A resource for folks living in or moving to Los Gatos, by Mary Pope-Handy

95033

Los Gatos Mountains 95033 Real Estate Market

Looking for great schools, more space, and a less suburban environment? Just beyond the borders of the Town of Los Gatos lies a collection of rural communities situated in the scenic Santa Cruz Mountains, or Coastal Range and together there are known as “The Los Gatos Mountains.” This large region sits above Almaden Valley, Los Gatos, Monte Sereno, Saratoga, and a bit north of there in Santa Clara County, and just over the summit and toward Scotts Valley, Soquel, and Aptos in Santa Cruz County. As the description implies, it is a sprawling area and within it there are different school districts, views, levels of sunshine, natural hazards such as earthquake faults, and amenities which can all impact housing prices and real estate market trends and the market may be very different from one segment or price point to another.

All of these areas fall under the 95033 zip code and have a Los Gatos mailing address, so they are viewed together. Don’t be confused into thinking that areas in the Los Gatos Mountains are the same as the Town of Los Gatos, though – they are quite different.

 

95033 Los Gatos Mountains Real Estate Market Update

Unfortunately, my usual resource, the RE Report, has no section for the Los Gatos Mountains. Instead, the analysis I have written below is based off of data collected directly from the MLS over September and to date in October.

In the month of September, 6 homes sold in the 95033 mountain area of Los Gatos. Sale price ranged from $550,000 – $1,950,000 with an average of $1,055,750. Wide ranges like this are not unusual. While lot size is usually larger than in-town properties it can also vary a great deal, as does building age and size. For instance, the highest priced home had nearly 10 times the building size of the lowest priced property. Now let’s compare this with October sales, since we are coming towards the end of the month. This time, the range of sales is between $890,000 – $1,887,500 with an average of $1,330,625. What does this show us? The range is fairly consistent. In the mountain area you can still readily find properties for under $1 million – something we are not seeing in any other Los Gatos market at the moment – but you can also find large properties with big homes selling at what would be the medium to high-end for an in-town home.

What else can we learn from the sold listings in September and October? Well, the listing price tells us a lot. In September, only one of the six homes sold for higher than list, two sold exactly at list, and three sold below list price. In October, one out of four sold above list price and the rest sold for less than listed. Inventory is taking longer to sell as well. Some homes are still selling rapidly with two selling in under a week last September, but many are taking longer; in the same month, one sold that was on market for 204 days. The average days on market for September 62 days and 45 days in October, while most of the South Bay has an average of a month or less. What does this all mean? Buyers are having an easier time in the mountain market. Listings on-market longer are receiving fewer offers, and offers under list price are more regularly being accepted. The fastest selling properties where there is greatest demand and where homes have sold over list are within a range of $1 – $1.3 million, which would be considered entry-level in the rest of town but is mid-priced here.

So what about active listings? There are currently 15 active properties on the market. The most recent listing has been on the market only 4 days, while the longest has been active for 238, with the average being 117 days on market. List price ranges from $550,000 – $5,800,000 with an average list price of $1,863,267. Another way to tell that this market is cooler than elsewhere in Silicon Valley is the number of active vs sold, which shows that there is a lower ratio of demand to inventory in the mountain market.

Although the market is noticeably cooler in the mountains than in town and many other areas around South Bay, the market here is still more active than it usually is. Buyers not wanting to deal with the stress of the strained seller’s market, or who are looking for lower-priced homes and don’t mind the drive and other special concerns with hillside properties will find the Los Gatos 95033 market to be a good option.

 

Mountain Market Trends by Quartile

Below is a chart taken from the October 2017 Altos Research market update. It divides properties into four price quartiles to show variances in market trend. Surprisingly, the last year has been looking a little backwards with prices rising in winter and falling in spring. This might have to do with the available inventory elsewhere, since we typically see more homes go on market around spring and inventory lessening in winter, giving buyers fewer options. The luxury market bounces around a lot because of the extreme variety of homes in that range.

LGMountainQuartiles - Los Gatos Mountains 95033 Real Estate Market

 

Live Altos Charts

While I do not frequently update the Los Gatos Mountain market post (there are agents who specialize in the mountain market – I am not one of them, though I have sold a number of mountain homes) the charts below will always be up to date. These are live charts, regularly updated and constantly tracking sales and listings from the MLS.

 

The median list price of homes for sale in the Los Gatos Mountains 95033 – all price points combined:

app?pai=50109450&service=chart&st=CA&cid=70&zid=335&rt=sf&ra=a&q=a&s=median price&sz=m&ts=e - Los Gatos Mountains 95033 Real Estate Market

 

The median list price of homes for sale in the Los Gatos Mountains 95033 – showing info by price quartile:

Real Estate Market Chart by Altos Research www.altosresearch.com

 

Average days on the market (number of days the home’s been listed for sale on the MLS), all price points combined:

Real Estate Market Chart by Altos Research www.altosresearch.com

 

Average days on the market for 95033 by pricing tier – it’s typically erratic as the amount of inventory tends to be small:

Real Estate Market Chart by Altos Research www.altosresearch.com

Subscribe now to learn dozens of LOS GATOS real estate trends and other important market measures!

