Just watched this short video from San Jose Water on where our water here in Los Gatos comes from. It’s a beautiful, short film, and informative. I encourage you to watch it “full screen”.
The Los Gatos real estate market for single family homes is a sellers market as a whole, but this varies depending on many factors. A particular home’s market will be impacted by things such as the pricing tier (the luxury market is a colder market, while homes under $2 million are generally a hot commodity), the school district, condition of the property, whether it is remote or convenient (in some cases), etc.
First, here’s a glance at the Altos Research profiles by the Los Gatos zip codes: 95030 and 95032 are “in town” and 95033 is in the Los Gatos Mountains. The last profile refers to the averages of all 3 zip codes. These are updated automatically every week – so check back often, it will always be current! Also, I’ve provided links to each of the 3 zip codes reports. Within those weekly reports are great data points, my favorite being the info of what size home and number of beds and baths you’re likely to find per price quartile. Check it out!
Altos Research Profiles of Los Gatos single family homes by zip code
A link is provided to the full weekly report for each zip code. It will bring you to the page for single family homes (houses and duet, or single family attached, homes), but from there you can click on a tab and view the same type of data for condominiums and townhouses if any data exists for them.
Close to downtown – 95030 (read the full weekly report for Los Gatos 95030, which is automatically updated, here):
Primarily East, West, and North Los Gatos (view the Altos Research report for Los Gatos 95032 HERE):
The Los Gatos Mountains / Santa Cruz Mountains – 95033 (see the full 95033 weekly report here, no condo or TH in these areas):
All 3 Zip Codes combined
Los Gatos real estate statistics and trends from the RE Report
The real estate numbers below reflect realty data gathered the first week of the month for the past month in Los Gatos 95030 & 95032, or MLS “area 16”. See the full REReport here.
Los Gatos Trends at a Glance for 95030 & 95032
The market has been leveling off in Los Gatos, with pricing improvement as compared to May, but still off a year ago. The sale price to list price ratio in June was a smidge higher than May.
Trends at a Glance
|Trends At a Glance||Jun 2019||Previous Month||Year-over-Year|
|Median Price||$2,600,000 (+5.7%)||$2,460,000||$2,800,000 (-7.1%)|
|Average Price||$2,745,390 (-1.6%)||$2,788,930||$2,834,730 (-3.2%)|
|No. of Sales||31 (-16.2%)||37||39 (-20.5%)|
|Pending||41 (-4.7%)||43||43 (-4.7%)|
|Active||90 (+15.4%)||78||69 (+30.4%)|
|Sale vs. List Price||101.4% (+0.3%)||101.0%||101.9% (-0.5%)|
|Days on Market||24 (+8.2%)||22||18 (+31.1%)|
|Days of Inventory||84 (+33.1%)||63||51 (+64.1%)|
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!)
The 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:
The Community Emergency Response Team (CERT) program is a nationwide effort at preparing individuals and communities to be better prepared in disasters. In some areas, the focus may be more on terrorist threats, and in others, natural hazards such as earthquakes, fire, tornadoes, tsunamis, flooding etc. Los Gatos and Monte Sereno have received funding and CERT has been getting rolled out here. Last night in my area, Belwood (one of 13 CERT communities), there was a meeting about safety generally and CERT in particular, and I believe these meetings are happening or will happen in the various CERT areas.
On July 13, there will be a CERT event at the Los Gatos Civic Center from 10:30 a.m. to 1:00 p.m.,for a CERT Fire extinguisher training, unveiling of the new Civic Center Neighborhood Incident Command Post (NICP) and a B.B.Q. All are welcome! You can register for this event on the Eventbrite page.
Learn more about CERT – wonderful video produced by FEMA. The opening segment has to do with the Loma Prieta Earthquake in 1989.
Looking to get trained as a CERT volunteer? You can sign up here for the course, which begins in October.
