Redwood Estates CA Real Estate & Homes For Sale

Where Redwood Estates is and who governs it

Redwood Estates is an unincorporated mountain community in the Santa Cruz Mountains portion of Santa Clara County, off State Route 17 above Los Gatos. It shares Los Gatos mailing addresses but is outside the town limits. Santa Clara County Planning and Development is the land-use and building authority, and the Board of Supervisors governs.

Use the County’s tools to confirm a parcel:

• the zoning ordinance page, which links the Property Explorer application for parcel zoning and other data, an interactive map and the zoning atlas;
• Santa Clara County LAFCo’s boundaries map, which confirms the parcel is outside city limits;
• LAFCo’s maps portal, which also shows fire, water and wastewater district boundaries.

Our unincorporated Santa Clara County page explains the difference between county and city jurisdiction.

Water, sewer and utilities in Redwood Estates

• Fire: The Santa Clara County Fire Department serves Redwood Estates along with Lexington Hills, Soda Springs and Chemeketa Park. Confirm the agency for the specific parcel on LAFCo’s fire district map.
• Septic: Mountain homes generally rely on onsite wastewater systems. The County Department of Environmental Health regulates them under its Local Agency Management Program (LAMP). The LAMP says upland soils are often shallow over bedrock. The posted 2014 LAMP describes geotechnical review for dispersal fields on slopes over 20 percent and a 30 percent limit for conventional fields. Confirm the current applicable system category, exceptions and site standards; alternative systems have different requirements. On small or steep lots, septic capacity often decides whether an addition is feasible.
• Water: The source varies by parcel. It may be a water company, a mutual or shared system, a spring or a private well. Valley Water’s Ordinance 90-1 requires a permit to drill, repair or destroy a well, and the work must be done by a C-57-licensed contractor. For a small public system, the County’s water system and well program is the reference. Ask for bills or system documents, water tests and, for wells, a flow test.

Homes, lots and land use in Redwood Estates

Redwood Estates is mostly cabins and houses on wooded, sloping lots along narrow roads, many from older subdivisions. County zoning sets setbacks, height and second-unit rules. On older mountain lots, the practical limits are usually slope, septic, parking and fire access rather than lot size. Before you count a converted garage, studio or lower level as living space, ask the County for permits and final inspections. If you are buying a lot to build, confirm buildable area, driveway grade, fire-access standards and septic feasibility before you remove contingencies. Our rural land guide for Santa Clara County and buying land guide cover the sequence.

Hazards and insurance to check

• Wildfire: Review the hazard zone, mitigation and insurance. Look up the address in the State Fire Marshal’s Fire Hazard Severity Zone viewer. State Responsibility Area maps took effect April 1, 2024. County Fire’s Be Evacuation Ready page covers evacuation planning. Get homeowners insurance quotes at the start of escrow.
• Earthquake and landslide: The Santa Cruz Mountains carry both fault and slope hazards. Check EQ Zapp, and read the Natural Hazard Disclosure. Consider a geotechnical review of retaining walls, foundations and drainage on steep lots. See our earthquake insurance guide.
• Flood and drainage: For parcels near creeks and drainages, check FEMA’s Flood Map Service Center.

Getting around from Redwood Estates

State Route 17 is the main route, north to Los Gatos and San José and south over the summit to Scotts Valley and Santa Cruz. Highway 17 traffic and closures affect every trip, so check Caltrans QuickMap during storms. Local streets are narrow and winding. Find out who maintains the road to the house, and get any recorded maintenance agreement.

Local rules buyers and owners should know

• County, not town: Despite a Los Gatos address, permits and code enforcement go through Santa Clara County.
• Road agreements: Private-road costs are separate from property taxes. Ask how they are split and whether any assessments are pending.
• Defensible space: Expect wildland-urban interface mitigation requirements from the fire authority.
• Transfer tax: Only the county documentary transfer tax applies in unincorporated areas. See our Santa Clara County city transfer tax guide for the cities that add their own.
• Property tax: See Santa Clara County property tax.

Luxury homes and estates in Redwood Estates

In Redwood Estates, high-end property usually means a larger custom mountain home on a wooded, view or acreage parcel, often reached by narrow private or shared roads. Santa Clara County zoning governs these lots. Slope, septic and fire access usually set the limits on expansion, more than lot size does. The posted 2014 LAMP describes geotechnical review above a 20 percent dispersal-field slope; confirm the currently applicable system category and standards.

Due diligence for a high-value purchase: Wildfire hardening and insurance availability come first. Check the Fire Hazard Severity Zone, ask for defensible-space and roof records, and see our FAIR Plan guide and our guide to insuring a high-value home. Confirm the water source and septic capacity for every living space, County permits for additions and guest units, retaining wall and foundation condition, and the recorded road agreements. Our Santa Clara County rural land guide covers estate-parcel checks.

Ask Diamond Real Estate Group which permitted private-marketing options fit the property, your goals and the applicable MLS rules. Availability of any particular property is not guaranteed. Related: Santa Clara County luxury homes.

Redwood Estates real estate: questions people ask

Is Redwood Estates part of Los Gatos?

No. Redwood Estates is unincorporated Santa Clara County, even with a Los Gatos mailing address. County Planning and Development issues permits, and the Santa Clara County Fire Department serves the community. Confirm the parcel’s status with the County’s Property Explorer or LAFCo’s boundaries map.

Do Redwood Estates homes have septic systems?

Most do. The County Department of Environmental Health regulates onsite systems under its LAMP. The posted 2014 LAMP describes slope-dependent review and different conventional/alternative system standards. Confirm the current applicable design and site requirements with Environmental Health. Get the septic permit history and a recent inspection.

How do Redwood Estates homes get water?

It depends on the parcel. The source may be a water company, a shared or mutual system, a spring or a private well. Well work requires a Valley Water permit and a C-57 contractor. Ask for bills or system documents, recent water tests and, for wells, a flow test.

What should I check about wildfire before buying?

Look up the Fire Hazard Severity Zone for the address, read the Natural Hazard Disclosure and get insurance quotes early. Ask the seller for defensible-space inspection records and roof, vent and vegetation work. Review County Fire’s evacuation guidance for the area.

Sources for this section

1. Santa Clara County Planning, Zoning Ordinance and Property Explorer: https://plandev.santaclaracounty.gov/codes-and-policies/zoning-ordinance
2. Santa Clara County LAFCo, Cities information/boundaries map and Maps portal: https://santaclaralafco.org/cities-and-special-districts/cities-information ; https://santaclaralafco.org/policies-and-resources/maps
3. Santa Clara County Fire Department; Be Evacuation Ready: https://www.sccfd.org/ ; https://www.sccfd.org/education-and-preparedness-overview/be-evacuation-ready/
4. Current official source / program records: https://files.santaclaracounty.gov/exjcpb1761/migrated/LU_SCC_LAMP.pdf
5. Current official source / program records: https://www.valleywater.org/contractors/doing-businesses-with-the-district/wells-well-owners/ordinance-90-1
6. Santa Clara County DEH, Well construction and water system clearance: https://deh.santaclaracounty.gov/land-use/apply-new-well-construction-or-water-system-clearance
7. Office of the State Fire Marshal, Fire Hazard Severity Zones: https://osfm.fire.ca.gov/what-we-do/community-wildfire-preparedness-and-mitigation/fire-hazard-severity-zones
8. California Geological Survey, EQ Zapp: https://www.conservation.ca.gov/cgs/geohazards/eq-zapp
9. FEMA Flood Map Service Center: https://msc.fema.gov/portal/home
10. Caltrans QuickMap: https://quickmap.dot.ca.gov/