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

Homes For Sale

Critically Low Inventory of Homes for Sale in Los Gatos

As of yesterday, May 1st 2017, the MLS shows just 67 houses for sale in Los Gatos, 95030 and 95032.  (Today it’s lower still at a mere 54 houses.) The chart below is based on the number of active listings in Los Gatos 95030 & 95032 (MLS Area 16) on the first of each month going back to January 2007.  Take a look at the history of homes for sale (not pending or in contract) month over month – I’ve circled all of the rows for May in each year to see the contrast.

 Los Gatos 95030 and 95032 active listings single family homes

What can someone buy in town right now?  Of the 54 houses, 30 are priced at $3 million or less, with many homes available to purchase around  $1.5 to $3 million.  The least expensive home available right now is an 1100 SF house in original condition for $1.3 million.

For people thinking of selling, this is an excellent opportunity, generally, since few homes available creates the scarcity that lends itself toward homes selling faster and for more (if there are multiple offers especially).  Homes under $3 million are selling briskly.

See more information about the Los Gatos real estate market via my online Real Estate Report. Also available, download the 4 page printable report here:
http://rereport.com/scc/print/Mary.PopeHandySCC.pdf

90-day stats for Single Family properties in
LOS GATOS, CA 95030 as of October 20, 2017
Median List Price:$3,435,808Average List Price:$4,438,319
Total Inventory:29Price per Square Foot:$1,018
Average Home Size:3,650Median Lot Size:37,585
Average # Beds:4.09Average # Baths:3.76
Homes Absorbed:3Newly Listed:3
Days on Market:124Average Age:45

90-day stats for Single Family properties in
LOS GATOS, CA 95032 as of October 20, 2017
Median List Price:$2,673,512Average List Price:$3,249,881
Total Inventory:29Price per Square Foot:$815
Average Home Size:3,437Median Lot Size:15,291
Average # Beds:4.34Average # Baths:3.90
Homes Absorbed:7Newly Listed:6
Days on Market:80Average Age:37

Los Gatos real estate: unreal prices!

Here’s a fun bit of Los Gatos real estate history – pricing from yesteryear!  The newspaper ad for Los Gatos homes for sale is enticing.  One of them reads:

Fillmer Ave.

Rustic type of 5 rms.,
2 Brs., tub and shower bath,
fireplace, H.W. floors, 2 car
garage, lot 60 x 140.
Immediate poss.
Asking $15,000

Or check out the house on Englewood:

Englewood Ave.

1 story, rambling type, 6
rms., 3 brs., H.W. floors,
fireplace, tiled baths, 2-car
attached garage, choice
location.  Terms.
Price  $13,500

Another one features a house on Almendra for $12 ,750 with “floor furn”, which appears to be “floor furnace” (from the “Must Sell” ad, which spelled it out). Makes me wonder what the alternative to floor furnace would be!  Or a house on Massol, also a rustic type for $15,000.  I love the description of the “Must Sell” home as “sturdily built” and, surprisingly, “complete, with all new furniture” – $12,700 and just $4,000 down.

Can you guess the year of this Los Gatos real estate advertisement?

Have a look at this and try to guess the year:

Los Gatos real estate ad date not shown

Los Gatos real estate ad date not shown

What year do you think this ad for Los Gatos homes for sale ran?  The newspaper was called the Mail News and Star, by the way.

Keep reading to see the year…

Continue reading

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.

 

 

Los Gatos Mountains Stats At A Glance – Data from the Real Estate Report, which covers the Santa Clara County side of the mountain communities:

Year-Over-Year

  • Median home prices increased by 6.4% year-over-year to $1,301,250 from $1,222,500.
  • The average home sales price rose by 3.4% year-over-year to $1,374,060 from $1,329,000.
  • Home sales rose by 33.3% year-over-year to 8 from 6.
  • Active listings fell 17.9% year-over-year to 32 from 39.
  • Sales price vs. list price ratio rose by 5.9% year-over-year to 103.2% from 97.4%.
  • The average days on market rose by 21.0% year-over-year to 21 from 18.

Compared To Last Month

  • Median home prices improved by 107.2% to $1,301,250 from $628,000.
  • The average home sales price rose by 62.2% to $1,374,060 from $847,333.
  • Home sales up by 166.7% to 8 from 3.
  • Active listings increased 18.5% to 32 from 27.
  • Sales price vs. list price ratio increased by 2.0% to 103.2% from 101.1%.
  • The average days on market dropped by 78.3% to 21 from 99.