This summer, the town of Los Gatos will begin a one-way pilot program along N Santa Cruz Avenue, in the south bound direction, between Bachman Avenue and Elm Street. The trial will run from July through October and will also include the addition of a southbound bike lane, angled parking on the east side of the street, and 7 parklets. Parklets are spaces carved out of the roadway for people to gather and dine, along the lines of a sidewalk cafe. To learn more about what’s coming, please see all the details on the town’s website:
Experience Los Gatos – Town of Los Gatos summary of changes coming this July – October
When I first heard about this program, I wondered if it was intended to address the problem with beach traffic. The FAQ page, though, states that “This project provides an opportunity to envision a future downtown with wider sidewalks (demonstrated by parklets) which leads to areas for sidewalk dining and casual gathering. Combined with other placemaking efforts, the goal is to provide for a vibrant downtown.” The downtown businesses do suffer each summer when traffic makes the area difficult to access, so perhaps this will be helpful to bring more cyclists and pedestrians into the beautiful downtown area (and perhaps the foot traffic will discourage cut-through motorists?).
Los Gatos Free Music Concert Series: Music in the Park, Jazz on the Plazz and Vasona Vibrations Schedule of Events and Performers
Summer 2019 is just around the corner and we’re all revved up and ready for those free concerts around Los Gatos. Most artists and schedules have been announced and, knowing that you are as excited about these as I am, I have compiled a calendar of free outdoor music events for us all! Below please find a compilation of the FOUR different Los Gatos free musical concert series (and don’t forget Independence Day festivities)! As always, the information below should be reliable but as with any concert or outdoors event it is subject to change, so double check the website prior to going and always read the rules (especially if you plan to picnic). Hope to see you there!
(1) Vasona Vibrations 5-7pm every Saturday of June & July (pl;us a bonus Open Mic on Aug 3) at Vasona Lake County Park, schedule of performers has recently been announced here at the event’s website. Performances are held on the lawn near the Ranger Office, just down the hill from the pedestrian entrance at University Ave and Pepper Tree Lane. Consider bringing food and cash donations to Second Harvest Food Bank, which are accepted at every concert. Please note that a $6 fee is charged for parking within the County Parks.
(2) Music in the Park 5-7pm Sundays from July 7th – August 4th, usually with a dance party finale at the Los Gatos Civic Center campus lawn. Get more information (rules, dates, location, schedule and lineup) when available at the website, closer to June.
(3) Jazz on the Plazz 6:30-8:30pm Wednesdays, June 19 – August 21 at the Los Gatos Town Plaza (where the farmers market is held) on West Main St and Santa Cruz Ave by the post office. More information and a schedule is available on the website. Please note that while the other music venues are 100% free, with Jazz on the Plazz, the “best” seats come with a price tag.
(4) Fiesta de Artes open 10am-6pm August 10th – 11th, at the Civic Center Lawn in Downtown Los Gatos. The Fiesta is the only art and wine festival in Los Gatos and offers musical performances both days from start to finish. Find the schedule here.
Don’t forget to include the Fourth of July in your plans – it is always spectacular, and is one of the more child-
friendly concerts! The events are held at Oak Meadow Park, and Los Gatos residents park for free. Event page is showing information from 2017, this is normally updated as we approach July. Last year, a new event was held the weekend prior, the Red, White, & Blue Block Party on Saturday, July 1st, 2017. Santa Cruz Avenue in Downtown was closed for festivities including, music, family games, a bike parade, and dunk tank. No updated information has been given yet, but we hope the party will be back in 2018!
Now for the full schedule of performances. Once again, please double check all rules, directions, and schedule information with the information on the festival website so you can enjoy the music to the fullest. A complete list of performers is not yet available, the chart will be filled in as details become available.
