Live in Los Gatos

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

Screen on the Green in Los Gatos

Every September, the Town of Los Gatos hosts a free movie at Oak Meadow Park in the month of September for kids and kids-at-heart. This is the annual “Screen on the Green“.

This year, the movie will be The Incredibles II, and it will be September 20th, 2019.

Fun activities for children begin at 6:00pm, with train rides, carousel rides, face painting, games and more. The film will begin at 7:30 pm and will be projected onto a 25′ inflatable screen on the meadow. A snack bar will be open from 6:30-8:30pm, so have dinner before or bring a picnic and some blankets, then come early to grab a good seat!

Attendees, it is important to bring layers and something low to sit on – blankets, cushions, or low backed lawn chairs, are alright. I always bring a flashlight for after the show. The gopher holes in the lawn are easy to find by accident with your foot.

For additional details, please see the Los Gatos town website page for Screen on the Green:

http://www.losgatosca.gov/342/Screen-on-the-Green

 

 

screen on the green 2019

 

 

The Monte Sereno real estate market

Elm Park in Monte Sereno, sold by Mary Pope-Handy

Ranch style home on Elm Park in Monte Sereno, sold by Mary Pope-Handy

The City of Monte Sereno is quite small, with just about 4,000 residents, so the number of houses sold in any given month will always be extremely small.

For that reason, the data may appear to jump around wildly compared to Los Gatos or Saratoga, which each have about 30,000 people living there. Please take all the stats with a tablespoon of salt, and be sure to view the Los Gatos housing market data to get a more accurate picture of what’s happening with Monte Sereno homes (just add a little to the price tag as homes there tend to sell for a bit more than LG properties).

Also, there are only single family, detached houses in Monte Sereno: no apartments, multi unit housing (2 – 4 plex), no duet homes (attached single family homes). That will be changing soon, however, as the old La Hacienda property (formerly an estate, then a hotel and restaurant) at Hwy 9 and Austin Way will become incorporated into Monte Sereno and condos or townhomes built there.

Altos Research weekly profile for Monte Sereno (uses list prices):

 

 

2a2a7ee - The Monte Sereno real estate market

 

Monte Sereno Real Estate Report (click to view the Real Estate Report)

Trends at a Glance from the RE Report:

Just 5 sales in August, so not a statistically useful pool of data, but a fairly typical number of sale. The sale to list price ratio fell from last month, but isup from a year ago. Days on market are far longer – signs of a cooling market.  To dig a little deeper, I pulled up the 5 sales and saw that 2 of them sold for more than list price and 3 under.  One of the listings sold just $5,000 over (31 days on market), and the other one – an “off market sale” (0 days on market) was about $100,000 over. For the three homes that sold under list price, the average days on market was about 2 months and the average underbid around $100,000. One of them was on just 17 days and sold within $20,000 of list price. The speed of the sale seems to correlate with the sale to list price ratio.

 

Trends At a Glance Aug 2019 Previous Month Year-over-Year
Median Price $3,000,000 (-14.3%) $3,500,000 $2,467,810 (+21.6%)
Average Price $2,673,000 (-22.3%) $3,441,670 $2,944,770 (-9.2%)
No. of Sales (+66.7%) 3 (-16.7%)
Pending (0.0%) 5 (0.0%)
Active 12 (0.0%) 12 (+200.0%)
Sale vs. List Price 98.6% (-4.8%) 103.5% 96.7% (+1.9%)
Days on Market 48 (+215.7%) 15 21 (+134.2%)
Days of Inventory 72 (-40.0%) 120 20 (+260.0%)

 

And for the month before:

Trends At a Glance Jul 2019 Previous Month Year-over-Year
Median Price $3,500,000 (+5.7%) $3,312,500 $2,900,000 (+20.7%)
Average Price $3,441,670 (+7.8%) $3,191,670 $3,027,330 (+13.7%)
No. of Sales (-50.0%) 6 (-50.0%)
Pending (0.0%) 5 (-16.7%)
Active 12 (-25.0%) 16 (+100.0%)
Sale vs. List Price 103.5% (+1.0%) 102.5% 100.3% (+3.2%)
Days on Market 15 (-61.2%) 40 21 (-26.4%)
Days of Inventory 120 (+55.2%) 77 30 (+300.0%)

 

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Los Gatos real estate statistics and market trends

Los Gatos real estate market graphicThe Los Gatos real estate market for single family homes has been slowly cooling down a little – as a whole. Part of it is the luxury tier, which moves slower than entry or mid level priced properties. When the luxury price strata swells, it can skew the numbers to look like everything is cooling down, when that may not be the case.

