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 these statistics 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 (aka Austin Corners) is being developed and incorporated into Monte Sereno with plans to include 7 townhomes and 8 duet homes in addition to single family dwellings. Some of those designs are now for sale, and two of the single family designs are currently (as of May 5, 2021) listed on the MLS.
This month’s data will reflect some of the effects of the pandemic on the real estate market, but not the whole picture – plenty has changed since March 2020! To learn more about how Covid-19 is affecting the local real estate market, please check Coronavirus Impact on Real Estate Sales on my other blog.
During the shutdown so far, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM) for a time. Therefore these numbers will be off beginning from March 17th through around May 17th, 2020. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory from those months, but current numbers should be accurate.
First up for the market analysis is the Altos Research weekly profile for Monte Sereno (uses list prices, not sales):
This chart shows a strong seller’s market, rising again from last month’s dip. Inventory is extremely low and fairly stable, days on market are shrinking, and most indicators suggest a warming trend.
Low inventory has been the headline story in the Los Gatos real estate market for the last year. Here’s a multiple year view of single family homes for sale in Los Gatos 95030 and 95032 since January 2015 – I find this to be enlightening since any one year can be an anomaly. The chart below shows us that the average inventory for Los Gatos in April can vary, but not by a large margin and usually sits somewhere between the mid 60s to 80. This April fell well below that range with only 43 active listings, the lowest across all visible years!
Seasonal trends for 2020 were thrown completely off shortly after the lockdown order. Inventory never grew to the expected level last spring with available listings consistently shrinking from May through January! And we’re seeing hardly any new growth in spring 2021!
The ultra low number of listings is due to many factors, one of them being the current coronavirus pandemic and health and safety concerns. For a look at how Covid-19 is affecting the local real estate market today, please check Coronavirus Impact on Real Estate Sales on my other blog.
Some homeowners may be waiting until the restrictions are lifted to list their home, but seller’s willing to jump through a few hoops are benefitting from a very hot seller’s market with limited inventory. If you’re interested in selling your home this year, check out my article on how to Sell Your Home in 2021. When you’re ready to talk to an agent I would love to hear from you!
What is selling best in LG right now?
In general, single family homes listed at or under $2.5 million are selling well, with sales averaging around 8.3% over list price in April. Those listed upwards of $2.5 millions are also frequently selling above asking with an average of roughly 2.5% above list price in April. Even so, there are exceptions in both groups. Certain things can skew the data. For instance, a home in Los Gatos listed just under $1.8 million took almost a month to sell and sold $49K under asking, while another listed at $2.58 million sold over 19.4% above asking in only 10 days. When planning to buy or sell, it’s best to look at the data within a mile of your home (or the one you want to buy), and across similar properties, excluding the odd sales which aren’t comparable.
By the numbers: Of the 50 single family home sales in Los Gatos (not including the mountain market) in April on the MLS, none sold under $1 million, 9 closed at or below $2 million (2 went below $1.5 million), 22 sold above $2 and below $3 million, 11 above $3 and below $4 million, 4 sold from $4 million to $5 million, and 4 sold above $5 million and below $6 million. The high end price point tends to be around $3,000,000 and up for this part of Santa Clara County. The vast majority of what sold would not be considered luxury properties, even though in most areas of the U.S. these would be luxury price tags.
Los Gatos real estate statistics 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 are the live Altos Research charts, updated automatically each week. Altos uses list prices, not sold prices.
The numbers below analyze data gathered during the first week of each month and cover real estate statistics from the month prior in Los Gatos 95030 & 95032 (all areas / school districts), or MLS “area 16”. See the full RE Report here.
