There is a small pocket of Los Gatos with Los Gatos High School (Los Gatos schools) close to Ace Hardware and Live Oak Manor Park just off of Los Gatos-Almaden Road and Los Gatos Boulevard. It’s sometimes called the Live Oak Manor neighborhood. Some may call it the Carlton area, after the major street that runs through it. I have heard Realtors refer to it as “the Garcia tract” after the main builder in that neighborhood. For our purposes, I’ll call it the Live Oak Manor Park & west Carlton area to distinguish other parts of Carlton which have a different school district (Union School District) or are in the Cambrian area of San Jose.
Live Oak Manor Park & west Carlton area: location, location, location
This area is super convenient for commuters. It’s only about a half mile to the on ramp to Highway 17, and about 1 mile to Highway 85. If the freeway is backed up, it’s easy enough to get to alternate routes, such as Highway 9 or San Tomas Expressway. For those who work at Good Samaritan Hospital or one of the nearby medical offices, work is a short walk or bike ride away.
It’s not so close to downtown Los Gatos that it gets socked in with beach traffic on summer weekends. It’s easy to get to restaurants and shops along Los Gatos Boulevard, a short jaunt to the Los Gatos Creek Trail, and a quick trip to get to the JCC on Oka Road. Need groceries? Nob Hill is only a half mile away, as is the Los Gatos Cafe Uptown, Una Mas, and several other tempting destinations.
A huge plus, of course, are the highly regarded Los Gatos schools. This area is a little less expensive than nearby neighborhoods such as Blossom Manor to the south.
For many, being close to a neighborhood park is another important perk – a place to run the dogs, for kids to play, or just to get out of the house without needing a car.
Something else that should be noted is that this is a scenic pocket and most of the streets are tree lined, making it a pleasant place to be even if none of the neighborhood amenities are enjoyed.
Appreciation in the Blossom Streets near Alta Vista School (along the Los Gatos and San Jose borders)
March 25, 2013
This last weekend I was holding open my new listing in west Los Gatos at 212 More Avenue. A few people asked me how Los Gatos is faring in terms of appreciation now as compared to the height of the market a few years ago. While places like Cupertino and Sunnyvale are already well past that previous peak, other west valley communities are sneaking up on equaling it. The Alta Vista neighborhood, on the San Jose (Cambrian Park) and Los Gatos border, is precisely there (as is most of Los Gatos under $2 million). The Alta Vista neighborhood should hit peak pricing very soon. So far this year, there’s only one closed sale in this neighborhood due to very low inventory levels, but within a couple of months we should have more complete data, and I think by late summer we’ll see new highs.
I spent quite a bit of time on our MLS, pulling sales within a defined area of the map (between and including Blossom Valley Drive to Blossom Crest, over to Blossom Wood and across to Sycamore Ct. – basically all the Garcia built homes, mostly in Cambrian) going back to 1999 (that’s as far as the data seems to go). Some years had more sales than others. Most are in San Jose, a few in Los Gatos. Some have been added onto, and some are still small 1100 SF ranch style homes. All of those disclaimers aside, here’s how the average sold price per square foot looks, year by year, and where it appears to be headed with my red trend line (on par with the old high point).
So for all of you home owners who longed for those 2006 prices – looks like this may be your year! Call or email me if you’d like a no-pressure, no-hassle, no-obligation consultation on home selling here in the Alta Vista Neighborhood or anywhere in the greater San Jose area.
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