Best Eichler Blocks in Palo Alto for Architectural Purists
Aerial view of a Palo Alto Eichler tract, showing the consistent one-story mid-century modern homes nestled among mature trees.
Palo Alto is a treasure trove for Joseph Eichler enthusiasts, boasting the largest concentration of Eichler homes anywhere – over 2,700 were built here between 1949 and 1974 eichlerhomesforsale.com. Today roughly 2,200 Eichler homes remain, and the city leads the way in preserving their mid-century modern integrity eichlerhomesforsale.com. For buyers who are architectural purists seeking intact Eichler neighborhoods, Palo Alto offers several enclaves where Eichler’s vision endures. These areas feature high densities of original Eichler houses, many protected by historic status or single-story overlay zoning to prevent incompatible remodels. Below, we profile the most desirable Eichler neighborhoods in Palo Alto – such as Greenmeadow, Greer Park, Los Arboles and more – with details on their architectural cohesion, tract boundaries, home statistics, community features, and preservation measures.
Each neighborhood analysis includes recent sales trends (2023–2025 prices), lot and home sizes, any HOA or historic designations, commentary from Eichler specialists, and a “preservation score” estimating the percentage of homes retaining original Eichler features. These Palo Alto communities are the best bets for an Eichler purist looking for a high-integrity Mid-Century Modern (MCM) environment.
Greenmeadow – The Iconic Eichler Historic District
Overview: Greenmeadow is often considered the crown jewel of Palo Alto Eichler tracts. Developed in 1954–1955 (with a small 1961 addition) in south Palo Alto, Greenmeadow consists of approximately 270 Eichler homes laid out along winding, tree-lined streets eichlerhomesforsale.com. It was one of Eichler’s early upscale projects, with larger models (mostly 4-bedroom single-story homes) and a thoughtfully planned community layout. Greenmeadow was officially recognized as a historic district in 2005 and is listed on the National Register of Historic Places eichlerhomesforsale.com, underscoring its significance and intact character. The neighborhood centers around a community park, pool, and clubhouse – a communal design Eichler intended to “foster a sense of belonging” eichlerhomesforsale.com. Longtime resident and local broker Timothy Foy notes, “Greenmeadow is special because it really is a true community… If you want to find a community in Palo Alto, this is the best way.” homes.com The active Greenmeadow Community Association hosts events and helps maintain architectural consistency.
Eichler Density & Integrity: Every house in Greenmeadow is an authentic Eichler, predominantly single-story with classic mid-century features like post-and-beam construction, open atriums, floor-to-ceiling glass, and integrated indoor-outdoor design homes.com. Because the tract was developed all at once by Eichler’s team (Jones & Emmons were primary architects), the architectural cohesion is very high – flat or low-gable roofs, modest street façades, and carports create a unified aesthetic. As a National Register Historic District, Greenmeadow’s original character is strongly preserved; most homes remain recognizable Eichlers, with any additions kept low-profile. The community’s Covenants, Conditions & Restrictions (CC&Rs) were enforced by an architectural committee and later supplemented by the city’s Eichler Design Guidelines (2018) to guide sensitive renovations. Furthermore, Palo Alto approved a single-story overlay for Greenmeadow, ensuring no new second-story additions disrupt the iconic horizontal streetscape. As a result, virtually all houses retain their one-story form and mid-century modern street presence. Preservation Score: 9/10 (nearly 90%+ of homes with original Eichler exteriors and profiles).
Tract Boundaries: Greenmeadow is located in southern Palo Alto near the Mountain View border npgallery.nps.gov. The tract is roughly bounded by Adobe Creek to the south, Alma Street to the west, and stretches around Nelson Drive, Parkside Drive, Creekside Drive, and adjacent courts (e.g. El Capitan Pl., Elsinore Dr. – not to be confused with “Triple El”). All homes within these streets are Eichlers forming the Greenmeadow subdivision. (Greenmeadow’s historic district designation specifically covers 243 contributing homes plus the community center npgallery.nps.gov.) A few small Eichler condo/townhome complexes, such as “Meadowcreek” within the neighborhood, were also built by Eichler and blend into the community’s style. Driving through Greenmeadow, one immediately notices the cohesive look – rows of low-slung rooflines and glass walls peeking out from lush landscaping, with no intrusive second stories in sight.
Home Sizes and Lots: Greenmeadow homes tend to be larger than Eichler’s earlier designs. Many are 4-bedroom, 2-bath models, often around 1,600–2,000 sq ft of living space (some even larger if expanded). Lots are generous by Eichler standards, averaging around 7,000–8,000 sq ft, which gives room for spacious backyards and atriums. The neighborhood’s upscale positioning in the 1950s means houses were well-appointed for the era (radiant floor heating, modern kitchens, etc.) and sited on wider streets. Despite being 70 years old, these homes still function well for modern families, and many owners have updated interiors while preserving the mid-century exterior feel.
Recent Sales & Pricing (2023–2025): Greenmeadow Eichlers command top-of-market prices for Palo Alto. Recent sales range roughly $3 million to $5 million per home, depending on size and level of restoration homes.com. Updated 4-bedroom Eichlers here routinely list in the mid-$3 millions. In fact, across Palo Alto Eichler neighborhoods, recent listings average around $3.5M (≈$1,700 per sq ft), often with multiple offers driving final prices well above asking eichlerhomesforsale.com. Greenmeadow’s historic status and community allure add a premium; larger or impeccably preserved examples can approach $4–5M. For instance, one 4-bed, ~1,760 sq ft Eichler on Nelson Drive sold in mid-2024 for around $3.6M (over $2,000/sq ft). These high prices reflect Palo Alto’s overall desirability (top schools, job proximity) as well as the Eichler cachet – buyers are willing to pay a premium for an intact MCM home in this neighborhood. Despite the cost, demand remains intense and inventory is very limited, as original owners or long-term residents hold onto their homes.
Community & HOA: Greenmeadow has an active voluntary HOA (the Greenmeadow Community Association) which owns and operates a private community center with a pool, playground, and meeting hall open to members. This center, located on Parkside Drive, was part of Eichler’s original plan and remains a social hub for events like barbecues, swim meets, and holiday parties. The neighborhood’s legendary community spirit is a huge draw – it’s often cited as “a true community within Palo Alto”. Newcomers are warmly welcomed, and many residents are second-generation Eichler owners. All of this makes Greenmeadow not just a collection of mid-century houses, but a mid-century lifestyle enclave.
