$2,554,617Average Value$1,356Average Price per Sq Ft6Homes For Sale
Sought-after, tree-lined Palo Alto neighborhood close to shopping and dining
Set in the heart of Silicon Valley, Downtown North in Palo Alto is a vibrant, walkable area filled with tons of local shops, a variety of new and historic homes and high-rated schools, including Stanford University next door. “There’s a lot of professors who live out here,” says Molly Rich, Realtor for Midtown Realty, who also lives in the area. She says many people move here from San Francisco to be within walking distance of a downtown area, and of course, there are many young professionals working in tech for Tesla, Apple and other Fortune 500 companies. “There’s this mistake that it’s maybe elite or snobby, but it’s actually got a relaxed vibe,” Rich says. Along with attending nearby city events, residents here enjoy visiting the community garden in Johnson Park and strolling the wide paths, biking past the thousand-year-old redwood tree in Palo Alto Park and window shopping in brick storefronts on University Avenue. “I feel happy here. I never get in my car because I can walk to restaurants, shops—I can even walk to my dentist,” Rich says.
Downtown North is a hot spot in Palo Alto for events, dining, and shopping.
New Mediterranean-style homes in Downtown North is the hot seller.
Downtown North offers outdoor dining at restaurants like Bistro Maxine in Palo Alto.
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Vintage homes next to midcentury condos in Downtown North
Rich says Downtown North has a mix of older homes and newer properties within its sidewalk-lined roads. “You have people living in a condo next to somebody living in a beautiful old, restored Victorian,” she says. Neighborhood streets here are narrow and canopied with valley oak and maple trees, and most people park on the road in front of their houses. Several residential areas have crosswalks and plant-filled roundabouts, and places like Cogswell Plaza have benches in their open spaces. Midcentury-built condos are dispersed near major avenues like Everett and Palo Alto, close to San Francisquito Creek in the west. One to two-bedroom units with small garages and proximity to small pocket parks range between $880,000 and $1 million. Larger, two- to three-bedroom condos sit in high-rise buildings with heated pools, concierge services, and building security, and they are typically priced from $1.3 million to $2.4 million dollars. Residents can also expect to pay between $800 and 1,800 in monthly HOA fees, which usually go towards common area upkeep, electricity and facility maintenance.
Early 20th-century Craftsman bungalows with stucco exteriors sit on the outskirts of the neighborhood. These houses have small brick patios, porches and sometimes a narrow driveway leading to a gated backyard. Prices range from $1.8 million to $2.75 million. A combination of early 1900s Victorian-influenced homes, 2010s two-story Mediterranean and contemporary homes with slanted roofs are primarily found near the area’s northwestern corner. These white-trimmed properties feature wooden picket fences, stone pathways leading up to front doors and well-manicured lawns shaded by the occasional citrus tree. Prices roughly fall between $3.1 million and $4.5 million.
Downtown North's location is perfect for anyone seeking tranquility in Palo Alto.
Downtown North in Palo Alto offers stunning Victorian homes close to shopping and dining.
Downtown North in Palo Alto offers beautiful craftsman homes surrounded by trees.
One to two-bedroom midcentury condos are spread throughout the Downtown North neighborhood.
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Many eateries in and around Downtown North
Within Downtown North, residents are within walking distance of multiple locally and regionally owned eateries. For breakfast, Mademoiselle Colette bakes sweet pastries with French flavors, and nearby Rooh offers Indian dishes and cocktails for brunch. Evvia Estiatorio serves high-end Greek food like skewered lamb chops and olive oil-doused salads on its outdoor patio. Bird Dog is another well-known spot where diners can enjoy curated Northern California and Japanese-infused meals like grilled maitake mushroom and wagyu steak. The restaurant was also voted one of the best places to eat on the peninsula in Eater Magazine in 2023. Residents grocery shop at Whole Foods a mile east or travel half a mile to the weekly Downtown Palo Alto Famers Market for fresh produce from family-owned farms. Locals can browse through clothes and accessories at boutiques like The Real Real and Blue Bin Vintage near University Avenue. Stanford Shopping Center features several retail chains like Macy’s and J. Crew two miles south of the area.
Mademoiselle Colette in Downtown North offers delicious French pastries.
Blue Bin Vintage curates the best vintage and second-hand clothing in Downtown North.
The RealReal is the world's #1 luxury consignment store in Downtown North.
Downtown North residents can enjoy coffee and treats at Cafe Venetia.