 How’s the Real Estate Market in the Los Gatos Mountains 95033?

500px - Los Gatos Mountains 95033 Real Estate Market

 

  1. 4 beds, 2 baths
    Home size: 1,866 sq ft
    Lot size: 12,959 sqft
  2. 4 beds, 4 baths
    Home size: 3,645 sq ft
    Lot size: 1.71 ac
  3. 4 beds, 4 baths
    Home size: 2,188 sq ft
    Lot size: 2.03 ac
  4. 4 beds, 6 baths
    Home size: 5,000 sq ft
    Lot size: 2.06 ac
  5. 3 beds, 2 baths
    Home size: 2,400 sq ft
    Lot size: 1.19 ac
  6. 5 beds, 4 baths
    Home size: 3,308 sq ft
    Lot size: 1.44 ac
  7. 3 beds, 3 baths
    Home size: 2,200 sq ft
    Lot size: 36,024 sqft
  8. 2 beds, 2 baths
    Home size: 1,147 sq ft
    Lot size: 5,998 sqft
  9. 2 beds, 2 baths
    Home size: 1,800 sq ft
    Lot size: 2.00 ac
  10. 2 beds, 1 bath
    Home size: 1,081 sq ft
    Lot size: 19,741 sqft

See all Real estate in the Los Gatos Mountains community.
(all data current as of 11/18/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Los Gatos and Monte Sereno Homes Over $2,000,000

 

View Los Gatos homes for sale from $2 million and up. (All zip codes: 95030, 95032, 95033.) First, browse by map:

Or view a list – this displays homes most recently put on the market first.

  1. 1 bed, 1 bath
    Home size: 2,702 sq ft
    Lot size: 1.41 ac
    Year built: 1940
  2. 3 beds, 3 baths
    Home size: 2,695 sq ft
    Lot size: 1.66 ac
    Year built: 1910
  3. 5 beds, 6 baths
    Home size: 5,076 sq ft
    Lot size: 3.03 ac
    Year built: 1989
  4. 4 beds, 5 baths
    Home size: 3,758 sq ft
    Lot size: 22,215 sqft
    Year built: 2013
  5. 3 beds, 3 baths
    Home size: 2,816 sq ft
    Lot size: 15,877 sqft
    Year built: 1957
  6. 4 beds, 4 baths
    Home size: 4,900 sq ft
    Lot size: 14,152 sqft
    Year built: 2005
  7. 3 beds, 2 baths
    Home size: 3,000 sq ft
    Lot size: 43,560 sqft
    Year built: 1974

See all Real estate in the city of Los Gatos.
(all data current as of 11/18/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Interested in buying a luxury or high end home in Los Gatos? Please contact me for a private, no obligation consultation.

Los Gatos Zip Code Maps

Los Gatos zip code mapsHave you ever tried to figure out the Los Gatos zip codes?  The only easy one is 95031, and that refers to PO boxes only!  To the left, please see a map of the Los Gatos zip codes*: 95030, 95032 and 95033.  The large area is the 95033 or “Los Gatos Mountains” area.  Just above it is 95030 and above that is 95032.

 

Los Gatos Zip Code commentary:  A few years back, the post office reorganized the way that 95030 and 95032 split up most of the 9 or 10 square miles which comprise the “town of Los Gatos”. It used to be an east-west divide, and now it’s closer to a north and south split, but not exactly that either.

I love this map because it looks as odd as the new distribution feels!  The 95033 zip code is unincorporated, mostly in Santa Clara County, but as you can see, much of it falls west of highway 35 (Skyline Blvd) and is in Santa Cruz County.  When a home has the 95033 zip code, it is analogous to the property being “in the mountains”.

Zip codes and schools:

Neither the town’s boundaries nor the zip code boundaries line up with the school district boundaries.  There are homes in both 95032 and 95030 which are in the Los Gatos School District, for instance – though nearly all of 95030 is “in the schools”. (And just as confusing – a few homes in San Jose’s Almaden Valley with a 95120 zip code are in the Los Gatos School District too.)

*A couple more notes:

(1) Monte Sereno shares the 95030 zip code with Los Gatos

(2) There are some funky pockets near the town’s borders where the homes may actually belong to Los Gatos but have a zip code of the neighboring community or vice versa – this is rare, but it happens. A patch of Campbell near Pollard and Quito has a Los Gatos 95032 mailing address, but it’s actually Campbell.  Another pocket of Los Gatos near National and Carlton has a mailing address of San Jose 95124, but it’s actually part of the town of Los Gatos.  Weird, but true.

Mary Pope-Handy

Realtor
ABR, CIPS, CRS, SRES
Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at) PopeHandy.com
License# 01153805

Selling homes in
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special focus on
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and nearby areas,
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