Is Crossgates calling your name, but you want a clear picture of the homes and what they are really worth today? You are not alone. Whether you are sizing up a move for your family or planning a sale, understanding this classic Almaden Valley neighborhood will help you act with confidence. In this guide, you will learn the dominant home styles, typical floor plans and lots, recent price patterns, and the key factors that drive value in Crossgates. Let’s dive in.

Why Crossgates stands out

Crossgates is a mid‑century subdivision in northern Almaden Valley, known for tidy streets and a friendly, community feel. The neighborhood centers around the Crossgates Swim Club and Cabana, home to the Gators swim team, which anchors social life for many residents. You also enjoy quick access to parks and trails like Jeffrey Fontana Park, Almaden Meadows, and the Los Alamitos Creek Trail, with the larger Almaden Quicksilver open space nearby. These outdoor amenities are often cited as value drivers in Almaden micro‑neighborhoods, as noted in the Moles Group’s Crossgates neighborhood overview.

School assignments commonly referenced for this area include Los Alamitos Elementary, Castillero Middle, and either Pioneer or Leland High. Always verify the specific school boundary by address before you compare homes.

Home styles and floor plans

Most of Crossgates was built in the mid‑1960s through the 1970s and features classic California ranch architecture. Many homes have been remodeled over the years, which creates a helpful range of options for buyers.

• Single‑level ranch homes: Often 3 bed and 2 bath in roughly 1,300 to 1,900 square feet.
• Expanded or two‑story plans: Commonly 2,300 to 2,700 square feet, sometimes with added wings or second‑story additions.
• Typical lots: About 6,000 to 10,000 square feet, with many clustered near 7,000 to 9,000 square feet.

Inside, it is common to see opened‑up kitchen and family room spaces, refreshed flooring and windows, and mid‑level kitchen and bath updates. Fully remodeled homes can command meaningful premiums compared to largely original interiors.

What homes are selling for

Recent micro‑neighborhood snapshots place Crossgates near a median listing price around 1.95 million dollars and a median sold price near 1.96 million dollars. Across the broader 95120 zip code, recent reports show a median in the low 2.0 million dollar range, with some month‑to‑month movement during late 2025 as supply stayed relatively tight.

Representative recent sales in the Crossgates area illustrate the range you can expect:

• A smaller, fully updated ranch around 1,375 square feet closed near 1.8 million dollars, reflecting a high price per square foot for turnkey condition.
• A larger home around 2,651 square feet sold near 2.375 million dollars, with a lower price per square foot due to its size and finish level.

These examples line up with a broader pattern in Almaden and Crossgates: smaller, highly upgraded homes can exceed 1,200 dollars per square foot, while larger, less‑updated homes often sell under 900 dollars per square foot. The exact number will vary by size, lot, layout, and remodel level.

Price per square foot ranges

Based on 2023 to 2025 examples, Crossgates and nearby Almaden sales have shown a wide range of roughly 750 to 1,350 plus dollars per square foot. The biggest swing factor is condition and layout. A well‑designed open plan with newer kitchens and baths will typically trade at a premium over a mostly original interior, even when the total square footage is smaller.

Days on market and competition

In spring periods, well‑priced, updated homes in Crossgates often move quickly, sometimes in single‑digit to low‑double‑digit days on market. Later months in 2025 saw higher days on market and some softening in medians in a few snapshots. Different data providers report different timing windows, so compare the same months and sources when you make decisions.

For a view into late‑year Almaden dynamics and inventory tightness, see this local Almaden Valley market update. It highlights how small changes in active listings can shift leverage in micro‑neighborhoods like Crossgates.

What drives value in Crossgates

Several levers tend to move value the most in this neighborhood. When you compare homes or plan updates, keep these in mind:

• Lot size and outdoor potential. Larger lots in the 8,000 to 10,000 square foot range, usable yards, and properties that can accommodate a pool or an ADU often command premiums.
• Condition and floor plan. Turnkey kitchens and baths, open kitchen‑family rooms, and smart storage upgrades can push price per square foot higher than larger but dated homes.
• Location within the neighborhood. Proximity to parks, trail access, and the cabana can influence buyer demand at the margins.
• School assignment. Verify exact zoning by address since boundaries can vary across nearby blocks.
• Permits and systems. For older homes, permitted additions and up‑to‑date roofs, HVAC, windows, and seismic improvements support appraisal and buyer confidence. You can study details on a sample Crossgates record, like this MLS listing reference for 6438 Berwickshire Way, to see how specifications and improvements are documented.