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Italian Street Painting at Palo Alto Festival of the Arts
In August, residents head to the eastern border of Downtown North for the two-day Palo Alto Festival of the Arts. Over 250 fine art and craft vendors set up white tents on University Avenue, and world-renowned chalk artists create colorful, intricate 100-square-foot paintings for the Italian Street Painting Expo on Tasso Street. Folks in Downtown North also enjoy decorating floats with bright streamers and parading down University Avenue for the annual May Fete Parade—a citywide tradition since 1924. Small business owners, local dance groups and Palo Alto High School’s marching band trek down the street toward Heritage Park half a mile east, where participants visit food trucks and play yard games for prizes.
High test scores at Addison Elementary and college fairs at Palo Alto High
The area is served by the Palo Alto Unified School District. Kids can start at Addison Elementary and continue to Frank S. Greene Jr. Middle, both of which score an A-plus by Niche. Palo Alto High is rated the second-best public high school in the Bay Area and also scores an A-plus from Niche. Every October, the school hosts the Palo Alto College Fair, where private and public universities from all over the country meet with hundreds of students to network and answer questions about the college application process. Stanford University is about a mile south of the neighborhood and offers pre-collegiate courses in Physics and Math for middle and high school students. The school also hosts Camp Cardinal, a day camp where elementary-aged students can participate in sports and team-building activities through Stanford’s Recreation and Wellness Department.
Niche rates Palo Alto High School in Downtown North an A+.
Niche rates Addison Elementary School in Downtown North an A+!
Niche rates Greene Middle School in Downtown North an A+.
Stanford University is about a mile south of the Downtown North neighborhood.
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Planting in the community garden at Johnson Park
Many residents within Downtown North can walk to the local 3-acre Johnson Park to play a game of basketball on the circular court, climb on the playground or stroll on one of several paved paths. The park also houses the Edith Johnson Community Garden, where neighbors can plant flowers and vegetables in a gated area. The half-acre El Palo Alto Park is located near the southwestern corner of the neighborhood and is home to “The Tall Tree”—a towering, thousand-year-old coast redwood that gave Palo Alto its name. Also, it’s the first official living California landmark, according to the Historical Marker Database. Visitors can walk or bike on the concrete trail, passing several historical information plaques, or cross the metal bridge over the scenic San Francisquito Creek. For indoor fun, the independently run Stanford Theatre, set in a neoclassical-styled building, shows Hollywood Golden Age movies like Casablanca and The Maltese Falcon in its red velvet-seat-filled auditorium. Palo Alto Junior Museum and Zoo also offers dozens of indoor science exhibits a mile east.
Your kids will love the playground at Johnson Park in Downtown North.
El Palo Alto Park in Downtown North offers a scenic walking path surrounded by redwood trees.
Stanford Theatre regularly plays Hollywood Golden Age movies in Downtown North.
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Walkable streets and Santa Clara Valley buses in Downtown North
California State Route 82 runs near the southern border of Downtown North, connecting people to nearby cities like Menlo Park and Atherton. The community is highly walkable, with wide sidewalks and multiple pedestrian crosswalks. Streets like Lytton and Alma have bike lanes, and Santa Clara Valley Transportation buses make regular stops within the neighborhood. People also drive to get around, and Rich says traffic is pretty minimal. The Palo Alto Caltrain Station also sits on the neighborhood's southeast border, connecting residents to South Bay and San Jose areas. Stanford Hospital is about 2 miles southwest of the region, and San Jose Mineta International Airport is 16 miles east.
California State Route 82 giving access to other nearby cities in Downtown North.
Santa Clara Valley Transportation buses stop along Lytton Avenue in Downtown North.
Downtown North residents can take Caltrain to the Bay Area.
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Preparing for air quality issues during wildfire season
Wildfire smoke from Northern and Southern California can migrate towards Bay Area cities like Palo Alto, especially during fire season from late summer to fall. The city recommends that homeowners stay inside if the air becomes hazy and set air conditioners to recirculate to prevent outside air from getting inside. Folks can also sign up for Alert SCC notifications for any natural emergency in the area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Molly Foy Rich,
an experienced agent in this neighborhood.
Parks in this Area
Johnson Park
Basketball
Bike Trails
Picnic Area
Cogswell Plaza
Picnic Area
Lytton Plaza
Picnic Area
Seminary Oaks Park
Trails
Playground
Multi-Purpose Field
Hopkins Creekside Park
Bike Trails
Picnic Area
Trails
El Palo Alto Park
Bike Trails
Trails
Transit
Airport
Norman Y Mineta San Jose International
24 min drive
Bus
Lytton & Cowper
Bus
Lytton Gardens
Bus
Lytton & Ramona
Bus
Lytton & Florence
Bus
Station & Lytton & Alma
Bus
Lytton & Kipling
Crime and Safety
1 - Low Crime, 10 - High Crime
Downtown North
US
Homicide
2
4
Sexual Assault
3
4
Assault with Weapon
2
4
Robbery
4
4
Burglary
5
4
Motor Vehicle Theft
5
4
Larceny
6
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Downtown North, Palo Alto sell after 38 days on the market compared to the national average of 47 days. The average sale price for homes in Downtown North, Palo Alto over the last 12 months is $2,048,423, down 6% from the average home sale price over the previous 12 months.
