Pricing difference for Los Gatos homes “with the schools” versus Union or Campbell schools

What is the pricing difference between homes with the Los Gatos Union School District and those with either Union Elementary School District or the Campbell union Elementary School District? It is not huge, but it is noticeable.

For this study I wanted to compare similar sized homes and lots in various parts of Los Gatos 95030 and 95032.  Extremely narrow parameters resulted in too small of a group, and I ended up using 2000 – 3000 SF houses on lots of 9,000 – 11,000 SF. There were 27 such single family homes sold in 2021, so not a large group. It is spread throughout the year since when I attempted to narrow it just to one quarter there were not enough homes.

Additionally, I wanted to look at three specific neighborhoods to check the pricing difference between them and their respective school districts as a whole. For this I selected the Old Adobe Road area in West Los Gatos, Blossom Manor with the Los Gatos Union School District, and the Belwood-Belgatos-Surmont area with the Union School District in East Los Gatos.

Here are the results of the 2021 pricing differences study (please note that homes may cost considerably more today as values are up quite a lot from last year):

2021 Los Gatos Sales by Elementary School District - pricing differences

 

Homes with Los Gatos Schools are the most expensive, followed by the homes in West LG, and then just a hair behind them are houses in East LG.

In the highest demand, as measured by the sale price to list price ratio, were the homes in Blossom Manor. That’s easy to understand because it’s a close to everything location, including Blossom Hill Elementary, Blossom Hill Park, and loads of shops, stores, coffee houses, and restaurants.

Next highest in demand for neighborhoods is the Belwood, Belgatos, and Surmont area, which offers the biggest bang for your buck in town.

What is the pricing difference for homes in these 3 school districts?

Pricing difference on a hypothetical 2300 SF house

If we use a mythical 2300 SF house, here’s how the dollars would shake out:

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Los Gatos real estate market trends and statistics

The Los Gatos real estate market has never been hotter.

  • SELLERS: Homes that could not sell a few months ago or a few years ago are selling fast, with multiple offers, and often with large overbids.  (If you have a “problem property”, this is THE MARKET for selling it.)
  • BUYERS: if a home you like comes on the market, do not wait until the weekend to see it. It may be gone by then. Not every listing agent gives the property a full week on the market. This happened to my buyers twice in the last week.

Right now we seem to be in a period of hyper inflation with home prices. When prices appreciate at this rate, appraisal problems can happen and buyers will need more than 20% down both to compete and also to pay for the appraisal shortfall, which may be likely in some cases. (For info on the Monte Sereno real estate market, check this link.)

Please note: these data charts were all pulled by me, Mary Pope-Handy, from MLSListings.com, to which I subscribe. 

I’m a little inventory obsessed, but check out where we are in December 2021 versus December in any recent year. Buyers want to buy, but there’s “nothing to purchase”.

Please click the image below to see a larger version of it (it will pop open in a new window or tab).

Los Gatos inventory

 

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The Vista del Monte neighborhood in Los Gatos

Vista del Monte neighborhood mapThe Vista del Monte neighborhood is popular with Los Gatos home buyers as it offers close proximity to downtown Los Gatos (about a mile from Los Gatos High School), tree lined streets, sidewalks, and a beautiful neighborhood park. The terrain is mostly level but there are a few homes with views.

Like most of Los Gatos, there is some variation in the size of the houses and lots, but to describe the area generally, it’s fair to say that most are ranch style homes (single story, split level and 2 story homes) built in the late 1950s to mid 1960s, with some built in the late 70s. The average home size is about 2300 SF (most range between 1500 and 3000 SF) and the average lot size is about a quarter acre (many are 8000 to 10,000 SF, but a few are far larger). Most houses include attached 2 car garages, but a few of the larger homes or those built more recently offer 3 car garages.

This is a nicely maintained area where you’ll find pride of ownership in the upkeep of homes and yards.

Some facts about the Vista del Monte residential area:

Location – the Vista del Monte neighborhood is in in east Los Gatos. It is located off of Kennedy Road and Harding Avenue and is adjacent to Worcester Park.

Size & boundaries – neighborhood boundaries are not exact, but the area includes about 180 homes east of Worcester Park, between Kennedy Road and Alta Vista Avenue. Several of the streets have “Vista” as part of the name: Vista del Mar, Vista del Prado, Vista de Sierra, Vista del Campo, and of course Vista del Monte. Other included roads are Cerro Chico, Jared Lane, Worcester Loop, Worcester Lane, and Harding Avenue.

Schools – Vista del Monte is in the Los Gatos Union School District.

The Park – Worcester Park is an 11 acre park with 3 trails, one of which leads to a meadow with views of the hills.

