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los gatos neighborhood guide · property nerds® at compass
Los Gatos Boulevard and the North 40, Los Gatos Homes for sale, recent sales and a Property Nerd’s guide
The town's main commercial street east of Highway 17, the 1940s-60s streets between it and the freeway, and the North 40, where about 250 new townhome-style homes went up from 2021 to 2024.
Los Gatos Blvd & North 40 by the numbers
los gatos blvd & north 40 by the numbers · live from the mls
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Calculated in your browser from MLS data for Los Gatos Blvd and the North 40: Hwy 17 to the Boulevard, Hwy 9 to Hwy 85 (approximate). Sales are single-family homes, townhomes and condos.
homes in los gatos blvd & north 40 · live from the mls
Homes for sale, for rent and recently sold in Los Gatos Blvd & North 40
Every active listing, rental and closed sale in Los Gatos Blvd & North 40 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 (Los Gatos Blvd and the North 40: Hwy 17 to the Boulevard, Hwy 9 to Hwy 85 (approximate)); it may not match every local definition.
the story
How Los Gatos Blvd & North 40 came to be
Los Gatos Boulevard is the Town's arterial east of Highway 17: the 2040 General Plan classifies it as an arterial from Route 85 to Los Gatos-Saratoga Road and a collector from there to East Main Street. Its side streets filled in as subdivisions after World War II. The Town's recorded tract maps include Terreno del Sol (1946), Harris Subdivision (1950), Flintridge (1955), Highland Oaks (1957), Penn National (1959), Los Gatos Town Manor (1960), Carlton Estates (1964) and Placer Oaks (1965), followed by condominium and townhome maps such as Villa de Los Gatos (1973), Los Gatos Commons (1977) and Los Gatos Boulevard Condominiums (2006).
The North 40 is the last big open parcel on the Boulevard. A 1999 draft plan for it was never adopted; the Town's 2020 General Plan then required a specific plan, an advisory committee met from 2011 to 2013, and the Town Council adopted the North 40 Specific Plan on June 17, 2015. It caps the plan area at 270 housing units, requires 30 percent open space and calls for design that reflects the land's orchard heritage, according to the Town's FAQ.
Phase I, on the southern half, was filed by Grosvenor USA, SummerHill Homes and Eden Housing with 320 homes, 50 of them affordable senior units, and about 66,000 square feet of commercial space with a market hall. The Council denied it in September 2016, then approved it on August 1, 2017, after a court decision in the applicants' suit. County records show about 250 attached homes on its new streets built from 2021 to 2024. A Phase II application for the northern half proposed 450 homes as of the Town's July 2025 FAQ.
streets and homes
The streets and the houses
Between Highway 17 and the Boulevard, short side streets run from the Boulevard toward the freeway: Frank Avenue, Leroy Avenue, Chirco Drive, Placer Oaks Road, Oak Rim Way, Benedict Lane and Corinne Drive north of Blossom Hill Road, and Pine Avenue, Nino Avenue and Mitchell Avenue to the south. North of Los Gatos-Almaden Road, Highland Oaks Drive and Garden Lane (west of the Boulevard) and Lester Lane, Longridge Road, Hollycrest Drive and Greendale Drive (east of it) are late-1950s tract streets. The single-family homes are mostly one story (about 700 of 960), with lots typically 6,300 to 9,900 square feet.
Attached homes are a big share here. Alberto Way, near Highway 9, holds about 180 condominium units from the 1970s, Cuesta de Los Gatos Way adds 28 from 1997, and Roberts Road and Mitchell Avenue have smaller groups. The North 40 Phase I homes, on new streets such as Sepulveda Circle, Briggs Court, Shore Drive, Watkins Drive, McCobb Drive, Bartlett Court, Gellatt Court and Sackett Court, are mostly three stories and about 1,400 to 1,950 square feet as recorded.
Zoning tells you what can change. The side streets are R-1:8 single-family; the Boulevard frontage is mostly CH, C-1 and O (office) commercial zoning; and several Boulevard sites, plus the North 40's northern half along Burton Road, carry the Town's Housing Element Overlay Zone (HEOZ), which marks them as housing sites in the 2023-2031 Housing Element. More housing is planned along the corridor.
streets in los gatos blvd & north 40
- Los Gatos Boulevard
- Lark Avenue
- Los Gatos-Almaden Road
- Blossom Hill Road
- Frank Avenue
- Leroy Avenue
- Chirco Drive
- Placer Oaks Road
- Oak Rim Way
- Benedict Lane
- Corinne Drive
- Pine Avenue
- Nino Avenue
- Mitchell Avenue
- Alberto Way
- Lester Lane
- Highland Oaks Drive
- Longridge Road
- Hollycrest Drive
- Camino del Sol
- Penn Way
- Burton Road
- Sepulveda Circle
- Briggs Court
- Shore Drive
- Watkins Drive
- McCobb Drive
parks and places
Parks, shops and landmarks near Los Gatos Blvd & North 40
- shopping
Boulevard shopping centers
The Town maps six business districts along the Boulevard: Blossom Hill Pavilion, King's Court and Cornerstone near Blossom Hill Road, and El Gato Village, New Town Center and Los Gatos Village Square near Los Gatos-Almaden Road. OpenStreetMap shows grocery stores, a hardware store and auto showrooms along the Boulevard.
- shopping
North 40 market hall
Phase I was approved with about 66,000 square feet of commercial space including a market hall, on the North 40's southern half at Lark Avenue and Los Gatos Boulevard.
