Ben Lomond
Ben Lomond is a small San Lorenzo Valley community on public water and overwhelmingly on septic.
The Numbers
Ben Lomond market snapshot
| Measure | June 2026 |
|---|---|
| Median sale price — single-family homes | $1,022,500 |
| Average days on market | 15 |
| Homes sold | 6 |
Based on 6 recorded sales — a sample small enough that this median moves sharply month to month. Treat it as a reference point, not a valuation.
Price, days on market and sales count: Santa Cruz County Association of REALTORS® / MLSListings, Inc., June 2026, single-family homes. Days on market is published as an average, not a median, and measures list date to contract rather than to close. Housing-stock figures where shown are US Census ACS 2020–2024 five-year estimates. Figures change monthly — ask me for the current month before making a decision on them.
Housing stock
Older redwood-canyon homes along Highway 9 and the river, with parcels climbing into the surrounding hills. San Lorenzo Valley Water District provides public water; wastewater is on-site septic almost without exception. Many properties have decks, foundations and retaining structures that need close inspection given the terrain and moisture.
Getting around
Highway 9 is the spine, running between Felton to the south and Boulder Creek to the north. The community sits along the San Lorenzo River in dense second-growth redwood.
What Prop 19 means for a longtime Ben Lomond owner
The valley's lower price points make it a viable landing spot for owners trading down from Santa Clara County who want acreage and trees rather than a suburban lot. The base year value transfers regardless of the county.
If you are 55 or older you can carry your existing property-tax base to a replacement home anywhere in California, up to three times. Read the Prop 19 guide, or run your net proceeds to see what a sale actually leaves you.
Local conditions that affect a sale
Ben Lomond was evacuated and threatened during the 2020 CZU Lightning Complex fire but firefighters held the fire out of the town core, and it did not sustain the structure loss Boulder Creek did. CAL FIRE currently maps much of the community as Moderate within the State Responsibility Area.
Selling here
Six sales in June is too thin to price from; the second-quarter figure of $955,000 across fifteen sales is the better reference. Septic point-of-sale inspection applies to essentially every property here.
Straight about the numbers: the figures above are transcribed from the sources named, for the month named. They describe a market, not your house. Condition, location within the community, lot and timing move an individual sale far more than a median does. Nothing here is legal or tax advice — your attorney and CPA have the final word.
What’s your Ben Lomond home worth?
A median tells you about the market. It doesn’t tell you about your house. Send me the address and I’ll put together a real analysis by hand — genuinely comparable sales near you, condition adjustments, and an honest range. If it’s not a good moment to sell, I’ll say so.
Thinking about selling in Ben Lomond?
A What's-Next Consultation covers your realistic value, your net after taxes, your Prop 19 options and the sequence that protects them. A conversation, not a pitch.
Book a What's-Next Consultation