Experience comfort and convenience in this updated 1 bedroom, 1 bath condo, ideally located in the heart of Downtown Palo Alto. Enjoy pool views from your private patio, plus a cozy fireplace, air conditioning, in-unit washer/dryer, secure parking, and private storage. Recent updates include fresh paint, recessed lighting, and modern fixtures - ready for move-in. Just a few blocks from
Modern luxury with breathtaking views in downtown Palo Alto! Completely updated with walls of glass, designer hardware, clean lines, engineered flooring, fresh paint and chic style throughout. Open floorplan concept with an abundance of natural light. A stylish yet functional kitchen with stainless appliances, custom cabinetry, sleek counters and comfortable breakfast bar. Two bathrooms,
Dont miss this updated home in sought-after Downtown North in Palo Alto! Most convenient location to main commute routes while steps away from pedestrian and biking streets with no through traffic. Hidden behind an unassuming privacy fence, this house delivers a lot of value. Contemporary kitchen and bathrooms. Open-concept layout to meet a variety of lifestyle needs. Euro-style kitchen with
Step into history with this grand 1902 home, offering 3,336 sq. ft. of living space and rich in period details! Currently divided into four apartments, this unique property provides excellent income potential or the opportunity to restore it to a stunning single-family residence with 4 bedrooms and 3 bathrooms. The home sits to one side of a large lot, offering the potential to subdivide while
Chris IversonGolden Gate Sotheby's International Realty
This charming 1910 Victorian gem is ready for its next love story. From the moment you cross the covered porch and enter the formal entry, you will be greeted by the timeless artisanal craftsmanship of a bygone era. Rich details abound in the woodwork, from the floors to the window seats, paneling, doors, and molding, all contributing to the home's special character. These details and rich
**Charming bungalow style home in the Heart of Palo Alto** Welcome to 262 Hawthorne, located in one of Palo Alto's most desirable neighborhoods. This property features 3 bedrooms and 2 bathrooms, offering a cozy yet ample space for comfortable living. Step outside to enjoy the tree-lined and vibrancy of urban life, perfect for entertaining or peaceful relaxation. Situated within close
Live close to shopping, dining, and entertainment at Mia. Our studio and junior one bedroom apartments are ideally situated in downtown Palo Alto, California.The modern mid-rise community near Menlo Park is outfitted with a host of desirable amenities, including a refreshing swimming pool, barbecue area, and relaxing courtyard with fireplaces. Our homes are warm and inviting and impeccably
Fully renovated California craftsman home in secluded residential Downtown North neighborhood, 2 blocks North West of University Ave, 3 blocks North East of Johnson Park Features: - Bright natural light from energy efficient Marvin dual-paned windows, skylight and patio doors - Cathedral ceiling in spacious open living/dining room - Energy efficient low voltage lighting throughout - Solid
The advertised rate of $3,740/month is the lowest available price, based on a 6 month(s) and 4 day(s) stay with a move-in date of August 4, 2025. If you’re looking for a 1-year stay, the rate is $3,850/month.Rates vary depending on the duration of stay, season, and other parameters. For exact pricing, please visit our website and enter your desired move-in and move-out dates.Additional
Interested in learning more about homes in this area?
Reach out to
Molly Foy Rich,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
3,230
Median Age
42
Population Density
20 ppl/acre
Population under 18
16.1%
Below the national average
23.8%
Population over 65
25.2%
Above the national average
19.1%
Finances
Median Household Income
$75,350
On par with the national average
$71,702
Average Household Income
$137,828
Education and Workforce
High School Graduates
92.1%
College Graduates
74%
Significantly above the national average
34.1%
Advanced Degrees
40.6%
Significantly above the national average
13.3%
% Population in Labor Force
62.7%
Weather
Annual Precipitation
14''
Average Winter Low Temperature
39°F
Average Summer High Temperature
80°F
Annual Snowfall
0''
Area Factors
Biker's Paradise
Bike Score®
100/ 100
Very Walkable
Walk Score®
87/ 100
Good Transit
Transit Score®
57/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