- landmark
R.J. Fisher Middle School
The Los Gatos Union middle school sits on Fisher Avenue between Highway 17 and the Boulevard, south of Blossom Hill Road.
- landmark
Good Samaritan Hospital
At 2425 Samaritan Drive in San Jose, about 0.4 mile east of the Boulevard at its north end (straight line), with medical office buildings along the Boulevard nearby.
- park
Vasona Lake and Oak Meadow
Across Highway 17 to the west; Oak Meadow Park is about two-thirds of a mile from the Blossom Hill Road corner of the Boulevard (straight line), over the Blossom Hill Road overpass.
schools and commute
School districts and getting around
School districts
Most of the corridor, including the North 40's southern half, is in the Los Gatos Union School District (TK-8) and the Los Gatos-Saratoga Union High School District (9-12), according to U.S. Census school district maps. Two edges differ: the blocks east of the Boulevard near Camino del Sol, Penn Way and National Avenue map to the Union School District and Campbell Union High, and the North 40's northern tip near Burton Road maps to the Cambrian School District and Campbell Union High. R.J. Fisher Middle School (Los Gatos Union) is inside the corridor on Fisher Avenue. 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 · Cambrian School District guide · Campbell Union High guide · Silicon Valley school districts
Getting around
- Bus: VTA Route 27 runs the length of Los Gatos Boulevard (stops include Stacia, Fillmer, Nino, Magneson, Leroy, Los Gatos-Almaden, Village Square, Gateway and Del Sol), connecting downtown, Good Samaritan Hospital, Winchester station and Santa Teresa station. Weekday trips ran about every 30 minutes in VTA's current schedule.
- Light rail: Winchester station in Campbell is about 2 miles from the North 40 in a straight line. VTA's planned Vasona extension toward Vasona Junction is on hold indefinitely, per the Town's 2040 General Plan.
- Driving: the Town lists Highway 17 interchanges at Lark Avenue and Highway 9, both on this guide's edges; Highway 85 runs along the north edge, with its nearest interchange in town at Winchester Boulevard. Blossom Hill Road crosses Highway 17 without ramps.
- Distances: the Boulevard runs about 3 miles from East Main Street to Highway 85 (approximate); the North 40 is about 2.5 miles from downtown's Town Plaza in a straight line.
- Biking and walking: the Los Gatos Creek Trail is across Highway 17, reached by the Blossom Hill Road and Lark Avenue crossings.
nerd notes
Buying or selling in Los Gatos Blvd & North 40: what we check
Buying here
- Check the school districts by address. Three elementary districts (Los Gatos Union, Union and Cambrian) and two high school districts touch this corridor, and the lines run near the North 40 and Camino del Sol.
- For North 40 and other attached homes, read the HOA documents, budget and reserve study, and any planned-development conditions; the North 40 also has an affordable-housing component and future phases under review.
- Look at what can be built next door. Several Boulevard commercial sites and the North 40's northern half are Housing Element Overlay Zone sites, and a 450-home Phase II application was pending in 2025.
- Check hazard layers by address: Town parcel data flags a state liquefaction zone over most of Alberto Way, Cuesta de Los Gatos Way and the North 40 Phase I streets, and a mapped fault zone on parts of Placer Oaks Road, Pine Avenue, Maricopa Drive and Frank Avenue.
- Lots on the side streets that back onto Highway 17 get freeway noise; visit at commute hours.
- For 1950s homes, inspect the foundation, plumbing, electrical and sewer lateral and pull permit history. Pre-1978 homes come with the federal lead-paint disclosure.
Selling here
- Lead with the facts buyers check first: school districts for your address, distance to the Boulevard's shopping and to Highway 17, and HOA details if attached.
- For North 40 resales, have the HOA documents, builder warranty information and any assessments ready; buyers will compare against new-construction pricing nearby.
- On side streets, pull permit records for additions and garage conversions, and order pre-inspections (home, pest, roof, sewer lateral) on older homes.
- If your lot is near a Housing Element site, be ready to explain what has been proposed; buyers will ask.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Los Gatos Blvd & North 40 questions, answered
What is the North 40 in Los Gatos?
A 44-acre plan area at the north end of Los Gatos Boulevard, bounded by Lark Avenue, Los Gatos Boulevard, Highway 17 and Highway 85. The Town adopted its specific plan in 2015. Phase I, on the southern half, was approved in 2017 with 320 homes (50 affordable senior units) and a market hall.
How many homes are in the North 40?
County records show about 250 attached homes built in Phase I from 2021 to 2024, alongside Phase I's affordable senior housing. As of the Town's July 2025 FAQ, a Phase II application for the northern half proposed 450 more homes.
Which school districts serve Los Gatos Boulevard and the North 40?
Mostly Los Gatos Union and Los Gatos-Saratoga Union High, per Census maps. Blocks near Camino del Sol and National Avenue map to Union School District and Campbell Union High, and the North 40's northern tip to Cambrian School District and Campbell Union High. Confirm the exact address with each district.
Is there transit on Los Gatos Boulevard?
VTA Route 27 runs the full length of the Boulevard and connects to Winchester light rail station in Campbell, about 2 miles from the North 40, and to Santa Teresa station in San Jose.
What kinds of homes are near Los Gatos Boulevard?
Mostly single-story 1950s ranch homes on the side streets, condominiums and townhomes from the 1970s to 2000s, and the North 40's newer, mostly three-story attached homes.
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