Los Gatos, plainly read.

Almond Grove (walkable to downtown) and Glenridge (the established hillside) lead retention metrics. Belgatos and Surmont (further into the hills) take longer to lease but command a 10-15% premium per square foot once placed, primarily because of view and lot privacy.

Roughly 35-40% of our Los Gatos placements are Netflix-affiliated. Senior executives, directors, occasionally relocations from out of state. The remainder split between eBay leadership in nearby Almaden, Roku staff, and a long tail of professional services families (private medical practices, law firm partners).

Major employers in this applicant pool

Netflix (HQ) · eBay (nearby San Jose) · Roku · Tech-adjacent professional services

Hillside properties in Belgatos and Surmont require very different vendor relationships than walkable Almond Grove inventory. Different access challenges, different landscaping needs, different HVAC profiles. We staff both ends of that range deliberately.

Los Gatos has been part of our portfolio since 2014, and the operational rhythm here is one we've optimized for. Annual property inspections, proactive renewal conversations, and a vendor bench that specifically handles steep-access hillside maintenance.

AB 1482 state cap; no local rent control. I track the effective rent cap per property and apply it at renewal. That includes the required tenant notices, deposit handling under California Civil Code §1950.5, and any local timing requirements that apply.

For the full breakdown of how we handle compliance across the Peninsula and South Bay, see our services page.