Buyer tips for Crossgates

• Get fully pre‑approved. Homes that are priced right still attract quick offers. A strong pre‑approval helps you move with confidence and negotiate from a position of strength.
• Focus your target size and layout. Decide whether you prefer a single‑level 3 bed plan or an expanded 4 plus bedroom footprint so you can act fast when the right fit appears.
• Weigh the remodel curve. A smaller, turnkey home may cost more per square foot but can save on time and immediate renovation spend.
• Check lot utility. Walk the yard and side setbacks, and confirm whether there is realistic room for a future ADU or pool if that is a goal.
• Compare the same kind of comps. Line up recent closed sales within 6 to 12 months that match your target size and finish level to avoid overpaying for square footage or underestimating update costs.

Seller tips for Crossgates

• Price to the moment. Use very recent comps in Crossgates and adjacent Almaden pockets. Consider both total price and price per square foot for similarly sized and finished homes.
• Prep what buyers notice most. Kitchens, baths, flooring, interior paint, windows, and lighting upgrades can lift your price per square foot and shorten days on market.
• Showcase outdoor space. Stage patios and play areas so buyers can see how the lot lives. If you have pool or ADU potential, outline it clearly with concept visuals or permit research.
• Market the lifestyle. Highlight the cabana club, trails, and nearby open space. Buyers value the daily life story in Crossgates.
• Time the listing. Spring can bring faster absorption, but low inventory can create opportunity in other months too. Study weekly actives to pick your moment.

How to compare comps the smart way

When you narrow down your target price or plan a listing strategy, use this quick checklist:

• Match size bands. Compare 1,300 to 1,900 square foot homes to each other and 2,300 to 2,700 square foot homes to each other.
• Adjust for finish. A refreshed but not fully remodeled home will not command the same premium as a true turnkey remodel.
• Check lot size and shape. A wider or deeper usable yard can shift value even within the same square footage.
• Confirm school boundaries and cabana access details. Small differences can affect buyer pools.
• Review permit history. Additions, ADUs, and major systems matter at appraisal and during inspections.

Bottom line for Crossgates value

Crossgates gives you classic Almaden ranch living with solid lot sizes, a true neighborhood hub at the cabana, and quick access to parks and trails. Recent portal snapshots place the median near the high 1.9 million dollar range for Crossgates, while zip‑level Almaden figures hover just above 2.0 million dollars. Within that, price per square foot will swing widely based on size and finish, so accurate comps and on‑the‑ground nuance are essential.

If you are weighing a move, you do not have to guess. Our team will align the latest Crossgates comps with your exact footprint and finish level, then coordinate financing to shorten timelines and give you an edge.

Ready to talk strategy, timing, and numbers for your home or your search? Connect with Danielle Cashen to get a free home valuation or schedule a complimentary consultation.

FAQs

What types of homes are most common in Crossgates?

• Single‑level ranch homes from the 1960s and 1970s are most common, often 3 bed and 2 bath, with many expanded or remodeled over time.

How big are lots in Crossgates, and why does it matter?

• Lots typically range from about 6,000 to 10,000 square feet. Larger, more usable yards can support higher values and potential for pools or ADUs.

What are recent home price patterns in Crossgates?

• Recent neighborhood snapshots show medians near the high 1.9 million dollar range, with price per square foot varying widely based on size, lot, and remodel level.

How fast do Crossgates homes sell?

• Well‑priced, updated homes can move quickly, especially in spring. In some later 2025 snapshots, days on market rose, which is why timing and pricing matter.

Which schools serve Crossgates homes?

• Schools commonly referenced include Los Alamitos Elementary, Castillero Middle, and either Pioneer or Leland High. Verify exact assignment by address before planning a move.

What upgrades offer the best return before selling?

• Buyers often respond most to updated kitchens and baths, fresh flooring and paint, improved lighting, and clean outdoor staging that shows how the yard lives.

How should I compare comps for a Crossgates home?

• Match homes by size band and finish level, adjust for lot size, check school boundaries, and review permit history for additions and major systems.