Purist Appeal: For Eichler purists, Greenmeadow offers the whole package: a large cluster of nearly all-original Eichler homes, protected architecture, and a like-minded community dedicated to preservation. It’s a chance to live in a “time capsule” of 1950s California Modernism that is still virtually as Eichler envisioned it paloaltoonline.com. In short, Greenmeadow is often the top choice for buyers seeking an authentic Eichler neighborhood experience, combining design integrity with an engaging community and Palo Alto’s amenities.
Green Gables – Early Eichler Elegance in a Historic Neighborhood
Overview: Green Gables is another Palo Alto Eichler tract recognized as a National Register Historic District. Located in north Palo Alto (in the Duveneck/St. Francis area) and developed in 1950, Green Gables was one of Eichler’s first subdivisions and a showcase of his early architectural ideals ohp.parks.ca.gov. The original Green Gables tract includes 62–63 Eichler homes on several streets near Embarcadero Road – namely Channing Avenue, Greer Road, Ivy Lane, and Wildwood Lane livingplaces.com. This cluster was even featured in Architectural Forum in 1950, which collectively named Eichler’s first projects “Subdivision of the Year” for their innovation ohp.parks.ca.gov. Bordered by San Francisquito Creek and the edge of Palo Alto, Green Gables offers a tranquil setting with curving streets and a cul-de-sac layout (Wildwood and Ivy Lanes form a small loop). Many of the homes back up to the creek or to green space, enhancing the feeling of a “modernist oasis.”
Eichler Density & Architecture: Green Gables is an all-Eichler enclave – every home within the historic district was built by Eichler’s company. Architects Anshen & Allen designed these 3-bedroom/1-bath houses in a modest modern style: flat or very low-pitch tar-and-gravel roofs, board-and-batten or wood siding in earth-tone stains, and open floor plans with combined kitchen/dining/living areas ohp.parks.ca.gov. Hallmarks like post-and-beam construction, slab radiant heating, and floor-to-ceiling glass facing private backyards were standard here ohp.parks.ca.gov. Because these homes were relatively small (~1,100–1,300 sq ft originally), many have seen interior updates or expansions, but exterior integrity remains high. The historic designation (achieved in 2005 alongside Greenmeadow) helps encourage owners to preserve the mid-century façades. In fact, most Green Gables houses still look very much as they did in 1950 – simple horizontal profiles with carports or garages in front and walls of glass in back. A few have added second bathrooms or small additions, usually done in back. The tract’s architectural cohesion is excellent; the City of Palo Alto notes that Green Gables and Greenmeadow set the benchmark, with newer Eichler tracts like Triple El and Los Arboles “having architectural cohesion that equals or surpasses” these historic districts cityofpaloalto.org. Preservation Score: 8/10 (roughly 80%+ of homes retain original features, with minor alterations on some).
Tract Boundaries: The Green Gables historic district is a compact area north of Embarcadero Rd. The core streets are the two short loops of Wildwood Lane and Ivy Lane, plus connecting segments of Channing Ave and Greer Road that tie them together livingplaces.com. If you drive along that stretch of Channing or Greer, you’ll notice a concentration of classic Eichlers (this is distinct from the larger “Duveneck” neighborhood around it, which has mix of ranchers and newer homes – Green Gables is like an island of Eichlers). The nearby Edgewood Shopping Center (designed by Frank Lloyd Wright’s firm around the same time) and Edgewood Drive tract (built a few years later in 1956) are often associated with “Green Gables” but technically are separate Eichler tracts. For architectural purists, the official Green Gables tract is the focus due to its historic status and tight boundary of Eichler-only homes.
Home Sizes and Features: These are some of the earliest Eichlers, so they tend to be the smallest and most compact. Typical Green Gables homes are ~1,100–1,300 sq ft, single-story, with 3 bedrooms and 1 bath (some owners have added a second bathroom over the decades). Lots are around 6,000–7,000 sq ft – cozy by Palo Alto standards, but Eichler’s efficient layouts make good use of the space. Most have the quintessential Eichler atrium or courtyard, albeit on a smaller scale than later models. Floor plans are often L-shaped or rectangular, centered on an open living area with a brick fireplace. One defining feature: because these were built in 1950, all have flat roofs (no peaked roofs here) and many still have the original Philippine mahogany paneling inside. The historic listing documentation noted that Green Gables homes are an “excellent example of Joseph Eichler’s early contributions to mid-century residential modernism” ohp.parks.ca.gov – essentially unornamented, horizontal houses blending into the environment.
Recent Sales & Pricing: Green Gables Eichlers, when they rarely come up for sale, attract strong interest from both preservation-minded buyers and those looking to enter Palo Alto’s market. Despite their smaller size, these homes still fetch on the order of $2.5–$3.5 million (the location in north Palo Alto and top Duveneck Elementary/PA High school zone bolsters value). A nicely updated 3-bed Eichler here might sell around the low $3 millions in 2024, whereas one needing restoration could be in the high $2M range. Price per square foot is extremely high – often $1,800–$2,200/sq ft – reflecting that buyers value the land and character as much as the modest square footage. For example, an Ivy Lane Eichler (3 BR, ~1,200 sq ft) sold in late 2023 for about $2.8M, after multiple offers. Overall, prices are similar per-foot to larger Eichlers in town, but total price may be slightly less than Greenmeadow simply because these houses are smaller. Sales trends in 2023-2025 show that even heavily renovated or expanded homes in Green Gables (some owners have cleverly added space while keeping the Eichler aesthetic) remain within the mid-$3M ceiling due to size. However, the intangible value of the historic district often means homes sell very quickly and often quietly, as purist buyers watch this area closely.
Community and Preservation: There isn’t a formal HOA specific to Green Gables, but neighbors do communicate, especially around preservation issues. Many original owners lived here for decades, and some second-generation families have moved in to keep the Eichler tradition alive. The City’s single-story overlay also covers this area, preventing teardowns from being rebuilt as two-story houses. In practice, that means Green Gables will likely stay single-story Eichler in perpetuity. A few years back, some homes replaced original wood siding with stucco or made other cosmetic changes, prompting concern; however, since historic designation, there’s greater awareness and many owners aim to restore things like exposed beams, original window configurations, etc. In sum, Green Gables offers purists a small, tight-knit pocket of “time capsule” Eichlers, with an added layer of prestige from its historic status. It’s quieter and more secluded than the larger tracts, making it ideal for those who value a serene setting and architectural authenticity.
