Los Altos Hills · Santa Clara County

Altamont

Altamont, in the central portion of Los Altos Hills along Altamont Road, is one of the Town's most established estate neighborhoods.

Median Sale
$5,083,750
March 2026 · 8 closings

Altamont Real Estate Market Snapshot

Median Sale Price
$5,083,750
-8.0% vs prior-year median
Avg. Days on Market
15
% List Price Received
102%
Homes Sold (March 2026)
8
Median price trend
2025 · $5,525,000 March 2026 · $5,083,750
List-price received
102%
90%100%120%+

As of March 2026 · Source: SCCAOR/MLSListings

Living in Altamont

Altamont sits in the central portion of Los Altos Hills along Altamont Road, where parcels typically sit on one to several acres with mature canopies, private driveways, and frequently shared private road easements. Like the rest of the Town, the pocket falls under one residential zoning designation, R-A (Residential-Agricultural), with a one-acre minimum lot size and only one single-family dwelling per parcel (Los Altos Hills Municipal Code Title 10 Article 5).

The terrain along Altamont Road is predominantly hillside, with valley and bay views from elevated lots. Most parcels carry pathway easements dedicated at subdivision under the Town-wide pathway system, and several streets branching off Altamont Road operate under private road maintenance agreements rather than formal HOAs (Town of Los Altos Hills Pathway System; Open Space Easements).

Schools

Altamont sits within the central LAH attendance area, which feeds Los Altos School District (LASD) for grades K-8 and Mountain View-Los Altos Union High School District (MVLA) for grades 9-12. No public school is located inside Town limits; all students attend campuses in neighboring jurisdictions, so commute distance to assigned LASD elementary and MVLA high schools is a routine due-diligence item for buyers (Town of Los Altos Hills Neighborhood Schools).

Lifestyle

Daily life along Altamont Road centers on the Town pathway network, which crosses most parcels as equestrian, pedestrian, and bicycle easements dedicated at subdivision. Owners are responsible for keeping these easements clear of landscaping, irrigation, structures, and debris, and no fence, wall, gate, or column may be located within any pathway easement or road right-of-way (LAH Municipal Code Title 11 Article 2 Section 309).

Commute

Altamont Road feeds to El Monte Road and Page Mill Road for access toward I-280, and Page Mill Road continues east into Palo Alto and the Stanford Research Park. Hillside grade and shared private driveways on several Altamont segments mean drive times can vary from on-paper estimates, particularly during winter weather; buyers commuting to Mountain View, Palo Alto, or San Francisco should test routes at peak hours.

Market

The Altamont Market Right Now

Altamont's pricing tracks the broader Los Altos Hills single-family market. The Town's 2025 annual median sale price was $5,525,000 across 102 closed single-family sales, with average days on market of 26 (SCCAOR/MLSListings). March 2026 saw a median of $5,083,750 across 8 closings with average days on market compressing to 15 and list-price-received at 102%. Altamont parcels typically sit at or above the Town median because of acreage, view exposure, and access to LASD/MVLA attendance, with pricing also sensitive to Lot Unit Factor (LUF) and the share of net buildable acre after pathway, easement, and slope deductions.
Transactions

What Buyers and Sellers Should Know About Altamont

Altamont buyers should price in the Town's site-development permit process before any new build or significant remodel, including multi-disciplinary review by Planning, Engineering, Geotechnical, Fire, Water, and the Pathway, Open Space, and Environmental Design committees (LAH Municipal Code Title 10 Article 3). Lots with a Lot Unit Factor below 0.5 require a Conditional Development Permit and may have development area capped below 7,500 sq ft. Septic is common along Altamont Road; California law requires inspection of any private on-site septic system prior to transfer, with approval by Santa Clara County Department of Environmental Health and the Town's City Engineer (Town of Los Altos Hills Sanitary Sewer page). Heritage Oak removal requires a $250 permit and unpermitted removal can trigger fines up to $5,000 or appraised replacement value, whichever is higher (LAH Municipal Code Title 12 Article 3). Sellers should disclose any private road maintenance agreement, pathway easements, and prior tree-removal permits on the SPQ.
Field Notes

Market Notes by Lisa M. Lum

Recent activity in Los Altos Hills through Q1 2026 shows compressed days on market and list-price-received above 100% (SCCAOR/MLSListings), and Altamont parcels with clean LUF, established driveway access, and unencumbered pathway easements have moved within that window. Lisa Lum notes that buyers along Altamont Road frequently underweight the Site Development Permit timeline, and sellers benefit from organizing easement, septic, and prior-permit documentation before listing. March 2026 Silicon Valley market report covers the broader county trend.

Updated 2026-05-05

Frequently Asked Questions about Altamont

Is Altamont served by public sewer or septic?
Many properties along Altamont Road are on private septic. The Town permits on-site sewage disposal only where a sanitary sewer is not available within 200 feet of the building, and a pre-transfer septic inspection approved by Santa Clara County Environmental Health and the Town's City Engineer is required.
Which school district serves Altamont?
Altamont falls in the central LAH attendance area: Los Altos School District (LASD) for K-8 and Mountain View-Los Altos Union High School District (MVLA) for 9-12. No school is located within Town limits.
Are there HOAs along Altamont Road?
Few formal mandatory HOAs exist. Several Altamont-area subdivisions carry private road maintenance associations rather than full HOAs, and Town-wide pathway, open space, and conservation easements function as the shared infrastructure across most parcels.
What zoning applies to Altamont parcels?
All of Los Altos Hills, including Altamont, sits under one residential designation: R-A (Residential-Agricultural) with a one-acre minimum lot size and one single-family dwelling per parcel. A second unit is allowed if the lot is at least one acre gross.
What is the transfer tax in Altamont, Santa Clara County?
Santa Clara County charges a base transfer tax of $1.10 per $1,000 of consideration. The county's largest cities (San Jose, Mountain View, Palo Alto) impose additional municipal transfer taxes — confirm the rate that applies to Altamont with escrow.
What disclosures are required when selling a home in Altamont?
California requires Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint (pre-1978), water-conserving plumbing fixtures, and smoke and carbon monoxide alarm certifications. Santa Clara County properties may also need to comply with local supplemental disclosures depending on the city.
What is the difference between median and average home price in Altamont?
Median price is the middle number when all sale prices are sorted — half of homes sold above, half below. It resists distortion from a few very expensive sales. Average price is the arithmetic mean and can be skewed upward by individual high-end transactions. Median is the more reliable indicator of typical Altamont home pricing.

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Last updated 2026-05-06 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150