues are similar, and Ellenwood and Hernandez avenues lean to the 1920s and 1930s. Most house lots run roughly 7,800 to 14,000 square feet.
South of Wissahickon Avenue, Pennsylvania and Peralta avenues lead to Wadsworth, Manzanita, Madrone and Laurel avenues, and Overlook Road runs near the Town limit. The Town's hillside overlay covers 28 houses here, mostly on Madrone and Wadsworth avenues, Overlook Road and Wood Road, and a few lots are zoned HR (hillside residential). Overlook Road and Pennsylvania Avenue also hold the area's attached housing: the Rancho de Los Gatos Town Houses and the Six Hundred Pennsylvania Avenue condominiums, a little over 100 units between them, plus a small complex on Bayview Avenue.
South of Broadway, eight houses on Wood Road sit on hillside lots of about an acre at the median. Across the whole area about half the houses (51 percent) have two or more stories and the median living area is about 2,600 square feet, so expect a mix of original houses from the 1890s to the 1930s, mid-century and 1970s houses, and rebuilds; county records show about 11 percent built in 2000 or later. Zoning is mostly R-1:8, with the Town's R-1D downtown single-family zone at the south end of Glen Ridge Avenue and a few lots under the Landmark-Historic Preservation (LHP) overlay.
streets in glen ridge
- Glen Ridge Avenue
- Palm Avenue
- Walnut Avenue
- Chestnut Avenue
- Apricot Lane
- Ellenwood Avenue
- Hernandez Avenue
- Wissahickon Avenue
- Pennsylvania Avenue
- Peralta Avenue
- Wadsworth Avenue
- Madrone Avenue
- Manzanita Avenue
- Manzanita Way
- Laurel Avenue
- Overlook Road
- Bayview Avenue
- Bayview Court
- Massol Court
- Belmont Avenue
- Bachman Avenue
- Bachman Court
- Fairview Avenue
- Wood Road
- Clifton Avenue
house sales by street, 2021–2026
| Street | Sales | Median price | Per sq ft | Typical lot |
|---|---|---|---|---|
| Glen Ridge Avenue | 3 | $5.4M | $1,515 | 9,300 sq ft |
| Palm Avenue | 3 | $5.05M | $1,394 | 12,900 sq ft |
| Ellenwood Avenue | 5 | $4.22M | $1,506 | 12,110 sq ft |
| Hernandez Avenue | 4 | $4M | $1,409 | 9,980 sq ft |
| Pennsylvania Avenue | 5 | $2.96M | $1,332 | 7,500 sq ft |
| Fairview Plaza | 3 | $2.25M | $1,022 | 8,930 sq ft |
Single-family house sales inside this guide’s outline, Oct. 1, 2021 to Oct. 21, 2026, from MLS records, with each sale counted once. Streets with at least 3 sales; prices, price per square foot and lots are medians. The whole city, ranked: The most expensive streets in Los Gatos & Monte Sereno.
parks and places
Parks, shops and landmarks near Glen Ridge
- park
Bachman Park
A Town park on Bachman Avenue at Belmont Avenue, in the north-east corner of the area. Town park records list it at about 3.6 acres with a playground, a basketball court and picnic tables.
- park
Fairview Plaza Park
The Town's 0.3-acre landscaped island at the end of Fairview Plaza, inside our Fairview Plaza guide next door.
- landmark
McCullagh-Jones House
A Town-listed historic site at 18000 Overlook Road; county records date the house to 1901. It is a private home.
- landmark
Mountain Spring pump station
Listed by the Town as a historic site on Bean Avenue. The 1892 Glen Ridge Park map shows the Mountain Spring Water Co. holding the land beside Madrone Avenue.
- shopping
Downtown Los Gatos
Shops and restaurants on North Santa Cruz Avenue and Main Street are about 0.4 mile (straight line) east of the middle of the area, with Town Plaza Park at Main Street and Santa Cruz Avenue.
schools and commute
School districts and getting around
School districts
The California Department of Education's 2025-26 district map puts every house here in the Los Gatos Union School District (K-8) and the Los Gatos-Saratoga Joint Union High School District. No public school is inside the area; Los Gatos High School, on the east side of downtown, is about 0.8 mile away (straight line). Attendance boundaries change, so check the exact address with the districts.
Los Gatos Union guide · Los Gatos-Saratoga high schools · Silicon Valley school districts
Getting around
- Downtown: Town Plaza Park and the corner of Main Street and Santa Cruz Avenue are about 0.4 mile (straight line) from the middle of the area, by way of Glen Ridge, Bachman or Bean avenues or West Main Street.
