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Single Family ResidenceResidential
$4,492,849$1,574 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 98How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $2,198,000 on May 2, 2013

856 LILAC WAY

LOS GATOS, CA 95032
4
Beds
2.5
Baths
2,854 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.29 ac
Lot SizeThe size of the land the home sits on, from county records.
1961
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
8
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$4.5M
$4.4M low$4.6M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$2,198,000 · May 2, 2013

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$32,331 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$2,768,302 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$1,755,959
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$1,012,343
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$2,714,023

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.37
25
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
33
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
32
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
49
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
47
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.6 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.0.2 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Custom Design
CountySANTA CLARA
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.1964
Lot (acres)The size of the land the home sits on, from county records.0.29
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Wood Shingle
HeatingThe type of heating system in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Carport (Unspecified)
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(15)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Blossom Hill Elementary SchoolA+
Elementary · Grades KG–5 · 0.1 mi
M
Raymond J. Fisher Middle SchoolA+
Middle · Grades 6–8 · 0.5 mi
H
Los Gatos High SchoolA
High · Grades 9–12 · 1.3 mi

District: Los Gatos-Saratoga Joint Union School District

Neighborhood · ZIP 95032These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.79
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.88
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.503

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.38%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.3.9%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.28,418
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,697 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$184,175
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$262,673
Average tempThe average temperature here across a full year.58°F
Annual precipHow much rain and melted snow falls here in a typical year.41 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.73%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

856 Lilac Way measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 97% of homes in Blossom Manor
  • Costs more per square foot than 90% of homes in Santa Clara County
  • Bigger than 89% of homes in Santa Clara County
  • Has a bigger lot than 95% of homes in Blossom Manor
  • Newer than 86% of homes in Blossom Manor

What homes are worth in Los Gatos 95032

Each bar is how many homes fall in that price range. The marker is this home.

This home
$573K$5.8M

This home is worth more than 92% of homes in Los Gatos 95032.

How it measures up in Los Gatos 95032

The dot is this home. The mark in the middle is the typical home in Los Gatos 95032.

Estimated value$4,492,849
CheaperTypical $2,550,728Pricier

Pricier than 92% of homes nearby

Price per ft²$1574
CheaperTypical $1225Pricier

Pricier than 88% of homes nearby

Living area2,854 ft²
SmallerTypical 2,040 ft²Bigger

Bigger than 81% of homes nearby

Lot size0.29 ac
SmallerTypical 0.19 acBigger

Bigger than 80% of homes nearby

Year built1961
OlderTypical 1967Newer

Newer than 31% of homes nearby

How 856 Lilac Way ranks against every home in each area.
MeasureThis homeBlossom ManorLos Gatos 95032Santa Clara County
Estimated valuepricier than$4,492,84997% of homes92% of homes96% of homes
Price per ft²pricier than$157472% of homes88% of homes90% of homes
Living areabigger than2,854 ft²83% of homes81% of homes89% of homes
Lot sizebigger than0.29 ac95% of homes80% of homes90% of homes
Year builtnewer than196186% of homes31% of homes33% of homes

About 856 Lilac Way

How much is 856 Lilac Way, Los Gatos, CA worth?

The TopHap Estimate for 856 Lilac Way, Los Gatos, CA is $4,492,849 as of Sep 24, 2026. The likely range is $4,387,870 to $4,597,828. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 856 Lilac Way, Los Gatos, CA last sell?

856 Lilac Way, Los Gatos, CA last sold on May 2, 2013 for $2,198,000, according to the county's recorded deed. TopHap holds 5 recorded sales for this parcel.

How big is 856 Lilac Way, Los Gatos, CA?

856 Lilac Way, Los Gatos, CA has 4 bedrooms, 2.5 bathrooms, 2,854 square feet of living space and a 0.29-acre lot.

When was 856 Lilac Way, Los Gatos, CA built?

856 Lilac Way, Los Gatos, CA was built in 1961, making it 65 years old. It is a custom design home. The building has 2 stories.

What schools serve 856 Lilac Way, Los Gatos, CA?

856 Lilac Way, Los Gatos, CA is assigned to Blossom Hill Elementary School (elementary), rated A+; Raymond J. Fisher Middle School (middle), rated A+; Los Gatos High School (high), rated A. All sit in Los Gatos-Saratoga Joint Union School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 856 Lilac Way, Los Gatos, CA compare to other homes in Los Gatos 95032?

Among the 8,455 homes in Los Gatos 95032, it is worth more than 92% of them ($4,492,849 against a typical $2,550,728), its price per square foot is higher than 88% of them ($1574 against a typical $1225), it is bigger than 81% of them (2,854 ft² against a typical 2,040 ft²), its lot is bigger than 80% of them (0.29 ac against a typical 0.19 ac) and it is newer than 31% of them (1961 against a typical 1967). Measured against all of Santa Clara County, it is worth more than 96% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 856 Lilac Way, Los Gatos, CA?

The 2025 property tax bill for 856 Lilac Way, Los Gatos, CA was $32,331. The county assessed it at $2,768,302.

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