$3,695,000
11490 Summit Wood Rd, Los Altos Hills 94022
AddressIntel AI Briefing
The optimal play for this massive lot is teardown-and-mansionize to build a custom luxury estate, perfectly aligned with the area's ultra-high median income and strong owner-occupancy. While the Very High Fire Hazard Severity Zone acts as a critical blocker that eliminates SB 9 lot-split pathways, developers can still maximize value by combining a grand primary residence with accessory units via the property's highly feasible ADU pathway. Construction and insurance mitigation for fire safety will be necessary, but the sheer scale of the parcel justifies the premium buildout.
Property Permit History
Recent Neighborhood Remodeling (Los Altos Hills)
Parcel & Zoning Info
ADU Potential
Flag / irregular · Corner lot · ~193 ft frontage × 426 ft deep, a tucked-away rear unit is very private; access is typically via the pole driveway. A second street frontage lets an ADU take its own entrance and address.
Screening heuristic based on lot size, existing coverage, lot orientation, and hazard overlays. CA ADU law is ministerial statewide; verify max size, setbacks, and JADU owner-occupancy with the local planning dept.
Seller Motivation
Inferred from days on market and listing-description language (e.g. "as-is", "estate sale", "motivated seller"). A screening heuristic for likely negotiability, not a statement about the seller's circumstances.
Redevelopment Potential
Small, older home using a low share of the allowable building envelope on a sizable lot, a scrape-and-rebuild or major-expansion play. Zoning allows roughly 6,180 sqft of gross floor area on this lot.
Screening estimate comparing existing living area to the city's single-family floor-area limit. City sets no explicit FAR (or is not individually curated); allowable area is a conservative estimate. Source: Los Altos Hills Muni Code 10-1.503 (MFA = LUF x slope formula) (as of 2026-06-30). Verify FAR, coverage, setbacks, and height with the local planning dept.
Hazard Snapshot
Flood Zone
Fire Severity
Liquefaction
Fault Zone
Not a substitute for a Natural Hazard Disclosure (NHD) report. Zones reflect available GIS data and may not cover all localities. Liquefaction and fault flags: modified from California Geological Survey, Web Service of Official Maps of Alquist-Priolo Earthquake Fault Zones and Web Service of Official Maps of Seismic Hazard Zones (2025).
Nearby Public Schools
Covington Elementary
Los Altos Elementary
Georgina P. Blach Junior High
Los Altos Elementary
Palo Alto Middle College High
Palo Alto Unified
School boundaries are subject to change. Nearest school distance does not guarantee enrollment eligibility. Check with the local district. Data provided by CDE.
Proprietary Intelligence
Market Heat Index
65/100
Based on recent sales velocity and local demand in 94022.
Flippability Score
78/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
16%
Likelihood of multiple offers based on local list-to-sale ratios and DOM.
Proforma ROI Calculator
Back-of-the-napkin deal analysis across development strategies.
We don't hold this jurisdiction's floor-area rule, so the default builds to roughly 6,180 sqft from a conservative 0.40 FAR approximation, a starting point and not a zoning answer. Check the local code before you rely on it.
Median of 12 recent single-family sales in Los Altos Hills (94022): $1,748/sqft, plus 5% because new houses sold at a median 1.07x their comps across 239 real rebuilds. Sized within 25% of the 6,200 sqft build, because smaller houses sell for more per foot and pricing a rebuild off them overstates resale.
Commission, transfer tax and closing. Deducted from resale before profit, so the ROI below is net of the exit rather than gross.
Interest on the purchase price for the whole project plus half the build budget, since construction draws ramp up. The default is 7% over 33 months, the median purchase-to-sale time of 239 real Peninsula and South Bay rebuilds. Set the rate to 0 for a cash purchase, or use your own lender's terms.
Projected Profit
Recent Comparables (Los Altos Hills 94022)
Sized to the modelled 6,200 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.