|Series||Date||Day||Time||Performer & Link|
|Vasona Vibrations||1-Jun||Sat||5:00-7:00pm||Top Shelf Big Band|
|Vasona Vibrations||8-Jun||Sat||5:00-7:00pm||Blue House|
|Vasona Vibrations||15-Jun||Sat||5:00-7:00pm||The Jones Gang|
|Jazz on the Plazz||19-Jun||Wed||6:30-8:30pm||Jane Monheit|
|Vasona Vibrations||22-Jun||Sat||5:00-7:00pm||Andre Thierry|
|Jazz on the Plazz||26-Jun||Wed||6:30-8:30pm||Tiffany Austin|
|Vasona Vibrations||29-Jun||Sat||5:00-7:00pm||Windy Hill|
|Vasona Vibrations||30-Jun||Sat||5:00-7:00pm||Andre Thierry|
|Jazz on the Plazz||3-Jul||Wed||6:30-8:30pm||Curtis Stigers with Full Spectrum Jazz|
|4th of July Celebration||4-Jul||Thurs||1:00pm||Symphony in the Park – San Jose Wind Symphony|
|4th of July Celebration||4-Jul||Thurs||11:00am||The Hipwaders (for kids) on 2nd stage|
|Vasona Vibrations||6-Jul||Sat||5:00-7:00pm||Blue Summit|
|Music in the Park||7-Jul||Sun||5:00-7:00pm||The Sun Kings (Beatles tribute)|
|Jazz on the Plazz||10-Jul||Wed||6:30-8:30pm||Paula West (Facebook Link)|
|Vasona Vibrations||13-Jul||Sat||5:00-7:00pm||Jessica Johnson|
|Music in the Park||14-Jul||Sun||5:00-7:00pm||Sweet HayaH|
|Jazz on the Plazz||17-Jul||Wed||6:30-8:30pm||John Proulx|
|Vasona Vibrations||20-Jul||Sat||5:00-7:00pm||Isis and The Cold Truth|
|Music in the Park||21-Jul||Sun||5:00-7:00pm||Ryan Scripps|
|Jazz on the Plazz||24-Jul||Wed||6:30-8:30pm||To Be Announced|
|Vasona Vibrations||27-Jul||Sat||5:00-7:00pm||Bean Creek|
|Music in the Park||28-Jul||Sun||5:00-7:00pm||Stealin’ Chicago|
|Jazz on the Plazz||31-Jul||Wed||6:30-8:30pm||Jamie Davis|
|Vasona Vibrations||3-Aug||Sat||4:00-7:00pm||Vasona Vibrations Acoustic Open Mike|
|Music in the Park||4-Aug||Sun||5:00-7:00pm||Caravansarai (Santana Tribute)|
|Jazz on the Plazz||7-Aug||Wed||6:30-8:30pm||Monterey Jazz Festival County High School All Stars|
|Fiesta de Artes||10-Aug||Sat||See website||TBD – see Fiesta de Artes page|
|Fiesta de Artes||11-Aug||Sun||See website||TBD – see Fiesta de Artes page|
|Jazz on the Plazz||14-Aug||Wed||6:30-8:30pm||Roberta Gambarini|
|Jazz on the Plazz||21-Aug||Wed||6:30-8:30pm||The Funky Godfather|
How high is the water table at your property? (Why would you care?) In Los Gatos, like Almaden, Monte Sereno, Saratoga, and many other parts of Santa Clara County, there are pockets in which the water table, meaning groundwater, is quite high. This can come with some risks.
What are some of the potential issues with high ground water?
In some cases, that groundwater is at such a shallow level that there’s an actual spring with water bubbling up at times. This can happen particularly in times of heavy rainfall. Should it occur directly under your house and into your crawlspace, that would not be good. Water can cause havoc with foundations, so the standard advice from home inspectors and structural engineers is to divert water away from the house. In most cases, that means correct any faulty grading (the soil around the house should case any rainfall to be directed away from the house), to extend downspouts away from the home, etc. If you have a spring bring water up from underground, that is a whole different approach to the challenge.
Another concern with higher water tables is the possibility of environmental problems spreading from the site of a leaking underground storage tank to nearby neighbors (who would get stuck paying the cleanup). Underground plumes of water can carry chemicals from a spill site to some distance away. That’s why home buyers receive a natural and environmental report which includes contamination sites within one mile of the property they’re interested in purchasing.
How can you learn about your neighborhood’s water table?
It seems like experts have mapped just about everything, and one of those things does include the depth at which first groundwater can be found. Today I was curious about this question and was delighted to find a Valley Water map which lays out the various depths of the water table throughout much (but not all) of the Santa Clara Valley.
