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los gatos neighborhood guide · property nerds® at compass
La Rinconada, Los Gatos Homes for sale, recent sales and a Property Nerd’s guide
Northwest Los Gatos from Pollard Road to Bicknell Road: about 940 single-family homes, mostly from the 1950s to 1970s, around the 1929 La Rinconada golf course, Smith Creek and La Rinconada Park.
La Rinconada by the numbers
la rinconada by the numbers · live from the mls
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Calculated in your browser from MLS data for La Rinconada: the Town of Los Gatos “La Rinconada Area” neighborhood district (simplified from the Town's map). Sales are single-family homes, townhomes and condos.
homes in la rinconada · live from the mls
Homes for sale, for rent and recently sold in La Rinconada
Every active listing, rental and closed sale in La Rinconada 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 (La Rinconada: the Town of Los Gatos “La Rinconada Area” neighborhood district (simplified from the Town's map)); it may not match every local definition.
sold by the property nerds
Our sales in La Rinconada
Since 2012 we’ve handled 5 sales inside the La Rinconada outline that we can match to MLS records: 1 home we listed and 4 where we represented the buyer. The other photos are our closest listings outside it, measured from its edge.
We also represented the buyer at 103 El Porton (Jul 2024), 110 Calle Nivel (Aug 2022), 123 Verona Court (Feb 2020), 14668 Golf Links Drive (Feb 2014).
All 51 of our Los Gatos sales, on a map Selling in La Rinconada? Book a strategy call
the story
How La Rinconada came to be
The name is older than any house here. In 1840 the land under today's Los Gatos was granted as a rancho of about 6,600 acres to Sebastián Peralta and José Hernández, and the Town's history page says early settlers called the place La Rinconada de Los Gatos, or "Cat's Corner," for the mountain lions heard in the hills at night. One building from the rancho years still stands at the west edge: the Simond Adobe at 14610 Quito Road, a Town landmark. The Town's designation record says the Simond partners leased rancho land from Peralta in 1852 and built the adobe in 1853.
The golf course came next. La Rinconada Country Club says it was established in 1929, on a 125-acre site that still fills the center of the district's southern half, between Granada Way and La Rinconada Drive. In the Town's tract-map records the first named subdivisions sit just east of it: Country Club Vistas (1950) on Golf Links Drive, La Rinconada Knolls (1951) on Clearview and La Rinconada drives and Rinconada Highlands (1957) on Eastview Drive. Rinconada Oaks, Montclair Oaks and Adobe Manor (1959-1961) laid out Old Adobe and Montclair roads on the west side, and Rio Rinconada and Saratoga Highlands (1959-1962) filled the blocks near Pollard Road. Rinconada Hills (eleven units, 1967-1979), English Oaks (1974) and the Vasona Venture tracts off Wimbledon Drive (1976) came later.
The Town annexed the area in pieces, through a numbered series of La Rinconada annexations; La Rinconada No. 5, approved in 2012, added a single parcel of about 0.73 acre on La Rinconada Drive. A small pocket around Karl Avenue is still county land. The Town's own map now calls this the La Rinconada Area, one of ten neighborhood areas it uses for bicycle and pedestrian projects, and it takes in Rinconada Hills, the gated community off Pollard Road that has its own guide.
streets and homes
The streets and the houses
This is mostly a district of postwar single-family houses. County assessor data for the 941 single-family houses inside the Town's outline puts the median year built at 1964, the median living area at about 2,495 square feet and the median lot at about 11,750 square feet. About 31 percent have two or more stories, so one-story plans are the norm. About 12 percent of the houses predate 1960, and about 6 percent were built in 2000 or later.
Lot sizes step up from north to south, and the Town's zoning map follows them. Near Pollard Road, Calle Marguerita, Newville Drive, Prince Street, Mattson Avenue and Roxbury Lane are zoned R-1:8, for lots of at least 8,000 square feet; a 1961 ranch house on Mattson Avenue in listing records has about 1,456 square feet on about 8,045 square feet. Old Adobe Road and Via de Tesoros on the west side are R-1:10. Golf Links, Clearview, Eastview and La Rinconada drives east of the golf course are R-1:12, where a 1977 house on Golf Links Drive in listing records has about 2,668 square feet on about 12,200 square feet. Toward Bicknell Road, Smith Creek Drive, the Kathy, Louise and Vineyard courts and the English Oaks courts (Chippendale, Hepplewhite, Shire) are R-1:20, much of it with a planned-development overlay.