Trends At a Glance
Apr 2021
Previous Month
Year-over-Year
Median Price
$2,705,000 (+0.4%)
$2,695,000
$2,675,000 (+1.1%)
Average Price
$2,988,350 (+12.4%)
$2,659,670
$2,653,940 (+12.6%)
No. of Sales
53 (+20.5%)
44
25 (+112.0%)
Pending
71 (+9.2%)
65
24 (+195.8%)
Active
36 (-10.0%)
40
63 (-42.9%)
Sale vs. List Price
106.5% (+1.3%)
105.1%
102.3% (+4.1%)
Days on Market
19 (-43.3%)
34
9 (+116.5%)
Days of Inventory
20 (-27.8%)
27
73 (-73.0%)
The median price hasn’t changed much from last month and aren’t far from last year, but the average sales price saw a big jump! Last month had a lot more +$4 million sales than usual, so take last month’s average price with a grain of salt. The number of sales and sales pending continue to grow through spring and are well above last month and last year showing heightened activity. Available inventory, on the other hand, falls short month-over-month and consistently falls short year-over-year. The sales vs list price ratio jumped to a hot 106.5%, rising well above last month and last year. Overall it’s an increasingly busy seller’s market in Los Gatos, likely impacted by pent up demand from last year.
Last year, amidst the COVID-19 pandemic, the annual Los Gatos Fiesta de Artes was cancelled (along with nearly every other regular summer event in town). I’m delighted to share that the Fiesta de Artes website shows a return of the town’s only art & wine festival with the planned dates of September 18-19, 2021!
If you’ve never been, it’s a fabulous opportunity to mill around the Civic Center lawn and enjoy art of various types. It’s free! If you’d like to partake of wine, the proceeds all go to a very good cause.
Please check out all of the details at the event’s website:
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.
The smallest cluster of homes along Alberto Way is Las Casitas, a pretty townhome community with 18 units and abundant open space near downtown Los Gatos. Here are some quick facts about this attractive community:
The legal name of the complex is “Las Casitas IV of Los Gatos”.
Built in 1979.
This is a condo complex. Units are shaped like 2 story townhouses, but the ownership type is condominium. (Some townhomes are PUDs, Planned Unit Developments.)
The 18 units all appear to have the same floor plan: 3 bedrooms, 2.5 bathrooms, 1448 SF, laundry closet in kitchen, patio & storage closet off of living room, multiple skylights, some vaulted ceilings on the 2nd floor.
There is a little variation in the lot sizes, but only by the tiniest of fractions. All units overlook the greenbelt from the back.
Each unit is assigned a carport and storage closet at the rear of the property (near the freeway)
Las Casitas is within the Los Gatos Union School District – a big draw for home buyers. The schools appear to be Van Meter Elementary, Fisher Middle, and Los Gatos High. All are within 1 mile as the bird flies.
As of April 2021, the monthly dues are $560
The units are slightly staggered, which makes for a pleasant look, but also more privacy on the back patio.
Normally in April and May I’m collecting all the information on the summer musical events in Los Gatos. This year, however, we remain in the midst of a Stay Home order due to the Covid-19 pandemic.
Despite ongoing risks, the warm weather and growing vaccination rollout has us hopeful as more things are beginning to open at the state and county levels. On April 2nd newly released guidance for live outdoor entertainment! Sadly, our local summer concerts are booked and planned in early winter, so this update won’t affect most of the usual lineup. Things might look a little different, but you won’t have to wait until 2022 for a good show!
2021 Updates: Free Summer Concert Series Los Gatos
A spacious 4 bed 3 bath open floorplan home on a deep lot
in a beautiful, convenient East Los Gatos cul de sac!
Spacious home featuring hardwood floors throughout. Large kitchen with abundant counter space and breakfast bar. Open living space overlooks the back yard. Four bedrooms, two with en suite baths. Deep back yard provided newer, heated lap pool with safety cover, large deck, and storage shed.
Highly regarded schools: Alta Vista Elementary (convenient access via pedestrian bridge), Union Middle, and Leigh High.