- Bus: VTA Route 27 runs through downtown on Main Street and Santa Cruz Avenue between Winchester Station in Campbell and Santa Teresa Station in San Jose. Check VTA's current schedules before counting on a trip.
- Highways: Los Gatos-Saratoga Road (Highway 9) runs just north of the area, and its interchange with Highway 17 is about 1 mile east (straight line). Traffic on Highway 17 and downtown streets varies a lot by hour and season, so test a commute at the time you would drive it.
- Rail: the nearest light rail station is Winchester in Campbell, about 4.4 miles north (straight line).
- Trail: the Los Gatos Creek Trail runs along the creek on the east side of downtown, about 0.6 mile (straight line) from the middle of the area.
nerd notes
Buying or selling in Glen Ridge: what we check
Buying here
- Check the fire hazard zone and insurance first. On CAL FIRE's Local Responsibility Area map, which the Town adopted in June 2025, 171 of the 208 houses have part of the lot in a Very High Fire Hazard Severity Zone, 25 in High and 11 in Moderate. Read the natural hazard disclosure, ask about defensible-space and wildfire building rules for any new work, and get an insurance quote early.
- 28 houses are in the Town's hillside overlay and a few lots are zoned HR. The Town's Hillside Development Standards and Guidelines apply to HR zones and to R-1 lots with hillside sensitivity, which can mean slope-based floor-area limits and more design review for additions and rebuilds. Ask the Planning Division before you plan one.
- Town parcel data flags a mapped landslide hazard zone on about 30 house lots and the Berrocal fault zone, a county-mapped fault rupture hazard zone, on a few. Ask whether a geologic or geotechnical report exists or would be required for your plans.
- About a third of the houses were built before 1920: check the foundation, seismic bracing, sewer lateral, electrical panel and drainage on the slope, and expect the federal lead-paint disclosure on houses built before 1978. A few lots carry the LHP historic overlay and the south end of Glen Ridge Avenue is zoned R-1D, so ask the Town what review applies to exterior changes.
- The Town limit runs along the west and south-west edge, and the hillside streets just beyond it are unincorporated Santa Clara County, with county permits. Confirm the jurisdiction of any listing near the edge. For the townhouses on Overlook Road and Pennsylvania Avenue, read the HOA documents and check current dues.
Selling here
- Order the natural hazard disclosure report before you list; most buyers here will ask about the fire zone and insurance first, so have any defensible-space work, roof and vent upgrades and insurance history ready.
- Gather permits and reports for past remodels, foundation or drainage work, and any geotechnical or hillside review; on a slope, documentation shortens the buyer's due diligence.
- For an older house, show its history: the year built, the recorded map it sits on (McCullagh Tract 1888, Glen Ridge Park 1892 or the Short subdivision of 1901) and any historic overlay.
- Lead with facts buyers can check: the straight-line distance to Town Plaza Park and Bachman Park, the lot size, and what the Town's zoning allows on the lot.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Glen Ridge questions, answered
Where does the name Glen Ridge come from?
From the recorded maps. The Saratoga and Los Gatos Real Estate Associates recorded Glen Ridge Park in 1892, Glen Ridge Avenue is already named on a 1901 subdivision map, and listing records use the area name Glenridge here.
Is Glen Ridge part of the Almond Grove historic district?
No. The Almond Grove district runs east from Glen Ridge Avenue, so the houses on the west side of the avenue and the streets beyond are outside it. A few lots here carry the Town's own Landmark-Historic Preservation overlay.
Is Glen Ridge in a high fire hazard zone?
Mostly. On the CAL FIRE map the Town adopted in 2025, 171 of the 208 houses have part of the lot in a Very High zone, 25 in High and 11 in Moderate. Check the natural hazard disclosure for the exact parcel.
Which school districts serve Glen Ridge?
Los Gatos Union School District for kindergarten through eighth grade and Los Gatos-Saratoga Joint Union High School District, per the state's 2025-26 district map. Confirm the exact address with the districts.
Can you walk to downtown Los Gatos from Glen Ridge?
Yes. Town Plaza Park is about 0.4 mile (straight line) from the middle of the area, and the streets at the east end are a few blocks from North Santa Cruz Avenue. Some streets are hilly.
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Listing data comes from the MLS through our IDX feeds and is shown as reported; it isn’t guaranteed. Repeat listings from overlapping feeds are removed, and land and mobile homes are left out.
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