Select Page
Los Gatos real estate market statistics and trends

Los Gatos real estate market statistics and trends

Los Gatos real estate market graphic with home near downtownAs of today, May 6, 2024, the Los Gatos real estate market in 95030 & 95032 remains strong

Across the county, first time home buyers are the most active and more entry level prices is the strongest segment.

Los Gatos real estate market statistics for the last 30 days (not a calendar month)

Numbers for today (pulled from the MLS), going back 30 days:

  • 57 houses for sale today (May 6, 2024)
    • the average days on market for these homes is 80 days (but 3 have been on for 555-557 days! Without them, it’s 47 days)
    • the median days on market for all 57 houses is 41 days
  • 3 are contingent, 25 are sale pending  (no contingencies)
  • 29 have closed in the last 30 days
    • average home size 2,454 SF
    • average lot size 15,094 SF
    • average days on market = 7 (down from 10 last month, way down from 43 sales 30 days before that!)
    • the LONGEST days on market was  24, and of the 29 homes, 27 sold in 10 days or less
    • average sale price  $3,340,338
    • median sale price $3,200,000 (same as last month)
    • average sale to list price ratio 110% ( it was109% 30 days ago, 104% in mid-March and 101% in early-mid January)

Seven of the sold homes were  $4 mil or more. The highest sale price was $7,600,000.

Some of the homes for sale have been on the market a long time, but for houses that do sell, it’s usually in 10 days or less. Some price points do typically take longer, though.

Trends at a Glance from the RE Report for Los Gatos 95030 & 95032

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.

These numbers never line up exactly with the MLS figures, but the data trends normally line up. The numbers I pulled from the MLS pointed to 33 sales, and the RE Report tracked  31 sales, not sure why there’s a difference One part of Los Gatos 95030 is MLS area 17, not 16, so that may be the sticky spot with the data.

Trends At a Glance Apr 2024 Previous Month Year-over-Year
Median Price $3,360,000 (-1.9%) $3,425,000 $2,975,440 (+12.9%)
Average Price $3,805,470 (+4.3%) $3,647,000 $3,183,500 (+19.5%)
No. of Sales 33 (+22.2%) 27 26 (+26.9%)
Pending 27 (-12.9%) 31 22 (+22.7%)
Active 47 (+27.0%) 37 46 (+2.2%)
Sale vs. List Price 107.8% (-0.6%) 108.5% 101.7% (+6.0%)
Days on Market (-70.2%) 29 17 (-48.5%)
Days of Inventory 41 (+0.5%) 41 51 (-19.5%)

 

 

Further below you’ll find similar charts for houses in the Los Gatos Mountains and also condos and townhomes “in town”.

Los Gatos real estate market statistics: multi year data by month

Here is some Los Gatos real estate market data that I pulled directly from the MLS today.

Inventory of available homes for sale in Los Gatos 95030 and Los Gatos 95032

Inventory is finally into a healthier range (though I recall the days when 80 was typical).

 

Number of Listings - Los Gatos 95030, 95032 MLS Area 16 RE Stats

 

(more…)

Los Gatos Lions Date Night

Los Gatos Lions Date Night

Los Gatos Lions Date Night graphic with green canopy, wine glass, and cutleryThe annual Los Gatos Lions  Date Night event will be held Campo Di Bocce, Los Gatos. Enjoy the evening of wine, brews, and food tasting provided by 11 local premier wineries and breweries, and 11 premier restaurants and specialty places. The event features a raffle, Silent Auction of great items, a Live Auction of a few very select items and live music. This is a sell out event, so buy your tickets soon!

Los Gatos Lions Date Night details

When: Saturday, June 1st, 7 – 10pm

Where: Campo di Bocce of Los Gatos, 565 University Avenue Los Gatos, CA 95032

Cost: $100 per ticket ($108.55 as there’s a service charge added)

This fundraising event at Campo di Bocce provides much-needed financial support to our Los Gatos Schools’ mental health initiatives and student counseling services. The benefactors in years past were: Los Gatos High School, RJ Fisher Middle School and CT English Middle School.

Date Night always sells out and tickets will not be available at the door.