If you are soon relocating to Los Gatos or new to town, you may hear people drop the names of places and feel a little lost. In some cases, it may be trouble spelling an unfamiliar name, in others that the same place is known by more than one name or that one name has several potential meanings. Here are some place names and local terminology you’ll want to know:
Vasona – also Vasona Lake or Vasona Lake County Park: this one gets a lot of typos when people are trying to find it (I see them via the search terms people use to find this blog), sometimes typing in Verona or Vesona. This park is the largest in Los Gatos, consisting of over 100 acres, directly attached to Oak Meadow (which belongs to the town, while Vasona belongs to the county). The entrance to the park is on Blossom Hill Road close to University Avenue (don’t try to enter off of Lark – that’s a locked gate). More info on both parks.
The Manor – also Blossom Manor or Blossom Hill Manor: this is a residential neighborhood bordered by Blossom Hill Road, Los Gatos Blvd, Los Gatos Almaden and Longwood. Homes in this area are in the Los Gatos School District. (See post and photos of this neighborhood.)
The Boulevard – Los Gatos Boulevard, which is the road that Main Street turns into as it heads towards San Jose. This is the area where normal shopping happens for many of the town’s residents. It’s where you find grocery stores, drug stores, fast food and other inexpensive restaurants, etc.
East Los Gatos – definitions vary, sometimes referencing everything from approximately Harwood Road to Highway 17, other times Harwood Road to Los Gatos Blvd. (Post on this topic.)
Downtown – usually references Main Street, Santa Cruz Avenue (north or south), University Avenue and areas closest to all of these. (Usually does not include areas as far as Highway 9, aka Los Gatos Saratoga Road.) Most of downtown is business related but there are some neighborhoods that are right in downtown too.
The Hill – Los Gatos has tons of hills, but “the hill” actually means the Santa Cruz Mountains and the pass through them.
Blossom Hill – can mean Blossom Hill School, Blossom Hill Park, Blossom Hill Road, or perhaps even the hill which is called “Blossom Hill”. (If you traverse Blossom Hill Road, you’ll drive up a little bit at one stretch between Camino del Cerro and Blossom Dale Drive – at this point you’re up on the base of the hill which is Blossom Hill.) Yes, it is confusing.
Old Town – shopping center on University Avenue in downtown, once the site of the town’s elementary school. (It’s where you’ll find the Border’s bookstore and a number of nice shops and restaurants.)
In town – a contrast to “in the mountains” or perhaps “in a county pocket” but in the general area of the town of Los Gatos. There are areas with a Los Gatos mailing address but are not actually part of the town of Los Gatos. This is true for all of the 95033 zip code (which is in the mountains and reached via Hwy 17 – some of that is actually in Santa Cruz County and not Santa Clara County) as well as some of the county pockets in 95030 and 95032 (which are mostly “in town”).
The Chart House – people still refer to the old Coggeshall Mansion on North Santa Cruz Avenue by that name, but the Chart House closed several years ago and had other restaurants at that site afterwards. It’s a lovely old Victorian, one of many which initially lined that street but now the only one remaining. Initially it was a private home, then a mortuary, then a series of restaurants. It has a reputation for being one of the most haunted places in town. At this writing, it is The Palms, and I hear their food is great!
NUMU – the town’s museum, both an art museum (formerly in the old firehouse on West Main) and a history museum (formerly at Forbes Mill). Located in the Civic Center on Main Street, it has changing exhibits and is worth popping by at least a couple of times a year.
In the Schools – a phrase meaning that homes in a particular area are within the Los Gatos School District. Los Gatos has several school districts, including Union Schools (shared with the Cambrian Park area of San Jose) and Moreland Schools (shared with Campbell).
Almond Grove, Edelen, Glenridge, Fairview Plaza – older residential neighborhoods either in or very near to downtown Los Gatos. Many of these areas have homes dating back to the late 1800s. (To read about these and other neighborhoods (such as Surrey Farms, Strathmore, Belwood, Heritage Grove and many more), please click on this link for all the neighborhood posts on Live in Los Gatos.)
