Screen on the Green in Los Gatos

Screen on the Green Los Gatos 2022 production - EncantoScreen on the Green is back and the film this year will be Encanto.

The event will be Friday, Sept 23, 2022 at Oak Meadow Park, which is the normal venue for Screen on the Green.  The film will start running at 7:30 p.m., but if you go early, you can enjoy the carousel, the train, and snacks starting at 6 pm.

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 at Oak Meadow are easy to find by accident with your foot.

Screen on the Green additional info

For additional details, please see the Los Gatos town website page for Screen on the Green by using the link or clicking on the image to the right.

 

Also coming up this month: Fiesta de Artes or the Los Gatos Art & Wine Festival Sept 17 – 18, 2022

 

 

Los Gatos real estate market trends and statistics

The Los Gatos real estate market has some mixed data points and it’s an odd time. Inventory has shrunk, sales have increased, but sales are coming it at lower prices. It’s a peculiar combination of a seller’s market but with falling prices. Los Gatos home prices are generally down 15-20% from the peak a few months ago. 

Realistic sellers are pricing their homes low and selling fast. Others are languishing. It’s a tale of two (or more) Los Gatos real estate markets. If a listing is overpriced, it simply won’t get offers close to list price.

As of today, September 8, some info on single family  homes in LG 95030 & 95032:

  • 44  single family homes are on the market in “Active” status – last month at this time it was 48 (of those, 4 are listed as “agent only, show”, and 3 are “agent only, do not show”). The agent only listings means that they are not syndicated to other websites, meaning 7 of the homes for sale will not be seen on places like Realtor.com, Zillow, or Redfin.
  • 7 houses are under contract but there are contingencies of some kind in place (could be loan, appraisal, property inspection, buyer to sell current home, seller to find a replacement home) – so those sales may not go through. It was 4 a month ago.
  • 20  houses are sale pending, no contingencies (this is a small number compared to the active listings) – it was 23 last month at my last update for this post
  • 29 houses have closed escrow in the last month, up from 19 last month. The trend had been toward a drop in sales, so this is a reversal.
  • The average sale price to list price ratio for these 29 houses was 97% (down from 100% for my August update) – this figure has been falling consistently

Multi Year Statistics: Los Gatos real estate market

Here is some multiple year over year Los Gatos real estate market data that I pulled directly from the MLS today:

Inventory

Inventory has fallen, making it a harder market for home buyers. Inventory in August is the lowest we’ve seen in recent history.

 

Los Gatos 95030 and 95032 Inventory

 

Months of inventory for Los Gatos homes for sale

If homes continue selling at the current rate, and with no new inventory added, how long would it take to sell off everything currently listed? This number tightened up significantly in August as compared to June.

 Los Gatos 95030 and 95032 months of inventory

 

Read more

Los Gatos Terrain Map

You can view a Los Gatos terrain map online, without registering or logging in. What’s really amazing is that you can zoom in, click on any parcel, and obtain that particular elevation.

Here’s that link: Los Gatos topographic map, elevation, relief

Los Gatos terrain map – more than just interesting

In addition to the terrain label, this type of map is often called a relief map (meaning 3D), or an elevation map, or a topographical map.

Something helpful in our real estate practice is finding the slope between adjoining parcels. It’s good to know if your home is higher or lower than the neighbor’s so that you can address any water related or drainage issues  that you may not have known existed.

 

Los Gatos terrain map - relief or topographical map of LG

 

 

Related reading

Do you have a high water table? (on this site)

What To Consider When Buying a Hillside Home in Silicon Valley

Cracked Foundations, Adobe Clay Soils and Water in Silicon Valley

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)

 

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.

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?

Read more

Los Gatos Housing Element – Public Commentary Period

Town of Los Gatos Housing Element LogoIf you want a say in shaping the blueprint of Los Gatos’ future, now is your opportunity to comment on the Housing Element.

If you’re reading this article, you probably live or work in Los Gatos and have a real interest in it’s future. Like much of California, Los Gatos has been in a housing shortage for decades. The Housing Element will determine how to meet the needs of the Town’s future, and engagement from locals will help direct how it meets the needs of the community.

Every 8 years the state requires each municipality to create a plan for future development, especially housing development, to meet the needs of current and future populations (read about it on the Town’s page on the General Plan). Back in March we shared information about one of the first community meetings on the Town of Los Gatos Housing element. As of late August 2022, the first draft has been published and is in the public review and commentary period.

To view the plan draft, visit EngageLosGatosHousing.com/. There you can find a copy of the plan as well as a timeline, scheduled public events, sign up for email updates, and even submit commentary on some of the selected sites. Read to the end of this article for a quick list of ways to engage, including in-person and virtual opportunities to ask Town staff questions about the plan.

Affordable Housing In Los Gatos

For this planning cycle, it has been determined that Los Gatos needs to increase housing by 1,993 units. Nearly 58% of that has been allocated to moderate and above moderate income housing and the other 42% is allocated lower income household. We need all of those homes!

Read more

Saratoga Summer Music Series

Saratoga Summer Music Series Logo with a solar graphic and musical symbols making the shape of an acoustic guitar.

If you’ve been enjoying any of Los Gatos’ many free musical series this summer, consider taking a trip next door to Saratoga this weekend! This Sunday, August 27th is the annual Saratoga Summer Music Series from 1pm – 7pm at Wildwood Park, just off the downtown strip.

Featuring live performances by local bands Aly & Friends, The Complications, and The Megatones. Kick back and relax on the lawn or dance through the day! Food, wine, and beer will be available for purchase in the park, and picnics are also welcome. This is a free event for the community, but registration is requested so there will be enough food and fun for everyone. Find more invormation on the event page linked above.

 

 

Where to buy the Los Gatos cat statues?

Where can you purchase the ubiquitous Los Gatos cat statues for your own home or yard?

At times, these can be hard to find, but recently we spotted them in two places and wanted to share that info with our readers.

 

Los Gatos Cat Statues from Summerwinds Nursery and Pottery Planet

You’ll notice that they are not exactly alike, but similar. Oddly enough, both are on the same street, though in adjoining towns.

Where to shop for the Los Gatos cat statues:

The image on the left is from the SummerWinds Nursery in Campbell.

The photo on the right was taken at Pottery Planet.

I phoned the Los Gatos Chamber of Commerce to see if they are still selling them, as they once did, but was told no. However, the nice woman I spoke with let me know that they can also be found at Natural Creations.

Happy shopping!

SummerWinds Nursery,  2460 S Winchester Blvd, Campbell, CA 95008. https://www.summerwindsnursery.com/

Pottery Planet, 15796 Winchester Blvd, Los Gatos, CA 95030. https://www.potteryplanetlosgatos.com/

Natural Creations, 108 N Santa Cruz Ave A, Los Gatos, CA 95030 (flower shop, no website)