 

95033 (Los Gatos Mountains) real estate market info:

 

90-day stats for Single Family properties in
LOS GATOS, CA 95033 as of October 20, 2017
Median List Price:$1,236,577Average List Price:$1,558,245
Total Inventory:36Price per Square Foot:$493
Average Home Size:2,435Median Lot Size:160,023
Average # Beds:3.82Average # Baths:3.02
Homes Absorbed:3Newly Listed:2
Days on Market:110Average Age:36

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 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. 5 beds, 4 baths
    Home size: 3,308 sq ft
    Lot size: 1.44 ac
  2. 3 beds, 3 baths
    Home size: 2,200 sq ft
    Lot size: 36,024 sqft
  3. 2 beds, 2 baths
    Home size: 1,147 sq ft
    Lot size: 5,998 sqft
  4. 2 beds, 1 bath
    Home size: 1,081 sq ft
    Lot size: 19,741 sqft
  5. 6 beds, 5 baths
    Home size: 7,561 sq ft
    Lot size: 2.21 ac
  6. 5 beds, 2 baths
    Home size: 1,904 sq ft
    Lot size: 5.00 ac
  7. 3 beds, 1 bath
    Home size: 2,507 sq ft
    Lot size: 2.02 ac
  8. 3 beds, 3 baths
    Home size: 2,357 sq ft
    Lot size: 4.99 ac
  9. 3 beds, 2 baths
    Home size: 1,584 sq ft
    Lot size: 1.16 ac
  10. 5 beds, 5 baths
    Home size: 5,477 sq ft
    Lot size: 2.46 ac

See all Real estate in the Los Gatos Mountains community.
(all data current as of 10/22/2017)

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

What does it cost to buy a Los Gatos townhouse? What are typical HOA dues for townhomes in Los Gatos?

Los Gatos catLos Gatos is the “gateway to the Pacific” from Silicon Valley – and vice versa.  Snuggled into the base of the Los Gatos Mountains, this scenic area offers a charming downtown, architecturally interesting homes and commercial areas, a beautiful natural setting and great public and private schools to boot.  Housing costs are high here, so many wanting to make the town their home may investigate buying a townhouse or townhome rather than a single family home.

What does it cost to buy a Los Gatos townhouse?

Housing prices for townhomes varies with the school district, walkability, and proximity to downtown or other features such as having a view.  And, of course, the size of home, number of beds and baths, the outside space,  and its condition will all impact the home prices.

Most of the townhouses are 2 or 3 bedrooms.  There are some 4 bedroom homes and once in a blue moon, you may stumble upon a 1 bedroom.

On the low end, it may be possible to purchase a small Los Gatos townhouse for about $500,000 for a 1 bedroom, if you can find it.  At the high end, they can soar past $2 million.   For the 48 townhomes in sold in the last 180 days, anywhere in Los Gatos 95030 or Los Gatos 95032, here are the average numbers (list price, sale price, square footage, days on market, HOA fee, price per square foot) all together, for the Campbell Union High School District area of town and for the Los Gatos-Saratoga Joint Union High School District part of town:

Los Gatos townhome stats on cost to purchase

What I found most surprising is that buying a townhouse “in the schools” is not so much more expensive than one with Campbell or Union Schools.

What are typical HOA dues for townhomes in Los Gatos?

The Home Owner Association or HOA dues are often a shock to home buyers.  As you see in the chart above, an average HOA fee paid for the homes sold in the last 6 months was $530.  But they are not all so expensive – or so inexpensive. Continue reading

How Were This Year's April Home Sales in Los Gatos?

May 04, 2010

The spring home buying season (or spring home selling season) is usually pretty good in Los Gatos, with April being one of the best months.  How was this year?  And how was it in relation to recent years in the 95030 and 95032 zip codes of Los Gatos? 

I ran the numbers myself – so every effort was made for accuracy but it’s not guaranteed – and also ran them in recent years dating back to 1998.  Additionally I provided the “average” so see how this year actually compares. 

For April 2010, there were a total of 40 houses, duet homes, condominiums and townhouses which closed escrow between April 1 and April 30, about 7% off the 13 year average of 43.  The breakdown was 31 houses or duet homes (close to average) and 9 condos or townhomes (30% fewer than average).  So this view shows that it’s a mixed real estate market with trend improving for houses for sale more than condominiums.

 April home sales in Los Gatos, CA, from 1998 to 2010

A look at last year shows a lot of improvement for houses sold.  And a look at the year before that, 2008, also shows marked improvement for houses on the market in Los Gatos.  Not so true for the condominium and townhouse sales, though.  Those sales continue to lag.  The condo market has been hurting throughout Silicon Valley because home buyers can now afford to buy a house and that’s their preference, most of the time.

To see how Santa Clara County did as a whole, please visit my Valley of Hearts Delight blog.

For help in buying or selling your Los Gatos home, please contact me today:
Mary Pope-Handy  408 204-7673 or mary (at) popehandy.com

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
Silicon Valley, with
special focus on
Los Gatos

and nearby areas,
including
Monte Sereno,
Saratoga,
Campbell,
and the San Jose areas of
Cambrian and Almaden Valley

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