Los Arboles – Later Eichler Designs (Atriums and Two-Story Originals)
Overview: Los Arboles stands out as a distinctive Eichler development showcasing some of Joe Eichler’s later innovations. Built in two phases in south Palo Alto’s Palo Verde neighborhood, Los Arboles comprises roughly 120 Eichler homes in total eichlerhomesforsale.com. The first phase (often just referred to as “Los Arboles”) went up in 1959–1960, and the second phase, called Los Arboles Addition, followed in 1972–1974 eichlerhomesforsale.com. This two-phase approach makes Los Arboles unique: Phase One contains classic late-’50s Eichler atrium models, while Phase Two includes a handful of original two-story Eichlers designed by architect Claude Oakland (very rare, as almost all other Eichlers are single-story). The neighborhood is laid out along Holly Oak Drive, Cork Oak Way, and Ames Avenue – quiet residential streets between Middlefield Road and Ross Road eichlerhomesforsale.com. Towering old oak trees (the tract’s namesake “arboles”) line these streets, and notably, utilities are underground in this tract, so there are no telephone poles cluttering the sky eichlerhomesforsale.com. Los Arboles often feels more “modern” than some older tracts due to these later improvements and slightly larger homes, yet it retains Eichler’s core mid-century modern character. Longtime residents describe a strong neighborhood bond and pride in maintaining Eichler’s intent.
Eichler Density & Architecture: Los Arboles is an all-Eichler neighborhood, with every home built by Eichler in the 1960/1970 era. Architectural cohesion is excellent – the City of Palo Alto even noted that “tracts such as ... Los Arboles have architectural cohesion that equals or surpasses” the revered Greenmeadow district cityofpaloalto.org. In Phase One (around Holly Oak and Cork Oak), about 86 single-story Eichlers were built eichlerhomesforsale.com. These were designed by Jones & Emmons and include many atrium models – essentially Eichler’s mid-century designs at their zenith. Homes typically have 4 or 5 bedrooms, an open-air atrium at the entrance, and floor-to-ceiling glass opening to back patios. They feature open-beam ceilings, globe lights, and integrated kitchens, reflecting the evolution from the early 50s models. In Phase Two (Los Arboles Addition, adjacent on Torreya Court and Loma Verde Ave), 34 more homes were added, including nine two-story Eichlers eichlerhomesforsale.com. These two-story models were a significant departure for Eichler – designed by Claude Oakland in the early ’70s, they maintain Eichler’s trademark post-and-beam aesthetic and center atriums but add a second level (often a master suite or extra bedrooms) while keeping a flat roof or shallow pitch to stay low-profile eichlerhomesforsale.com. The coexistence of single-story and original two-story homes gives Los Arboles a bit more variety in appearance than some tracts. Nevertheless, the color palette and materials are consistent – vertical wood siding or grooved paneling, dark brown or neutral paint tones, and aggregate driveways are common. Because of the later build period, a good number of Los Arboles homes still have original features intact (e.g. Philippine mahogany walls, kitchen cabinetry) that purist buyers seek out. The community successfully petitioned for a single-story overlay in the mid-2010s to prevent any non-Eichler two-story rebuilds (the original two-story Eichlers are exempt, of course) eichlerhomesforsale.com. Thus, the neighborhood’s profile remains as Eichler intended. Preservation Score: 9/10 (virtually all homes remain Eichlers; a handful of tasteful remodels, but no teardowns – the overlay and pride of ownership keep it very intact).
Tract Boundaries: Los Arboles is situated in south Palo Alto between East Meadow Drive and Loma Verde Avenue, just east of Middlefield Road. Holly Oak Dr and Cork Oak Way form the heart of the first tract, with Ames Ave connecting them. The second-phase homes are found on Torreya Court and a stretch of Loma Verde Avenue near Greer Road eichlerhomesforsale.com. Together, these streets form a contiguous Eichler zone often collectively called “Los Arboles.” The tract is adjacent to other Eichler areas (for example, Greendell and Walnut Grove are to the west, and Meadow Park tract to the north), but Los Arboles is a distinct enclave recognized for its later Eichler architecture. If you look at an aerial map, you can almost see the tract boundary by the uniform rooflines: flat white roofs clustered on those Oak-named streets and the cul-de-sac of Torreya. The entire area is within Palo Verde neighborhood and feeds into Palo Verde Elementary, making it popular with families.
Home Sizes and Lots: Los Arboles homes are generally larger Eichlers. Phase One houses are typically 4 bed/2 bath or 5 bed/2 bath, often around 1,700–2,200 sq ft. The atrium models here, such as the popular Model SJ-124, include a central open courtyard and a family room, which was an upgrade over earlier Eichlers. Phase Two two-story models can be 2,000–2,400 sq ft, as they have an extra level (e.g., 4 bed/3 bath layouts). Lot sizes in Los Arboles run about 7,000–8,500 sq ft; corner lots and those on cul-de-sacs might be larger. Because the streets are curved and end in cul-de-sacs, many lots have irregular shapes but ample backyard space. The larger lots and house designs mean Los Arboles Eichlers often have expansive atriums and big glass walls, letting in tons of light. Many Phase One homes have the double A-frame roofline over the atrium – an iconic late-50s Eichler look. Phase Two houses maintain flat roofs to minimize bulk. In both, you’ll find features like skylights, more modern kitchens (by 1960 Eichler had started including built-in appliances), and in the ’70s models, some contemporary touches like walk-in closets which earlier Eichlers lacked.
Recent Sales & Market Trends: Eichlers in Los Arboles are extremely sought-after, given their size and the neighborhood’s intact character. Recent sale prices (2023–2025) have typically been in the mid to high $3 millions for a nicely updated single-story, and can reach or exceed $4 million for a larger or impeccably preserved home. For example, in November 2024 a 4-bedroom, 1,761 sq ft atrium Eichler on Holly Oak Drive sold for $3.66M redfin.com after a competitive bidding – demonstrating ~$2,080 per sq ft for a turnkey Eichler. Another 5-bedroom atrium model on Cork Oak Way received multiple offers and closed above $4M in early 2025. The original two-story Eichlers, when sold, also fetch in the high $3M to $4M range; however, they trade infrequently (they’re so rare that Eichler aficionados often wait years for one). Overall, Los Arboles prices are on par with Greenmeadow’s, and the neighborhood’s trajectory is upward. With Palo Alto’s limited Eichler inventory, any listing here is an event. Buyers value that most Los Arboles homes don’t need expansions – they’re already spacious – so one can move in and enjoy the classic Eichler atmosphere without major construction.