 

For more info: https://e-clubhouse.org/sites/losgatos/page-8.php

Buy tickets here.

 

 

Belwood, Belgatos, and Surmont neighborhood

Belwood, Belgatos, and Surmont neighborhood

The Belwood, Belgatos, and Surmont neighborhood in east Los Gatos is a tidy community at the base of the hills and close to beautiful Belgatos Park. It includes 4 subdivisions which all share access to the Belwood of Los Gatos cabana. They include:

  • Surmont, the oldest section of the neighborhood, with semi custom homes (“Class D” optional cabana membership)
  • Belgatos, which was built next and is on the west side of Belgatos Road (“Class D” optional cabana membership)
  • Belwood of Los Gatos, a large tract neighborhood with the cabana at its heart (mandatory cabana membership, many homes now extensively remodeled or rebuilt)
  • A small subdivision with 14 homes built between 1977 and 1979 that wasn’t given a name, unfortunately: Tract 5921 (10 homes) and Lots A – D. (“Class D” optional cabana membership)
  • Not yet built: new homes will be constructed on part of the Mirrassou School land (on Belgatos Road). As of April 2024, it looks like there will be a dozen houses built.

 

Where is the Belwoood, Belgatos, and Surmont neighborhood?

The community is located on the south side of Blossom Hill Road, generally between Westhill Drive and Harwood Road.

Nearby public landmarks are Belgatos Park and the Walgreen’s shopping center (corner of Blossom Hill and Harwood), with a Mountain Mike’s Pizza and a newly added cake shop.

 

Belwood Belgatos Surmont Heritage Grove neighborhoods map

 

There’s a fair amount of confusion about what is or isn’t in this neighborhood or who can use or join the pool. Adding to the location confusion, The Los Gatos Monte Sereno Police cert map identifies the whole region plus the Strathmore neighborhood, which is across Blossom Hill Road, as “Belwood” generally.

What are the schools for this neighborhood?

The public schools for this area are Noddin Elementary, Union Middle, and Leigh High School.

What’s the neighborhood like?

The terrain is nearly level, with very low, gentle hills over most of the area. For those looking for an arduous climb on foot or bike, though, Harwood Road provides a nice challenge. At the top, you’ll see a fantastic view of downtown San Jose and Silicon Valley for your trouble. There are some challenges to be found in the open space trails, too.

With winding, mostly tree-lined roads and tidy houses as a rule (there are only a very few exceptions). It is a very attractive neighborhood overall.

Some streets have sidewalks, but many do not. There are not a lot of street lamps, which makes for wonderful night sky viewing.

Something fun: in the summer, private and group swim lessons take place at the cabana.

Park and trails

At the middle of this community is the very inviting Belgatos Park, a scenic, setting which includes a playground near the parking lot, picnic areas, restrooms, trails into the hills (with some wonderful valley views), and access to the Heinz Open Space Preserve and its network of trails also. (And it’s not far to the Santa Rosa Open Space area either.)

One hill attracts kids who enjoy sliding down it on bits of cardboard, and thus has been nicknamed “cardboard hill” for decades. Most of the time these cardboard sledding enthusiasts are pretty good about picking up their “sledding vehicles” when done.

The paths are popular with people on foot, but also those on mountain bikes or horseback. As there are a few larger properties which are zoned for horses in the area, this is a very nice equestrian option. There are 2 nearby places for horse boarding, too.

 

Aerial view of Belwood of Los Gatos neighborhood 2016

 

For photographers, the park has abundant worthy subjects year round, both of the open space and the valley views below. In the early morning hours, or near sunset, you may see some deer too. But be careful: bobcats and mountain lions are in these hills also.

What are homes like in this part of town?

(more…)

Girls on the Run

Girls on the Run

Girls on the run 5k 2024 - female runner cartoonThe annual Girls on the Run 5k Celebration event will take place on May 18th, 2024, at Vasona Lake County Park in Los Gatos.

About Girls on the Run

If you are unfamiliar with Girls on the Run, you might enjoy checking out their website’s page on their programs for girls:

Instilling Life Skills in Every Girl
The Girls on the Run researched-based curriculum is structured around understanding ourselves, valuing relationships and teamwork, and recognizing how we can shape the world at large. Participants gain critical life skills that strengthen their potential at a time when societal pressures and conflicting messages about how to feel and act can cause doubt and uncertainty.

