Los Gatos, CA land: flood, zoning and parcels
11,553 parcels
1.9% of Los Gatos’s 11,553 parcels are in a FEMA flood zone.
Map data Oct 11, 2026
- Acres on the roll6,160
- In a FEMA flood zone1.9%special flood hazard area
California 2026-27 taxes: bills go out by November 1; first installment due by December 10, 2026, second by April 12, 2027. Pay or check a bill at the Santa Clara County Department of Tax and Collections.
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Around Los Gatos
Parcels to start with
Flood zones and wetlands
Recorded flood claims in Los Gatos
Insured buildings in and around Los Gatos filed 14 flood claims since 1978; FEMA paid $19,000 on them.
- Fewer than 10 were on buildings rated outside the mapped flood zone (zone X, B or C)
| Years | Claims |
|---|---|
| 1978–79 | Fewer than 10 |
| 1980–89 | Fewer than 10 |
| 1990–99 | Fewer than 10 |
| 2000–09 | Fewer than 10 |
| 2010–19 | Fewer than 10 |
| 2020–26 | Fewer than 10 |
What flood insurance costs in Los Gatos
In and around Los Gatos, insured single-family homes outside the mapped flood zone pay about $480–$880 a year for flood insurance, and $880–$1,550 in an A zone (special flood hazard area).
| Flood zone | Policies | Middle half | Full-risk median |
|---|---|---|---|
| A zones (special flood hazard area) | 15 | $880–$1,550 | $1,300 |
| X zone (outside the mapped flood zone) | 41 | $480–$880 | $720 |
Home value trend in Santa Clara County
Home values in Santa Clara County rose about 35% over 5 years and fell about 1% in the last year (FHFA, 2025).
Development in Los Gatos
About 43 acres inside Los Gatos's limits turned from farmland, forest or other open land into developed land in 2020–2025 (0.6% of its land), and about 65 acres in 2015–2025.
People and new homes in Los Gatos
About 32,576 people live in Los Gatos, and 0 new homes were permitted in 2025.
- Population32,576July 2025 estimate, −2.5% since 2020
- Median household income$217,5542020–2024 average, ±$14,059
- New homes permitted02025, 0 single-family; 139 in 2021
Typical lot sizeThe typical lot, from the roll
The median parcel in Los Gatos is 0.20 acre (10,984 parcels with a size).
Acres from the county roll, or from the parcel's own outline where the roll's figure is off by more than three times. Condominium units that share one point (each carrying the whole complex's acres) are left out of the lot sizes.
How Los Gatos is zonedThe most common districts
| Zoning district | Parcels | Share of zoned |
|---|---|---|
| R1 | 6,948 | 60% |
| RM | 1,521 | 13% |
| HR-1 | 967 | 8.4% |
| PD | 659 | 5.7% |
| NORTH FORTY SPEC PLAN (NFSP) | 294 | 2.6% |
| O | 207 | 1.8% |
| C2 | 179 | 1.6% |
| C1 | 145 | 1.3% |
Zoning is on file for 100% of parcels in Los Gatos, across 19 districts (the newest zoning map is dated Jul 2023; each parcel page gives its own map's date). A district shown by its code alone has no published name on our map. The town or county zoning office has the final word on any parcel.
Land parcels in Los GatosFarm and timber parcels to start with
- 17445 Zena Av 64.0 acres
- 117 Regent Dr 54.9 acres
- 45.0 acres of land
- 17400 Wedgewood Av 41.1 acres
- 39.4 acres of land
- 38.4 acres of land
- 38.0 acres of land
- 400 More Av 37.1 acres
Farm parcels of an acre or more, each with its own page of public roll facts.
Nearby townsTowns around it
Questions about Los Gatos landAnswers from the public records
How many parcels are in Los Gatos, CA?
11,553 parcels on the Santa Clara County tax roll (as of Oct 2026) inside the Census Bureau's boundary for Los Gatos, which can differ from its own limits at the edges, covering 6,160 acres.
How much vacant land is in Los Gatos, CA?
Santa Clara County's tax roll codes little or no vacant land, so we do not count it here.
What is the typical lot size in Los Gatos?
The median parcel is 0.20 acre, from 10,984 parcels with a recorded size.
How much of Los Gatos is in a flood zone?
1.9% of parcels are in a FEMA special flood hazard area (National Flood Hazard Layer, as of Oct 2026). Check each parcel's own flood line before you buy.
Are there wetlands in Los Gatos?
0.6% of parcels are a quarter or more wetland on the USFWS National Wetlands Inventory, a mapping guide, not a legal delineation.