Months of inventory in Los Gatos: a quick look

Just now I went to the MLS and pulled the number of active single family homes in Los Gatos 95030 and 95032 (72) and the number of sold and closed in the last 30 days (19) to check on the overall absorption rate or months of inventory. If we divide the active listings by the closed listings in the last 30 days, we get the months of inventory – so 72 / 19 = 3.79 months of inventory for the whole of MLS area 16 in Los Gatos. For our area, that is pretty close to balanced (4 months or so), but just a bit in the seller’s favor. In other parts of the US, balance is at around 6 months.

If we shift to viewing just houses and duet homes offered up to $2 million, it’s a very different view of the market. In this case, there are 17 active listings and 11 sold in the last 30 days, so just 1.55 months of inventory. This is the entry level price point for Los Gatos 95030 and 95032. It’s a little lower for the Los Gatos Mountains.

(I have a separate post on the Los Gatos months of inventory that I’ll update soon, breaking it down by price point and high school district to better pinpoint the individual markets within LG.)

 

What is selling best in LG right now?

Of the 19 closed sales in the last 30 days, 11 were under $2 million (about 58%), 5 were between $2 and $3 million, 2 between $3 and $3.6 mil, and 1 at over $6 mil.  The high end price point tends to be at around $3,000,000 and up for this part of Santa Clara County.

For the houses under $3 mil, the average days on market was 40, the average list price was $1,958,866 and the average sale price just a little more at $1,971,431. For those transactions, the average living space square footage was 2,197 sf and average lot size 11,948 SF.

 

Los Gatos Trends at a Glance for 95030 & 95032

Next, data from the RE Report for Los Gatos (“in town”), in the Los Gatos Mountains, and for Los Gatos condos (only in town, none in the mountain communities). Below that will be live Altos Research charts, updated automatically each week. Altos uses list prices, not sold prices, fyi.

The real estate numbers below reflect realty data gathered the first week of the month for the past month in Los Gatos 95030 & 95032 (all areas / school districts), or MLS “area 16”. See the full REReport here.  Prices are down both year over year and month over month, and the sale to list price continues to slip while days on market rise.

Trends At a Glance Aug 2019 Previous Month Year-over-Year
Median Price $2,045,500 (-12.3%) $2,332,290 $2,230,000 (-8.3%)
Average Price $2,412,780 (-3.1%) $2,489,320 $2,699,150 (-10.6%)
No. of Sales 26 (-27.8%) 36 27 (-3.7%)
Pending 32 (+6.7%) 30 38 (-15.8%)
Active 73 (-3.9%) 76 61 (+19.7%)
Sale vs. List Price 98.7% (-1.5%) 100.2% 101.1% (-2.3%)
Days on Market 35 (+4.4%) 33 35 (-1.3%)
Days of Inventory 84 (+33.0%) 63 68 (+24.3%)

 

Trends at a Glance for the Los Gatos Mountains

The RE Report has some info on the Los Gatos Mountains, but I do not believe it covers all of what we would have as 95033 or MLS “area 23”. You can see the mountains info market here:

Just 7 closed sales in the mountains in August, so I would not trust the general numbers that much. Better would be checking sales in your particular part of the mountains, such as Upper Redwood Estates, Chemeketa Park, etc., to see what the market is doing.

 

 

Trends At a Glance Aug 2019 Previous Month Year-over-Year
Median Price $1,250,000 (+29.5%) $965,000 $997,500 (+25.3%)
Average Price $1,233,210 (+35.0%) $913,438 $955,125 (+29.1%)
No. of Sales (-12.5%) 8 10 (-30.0%)
Pending 11 (+22.2%) 9 12 (-8.3%)
Active 43 (-4.4%) 45 44 (-2.3%)
Sale vs. List Price 97.9% (+0.9%) 97.0% 106.2% (-7.8%)
Days on Market 40 (-1.8%) 41 29 (+36.5%)
Days of Inventory 184 (+9.2%) 169 132 (+39.6%)

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Fiesta de Artes in Los Gatos

Los Gatos Fiesta de Artes

 

Saturday September 21st and Sunday September 22nd mark the return of the Fiesta de Artes Los Gatos, Art & Wine Festival, the only Art & Wine Festival in town all year!  It will be located at the Civic Center lawn, and the hours are 10 am to 6 pm both days. (This year it was moved from August to September – hopefully there will be far less “beach traffic” with this timing, which seems like a great idea to me.)

What happens at the Fiesta de Artes?