How shallow is the water in Los Gatos? Per this map, it appears that:
- At the intersection of N Santa Cruz and Los Gatos-Saratoga Road, it’s 0 – 10 feet on the northwest corner and 10 – 20 feet on the southeast and southwest corner
- Much of the Almond Grove area appears to have 0 – 10 ft depth for water
- Old Town seems to have 10 – 20 feet
- Los Gatos High and the Civic Center look to have 20 – 30 feet (interesting as there was a cleanup at the Hotel Los Gatos and the high school from a leak at the Dry Cleaner next to the hotel a few years back)
- The Town Park Plaza is in the 10 – 20 foot area
Click on the link to the Valley Water Open Data site and scroll around to see your part of town! (Unfortunately there are some big pockets missing.)
Most Los Gatans know that you cannot just remove any tree you like in town – some older and larger trees are protected, and some are deemed so important as to be known as heritage trees.
Did you know that the protections extend to pruning certain trees, and not just removing them?
Not all trees are protected, and not all pruning is prohibited.
- At what point is it required to get permits to prune or remove a tree in Los Gatos?
- How old and how large do they have to be to need a permit for pruning (let alone removing) them?
I was surprised at the answers, so thought I’d share some of the highlights of them here. If you’d like to just jump to the town’s document, here it is: Town of Los Gatos Parks and Public Works Tree Removal and Pruning Permit
The town’s info all uses the diameter of the tree’s trunk at 4.5′ above grade, but I think it’s easier to measure the circumference. Jim, my better half and a guy who thinks math problems are recreation, reminded me that you can learn the circumference of a circle simply by multiplying the diameter by pi, or 3.12 (appx!).
The town has three categories, protected, large protected, and heritage.
What is a protected tree in Los Gatos?
Protected trees are classified as such by meeting any of a variety of criteria: diameter of trunk at 4.5′ above natural grade, type of tree, or some combination of the two of them together with the type of location in town.
In addition to the criteria, there are a few exceptions, such as fruit or nut trees up to 18″ in diameter, or a short list of others up to 24″ in diameter, including most palm trees.
A protected tree may be as small as 4″ diameter (appx 9″ circumference) on vacant or non-residential property.
For residential lots which are developed (a home exists on the property), all trees which have a 12″ or greater diameter (less exceptions). For the developed hillside areas (see the map for the designated Town of Los Gatos residential hillside areas), it’s just an 8″ diameter (about 24-25″).
There are additional criteria, and specific trees named in the town’s document, including some oaks, buckeye, and madrone. And, as you’d expect, if there’s a development review or related requirement from the town, there are other requirements, too.
Protected trees need permits to be removed OR to be pruned by more than 25% over 3 years
What is a large protected tree?
A large protected tree has a diameter of 48 inches or more, or could also be an Oak, California Buckeye, or Pacific Madrone with a diameter of 24 inches or more.
What is a heritage tree?
A heritage tree is “specifically designated by action of the Town Council which possesses exceptional aesthetic, biological, cultural, or historic value to the community”(quote from the link above).
Permits are needed to remove or cut any branch or root greater than 4 inches in diameter of any Large Protected Tree or Heritage Tree
These are just the highlights – if you are thinking of doing major pruning or removal of a tree in Los Gatos, please read this document thoroughly, and if in down, check with the town:
Town of Los Gatos Parks and Public Works Tree Removal and Pruning Permit
Trees, Branches, and Property Lines in Silicon Valley (older post on my Valley of Heart’s Delight blog)
Recently while looking for something on the town’s website, I stumbled upon something new to me – a way in which the town of Los Gatos welcomes new residents. This comes from the FAQ page. Similar info can be found on resident services / welcoming new residents page.
Residents receive packets of useful community information, including letters from the Town Manager and Chief of Police, an overview of Town services, emergency preparedness and home safety information and gift certificates from local businesses. Children receive Town pins, stickers, and police badges.
Read all of the info on the link provided above, or contact the Personnel and Community Services Divison at (408) 354-6842.
ALSO, Los Gatos, Monte Sereno, and Saratoga offers a Newcomers Club. You can check out the membership and activities at http://www.NewComersOfLosGatos.com/