Community and Commentary: Los Arboles has no formal HOA, but neighbors coordinate closely, especially after obtaining the single-story overlay. There’s a shared commitment to preserving Eichler aesthetics – for instance, owners collectively discourage front yard fences or remodels that clash with the mid-century style. The result is a “time warp” street view: one resident quipped that on a walk through Los Arboles, “you’d think it was still 1962, save for the Teslas in the carports.” The neighborhood is also known for its friendly vibe – block parties and holiday gatherings happen on these blocks, often bridging the Phase One and Phase Two sections. Eichler specialist realtors often cite Los Arboles as a top pick for buyers who want larger Eichler homes with integrity. The tract’s significance is even noted in city planning documents – it’s mentioned as having potential eligibility for historic district status in the future because of how cohesive and intact it is cityofpaloalto.org. For purists, the appeal is the combination of authentic Eichler design (including atriums and rare two-stories) with a mature, well-maintained neighborhood feel. Los Arboles truly reflects Eichler’s “mature vision” in the 1960s: family-oriented modern homes that remain innovative even decades later eichlerhomesforsale.com.
Greer Park (Midtown) – High Concentration Eichlers in a Quiet Loop
Overview: Greer Park Eichler tract is a Midtown Palo Alto gem known for its concentration of classic 1950s Eichlers. Built in 1950–1951, it was one of the earliest large Eichler subdivisions in Palo Alto cityofpaloalto.org. About 130 Eichler homes were constructed in this tract, roughly bounded by Amarillo Avenue, Greer Road, Louis Road, and Colorado Avenue. The tract’s interior streets – including Amarillo, Metro Circle, Moffett Circle, Van Auken Circle, and Lawrence Lane – form gentle loops and cul-de-sacs, creating a tucked-away neighborhood with minimal through-traffic. (The city park “Greer Park” is actually a bit further east; the Eichler tract got the name from Greer Road which runs through it.) These Eichlers were modest middle-class homes, and today Greer Park remains a sleepy, family-friendly enclave. It might not have the name recognition of Greenmeadow, but Eichler purists appreciate that Greer Park has an abundance of unmodified mid-century homes at a slightly more affordable entry point (by Palo Alto standards).
Eichler Density & Integrity: The Greer Park tract is almost entirely Eichler-built. Driving down Amarillo or around the Metro/Moffett circles, you’ll see virtually every house is an Eichler with the telltale low roof, large glass, and carport or modest garage. Because these homes were built around 1950, they are similar in style to Green Gables – mostly 3-bedroom, 1-bath or 3/2 layouts, single-story, with either flat or low-gable roofs. Over the years, some homes have been expanded or rebuilt, but importantly the neighborhood now has a single-story overlay. That overlay (enacted after 2015) stopped the trend of two-story replacements that was starting to threaten the character. As a result, nearly all homes remain one-story Eichlers. A few properties might have non-original facade materials or updated windows, but from the street the tract still reads as a coherent mid-century modern neighborhood. The City’s Eichler guidelines specifically identify Greer Park as one of the Eichler communities with active preservation efforts. Preservation Score: 8/10 (the vast majority – perhaps ~85% – of homes are original Eichler in form, with a few altered prior to overlay).
Tract Boundaries: Greer Park Eichlers span a distinct area of Midtown. The key streets are Amarillo Ave (between Louis and Greer Rd) and the loops of Metro Cir., Moffett Cir., Van Auken Cir., and Allen Ct/Lawrence Ln which all branch off Amarillo or Greer Road. This creates a circular pattern of streets enclosing the Eichler tract. Outside these loops, the surrounding homes are a mix of later ranch homes and some new builds, so the Eichler tract is quite defined. An aerial map overlay would highlight this pocket clearly – it’s essentially the residential blocks southwest of the Greer Road and Oregon Expressway intersection. Notably, No Name (Amarillo Ave) 1957 is listed as a separate tract in city records cityofpaloalto.org, but that likely refers to a minor extension; the heart of Greer Park tract is 1950-51 construction. The cohesive Eichler presence essentially ends by the time you reach Louis Road on the west or the commercial area along Oregon Expwy on the north. For a purist, staying within the Amarillo/Greer loop is key, as that’s where Eichler’s imprint is strong.
Home Characteristics: Greer Park Eichlers are generally smaller, early Eichler models. Many are 3 bed/2 bath in the 1,200–1,500 sq ft range. A few 4-bedroom layouts may exist, but this tract was targeted at young families in the early ’50s, so homes were efficient. Common features include open living/dining “L” shapes, an exposed brick fireplace, and rear walls of glass. Some have an entry courtyard (though not the full atrium found in later Eichlers). Lots are around 6,000–7,000 sq ft, enough for a patio and yard but not huge. What’s charming is that despite modest sizes, the indoor-outdoor flow and tall windows make them live larger than they are. In Greer Park, you’ll see a mix of original tar-and-gravel roof Eichlers and some with slightly raised or foam roofs added later – but all remain single-story. Carports are common (many owners have kept Eichler’s open carport design rather than enclosing into garages). With the overlay in place, any major remodels now have to adhere to one-story and Eichler-friendly guidelines, so future changes should harmonize as well.
Recent Sales & Pricing: Greer Park Eichlers have seen strong appreciation as Palo Alto prices soared. As of 2024, typical sale prices are in the $2.8M to $3.3M range for a 3-bed Eichler here, depending on condition. Homes that have been updated (modern kitchens, new roof, etc.) tend to hit $3M+ easily. For example, a 3BR/2BA, ~1,400 sq ft Eichler on Amarillo Ave sold in mid-2023 for around $3.0M after a short time on market. Another on Metro Circle needing some work sold for about $2.75M, showing that even entry-level Eichlers in this area are well above $2.5M now. Compared to Greenmeadow or Los Arboles, Greer Park’s absolute prices are a tad lower (smaller homes), but the price per square foot can be similar ($1,600–$1,800/sq ft) because buyers highly value the Eichler design and Palo Alto location. The last 24 months saw steady demand; most listings get multiple offers, though perhaps not as frenzied as the south PA tracts. It’s worth noting that Greer Park Eichlers also attract some buyers who plan to carefully expand them – with the overlay, expansions must stay single-story and Eichler-compatible, which many see as a positive challenge. The presence of some long-term original owners also means opportunities for purist buyers to find relatively untouched examples to restore.
Neighborhood Life and Preservation: Greer Park doesn’t have a formal association, but neighbors banded together to apply for the single-story overlay a few years back – a sign of their commitment to keeping the Eichler character. Now that it’s in effect, one resident noted they “breathe easier seeing no more towering remodels; our neighborhood has, for the most part, managed to retain its character” paloaltoonline.com. Indeed, they watched other Palo Alto areas get dotted with boxy two-story rebuilds and wanted to avoid that. Being in Midtown, Greer Park Eichlers benefit from proximity to Midtown Shopping Center, parks (Henry Seale Park is within walking distance), and biking distance to Stanford and Google campuses. Families appreciate that the kids on these streets all attend nearby top schools (El Carmelo or Palo Verde Elementary, JLS Middle, Palo Alto High). The vibe is laid-back: you’ll often find residents walking dogs or chatting in front yards among the mature camphor and oak trees. It’s a quintessential Midtown Palo Alto Eichler pocket – not flashy, but highly authentic. For Eichler aficionados, Greer Park represents an opportunity to get a solid Eichler home in a prime location that’s almost entirely preserved in form, thanks to community efforts.
