Saratoga · Santa Clara County

Parker Ranch

Parker Ranch is a planned development located in the foothills of Saratoga, with development beginning in 1980 and lots first sold in 1982.

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

Parker Ranch 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 Parker Ranch

Parker Ranch is a planned development of approximately 80 homes in the foothills of Saratoga, with site work begun in 1980 and lots first sold in 1982. It sits among the larger-lot hillside subdivisions that ring the city above the flatlands and the Village along Big Basin Way. The development is governed by the Parker Ranch Homeowners Association with an active design review committee, which gives the streetscape a more cohesive architectural rhythm than the parcel-by-parcel character typical of older Saratoga hillside pockets (Parker Ranch HOA).

Compared to the Golden Triangle and Blue Hills flatlands closer to downtown, Parker Ranch lots are larger and tree-canopied, with the foothill grade and oak cover that define the city's western edge. For a wider city overview, see the Saratoga overview.

Schools

Parker Ranch addresses fall within the Saratoga Union School District (SUSD) for TK-8 in most cases, feeding Argonaut, Foothill, or Saratoga Elementary plus Redwood Middle School, with high school students attending Saratoga High School in the Los Gatos-Saratoga Joint Union High School District (Saratoga Union School District). Saratoga is divided among four K-8 districts citywide, so buyers in Parker Ranch should confirm the assigned elementary attendance area at the address level before writing offers; the four-district patchwork can shift block-by-block at the city's edges.

Lifestyle

Parker Ranch homeowners are within a short drive of Saratoga Village along Big Basin Way, Hakone Estate and Gardens (1917) in the foothills above the Village, the Mountain Winery's outdoor concert series, and Sanborn County Park hiking trails on the Santa Cruz Mountain ridge. The HOA's design review committee enforces consistent exterior standards on the development's roughly 80 homes; CCRs govern exterior alterations and architectural style, which preserves a more uniform streetscape than older Saratoga hillside pockets.

Commute

Parker Ranch is reached via Saratoga-Sunnyvale Road and the Highway 9 / Highway 85 corridor, with no Caltrain station in Saratoga; commuters drive to Sunnyvale or San Jose Diridon. Highway 85 northbound puts Apple Park within roughly 15 to 20 minutes and Google Mountain View within about 25, with afternoon return traffic the binding constraint. Mineta San Jose International Airport sits about 25 to 30 minutes northeast via Highway 85 and US-101.

Market

The Parker Ranch Market Right Now

Parker Ranch transactions clear within Saratoga's broader single-family market, which posted a March 2026 median sale price of $4,147,500 across 24 closings and average price per square foot of $1,629 at 108 percent of list (SCCAOR/MLSListings). Calendar year 2025 closed at 238 sales with a median of $4,300,000 at 103 percent of list and 24 days on market. As a hillside, larger-lot pocket of roughly 80 homes, Parker Ranch supply is thin in any given month and individual sales tend to sit toward the upper half of the citywide median rather than the entry band. See the Silicon Valley March 2026 market report for the full citywide context.
Transactions

What Buyers and Sellers Should Know About Parker Ranch

Two Saratoga public-records items shape Parker Ranch transactions. First, the Sewer/Septic Transfer Ordinance (Saratoga Municipal Code Section 7-10.070) requires properties within 200 feet of an available public sanitary sewer to be connected before transfer of ownership; properties more than 200 feet away must have their private septic system inspected before transfer (SCCAOR Local Disclosures - Saratoga). Saratoga is split between West Valley Sanitation District and Cupertino Sanitary District, so confirm which district serves the parcel. Second, Tree Regulations (City Code Article 15-50) protect all trees at 10 inches diameter and native trees at 6 inches; a City Tree Removal Permit and 15-day neighbor notice within 150 feet apply to most removals. Layered on top of these, the Parker Ranch HOA's design review committee reviews exterior alterations under the development's CCRs, which buyers should request alongside the standard preliminary title report.
Field Notes

Market Notes by Lisa M. Lum

Recent transactions in Saratoga's hillside developments through Q1 2026 suggest Parker Ranch listings draw the same buyer profile as Saratoga Hills and the upper Golden Triangle: equity-rich move-up buyers prioritizing larger lots, mature trees, and a managed architectural character. Lisa M. Lum advises sellers in Parker Ranch to assemble the HOA disclosure package, sewer or septic documentation under Section 7-10.070, and any Article 15-50 tree-protection records well in advance of listing, since hillside diligence drives the timeline more than price.

Updated 2026-05-06

Frequently Asked Questions about Parker Ranch

Who governs the Parker Ranch community?
The Parker Ranch Homeowners Association governs the development, with an active design review committee that reviews exterior alterations under the community's CCRs. The HOA covers approximately 80 homes built starting in 1980 with lots first sold in 1982 (Parker Ranch HOA).
What architectural rules apply to Parker Ranch homes?
Exterior alterations and architectural style are governed by the Parker Ranch CCRs and the HOA's design review committee. Citywide, Saratoga also caps single-family floor area at 6,000 sq ft and requires Design Review for any second-story addition or new two-story structure on R-1 or HR lots (City Code Articles 15-45, 15-59).
Is Parker Ranch on public sewer or septic?
It depends on the parcel. Saratoga is split between West Valley Sanitation District and Cupertino Sanitary District. Under Municipal Code Section 7-10.070, parcels within 200 feet of available public sewer must connect before transfer; parcels farther out must have private septic systems inspected before transfer.
What schools serve Parker Ranch?
Most Parker Ranch addresses feed Saratoga Union School District (Argonaut, Foothill, or Saratoga Elementary plus Redwood Middle), then Saratoga High School in the Los Gatos-Saratoga Joint Union High School District. Confirm the elementary attendance area at the specific address before writing offers.
What is the transfer tax in Parker Ranch, 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 Parker Ranch with escrow.
What disclosures are required when selling a home in Parker Ranch?
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 Parker Ranch?
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 Parker Ranch home pricing.

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