Los Altos Hills · Santa Clara County

Fremont Hills

Fremont Hills, in the southeastern portion of the Town, is anchored by the Fremont Hills Country Club, providing tennis, swimming, and equestrian facilities to members.

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

Fremont Hills 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 Fremont Hills

Fremont Hills sits in the southeastern corner of the Town of Los Altos Hills, organized around the member-owned Fremont Hills Country Club, which provides tennis, swimming, and equestrian facilities to its members. Estate parcels of one acre or more, frequently with horse barns, paddocks, and pastures, set the visual pattern of the neighborhood. Pathway easements supporting the Town pathway system run across most lots, and the equestrian character of the pocket is more explicit here than in any other submarket within the broader Los Altos Hills overview.

Schools

Fremont Hills addresses generally fall within the Los Altos School District (LASD) for K-8 and the Mountain View-Los Altos Union High School District (MVLA) for 9-12, per the Town's published school-attendance documentation (Town of Los Altos Hills Archive, Item 67). No public school sits within Town limits; LAH students attend campuses in adjacent jurisdictions. The PAUSD-LASD boundary, set in 1956, does not reach the Fremont Hills pocket. Buyers should confirm exact attendance at the address level, since boundary lines occasionally adjust at the edges of feeder zones.

Lifestyle

The neighborhood's defining institution is the Fremont Hills Country Club, a private equestrian and racquet club whose facilities anchor much of the daily activity in the pocket. Bridle paths and pathway easements (Municipal Code Title 11 Article 2 Section 309) link properties to the broader Town network, and many parcels carry horse-keeping rights consistent with the R-A (Residential-Agricultural) zoning that governs all of Los Altos Hills (ecode360 Title 10 Article 5). Hidden Villa, Westwind Community Barn, and Byrne Preserve are all within a short drive.

Commute

Fremont Hills accesses I-280 via El Monte Road or Foothill Expressway, with Sand Hill Road and Stanford reachable in roughly 12 minutes northbound and Apple Park, Cupertino in roughly 15 minutes southbound. There is no Caltrain station inside Los Altos Hills (Town planning documentation); commuters typically drive to Mountain View or Palo Alto stations. Downtown Los Altos Village is about 8 minutes by car, and El Camino Real services are reachable through Foothill Expressway for daily errands.

Market

The Fremont Hills Market Right Now

Fremont Hills inherits the parent Los Altos Hills single-family resale dynamics, which through March 2026 posted a median sale price of $5,083,750 across 8 closings, an average price of $6,707,750, and an average price per square foot of $1,685 at 102 percent of list and 15 days on market (SCCAOR/MLSListings). Calendar year 2025 closed at 102 single-family sales, a median of $5,525,000, and an average of $6,337,993 at 100 percent of list and 26 days on market (SCCAOR/MLSListings). Within the Town, Fremont Hills estate parcels with intact equestrian improvements typically transact at or above the Town median because barn, pasture, and arena improvements draw a narrower buyer pool that values them. Buyers seeking horse-ready properties should expect limited inventory at any moment and frequent off-market activity (see Silicon Valley March 2026 market report).
Transactions

What Buyers and Sellers Should Know About Fremont Hills

Fremont Hills parcels are governed by the Town's R-A zoning, which requires a one-acre minimum lot with at least one net acre falling within a 350-foot-diameter circle (ecode360 Title 10 Article 5). A Site Development Permit is required before any building permit for a new home, addition, or significant remodel (ecode360 Title 10 Article 3). Heritage Oaks are protected under Municipal Code Title 12 Article 3, with a Heritage Oak Removal Permit required and unpermitted removal subject to fines up to $5,000 or the appraised replacement value, whichever is higher (Town Tree Removal Permit page). Many Fremont Hills properties are on private septic systems regulated by the Santa Clara County environmental health authority (Town Sanitary Sewer page); California state law requires septic inspection prior to transfer of ownership. Pathway easements supporting the Town pathway system run across most parcels, and no fence, wall, gate, or column may be located within any pathway easement (ecode360 Title 11 Article 2 Section 309). Documentary transfer tax in Fremont Hills follows the general law town rate of $1.10 per $1,000 of consideration (California City Finance Documentary Transfer Tax Reference). Country-club membership is a separate private contract and does not transfer automatically with the deed.
Field Notes

Market Notes by Lisa M. Lum

Recent transactions Lisa M. Lum has reviewed in the Fremont Hills pocket suggest that estate properties with functional barns, pastures, and country-club proximity tend to absorb within 60 days when priced near the Town's average band and have shown overbid premiums of one to four percent above asking when improvements are well maintained. Sellers preparing equestrian estates should plan extra time for Site Development Permit processing, geotechnical review, and Heritage Oak documentation, all of which can extend the path from contract to close (Town of Los Altos Hills Planning Department).

Updated 2026-05-05

Frequently Asked Questions about Fremont Hills

Is the Fremont Hills Country Club open to the public?
No. Fremont Hills Country Club is a private member-owned club providing tennis, swimming, and equestrian facilities to members and their guests. Membership is a separate private contract and does not transfer automatically with the purchase of a home in the surrounding neighborhood.
Can I keep horses on a Fremont Hills property?
Yes, in most cases. The R-A (Residential-Agricultural) zoning that governs all of Los Altos Hills permits horse-keeping subject to setback and lot-size rules (ecode360 Title 10 Article 5). Buyers should verify any private CC&Rs, easements, or pathway encroachments at the parcel level before purchase.
What school district serves Fremont Hills?
Most Fremont Hills addresses fall within the Los Altos School District (LASD) for grades K-8 and Mountain View-Los Altos Union High School District (MVLA) for grades 9-12, per Town school-attendance documentation. Buyers should confirm attendance at the address level.
Are there pathway easements on Fremont Hills parcels?
Yes, on most parcels. The Town's pathway system (Municipal Code Title 11 Article 2 Section 309) dedicates equestrian, pedestrian, and bicycle easements across most private lots in Los Altos Hills. Owners must keep the easement clear of fences, walls, gates, columns, irrigation, and structures.
What is the transfer tax in Fremont 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 Fremont Hills with escrow.
What disclosures are required when selling a home in Fremont 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 Fremont 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 Fremont Hills home pricing.

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