That same page dives into the different elements that they explore and nourish – it is very impressive sounding!

Event Info

Vasona Lake County Park is located at 333 Blossom Hill Rd, Los Gatos, CA 95032.

Runners should arrive by 7 a.m., first wave is at 8 a.m.

Register and learn more about this 5k celebration at the event’s webpage.

Clair’s and my office, Christie’s International Real Estate Sereno, has a tent and will give out tickets for a raffle.  We have this year’s American Girl Doll of the Year for a prize. Stop by and get a raffle ticket while there!

Related Reading

Vasona and Oak Meadow Parks

Charter Oaks Townhome Community

 

 

 

If you love Los Gatos, but it’s not in your budget

If you love Los Gatos, but it’s not in your budget

Less Expensive Los Gatos AlternativesOnce you have visited Los Gatos – the charming architecture, the backdrop of the hills, the vibrant downtown, the great schools, and all the trees and parks – you may want to call it home. I sure did. But the town is expensive and for some it may be out of range. What if you love Los Gatos, but it’s not affordable?

There are nearby areas that may work, so I’ll mention them here. They are all discussed in depth at my Valley of Heart’s Delight blog and mentioned in my Move2SiliconValley or popehandy blogs too – the links will be to any of my own sites.

For people relocating to Silicon Valley especially, where “sticker shock” is a normal part of the welcome package, these other areas which are a little less pricey might be helpful.

Less Expensive Alternatives to Los Gatos

Almaden Valley, San Jose 95120

A little further southeast than Los Gatos, the Almaden Valley is a very scenic suburb with the Santa Cruz Mountains on one side and the Santa Teresa Foothills on the other.  There’s no “downtown”, however you’ll find a large shopping center with a remodeled Safeway, banks, Starbucks, etc., along Almaden Expressway.  This area features the New Almaden neighborhood, which is where the area began with mercury mining operations long ago. Like Los Gatos it’s also a haven for the outdoor enthusiasts with Almaden Lake, miles and miles of mountain trails, golfing, and more.   Almaden real estate market post

Cambrian, San Jose 95124

On the north and northeast side of Los Gatos sits the Cambrian area of San Jose (which has 2 zip codes, but the part adjacent to LG is 95124).  The Union School District serves both part of Cambrian and part of east Los Gatos.  There’s a noticeable price drop going into Cambrian, but the hills and the town of LG are still close.   Very good schools and a good “bang for your buck” in terms of what you get in education for the price of the home.   Cambrian real estate market statistics

Willow Glen, San Jose 95125

Willow Glen is closer to downtown San Jose than to Los Gatos, but it has much of the charm that LG is known for, includes a lovely downtown area with its own identity, and boasts some of the most scenic streets in all of Silicon Valley.  The public schools are generally not a drawing factor. Willow Glen real estate market article

Campbell 95008

Campbell is probably the most happening city in Santa Clara County right now in terms of home buyer popularity.  Campbell provides a lovely downtown, light rail access to downtown San Jose and beyond, a great parks system (especially along the Los Gatos Creek Trail), unusually good shopping, and in some areas really excellent schools.  This is a “closer in” location than Los Gatos or Almaden, so it’s an easier commute for that lower price, too.   Campbell housing market trends and stats

Los Gatos Mountains 95033

The 95033 zip code covers a lot of land in Santa Clara County and Santa Cruz County too.  Part of it is just beyond the Los Gatos town border, but the majority of it is quite a bit further.  School scores are high, air is clean, trees are everywhere and valley views (or in the next county over, Monterey Bay views) are not uncommon.

The prices are much better than in town, but the tradeoff is that you have to deal with Highway 17 every day with beach and commute traffic, plus a number of issues that are particular to the mountains, fire hazards, wildlife, septic, landslides, etc.Please also see this article on the Los Gatos Mountains or Santa Cruz Mountains     And on the market – Altos Live RE Market Charts for the LG or Santa Cruz Mountains area