Two pockets work differently. Rinconada Hills is townhouses and some detached homes on private lanes behind a gate, run by an association, and the 1962 Wedgewood Manor condominium tract lines Lora Drive near Highway 85. Elsewhere the Town's R-1 rules apply: a 30-foot height limit, 40 percent lot coverage and setbacks that grow with the zone (8-foot side yards in R-1:8, 15-foot in R-1:20), plus the Residential Design Guidelines and any planned-development rules for the tract.
streets in la rinconada
- Pollard Road
- Quito Road
- Bicknell Road
- Winchester Boulevard
- Wimbledon Drive
- More Avenue
- Wedgewood Avenue
- Granada Way
- La Rinconada Drive
- Clearview Drive
- Golf Links Drive
- Eastview Drive
- Clara Street
- Newell Avenue
- Old Adobe Road
- Montclair Road
- Mistletoe Road
- Via de Tesoros
- Plaza La Posada
- Calle Marguerita
- Calle El Padre
- Calle Estoria
- Newville Drive
- Roxbury Lane
- Prince Street
- Mattson Avenue
- Kathy Court
- Louise Court
- Vineyard Court
- Chippendale Court
- Hepplewhite Court
- Shire Court
- Scarsborough Way
- Smith Creek Drive
- Solita Court
- Las Uvas Court
- Lora Drive
- Strathmore Place
- Cedarcrest Place
- Karl Avenue
house sales by street, 2021–2026
| Street | Sales | Median price | Per sq ft | Typical lot |
|---|---|---|---|---|
| Eastview Drive | 4 | $4.22M | $1,372 | 18,070 sq ft |
| Golf Links Drive | 4 | $4.11M | $1,561 | 0.5 acres |
| Casitas Bulevar | 3 | $3.85M | $1,385 | 11,140 sq ft |
| Bicknell Road | 9 | $3.8M | $1,164 | 0.5 acres |
| La Rinconada Drive | 9 | $3.51M | $1,256 | 18,500 sq ft |
| Clara Street | 3 | $3.39M | $1,451 | 20,040 sq ft |
| Montclair Road | 6 | $3.17M | $1,335 | 10,200 sq ft |
| Via de Tesoros | 4 | $3M | $1,080 | 10,900 sq ft |
| Calle el Padre | 3 | $2.85M | $1,340 | 8,220 sq ft |
| Old Adobe Road | 5 | $2.83M | $1,293 | 10,870 sq ft |
| Mistletoe Road | 3 | $2.7M | $1,278 | 13,590 sq ft |
| Wedgewood Avenue | 3 | $2.6M | $1,293 | 11,480 sq ft |
| More Avenue | 10 | $2.34M | $1,357 | 8,320 sq ft |
| Mattson Avenue | 3 | $2.2M | $1,511 | 8,060 sq ft |
| Browns Lane | 4 | $1.26M | $1,406 | 9,510 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 La Rinconada
- park
La Rinconada Park
A Town park at 151 Granada Way that follows Smith Creek south from Wedgewood Avenue alongside Granada Way. Town park data lists a playground, a tennis court, a picnic area, a pick-up play area and a multiuse trail; the Town's trail layer shows about half a mile of paths (approximate).
- landmark
La Rinconada Country Club
A private golf club at 14595 Clearview Drive that says it was established in 1929 on a 125-acre site. The course lies between Granada Way and La Rinconada Drive, with Clearview Drive leading to the clubhouse.
- landmark
Simond Adobe
A Town landmark at 14610 Quito Road. Only the 1853 adobe wing of the house is designated, and it is a private home, so view it from the street.
- shopping
Pollard Road and More Avenue
A small commercial corner zoned C-1 at the district's north edge, with a grocery store, about 0.2 mile (straight line) from the Calle Marguerita blocks.
- park
Vasona Lake County Park and Creekside Sports Park
Southeast across Winchester Boulevard, the county's Vasona Lake County Park is about 0.3 mile and the Town's Creekside Sports Park on University Avenue about 0.2 mile from the district's edge (straight line).
schools and commute
School districts and getting around
School districts
School districts split this area. On the California Department of Education's 2025-26 district map, roughly the north and west three-quarters (More Avenue, Old Adobe Road, Bicknell Road, Granada Way, Rinconada Hills) is in Campbell Union School District (K-8) and Campbell Union High School District. The southeast blocks east of the golf course (Golf Links, Clearview and Eastview drives, the southern part of La Rinconada Drive, Newell Avenue, Wimbledon Drive) are in Los Gatos Union School District (K-8) and Los Gatos-Saratoga Joint Union High School District, and listing records we checked match that split. Two Campbell Union School District schools sit just outside the edges: Rolling Hills Middle School on More Avenue across Pollard Road, and Marshall Lane Elementary across Quito Road in Saratoga. Attendance boundaries change, so check any specific address with the district.
Campbell Union guide · Campbell Union High guide · Los Gatos Union guide · Los Gatos-Saratoga high schools · Silicon Valley school districts
Getting around
- VTA buses: Route 27 stops on Winchester Boulevard at La Rinconada Drive on its run between Winchester light rail station in Campbell and Santa Teresa station, with weekday and weekend schedules. Route 37 stops at Pollard Road and More Avenue on its weekday run between West Valley College and Capitol station. Check VTA's current schedules before counting on a trip.