What is Los Gatos zoned?
Zoning is on file for 100% of parcels (zoning maps as of Jul 2023). The most common districts: R1, RM, HR-1.
Are there land prices for Los Gatos?
No land-price range is shown for Los Gatos yet. We have no sale-price file for Santa Clara County yet.
How many people live in Los Gatos?
About 32,576 (Census estimate for July 1, 2025), −2.5% since 2020.
How many new homes are being built in Los Gatos?
Building permits authorized 0 new housing units in 2025 (Census Building Permits Survey).
Where does this data come from?
Parcels: County of Santa Clara. Flood: FEMA National Flood Hazard Layer. Wetlands: USFWS National Wetlands Inventory. Towns: U.S. Census places. Every figure is counted from those files on our map.
More in Santa Clara CountyIts other towns
Sources & methodSources, dates and how these figures are built
Headline figures: source and date
Acres on the roll: County tax roll, counted on our map built Oct 11, 2026.
In a FEMA flood zone: FEMA National Flood Hazard Layer, as of Oct 10, 2026; counted on our map built Oct 11, 2026.
Property tax due dates
California Revenue and Taxation Code 2617, 2618, 2619 and 1603; the State Board of Equalization’s 2026 appeal filing periods. Checked Oct 13, 2026.
Flood zones and wetlands: source and date
FEMA flood zone (A or V): FEMA National Flood Hazard Layer, as of Oct 10, 2026; counted on our map built Oct 11, 2026.
Parcels at least 25% wetland: USFWS National Wetlands Inventory, as of Oct 9, 2026; counted on our map built Oct 11, 2026.
Recorded flood claims in Los Gatos
Area statistics for buildings with NFIP flood insurance, not any one parcel: a lot that never had an insured building has no claims to count. Claims counted from 1978 to Sep 2026.
Source: OpenFEMA NFIP Redacted Claims v3, as of Sep 2026.
What flood insurance costs in Los Gatos
Middle half: the middle half of premiums on single-family NFIP policies that took effect Sep 2025–Sep 2026, by the flood zone each policy is rated in. It is what insured homes here pay, not a quote for any one building.
Full-risk median: the median of FEMA's own full-risk premium for the same policies (Risk Rating 2.0). A discounted policy rises toward it a step each year, within the law's cap on yearly increases.
Source: OpenFEMA NFIP Redacted Policies v3, as of Sep 2026.
Counted in the 23 census block groups that lie mostly inside Los Gatos, so the edges may reach past the town line.
Home value trend in Santa Clara County
This tracks home values, not land values. Land buyers read it as a sign of demand nearby: where homes gain value, builders and buyers follow. A vacant lot can move differently.
How: the change in FHFA's annual county index from 2020 and 2024 to 2025, rounded. The index follows repeat sales and refinance appraisals of the same single-family homes with Fannie Mae or Freddie Mac mortgages. It is in today's dollars, not adjusted for inflation, and FHFA calls these local indexes developmental. Where FHFA's sample is too small it publishes no figure, and none prints here.
Source: FHFA House Price Index, all-transactions, annual county index, 2025, last updated March 31, 2026. Method: Bogin, Doerner and Larson, “Local House Price Dynamics: New Indices and Stylized Facts”, FHFA Working Paper 16-01.
FHFA publishes no index for Los Gatos itself; this is Santa Clara County's, which includes it.
Development in Los Gatos
Counted inside the Census place boundary of Los Gatos town. Counted from USGS Annual NLCD land cover (2015, 2020 and 2025; 30 m squares on a 240 m grid, so edges are approximate). A square counts when it was forest, shrub, grassland, pasture, cropland or wetland in the start year and developed in 2025 (NLCD's developed classes, from lawns and roads to dense buildings). A satellite land-cover map misses some changes and mislabels a few; read it as a guide.
Source: USGS Annual NLCD Collection 1.2, public domain, DOI 10.5066/P94UXNTS.
People and new homes in Los Gatos
U.S. Census Bureau, Population Estimates Program, Vintage 2025 (May 2026); U.S. Census Bureau, American Community Survey 2020-2024 5-year (B19013) (Jan 2026); U.S. Census Bureau, Building Permits Survey (Sep 2026).
Sources
Parcels: County of Santa Clara (roll as of Oct 2026); flood: FEMA National Flood Hazard Layer (as of Oct 2026); wetlands: USFWS National Wetlands Inventory (as of Oct 2026); town limits: U.S. Census Bureau TIGER/Line places; counted on our map built Oct 2026.
This product uses the Federal Emergency Management Agency's OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data.