Saratoga · Santa Clara County

Blue Hills

Blue Hills, in eastern Saratoga, holds primarily mid-century single-family homes on larger lots than the Golden Triangle.

Median Sale
$4,147,500
March 2026 · 24 closings

Blue Hills Real Estate Market Snapshot

Median Sale Price
$4,147,500
-3.5% vs prior-year median
Avg. Days on Market
26
% List Price Received
108%
Homes Sold (March 2026)
24
Median price trend
2025 · $4,300,000 March 2026 · $4,147,500
List-price received
108%
90%100%120%+

As of March 2026 · Source: SCCAOR/MLSListings

Living in Blue Hills

Blue Hills sits on the eastern flatlands of Saratoga, set apart from the city's central Golden Triangle and foothill estates by its placement within Cupertino Union School District (CUSD) attendance rather than Saratoga Union (City of Saratoga). The neighborhood holds primarily mid-century single-family ranch homes on lots that typically run larger than the immediately adjacent Golden Triangle, with mature street tree canopy, established landscaping, and a quieter residential fabric.

The pocket draws a specific buyer profile: families targeting the CUSD K-8 path inside a Saratoga address, which lets buyers combine Saratoga's civic services and property tax base with CUSD's elementary and middle school assignment. The flat topography and grid streets make Blue Hills materially easier to remodel or rebuild than Saratoga's hillside parcels, where slope and tree-protection review add scope.

Schools

Blue Hills falls within Cupertino Union School District attendance for K-8, one of four TK-8 districts that serve different parts of Saratoga depending on address (City of Saratoga; Saratoga Union School District). High school students attend Los Gatos-Saratoga Joint Union High School District, with Saratoga High School the primary in-city campus. Buyers should confirm K-8 attendance area at the address level before writing offers, since Saratoga's four-district patchwork can shift assignment block-by-block within the Blue Hills footprint.

Lifestyle

Day-to-day life in Blue Hills centers on the neighborhood's quieter flatland streets, with Saratoga Village along Big Basin Way reachable in a short drive west and the Cupertino retail corridor accessible to the east. Mature street trees throughout the pocket fall under Saratoga's Tree Regulations (City Code Article 15-50), which protect all trees at 10 inches diameter and natives at 6 inches diameter (Saratoga City Code Article 15-50).

Commute

Blue Hills's eastern Saratoga location places Apple Park and the Cupertino employment corridor within roughly ten minutes via Saratoga-Sunnyvale Road or De Anza Boulevard, and Highway 85 is reachable within five to seven minutes for northbound access toward Mountain View and US-101. The Sunnyvale Caltrain station is the nearest rail option for San Francisco and mid-Peninsula commutes; VTA bus routes connect the area to San Jose and Cupertino.

Market

The Blue Hills Market Right Now

Blue Hills trades inside the broader Saratoga single-family market, which posted a March 2026 median sale price of $4,147,500 across 24 closings, with average price at $4,409,325 and list-price-received of 108% on 26 average days on market (SCCAOR/MLSListings). Calendar year 2025 closed at 238 single-family sales with a median of $4,300,000 and 103% of list. Blue Hills's flatland CUSD-zoned inventory typically transacts in the $3 to $4.5 million bracket and tends to draw multiple offers within a few weeks of listing, given the focused buyer pool targeting both the Saratoga address and CUSD K-8 path.
Transactions

What Buyers and Sellers Should Know About Blue Hills

Blue Hills sits within Saratoga's R-1 Single-Family Residential zoning framework, with five sub-districts indexed by minimum lot size from R-1 10,000 up to R-1 40,000 square feet; the citywide cap on single-family floor area is 6,000 sq ft per City Code Section 15-45.030 (City of Saratoga Planning Division). Saratoga has TWO city-specific real estate disclosures on SCCAOR's local list: the Sewer/Septic Transfer Ordinance (Municipal Code 7-10.070) requiring connection to public sewer if available within 200 feet (or septic inspection) before transfer, and Occupancy Inspections under Article 16-71 from which detached single-family homes are exempt (SCCAOR Local Disclosures - Saratoga). Blue Hills's flatland location places most parcels well within 200 feet of the Cupertino Sanitary District public sewer, so the sewer-connection requirement applies at sale rather than the septic-inspection alternative.
Field Notes

Market Notes by Lisa M. Lum

Market activity in Saratoga through Q1 2026 has shown overbid intensity strengthening from 103% in calendar 2025 to 108% in March 2026 (SCCAOR/MLSListings). Lisa Lum observes that Blue Hills inventory tends to draw a focused buyer pool combining the Saratoga address with the CUSD K-8 path, and that turnkey homes in the $3 to $4.5 million bracket here frequently see four to seven offers with overbid premiums in the seven to twelve percent range when pricing is set accurately at list.

Updated 2026-05-06

Frequently Asked Questions about Blue Hills

What school district serves Blue Hills?
Blue Hills falls within Cupertino Union School District (CUSD) attendance for K-8, one of four TK-8 districts that serve Saratoga depending on address. High school students attend Los Gatos-Saratoga Joint Union High School District, typically Saratoga High School (City of Saratoga).
How does Blue Hills differ from Saratoga's Golden Triangle?
Both are flatland Saratoga neighborhoods, but Blue Hills sits to the east within CUSD attendance, while the Golden Triangle is within Saratoga Union School District. Blue Hills lots tend to run somewhat larger than the immediately adjacent Golden Triangle, and the buyer profile skews toward CUSD-targeted families.
Does Blue Hills have a homeowners association?
No. Blue Hills, like Saratoga's other established flatland neighborhoods (Golden Triangle, Prides Crossing, Fruitvale), operates without a mandatory HOA. Individual parcels may carry recorded CC&Rs or easements; buyers should review the preliminary title report for any pocket-specific encumbrances.
Does Saratoga's sewer transfer ordinance apply to Blue Hills sales?
Yes. Saratoga Municipal Code 7-10.070 requires properties within 200 feet of public sewer to be connected before transfer of ownership. Blue Hills's flatland location places most parcels within this trigger distance via the Cupertino Sanitary District, so the connection requirement typically applies at sale.
What tree protections affect Blue Hills remodels?
Saratoga's Tree Regulations (City Code Article 15-50) protect all trees at 10 inches diameter (31-inch circumference) and native trees at 6 inches diameter. A City Tree Removal Permit is required, with neighbors within 150 feet receiving 15-day appeal notice (Saratoga City Code Article 15-50).
What is the transfer tax in Blue Hills, 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 Blue Hills with escrow.
What disclosures are required when selling a home in Blue Hills?
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 Blue Hills?
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 Blue Hills home pricing.

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