Charleston Meadows & Fairmeadow – “The Circles” and Early Eichler Community Planning
Overview: In the early 1950s, Eichler built several adjacent tracts in what is now the Charleston Meadows and Fairmeadow neighborhoods of south Palo Alto. These include the famed “Circles” of Fairmeadow – an innovative street layout of concentric circular cul-de-sacs – and the nearby grid of Eichlers in Charleston Meadows. Together, these areas encompass over 150 Eichler homes and exemplify Eichler’s experiments in residential planning. Charleston Meadows (built around 1951) is located just off West Charleston Road around Carolina Lane, Tennessee Lane, and Wilkie Way eichlerhomesforsale.com. Fairmeadow (built 1951–1954) is immediately to the east, known locally as “The Circles” for its distinctive street design: Ferne Avenue loops around in two large circles (with streets like Ramona Circle, Roosevelt Circle, and South Court forming the rings) eichlernetwork.com eichlerhomesforsale.com. These tracts were among Eichler’s earliest large-scale developments and were even showcased in urban planning discussions for their futuristic layout cityofpaloalto.org – designed to slow traffic and create a sense of community. Today, Charleston Meadows and Fairmeadow remain highly sought-after Eichler enclaves. They’re often grouped together due to proximity, though they have slightly different characters: Charleston Meadows is more of a traditional street grid with Eichler homes, while Fairmeadow’s circles create a unique enclave feel.
Eichler Density & Integrity: Both Charleston Meadows and Fairmeadow are predominantly Eichler. In Charleston Meadows (bounded roughly by Charleston Rd, Alma St, and Adobe Creek), about 100 Eichlers were built eichlerhomesforsale.com, and many still stand. In fact, Charleston Meadows had one of the first neighborhood architectural committees established by Eichler – Joseph Eichler himself set up an ACC in 1950 to enforce CC&Rs there cityofpaloalto.org. This group was later reconstituted by neighbors in 2000 to guide remodels, which helped maintain cohesion. The tract also successfully obtained a single-story overlay, further protecting its character. As a result, Charleston Meadows today remains almost exclusively one-story Eichler homes. A “handful of new homes” have replaced originals over time, and there is one two-story addition that predates the overlay paloaltoonline.com, but these are rare exceptions – the vast majority of homes are intact Eichlers with their mid-century profiles. Fairmeadow (The Circles) likewise consists almost entirely of Eichler homes on those circular streets. That tract did not pursue an overlay as early, so a few more changes have occurred – for example, one or two two-story houses or heavily altered facades may exist at the periphery – but by and large, the Circles are still filled with classic Eichlers. Neighbors there also cherish the unique street plan, which informally encourages a close-knit feel (the design literally puts all houses around a common circle). Eichler Network notes that Fairmeadow’s concentric layout was meant to “foster communal interaction through design”, and it largely succeeded eichlerhomesforsale.com. Preservation Scores: Charleston Meadows – 9/10 (nearly all original Eichlers, protected by overlay); Fairmeadow – 7/10 (most Eichlers intact, but a few incompatible remodels slipped in prior to any protections).
Tract Boundaries: Charleston Meadows covers the small network of streets south of Charleston Road, west of Alma Street (adjacent to the railroad tracks), and north of Adobe Creek. Key Eichler streets there: Carolina Ln, Tennessee Ln, Oregon Ave, Sutherland Dr, and Wilkie Way. This area is sometimes called “Charleston Meadow(s) I and II” in city documents. Fairmeadow is directly east across Alma/Charleston intersection – bounded by East Charleston Road on the north and East Meadow Drive on the south. Its heart is the twin circular streets of Ramona Circle and Roosevelt Circle, plus radiating courts like South Ct, King Lanes (Starr King Circle, Thain Way) and adjoining stretches of Wright Place, Bryant Street, and Coulombe Dr. Because of the highly recognizable street pattern, Fairmeadow is easy to spot on a map or aerial snapshot – it looks like a target or bullseye of streets, a novelty that delights planners to this day eichlernetwork.com. Both areas are entirely within Palo Alto’s desirable south side and feed into highly rated schools (Fairmeadow Elem, JLS Middle, Gunn High), making them magnets for families.
Home Styles and Features: The Eichlers in these tracts were built in the early 1950s and reflect mid-century design adapted for tract development. Many are 3-bedroom, 2-bath houses around 1,300–1,600 sq ft. There are also some 4-bedroom models in Charleston Meadows (Eichler was starting to add larger models by 1951). Common architectural features include: low-pitch or flat roofs with open beam ceilings, glass walled rear elevations, and modest front elevations often with partial fences or courtyards shielding the front door (a precursor to the atrium concept). Some Fairmeadow homes have an unusual side-facing garage or carport to conform to the circular lot shapes. The lots in Fairmeadow vary due to the cul-de-sac curves – wedge-shaped on the circles, averaging maybe 6,000-8,000 sq ft (larger pie-slice lots on the outer ring). In Charleston Meadows, lots might be a bit larger on average (some closer to 8,000 sq ft, especially along Adobe Creek). Originally, these homes were sold for around $11,000-$14,000 in the 1950s eichlerhomesforsale.com – a fun historical note – and came equipped with modern amenities of the time (built-in appliances, radiant heat). Today, many have seen renovations: updated kitchens, bathrooms, and occasional expansions (usually at the rear or as an L-wing extension that’s not visible from street). Still, walking through, one sees uniform roof heights and Eichler design elements repeating house to house. The street layout itself also contributes to preservation: for example, in Fairmeadow’s circles, it would be challenging to build a massive new home because of the curved frontage and the context of all neighbors facing a shared circle – there’s a sort of social pressure to conform to the Eichler look.
Recent Sales & Pricing: Homes in Charleston Meadows and Fairmeadow fetch prices similar to other Eichlers in Palo Alto. In the last 1–2 years, sale prices have ranged roughly $3M to $3.8M in these areas. Fairmeadow Eichlers, especially those on the inner circles with larger yards, have seen sales around $3.3M for a well-maintained 4-bedroom (~1,600 sq ft). Smaller 3-bedroom examples in original condition might go for just under $3M (though there are very few “original condition” left – most have some updates). Charleston Meadows, being a touch closer to El Camino and containing a few non-Eichler replacements, might have a slightly wider range – maybe high-$2Ms to mid-$3Ms. However, any extensively remodeled Eichler here can top $3.5M given the size of some models. The single-story overlay in Charleston Meadows has not hurt values; if anything, it has reassured buyers that the neighborhood will remain predominantly Eichler. The inventory is low – maybe a couple of sales per year in each sub-neighborhood – so trends can be hard to generalize, but overall strong demand is noted. Families love the area for its quiet cul-de-sacs and proximity to Mitchell Park, while purists love that it’s a big slice of early Eichler history.