- Highway 85 runs along the northeast edge; the nearest interchange is at Winchester Boulevard, about 0.15 mile (straight line) beyond the district's east side. Highway 17 meets Lark Avenue about 0.4 to 0.5 mile east of the edge (straight line).
- VTA light rail: Winchester station in Campbell is about 1.8 miles (straight line) from the district's corner at Wedgewood Avenue and Wimbledon Drive and about 2.3 miles from Pollard Road at More Avenue.
- Bikes and walking: Winchester Boulevard has striped bike lanes. For this area the Town's Bicycle and Pedestrian Master Plan lists complete-streets work on Pollard Road, flashing-beacon crosswalks at Pollard Road with Avenida del Sol and with Wedgewood Avenue, bike lanes on More Avenue and Bicknell Road, and bike-route signs on Quito Road. Its December 2022 update showed the Pollard Road work and the Avenida del Sol crosswalk in progress and the rest not started, so check the Town's project map for current status.
- West Valley College in Saratoga, a VTA bus hub, is about 1 mile (straight line) west of Pollard and Quito roads. Downtown Los Gatos is about 2.2 to 3 miles south (straight line), depending on the starting corner, and drive times on Highways 85 and 17 vary a lot by hour.
nerd notes
Buying or selling in La Rinconada: what we check
Buying here
- Confirm the school district by exact address. The Campbell Union and Los Gatos Union lines meet inside this area, and the mailing ZIP (95032 for most addresses, 95030 along the Bicknell Road edge) does not tell you which district serves a house.
- Confirm the jurisdiction. Almost all of the area is in the Town of Los Gatos, but a small pocket around Karl Avenue is unincorporated county land, where county planning and building rules apply. Monte Sereno, with its own rules, begins on the south side of Bicknell Road and of the east-west stretch of La Rinconada Drive.
- Check the zoning before you plan an addition, ADU or rebuild. Setbacks change from R-1:8 to R-1:20, and tracts with a PD overlay follow their own planned-development ordinance; in Rinconada Hills the association's rules apply too.
- Look up the flood map near the creeks. FEMA's high-risk bands follow San Tomas Aquino Creek along Quito Road and Smith Creek through La Rinconada Park toward Bicknell Road; county parcel data puts 2 of the 941 houses inside them. No house here is in a CAL FIRE fire hazard severity zone.
- For 1950s-70s houses, check the electrical panel, roof, sewer lateral and the permit history of any additions; homes built before 1978 come with a federal lead-paint disclosure. Near Highway 85, visit at different hours to hear the traffic, and for lots that back onto the golf course or a creek, read the title report for easements.
Selling here
- State the school districts and the jurisdiction precisely and invite buyers to verify by address; the district line, the Monte Sereno line and the Karl Avenue county pocket all touch this area.
- Have permits and final inspections ready for additions, second stories and ADUs, plus the planned-development rules if your tract has a PD overlay.
- Describe location with measured distances rather than guesses: the walk to La Rinconada Park, frontage on the golf course or a creek, and the drive to the Highway 85 interchange.
- If the house sits near San Tomas Aquino Creek or Smith Creek, gather the flood documents (FEMA map panel, any elevation certificate or letter of map change) before you list.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
La Rinconada questions, answered
Is La Rinconada an official Los Gatos neighborhood?
The Town of Los Gatos maps it as the La Rinconada Area, one of ten neighborhood areas it uses to organize bicycle and pedestrian projects. No association covers the whole area.
Where does the name come from?
From the rancho. The Town's history page says early settlers named the place La Rinconada de Los Gatos, or Cat's Corner, for the mountain lions in the hills. The name now also appears on La Rinconada Drive, the Town's La Rinconada Park and the golf club established in 1929.
Which school districts serve La Rinconada?
Campbell Union School District and Campbell Union High School District for most of the area, and Los Gatos Union School District and Los Gatos-Saratoga Joint Union High School District for the southeast blocks east of the golf course, per the state map. Check the exact address with the district.
Is Rinconada Hills part of La Rinconada?
It sits inside the Town's La Rinconada Area outline, off Pollard Road, but it is a separate gated community with its own association and rules. See our Rinconada Hills guide.
Is any of La Rinconada unincorporated?
Only a small pocket around Karl Avenue, which the Town's map shows as county land. The rest of the outline is in the Town of Los Gatos, including the streets with 95030 addresses.
Are homes here in a flood or wildfire zone?
County parcel data puts 2 of 941 houses in FEMA high-risk flood bands, which follow San Tomas Aquino Creek and Smith Creek, and none in a CAL FIRE fire hazard severity zone. Check the specific address on both maps.
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