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Los Gatos Homes for Sale

Los Gatos Homes for Sale

Los Gatos homes for sale - image of backyard at 253 Vista del MonteSearching Los Gatos homes for sale? We can help!

Below we’ll display the 10 most recent listings in each Los Gatos zip code, and below the list of ten there’s a link to see all Los Gatos homes for sale currently viewable here.

The area can be a little confusing, so we want to provide some info to make your search smoother.

A primer on Los Gatos areas & impact on Los Gatos homes for sale:

Major factors on home values include these:

  • proximity to downtown
  • school district
  • zip code
  • home size, numbers of beds & baths, condition
  • lot size, usability, especially backyard functionality right now (entertaining in the age of Covid)

Zip Codes

Los Gatos 95030 and 95032 are “in town” with a few county pockets in the town area. The in town area stretches from the far west, which borders Saratoga and Campbell, to the far east, which meets up with San Jose’s Almaden and Cambrian areas.

Please also see the article on this site on the Los Gatos zip code map. That visual guide may be helpful!

 

Incorporated, unincorporated, in town, in the mountains

There are about 10 square miles of what is incorporated Los Gatos. Over time, many of the unincorporated pockets in these two zip codes are becoming incorporated.

Most of the Los Gatos Mountains area with the 95033 zip code are not part of “the town”, though the mailing address looks the same.

The school districts do not follow incorporation, nor do they follow the zip code boundaries – all of that is a bit messy.

Some neighborhoods are both near downtown and include the historic district label. Some home buyers will deeply appreciate historic homes and historic districts.

Los Gatos homes for sale: in town, 95030

Los Gatos CA 95030 is the downtown and nearby area. Please note that most of Monte Sereno is also in the same zip code. If you just search by zip code, you’ll have results from the town of Los Gatos and the city of Monte Sereno. Most of 95030 is in the Los Gatos Union School District and the Los Gatos Saratoga Joint High School District. The Los Gatos Monte Sereno area can somewhat blur together, but homes in Monte Sereno will generally be more pricey.

 

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See all Los Gatos homes for sale 95030.
(all data current as of 2/8/2023)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

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15839 Edmund Dr. Los Gatos, CA 95032

15839 Edmund Dr LG 95032 Collage

SOLD – 15839 Edmund Dr. Los Gatos 95032
Closed on 4/30/2021 at $2,465,000

View virtual tour at LosGatosHomeSale.com

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.

4 bed / 3 bath (2 bedrooms with en suite baths)

Lot Size 10,000 SqFt

Building Size 2,252 SqFt

Built 1953

Offered at $1,800,000

MLS # ML81835578

For more images and information visit LosGatosHomeSale.com

Features:

  • Deep lot
  • Hardwood flooring – oak in original bedroom wing and engineered hardwood in most of the rest of the home (all but kitchen and bathrooms)
  • Fireplace in living room
  • Open floorplan
  • Large kitchen with 10′ breakfast bar and gas cooking
  • Heated lap pool with safety cover
  • Large, 750 SF deck with hot tub near primary bedroom
  • Storage shed

Critically Low Inventory of Homes for Sale in Los Gatos

The inventory of single family homes for sale in Los Gatos 95030, 95032, and 95033 (the mountains) has not been lower in recent memory. This morning I pulled the data and saw that we now have a critically low inventory of homes for sale in Los Gatos. Here are the numbers so that you can see what a more typical month in the Gem City of the Foothills looks like.

Housing Inventory Los Gatos 95030 95032 95033 single family homes for sale Jan 2002 - April 2019

Of that low inventory of just 66 homes, which part of Los Gatos are they in?

Los Gatos 95030 (MLS area 16, excluding Monte Sereno) – 16 single family homes for sale

Los Gatos 95032 (MLS area 16, excluding Monte Sereno) – 34 single family homes for sale

Los Gatos Mountains 95033 (MLS area 23) – 13 single family homes for sale

PLUS one in the Morgan Hill / Gilroy area of the Los Gatos Mountains (MLS area 1) and 2 in the Saratoga area (MLS area 17)

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Los Gatos Mountains 95033 Real Estate Market

Looking for great schools, more space, and a less suburban environment? Just beyond the borders of the Town of Los Gatos lies a collection of rural communities situated in the scenic Santa Cruz Mountains, or Coastal Range and together there are known as “The Los Gatos Mountains.” This large region sits above Almaden Valley, Los Gatos, Monte Sereno, Saratoga, and a bit north of there in Santa Clara County, and just over the summit and toward Scotts Valley, Soquel, and Aptos in Santa Cruz County. As the description implies, it is a sprawling area and within it there are different school districts, views, levels of sunshine, natural hazards such as earthquake faults, and amenities which can all impact housing prices and real estate market trends and the market may be very different from one segment or price point to another.

All of these areas fall under the 95033 zip code and have a Los Gatos mailing address, so they are viewed together. Don’t be confused into thinking that areas in the Los Gatos Mountains are the same as the Town of Los Gatos, though – they are quite different.

 

95033 Los Gatos Mountains Real Estate Market Update

Unfortunately, my usual resource, the RE Report, has no section for the Los Gatos Mountains. Instead, the analysis I have written below is based off of data collected directly from the MLS over September and to date in October.