Community & HOA: Charleston Meadows has an active neighborhood association which, aside from advocating the overlay, organizes community activities. There are reports of block parties and holiday events being hosted regularly, contributing to a friendly, close-knit atmosphere eichlerhomesforsale.com. This is in keeping with Eichler’s original marketing of these tracts as inclusive, neighborly communities. Fairmeadow (“The Circles”) also has a strong sense of community – it even earned local media praise for its neighborliness; a Palo Alto Online article titled “Fairmeadow’s friendliness draws people in” highlighted how easy it is to meet neighbors due to the circular layout encouraging walking and interaction paloaltoonline.com. While there isn’t an official HOA enforcing design, peer influence and pride keep most homes looking appropriately mid-century. Many residents in Fairmeadow and Charleston Meadows are very attuned to Eichler design – you’ll see plenty of Eichler-original globe lights on porches and preserved mahogany walls inside. It’s also noteworthy that these areas, along with Greenmeadow, were ethnically inclusive from the start (Eichler refused to adopt racial covenants), and that inclusive spirit remains a point of pride.
Purist Appeal: For an Eichler purist, Charleston Meadows offers a high-integrity Eichler environment with the benefit of legal protections (overlay), and Fairmeadow offers the immersion of a uniquely planned Eichler community. The Circles are particularly appealing to those who appreciate how design influences community – living there is living inside an urban design experiment from 70 years ago that proved successful. Both areas combined give a rich picture of Eichler’s early 1950s era: slightly smaller homes than late-’50s tracts, but big on character and historical importance. They are ideal for buyers who want Eichler authenticity and a neighborhood where mid-century charm is the default.
Walnut Grove & Greendell – Intimate Eichler Pockets Off Adobe Creek
Overview: Walnut Grove and Greendell are two small Eichler enclaves adjacent to Greenmeadow (south Palo Alto) that often fly under the radar – but are beloved by those in the know. Nestled between East Charleston Road, Alma Street, and Adobe Creek, Walnut Grove was built in 1953–1954 and includes roughly 65 Eichler homes along streets like Nelson Drive, Walnut Drive, and Grove Avenue (often grouped with the Greenmeadow area) paloaltoonline.com. Just to the east, Greendell (built 1956) adds another cluster of Eichlers around Ferne Ave and San Antonio Road. These neighborhoods are so small that many maps label them as part of “Greenmeadow,” but Walnut Grove in particular has its own distinct identity. It’s known for a mix of Eichler homes and a few non-Eichler mid-century homes (by builder Burke & Wyatt), all of which are single-story. In fact, Walnut Grove stands out for having implemented one of Palo Alto’s earliest single-story overlay zones – way back in 1992 – to ensure it stayed true to its Eichler/Burke & Wyatt character paloaltoonline.com. The result is a “frozen in time” feel: a quiet, kid-friendly neighborhood of low-profile mid-century homes under a canopy of mature trees paloaltoonline.com.
Eichler Density & Character: Walnut Grove has a very high concentration of Eichlers – most houses on Nelson, Creekside (the portion in this tract), and Walnut Drive are Eichler-built. A few homes were built by another developer around the same time (the Burke & Wyatt homes mentioned, which are also mid-century modern ranch style and blend in well) paloaltoonline.com. Importantly, the entire Walnut Grove tract is subject to the single-story overlay (SSO) enacted in ’92 paloaltoonline.com, so no two-story structures have popped up since. Longtime resident Ron Pyszka noted, “Our neighborhood has, for the most part, managed to retain its character… Some neighborhoods have lost some of that character with massive two-story homes being built.” paloaltoonline.com By contrast, Walnut Grove prevented that outcome early on. Walking through, one sees a unified street scene of Eichler and Eichler-like homes – all one level, with carports or very low garages, and ample front setbacks. The Eichlers here are similar to those in Greenmeadow’s first phase (since it was built just prior): mostly 3-4 bedrooms, open-beam ceilings, etc. Greendell, adjacent across Meadow Drive, is slightly newer (1956 Eichlers, about 70 homes) and also retains a majority Eichler look. While Greendell did not seek an overlay as early, it later got included in preservation efforts; it is often lumped with Walnut Grove in discussions of protected Eichler tracts. In summary, these pockets have exceptional architectural integrity given how small they are – essentially all one-story mid-century homes for entire blocks. Preservation Score: 9/10 for Walnut Grove (virtually unchanged since the ’50s, aside from routine upkeep), and 8/10 for Greendell (high Eichler count, minor alterations on some).
Boundaries: Walnut Grove is a triangular shaped area bounded by E. Charleston Road (north), Alma Street (west), and Adobe Creek (south) paloaltoonline.com. It’s immediately next to (east of) the larger Greenmeadow tract, but separated by the creek and a bike path. The “Nelson Drive” portion of Greenmeadow actually connects into Walnut Grove, which is why they are often considered together. Greendell lies just east of Walnut Grove, roughly around Ferney and Corina Way near what is now Ohlone Elementary and Greendell School – a bit north of San Antonio Road. Both areas are in the same general vicinity of south Palo Alto near Charleston/San Antonio. If you overlay tract maps, Walnut Grove corresponds to Eichler’s “Walnut Grove” tract (#10) and Greendell to “Greendell” tract (#19) cityofpaloalto.org. Together, they form a cluster of Eichler pockets on the periphery of Greenmeadow.
Home and Lot Sizes: Walnut Grove Eichlers are similar in size to Greenmeadow’s early homes: typically 3 bed/2 bath around 1,500 sq ft, with some 4-bedroom models a bit larger. Lots can be a bit irregular due to the creekside location – those along Adobe Creek (Nelson Dr end) are wider and sometimes over 8,000 sq ft, whereas interior lots might be around 6,000–7,000 sq ft. The Burke & Wyatt homes mixed in are of comparable size/scale to the Eichlers, so they don’t disrupt the rhythm. Greendell Eichlers, built mid-decade, might average slightly larger (~1,600 sq ft) and many have the later Eichler features like atriums or bigger glass openings. Both areas feature mature landscaping, as many original owners planted redwoods or fruit trees that are now large, giving the neighborhoods a lush, established feel. Architecturally, Walnut Grove Eichlers often have open-air entry courtyards, globe pendant lights, and brick or stone details at the facade – elements Eichler was adding mid-century. Interiors in these have often been updated, but a few near-original gems exist (purists sometimes find original Philippine mahogany walls or vintage kitchen appliances in these homes).