Think food & drink, art & shopping, dancing & socializing! Once again, there will be more than 150 vendors with a huge variety of artists and vendors displaying and selling their artwork, plus booths with food and wine and of course loads of music throughout both days. Please check out the musical lineup here: Fiesta de Artes music lineup

Where is the Fiesta de Artes held?

Fiesta de Artes will be at the Civic Center lawn across the street from Los Gatos High School.

For more information, please visit https://LosGatosFiesta.com/

Claws for a Cause in Los Gatos

Claws for a cause 2019Each year, in early to mid-Septemeber, the Los Gatos Morning Rotary Club, sponsors a fun end of summer bash: Claws for a Cause. The annual Maine lobster party features good food, live music, and dancing. It is often a sell-out event!

Proceeds going to the Los Gatos Morning Rotary Charitable Foundation (supporting music, art and youth scholarships).

This year it’s Saturday, Sept 7, 2019, from 5:30 pm to 10pm and it will be held at the Los Gatos Lodge.

Last year, tickets sold out! Learn more and buy your tickets here:

http://lglobsterparty.com/

 

 

Los Gatos Park Dance

musical notesNeed something to do on Labor Day weekend? The Los Gatos Park Dance is back during the holiday weekend – the 7th annual at Oak Meadow Park. The first year over 2000 people attended and it’s been growing ever since!

Los Gatos Park Dance Details

Cost: FREE – courtesy of Music in the Park

Date & Time: Saturday, August 31, 7 PM – 9:30 PM

Location: Lyndon Bandstand, Oak Meadow Park, Los Gatos

The band this year will again be The Houserockers (a Los Gatos band).

What else: to get a good spot, arrive early! Bring a picnic supper. Beer and wine are allowed with meals (no other alcohol). Bring layers, as it cools down once the sun sets. Prepare to dance on the lawn, so wear comfortable shoes and watch out for gopher holes as you leave – they can be hard to spot in the dark.

Parking at Oak Meadow Park is free to town residents, but if you’re a local, you know that it fills up fast. You can park on nearby public streets if that happens, or try Vasona’s parking, which will cost a little.

This event is sponsored by Los Gatos Music in the Park.

More details:

https://www.facebook.com/events/oak-meadow-park-los-gatos/los-gatos-park-dance/2231979613548484/

 

 

Gas transmission lines in Los Gatos

Where are the gas transmission lines in Los Gatos? Ever since the San Bruno fire, caused by a faulty PG & E gas transmission pipe line, the location of those pipes has been a concern.  The power company now provides a map with that information for the major gas transmission lines. The map actually outlines info for all of Silicon Valley – and the state of California as a whole!

In Los Gatos, those lines are along Winchester Boulevard, Blossom Hill Road, University Avenue, and Roberts Road (on both sides of 17).

Gas transmission lines in Los Gatos

Gas transmission lines in Los Gatos

Los Gatos Summer Block Parties

Town Park Plaza fountain in Los Gatos

Town Plaza Park fountain in downtown

The Summer Block Party series in Los Gatos is back! One Thursday of each summer month (it used to be the 3rd Thursday, but no longer tied to that week) the town celebrates with live music at the Town Park Plaza from 5 – 7  and then at adjacent Grays Lane with a DJ and Loma Brewing Company. This is sponsored by the Los Gatos Chamber of Commerce together with some local businesses.

The next one is Thursday, July 18th. Get the details on the Chamber’s website. (The following event will be August 8th – mark your calendars!)

Plein Art Show in Los Gatos

PaintingThe Plein Art Show in Los Gatos returns this weekend!

  • Preview and sale at 100 N. Santa Cruz Ave., Los Gatos on Sat., June 22nd from 5 p.m. to 7:30 p.m.
  • The show itself is Sunday, June 23rd from 10 a.m. to 5 p.m. at the Los Gatos Town Plaza. These will be works of art created here in recent days. Beer & wine will be available for purchase.

 

What is Plein Air?  Plein Air is a French phrase which refers to the way of painting in the open air, which was especially popular in the 19th century with many impressionists.  There will be dozens of artists coming to town and over 100 pieces of art on display (and to purchase). Also found at the event will be wine tasting, music, and mini art sessions for kids.

Thanks to the Los Gatos morning Rotary for sponsoring this great event yet again. Learn more on the Los Gatos Plein Air website:
http://www.lgpleinair.org/

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Mary Pope-Handy's Valley of Heart's Delight logo

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

Helping Nice Folks to
Buy & Sell Homes
in Silicon Valley
since 1993

 

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Photo of Mary Pope-Handy, August 2018

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Statistics and trends for Santa Clara County, San Mateo County, and Santa Cruz County - updated monthly



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