In the month of September, 6 homes sold in the 95033 mountain area of Los Gatos. Sale price ranged from $550,000 – $1,950,000 with an average of $1,055,750. Wide ranges like this are not unusual. While lot size is usually larger than in-town properties it can also vary a great deal, as does building age and size. For instance, the highest priced home had nearly 10 times the building size of the lowest priced property. Now let’s compare this with October sales, since we are coming towards the end of the month. This time, the range of sales is between $890,000 – $1,887,500 with an average of $1,330,625. What does this show us? The range is fairly consistent. In the mountain area you can still readily find properties for under $1 million – something we are not seeing in any other Los Gatos market at the moment – but you can also find large properties with big homes selling at what would be the medium to high-end for an in-town home.

What else can we learn from the sold listings in September and October? Well, the listing price tells us a lot. In September, only one of the six homes sold for higher than list, two sold exactly at list, and three sold below list price. In October, one out of four sold above list price and the rest sold for less than listed. Inventory is taking longer to sell as well. Some homes are still selling rapidly with two selling in under a week last September, but many are taking longer; in the same month, one sold that was on market for 204 days. The average days on market for September 62 days and 45 days in October, while most of the South Bay has an average of a month or less. What does this all mean? Buyers are having an easier time in the mountain market. Listings on-market longer are receiving fewer offers, and offers under list price are more regularly being accepted. The fastest selling properties where there is greatest demand and where homes have sold over list are within a range of $1 – $1.3 million, which would be considered entry-level in the rest of town but is mid-priced here.

So what about active listings? There are currently 15 active properties on the market. The most recent listing has been on the market only 4 days, while the longest has been active for 238, with the average being 117 days on market. List price ranges from $550,000 – $5,800,000 with an average list price of $1,863,267. Another way to tell that this market is cooler than elsewhere in Silicon Valley is the number of active vs sold, which shows that there is a lower ratio of demand to inventory in the mountain market.

Although the market is noticeably cooler in the mountains than in town and many other areas around South Bay, the market here is still more active than it usually is. Buyers not wanting to deal with the stress of the strained seller’s market, or who are looking for lower-priced homes and don’t mind the drive and other special concerns with hillside properties will find the Los Gatos 95033 market to be a good option.

 

Mountain Market Trends by Quartile

Below is a chart taken from the October 2017 Altos Research market update. It divides properties into four price quartiles to show variances in market trend. Surprisingly, the last year has been looking a little backwards with prices rising in winter and falling in spring. This might have to do with the available inventory elsewhere, since we typically see more homes go on market around spring and inventory lessening in winter, giving buyers fewer options. The luxury market bounces around a lot because of the extreme variety of homes in that range.

 

Live Altos Charts

While I do not frequently update the Los Gatos Mountain market post (there are agents who specialize in the mountain market – I am not one of them, though I have sold a number of mountain homes) the charts below will always be up to date. These are live charts, regularly updated and constantly tracking sales and listings from the MLS.

 

The median list price of homes for sale in the Los Gatos Mountains 95033 – all price points combined:

 

The median list price of homes for sale in the Los Gatos Mountains 95033 – showing info by price quartile:

Real Estate Market Chart by Altos Research www.altosresearch.com

 

Average days on the market (number of days the home’s been listed for sale on the MLS), all price points combined:

Real Estate Market Chart by Altos Research www.altosresearch.com

 

Average days on the market for 95033 by pricing tier – it’s typically erratic as the amount of inventory tends to be small:

Real Estate Market Chart by Altos Research www.altosresearch.com

Subscribe now to learn dozens of LOS GATOS real estate trends and other important market measures!

 How’s the Real Estate Market in the Los Gatos Mountains 95033?

 

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See all Real estate matching your search.
(all data current as of 2/8/2023)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

Los Gatos real estate: unreal prices!

Here’s a fun bit of Los Gatos real estate history – pricing from yesteryear!  The newspaper ad for Los Gatos homes for sale is enticing.  One of them reads:

Fillmer Ave.

Rustic type of 5 rms.,
2 Brs., tub and shower bath,
fireplace, H.W. floors, 2 car
garage, lot 60 x 140.
Immediate poss.
Asking $15,000

Or check out the house on Englewood:

Englewood Ave.

1 story, rambling type, 6
rms., 3 brs., H.W. floors,
fireplace, tiled baths, 2-car
attached garage, choice
location.  Terms.
Price  $13,500

Another one features a house on Almendra for $12 ,750 with “floor furn”, which appears to be “floor furnace” (from the “Must Sell” ad, which spelled it out). Makes me wonder what the alternative to floor furnace would be!  Or a house on Massol, also a rustic type for $15,000.  I love the description of the “Must Sell” home as “sturdily built” and, surprisingly, “complete, with all new furniture” – $12,700 and just $4,000 down.

Can you guess the year of this Los Gatos real estate advertisement?

Have a look at this and try to guess the year:

Los Gatos real estate ad date not shown

Los Gatos real estate ad date not shown

What year do you think this ad for Los Gatos homes for sale ran?  The newspaper was called the Mail News and Star, by the way.

Keep reading to see the year…

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