Recent Sales & Prices: Because Walnut Grove is small, sales are infrequent – some years none hit the market. When they do, they typically attract both Eichler lovers and developers (though the overlay dissuades developers looking to build up). In the past 2 years, a couple of Eichlers in Walnut Grove sold in the $3.1M – $3.4M range, depending on condition. One beautifully restored 4-bedroom on Creekside Drive closed at around $3.4M in late 2023, illustrating that a top-notch Eichler in this enclave commands similar pricing to Greenmeadow (despite being technically a separate tract). More original condition homes might sell closer to $3M. Greendell area Eichlers have seen prices in the high $2M’s to low $3M’s as well. Since these neighborhoods are adjacent to Greenmeadow, they benefit from the same school cachet (Gunn High, etc.) and convenient location, so prices reflect that. A notable trend: Eichler specialists often market Walnut Grove homes emphasizing the low traffic and the “secret Eichler neighborhood” vibe – which resonates with buyers who specifically want an Eichler enclave without hype. Consequently, competition for the rare listing can be stiff. Overall, expect ~$1,600–$1,800 per sq ft valuations here in 2025’s market.
Community and Notes: Walnut Grove doesn’t have its own community center, but it’s literally next door to Greenmeadow – some Walnut Grove residents join Greenmeadow’s pool/HOA to partake in events. The successful early implementation of the SSO (single-story overlay) is a point of pride – Palo Alto’s City Council created the zone on July 13, 1992, for Walnut Grove, making it the city’s first Eichler tract to get such protection paloaltoonline.com. This was in response to one or two attempted two-story rebuilds; since then, none have occurred. Residents like Pyszka (who moved there in 1974) have seen traffic increase on Charleston but still find the “pleasant little nook” of Walnut Grove to be quiet and friendly paloaltoonline.com. The walkability to Mitchell Park Community Center, the YMCA, and the library is a plus paloaltoonline.com. Greendell similarly is a small community that often aligns with Greenmeadow on neighborhood issues; it also benefited from Eichler design guidelines and now falls under similar single-story protections. These two pockets prove that small neighborhoods can be big on Eichler integrity. For purists who don’t necessarily need a large tract, Walnut Grove offers nearly the same architectural purity as Greenmeadow (and even more strictly one-story), with a slightly cozier scale. It’s often overlooked, which for some is part of the charm – as the saying goes, “It’s a small little neighborhood and often overlooked… a pleasant little nook of Palo Alto with some very nice people.” paloaltoonline.com
Triple El (North Palo Alto) – A Pristine Cul-de-sac Community
Overview: Triple El is a tiny Eichler enclave in north Palo Alto prized for its pristine preservation and secluded feel. The whimsical name “Triple El” refers to the three parallel streets in the tract all starting with “El” – Elsinore Drive, Elsinore Court, and El Cajon Way – located in the Duveneck/St. Francis neighborhood. Built in 1955, Triple El contains only a few dozen Eichler homes, but what it lacks in size it makes up for in architectural purity. The neighborhood is a cul-de-sac network with no through traffic, which has helped it remain frozen in time. In recent years, Triple El residents were proactive in securing a single-story overlay and design protections, resulting in one of the most intact Eichler clusters in the city eichlerhomesforsale.com. Many consider Triple El a “hidden treasure” for Eichler aficionados – it’s often not widely known to outsiders, but those who live there or seek it out are rewarded with a truly classic Eichler atmosphere.
Eichler Density & Integrity: Triple El is composed entirely of Eichler-built houses and has near-uniform preservation. The city explicitly notes that “Tracts such as Triple El… have architectural cohesion that equals or surpasses… Greenmeadow and Green Gables” cityofpaloalto.org. This is high praise and well-earned: virtually 100% of the homes in Triple El remain Eichlers in form, with no second-story additions (thanks to the overlay) and very sensitive updates. From the street, one sees original Eichler facades – low slung rooflines, clerestory windows, and carports – almost as if it were the 1950s. In fact, Triple El’s consistency was a catalyst for preservation – when some larger new homes threatened nearby streets, the Triple El owners mobilized to protect theirs. Now the single-story overlay ordinance for Triple El explicitly prohibits any two-story constructions, effectively locking in the Eichler look. Longtime residents have also maintained Eichler elements: many still have the authentic Eichler siding, and even if windows or doors were updated, they were done in a style compatible with mid-century design. The tract feels very private; its cul-de-sac layout means each street ends shortly, minimizing any external influence. As Eichler purist communities go, Triple El is top-tier. Preservation Score: 10/10 (nearly every home is original-profile Eichler with minimal alterations; an exceptional case of preservation).
Boundaries: The Triple El tract is in north Palo Alto, roughly near the intersection of Channing Avenue and Newell Road (though the streets themselves are off a smaller cross street). It’s tucked behind the main Duveneck/St Francis neighborhood. Specifically, Elsinore Drive and El Cajon Way run parallel to each other, accessed via Greer Road or De Soto Drive, and Elsinore Court is a small cul-de-sac off Elsinore Dr. Because of its small size, Triple El is sometimes not labeled on maps, but locals know it as the pocket of Eichlers near the end of Greer Road in north Palo Alto. It’s adjacent to the Edgewood Eichler tract of 1956 (Edgewood Drive), but Triple El stands on its own as the 1955 development. To a visitor, it might appear as just a couple of quiet lanes, but within those lanes lies an Eichler time capsule.
Home Details: The homes in Triple El were built at the peak of Eichler’s mid-’50s creativity. They are single-story, 4-bedroom models, many featuring central atriums or courtyards (1955 was the year Eichler really embraced the atrium concept). Square footages tend to be around 1,600–1,800 sq ft. Layouts are open-plan with combined living/dining rooms looking out through floor-to-ceiling glass onto back patios. Post-and-beam construction is on full display with exposed beams in the ceilings eichlerhomesforsale.com. Lots are typical for north Palo Alto – about 7,000 sq ft on average. Because the streets are cul-de-sacs, some lots at the ends are pie-shaped and slightly larger, giving a nice spacious feel. The design ethos here is pure Eichler: indoor-outdoor living, unassuming street fronts, and privacy coupled with openness at the rear. Many Triple El homes still have original mahogany interior paneling, and some even preserve original globe lights and built-ins, which is a testament to the pride owners take in Eichler heritage.
