Palo Alto Green Acres

larger post-World War II tract homes, usually mid-range

Green Acres

Look here if you want traditional ranchers on lots a bit larger than average for South Palo Alto.

Boundaries: El Camino Real, Arastradero (to Clemo), Clemo/Amaranta, Georgia. Map boundaries are approximate due to my limitations as a map maker. Neighborhood boundaries may be subjective. Boundaries and other information on this Web site should be verified before being relied upon.

Overview: One of the more pleasant tracts of South Palo Alto, quiet and out of the way. Built mostly during the second wave of post-war home building in Palo Alto after 1950, their relative newness and conventional rancher design make these homes functional and appealing to the mainstream buyer. Walking distance to Gunn High School is another big plus for those with kids.

Housing stock: Eichler-haters take note: Green Acres is untypical of South Palo Alto in that it has almost no contemporaries. And because it was one of the last large areas developed, many homes have at least two baths. North of Arastradero the housing is almost uniformly 3/2s or larger, dating from the mid-'50s, often on generously-sized lots. Two streets in this area, Georgia between Hubbartt and Gunn, and Cherry Oaks are real anomalies for South Palo Alto with their large 4/2.5s from the late '60s and early '70s.

On the other (south) side of Arastradero are two neighborhoods. Next to Terman Middle School is an area similar to Green Acres north of Arastradero but a few years older, dating from 1950. Again, all are at least three-bedroom/two-bath on generous lots, and many homes have an additional bedroom and bath.

Also south of Arastradero but closer to El Camino is Palo Alto Orchards, developed at the same time as Green Acres but with smaller 2- and 3-bedroom/1-bath homes on smaller lots. Many have since been expanded and there's some new construction.

Lot sizes: With the exception of Palo Alto Orchards, lots in much of this area are slightly larger than the average South Palo Alto lot. Many are in the 8-9000 sq.ft., with a handful of quarter acres.

Affordability: (Although this section is based on 2002 data, the relative rankings of the mid-Peninsula's midrange and top-end neighborhoods, all of them around for at least fifty years, haven't changed significantly since then. In fact, 2002, a seller's market the first half of the year, a buyer's market the second, and prior to the loose underwriting that pumped up values at the low end, may be the most representative of whatever a normal market looks like in this area.)

In 2002 Palo Alto Orchards homes sold in the 7th through 74th percentiles (excluding newer homes) and 85th percentile (including newer homes) compared to other Palo Alto homes. 80% of Orchards homes clustered in the 7th through 65th percentiles, and 57% in the 7th through 36th percentiles. Approximately 50% of mid-Peninsula neighborhoods are less expensive. The affordability factor for Orchards is 6.6.

In 2002 homes in the original Green Acres tracts sold in the 27th through 83rd percentiles (excluding newer homes) and 90th percentile (including newer homes) compared to other Palo Alto homes. 80% of Green Acres homes clustered in the 51st through 90th percentiles. Approximately 70% of mid-Peninsula neighborhoods are less expensive. The affordability factor for Green Acres is 7.8 to 10.5.

Schools: Palo Alto Unified School District, 25 Churchill Ave., Palo Alto CA 94306. Main number (650) 329-3700.

Finding your neighborhood school PAUSD school evaluations

School attendance boundaries are subject to change and schools are subject to availability. Verify enrollment with the Palo Alto Unified School District.

Amenities: Juana Briones Park, Arastradero (3.5 acres): play area, tot lot, picnic facilities, lawn. Terman Park Library, 661 Arastradero Rd. (650) 329-2606.

Shopping: Plenty of shopping along nearby El Camino Real.

Neighborhoods with similar ambience:

Orchards: Much of South Palo Alto plus Mountain View and Sunnyvale west of El Camino, entry-level Cupertino and most of post-war Santa Clara, Campbell and West San Jose.

Green Acres: Menlo Park’s Linfield Oaks and the prosperous tracts of Los Altos east of Grant, as well as midrange Cupertino.

Neighborhoods with similar prices (5% +/-):

Orchards: In Palo Alto, entry-level Barron Park, Greenmeadow Burke & Wyatts, east of Midtown contemporaries, entry-level Green Gables conventional ranchers and the Eichlers along Edgewood, Charleston Meadows, Midtown's small Stern & Price contemporaries, the Monroe tract with Los Altos schools, and midrange College Terrace. In Menlo Park, entry-level County, Oak Court, downtown, North Palo Alto and midrange Upper Willows. To the north, Redwood City's charming pre-war Wellesley Park, the semi-rural neighborhoods between Selby and Stockbridge, the large hillside ranchers of Farm Hill Estates, and best of pre-war Mount Carmel; much of the San Carlos hills; midrange Belmont Country Club; the large Eichlers of the San Mateo Highlands, as well as Southgate-like Glazenwood and the low end of Laurelwood's hillside ranchers; and some great neighborhoods in Foster City. To the south, Mountain View's newer Whisman Station, Sunnyvale with Sunnyvale and Cupertino schools, midrange Cupertino, West San Jose with Cupertino schools, the upscale Dry Creek area of West San Jose' Willow Glen, the best part of West San Jose's Rose Garden, and West San Jose's Almaden Valley.

Green Acres: In Palo Alto, Eichlers and older conventional ranchers in Greenmeadow, better Eichlers east of Midtown, Midtown between Oregon and Matadero Creek and the better rancher neighborhoods of St. Claire Gardens and along Towle, downtown both north of University and south of Forest, entry-level Professorville, and Miranda Green. In Menlo Park, the best part of Upper Willows along Concord etc., Laurel Manor north of downtown near Felton Gables, and newer homes in Fair Oaks. To the north, Belmont's newer, upscale Hallmark; San Mateo's traditional Baywood Knolls; and Burlingame east of El Camino. To the south, Mountain View east of Grant, entry-level North Los Altos including old Los Altos Park, Sunnyvale with Cupertino schools, upper midrange Cupertino, and West San Jose's Almaden Valley.

See an important qualification regarding price comparisons.

Interested in buying in Green Acres or in a similar area? Please contact me at jfyten@cbnorcal.com.