Los Altos Hills · Santa Clara County Estate corridor

Moody Road

The Moody Road corridor on the southern edge of Los Altos Hills extends west toward the unincorporated Santa Cruz Mountains and the Hidden Villa nature reserve.

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

Moody Road 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 Moody Road

The Moody Road corridor sits on the southern flank of Los Altos Hills, climbing west from the I-280 Moody Road interchange toward the unincorporated Santa Cruz Mountains and the Hidden Villa nature reserve. The defining quality is elevation and remove. Compounds occupy multi-acre parcels, private driveways climb several hundred feet, and shared private road easements link clusters of estates carved into hillside terrain. R-A (Residential-Agricultural) zoning with a one-acre minimum applies across the corridor (Los Altos Hills Municipal Code Title 10 Article 5).

Most Moody Road parcels are on private septic systems rather than public sewer, with state-mandated inspection at transfer (Santa Clara County Environmental Health). Fire-defensible-space requirements, geologic-hazard review, and substantial setbacks from drainage swales and ridgelines define what can and cannot be built. Pathway easements crisscross the corridor under the Town's Pathway System, and open-space and conservation easements are widespread along the upper ridgeline parcels (Town of Los Altos Hills Open Space Easements).

Schools

Moody Road parcels generally fall within the Los Altos School District (LASD) for K-8 and Mountain View-Los Altos Union High School District (MVLA) for grades 9-12, though the PAUSD/LASD boundary line set in 1956 runs through the broader town and buyers should verify attendance at the address level (Town of Los Altos Hills - Neighborhood Schools). No public school is located within LAH town limits; students attend campuses in neighboring Los Altos and Mountain View. Bullis Charter School is a frequent alternative for LASD-zoned addresses.

Lifestyle

The corridor's anchor is Hidden Villa, a 1,600-acre nature reserve and working farm at the western terminus of Moody Road, offering hiking trails, summer camp, and educational programs. Foothills Park and Rancho San Antonio Open Space Preserve sit minutes away. Westwind Community Barn and the Town's pathway system provide equestrian access. There are no streetlights, no sidewalks, and no commercial uses along Moody Road; all retail is in downtown Los Altos Village or Palo Alto.

Commute

Moody Road meets I-280 directly, putting Stanford and Sand Hill Road within roughly 10 minutes northbound and Apple Park in Cupertino within 15 minutes southbound. Foothill College sits at the corridor's eastern edge. Downtown Los Altos Village is 8 to 12 minutes via El Monte Road. There is no Caltrain station in Los Altos Hills; commuters drive to Mountain View or Palo Alto stations. Hillside grades and limited shoulder make cycling viable mainly for fitness rather than commute use.

Market

The Moody Road Market Right Now

Moody Road sits within the Los Altos Hills SFR market, which posted the highest single-family median in Santa Clara County in March 2026 at $5,083,750 across 8 closings, with average price at $6,707,750 and average price per square foot at $1,685 (SCCAOR/MLSListings). The list-to-sale ratio reached 102 percent on 15 average days on market. Calendar year 2025 closed at 102 single-family sales at a $5,525,000 median and $6,337,993 average, 100 percent of list, 26 days on market (SCCAOR/MLSListings). Moody Road's price band typically sits at or above the town median because the corridor is dominated by larger-acreage estate compounds with view orientation, with most transactions in the $4M to $15M-plus range. Volume is thin and a meaningful share moves off-market through pocket-listing channels (see Silicon Valley March 2026 market report).
Most Moody Road parcels operate on private septic with state-mandated inspection at transfer. — Moody Road public records
Transactions

What Buyers and Sellers Should Know About Moody Road

Several Los Altos Hills public-records facts shape Moody Road transactions in 2026. R-A zoning with a one-acre minimum and the 350-foot net-acre circle requirement applies; 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 (Los Altos Hills Municipal Code Title 10 Article 5). The Town requires a Site Development Permit before any building permit for new homes, additions, or significant remodels, with multi-disciplinary Planning, Engineering, Geotechnical, Fire, Water, and Pathway / Open Space / Environmental Design committee review (Title 10 Article 3). Heritage Oaks are protected; unpermitted removal carries fines up to $5,000 OR the appraised replacement value, whichever is higher (Town Tree Removal Permit page). Pathway easements run across most parcels and must be kept clear of fences, walls, gates, columns, irrigation, and structures (Pathway System, Title 11 Article 2 Section 309). Septic inspection is required at transfer per California state law, with sign-off by Santa Clara County Environmental Health.
Field Notes

Market Notes by Lisa M. Lum

Recent transactions in the Moody Road corridor that Lisa M. Lum has reviewed suggest estate properties in the $5 million to $9 million bracket are absorbing within 60 to 90 days when priced accurately, with limited overbid premiums. Activity above $10 million remains thinly traded and frequently moves off-market through pocket listings rather than the public MLS. Sellers preparing Moody Road listings should plan extra time pre-market for septic inspection, Site Development Permit history pulls, and Heritage Oak documentation, all of which can extend escrow if surfaced after offers are in.

Updated 2026-05-06

Frequently Asked Questions about Moody Road

Are Moody Road properties on septic or public sewer?
Most Moody Road parcels operate on private septic systems. California law requires septic inspection prior to transfer of ownership, with sign-off by the Santa Clara County Department of Environmental Health and the Town's City Engineer. Public sewer access along the corridor is limited.
Are private road easements common on Moody Road?
Yes. Many hillside parcels off Moody Road sit on shared private driveways and private road easements rather than public streets. Maintenance defaults to California Civil Code Section 845 (proportional to use) absent a written agreement, and title reports should be reviewed early for easement obligations.
What school district serves Moody Road addresses?
Most Moody Road addresses fall within Los Altos School District (LASD) for K-8 and Mountain View-Los Altos Union HSD (MVLA) for high school. The PAUSD/LASD line set in 1956 runs through the broader town, so buyers should confirm attendance area at the specific address before writing offers.
Can I remove a Heritage Oak on a Moody Road property?
Removal of a Heritage Oak in Los Altos Hills requires a Heritage Oak Removal Permit. Fines for unpermitted removal run up to $5,000 or the appraised replacement value of the tree, whichever is higher (Town Tree Removal Permit page). Sellers should document any prior tree work on the SPQ.
How long does the Site Development Permit process take on a Moody Road parcel?
Site Development Permit review on hillside parcels routinely runs several months because Geotechnical, Fire, Water, and Pathway / Open Space / Environmental Design committees all weigh in (Los Altos Hills Municipal Code Title 10 Article 3). Steep slopes and ridgeline visibility add review time.
What is the transfer tax in Moody Road, 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 Moody Road with escrow.
What disclosures are required when selling a home in Moody Road?
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 Moody Road?
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 Moody Road home pricing.

Search Moody Road Homes

Browse current listings in Moody Road with Lisa M. Lum.

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