Recent Sales & Value: Triple El homes, when they hit the market, are extremely coveted. The combination of north Palo Alto location (close to downtown and commute routes) and the Eichler pedigree means prices are very high per square foot. A few recent sales indicate values around $3.5M to $4M for these roughly 1,700 sq ft homes – often pushing well over $2,000 per sq ft. One sale in 2023 saw a 4-bed Eichler on Elsinore Drive sell off-market around $3.7M after whispers among Eichler enthusiasts. Publicly listed sales in the last 5 years have regularly attracted bidding wars. However, due to the small number of houses, turnover is low – some years none are for sale. It’s notable that Triple El prices per sq ft tend to be even higher than in south Palo Alto Eichler tracts, partly because north Palo Alto is historically more expensive, and partly because the homes are pristine but not overly large (so buyers are essentially paying a premium for quality over quantity of space). The protected status (overlay) actually boosts buyer confidence; they know the neighborhood will remain full Eichler. In summary, expect to pay top-dollar for a Triple El Eichler – but you get an unparalleled purist enclave for the money.
Community Vibe: Despite its small size, Triple El has a strong community spirit. Residents organize annual traditions like block parties, ice cream socials, and holiday potlucks, making the neighborhood feel like a close family eichlerhomesforsale.com. The lack of through-traffic means kids can play in the street and neighbors often chat in driveways or while gardening. One resident described Triple El as having a “welcoming, tight-knit atmosphere” where newcomers are looped into the community quickly eichlerhomesforsale.com. The name “Triple El” itself was coined by residents as a charming moniker, reflecting a bit of collective pride. Many homeowners have been there for decades, and some are second-generation owners who grew up in the neighborhood. The overlay effort also brought people together – they had meetings and gathered 70%+ support to petition the city, which was achieved successfully (an example often cited when other neighborhoods pursue overlays). For Eichler purists, Triple El represents the ideal small-scale Eichler community: architecturally consistent, historically authentic, and socially cohesive. It’s truly “a peaceful oasis, protected by its single-story overlay and commitment to architectural preservation.” eichlerhomesforsale.com
Preservation Rankings of Palo Alto Eichler Neighborhoods
For quick reference, below is a preservation scorecard for the major Palo Alto Eichler enclaves, indicating the approximate percentage of homes retaining original Eichler architecture (single-story profile, mid-century design features) and any special protections:
Triple El – 95–100% Preservation (Score: 10/10): Nearly all homes remain classic one-story Eichlers with minimal alterations. Protected by single-story overlay (no 2nd stories) eichlerhomesforsale.com. Arguably the most pristine Eichler pocket in Palo Alto.
Los Arboles – ~95% Preservation (Score: 9/10): Entire tract is Eichler. Virtually no teardowns; original 2-story Eichlers exist, but no non-Eichler constructions. Covered by overlay zoning eichlerhomesforsale.com. Architectural cohesion equal to or beyond even historic districts cityofpaloalto.org.
Greenmeadow – ~90% Preservation (Score: 9/10): Large historic district of Eichlers with almost all homes intact. NRHP-listed eichlerhomesforsale.com and backed by community HOA and city guidelines. A few minor remodels, but overall very authentic mid-century look.
Walnut Grove – ~90% Preservation (Score: 9/10): Tiny tract with all one-story mid-century homes. Early single-story overlay (since 1992) paloaltoonline.com prevented any intrusive changes. Maintains original charm nearly completely paloaltoonline.com.
Green Gables – ~85% Preservation (Score: 8/10): Historic district of early Eichlers. Majority of homes remain as built (flat-roof 1950 designs). Some have modest updates, but protected by historic status & overlay. Streetscape still quintessential 1950 Eichler.
Greer Park (Midtown) – ~85% Preservation (Score: 8/10): A few older alterations, but since single-story overlay, integrity is high. Blocks of 1950 Eichlers all still one-story and Eichler in style. Continues to look like a cohesive Eichler tract today.
Charleston Meadows – ~90% Preservation (Score: 9/10): One or two replacements aside, almost all original Eichlers remain. Now protected by overlay and an active neighborhood committee, preserving its 1951 Eichler character strongly cityofpaloalto.org paloaltoonline.com.
Fairmeadow (The Circles) – ~70% Preservation (Score: 7/10): The vast majority of homes are Eichlers and one-story, but a handful of two-story remodels or newer homes exist at the edges. Street layout helps keep a cohesive feel. Efforts are underway to maintain its mid-century ambiance.
Edgewood/Community Center Tracts – ~60% Preservation (Score: 6/10): (Not detailed above, but for completeness) North Palo Alto’s other Eichler areas like Edgewood Drive and Community Center (1970s Eichlers) have seen more changes. Some Eichlers remain, but several have been replaced or heavily altered. No special overlay, so these rank lower in purist appeal.
Note: All the top neighborhoods listed (scores 7 and above) have either historic district status or single-story overlay zoning in place, which significantly contributes to their high preservation scores eichlerhomesforsale.com. These measures, along with engaged homeowner groups, ensure the iconic look of Eichler tracts – low rooflines, glass walls, harmonious materials – is largely retained for the future. Palo Alto’s commitment to Eichler preservation is evident in these scores, as even the lower-ranked areas still have a majority of Eichler houses. For an architectural purist, the scores reinforce that Palo Alto’s Eichler neighborhoods are unparalleled in their authenticity, with places like Triple El, Los Arboles, Greenmeadow, and Charleston Meadows offering near-original mid-century modern environments.
In Conclusion: Palo Alto’s Eichler enclaves provide a unique opportunity to step back into the California Modernism of the 1950s and 60s. Neighborhoods like Greenmeadow and Green Gables carry official historic recognition for their importance, while others like Triple El and Los Arboles quietly boast even higher original integrity cityofpaloalto.org. Thanks to community advocacy – from early HOAs to modern single-story overlays – these “Eichler blocks” have largely resisted the pressures of McMansions and unsympathetic remodels. Instead, they remain living museums of mid-century design, beloved by their residents. Buyers who cherish authentic Eichler architecture will find in Palo Alto not just a house, but a whole neighborhood that shares that passion. As one local expert put it, “there are two kinds of people: those who love Eichlers and those who are going to love Eichlers” homes.com – and in Palo Alto’s best Eichler blocks, even 70 years on, it’s impossible not to fall in love with Eichler’s vision of harmonious, modern living.
Sources: City of Palo Alto Eichler design documents; Eichler-focused real estate analyses and blogs; Palo Alto Online features on neighborhood preservation; Eichler Network archives; and recent market data eichlerhomesforsale.com cityofpaloalto.org homes.com, among others. Each neighborhood section above cites specific data and quotes for verification.
Sources