Video drive-through of the Vista del Monte neighborhood

Recently I video taped some of this area while being driven through it. This was filmed in late September of 2014, so during the 3rd year of a drought, and you will notice that the neighborhood looks a little dry (lawns are a little more tan than usual). This is true throughout Silicon Valley and California as a whole during any prolonged drought, but is not the norm otherwise.

 

 

You can also view this on Youtube and you can also find more Los Gatos Neighborhood videos on my channel and more.

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Vasona Park’s Fantasy of Lights (Light Festival)

2021 Fantasy of Lights in Los GatosThe 23rd annual Fantasy of Lights show at Vasona Lake County Park begins soon! Occasionally people call me to ask about it – please note that I do not run the event – I am only posting information about it. Full info can be found on the county’s park website, linked below.

23rd annual Fantasy of Lights: get your tickets now, they sell out fast! Entry with prepaid tickets only!

When: The Fantasy of Lights

Walk-thru Weekend Dec 4 & 5, 2021 from 4 to 9 pm

Drive-thru Nights Dec 7 – 30, 2021

As always, the Fantasy of Lights is closed on Christmas Day (Dec 25).

Where: Vasona Lake County Park, 333 Blossom Hill Road (near University Avenue) Los Gatos, CA

How much: Tickets must be purchased in advance available online through EventBrite.

Walk through cost is $10 for ages 13 and up, $5 for ages 4 – 12, and free for 3 and under

Drive through cost is $20 – per vehicle. One household per vehicle!

More details:

Please visit the Santa Clara County Parks page for the Fantasy of Lights to get more information and updates on this event.

Please check the county’s page for this event (bring a mask!).

More questions? PLEASE do NOT call me about this event. Please contact the SCC Parks Dept and check out their website for the Fantasy of Lights! The Vasona phone number is (408) 355-2201.

Please visit Live in Los Gatos for year round events, neighborhood information, photos around the town, interesting real estate market data, haunted places and the occasional historical tidbit.

 

Los Gatos is a wonderful place to visit during the holidays, but it’s also a great place to live year round! If you are interested in buying a home in Los Gatos (or selling one), please contact me, Mary Pope-Handy. I’m both a Realtor in town and a resident myself, working full time in helping nice folks to buy & sell homes here and throughout the west valley.

If you aren’t familiar with the area, here are a few things to know!
Buy a home in Los Gatos (info on neighborhoods, school districts, homes for sale to browse online, links to important local sites & info)
Relocating and buying a house in Los Gatos
Los Gatos real estate on Facebook
Los Gatos real estate market statistics & trends for houses
Los Gatos realty trends and stats for condos & townhouses

 

 

 

How old are the oldest houses in Los Gatos and nearby?

Historic Homes in Los GatosIf you drive through the Edelen, Almond Grove, Fairview Plaza, Glenridge and other older and historic Los Gatos neighborhoods, you may have wondered how far back in time these architecturally interesting properties go. What are the oldest residences in town, or close by?

Los Gatos Historic Homes

Are there Adobes?

In the Santa Clara Valley, there are a handful of old adobe homes here and there, such as the Peralta Adobe in downtown San Jose (built in 1797), and the Santa Clara Women’s Club Adobe (built in 1790), and many more. I can’t say for certain if there are any remaining 18th-19th century adobe homes in Los Gatos. If they exist the most probable properties are around the Los Gatos Saratoga border, are private, occupied homes, and have extensive additions and modifications.

Victorian Era: Gold Rush to Gem of the Foothills

When discussing historic homes in the Bay Area, the Victorian undoubtedly comes to mind. And Los Gatos has plenty! A search of county real estate records for Los Gatos homes (in town, 95030 & 95032 plus the mountains, 95033) spanning the era from 1837-1901 revealed hundreds of properties identified as Victorian construction. It displayed about about 375 in 95030, 120 in 95032, and also about 140 in 95033.

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Rinconada Hills

Rinconada Hills, which sits on the northwest side of Los Gatos, adjacent to Saratoga and Cambpell, is a resort-like community with many luxurious amenities. It is one of the few gated communities anywhere in Silicon Valley, and one of the largest in the greater San Jose area.

Built in stages between 1968 and 1981, the homes here were built by Brown & Kaufmann in 5 different sections. The campus is quite large, 107 acres (almost as big as Vasona Lake County Park) and includes 394 townhomes (see floorplans here) and 40 houses, or single family homes. Approximately 1,000 people live here (in a town of about 30,000). Most everyone in LG knows someone who lives at Rinconada Hills!

Rinconada Hills homes

 

The campus includes a remodeled clubhouse (Great Room, library alcove, commercial kitchen, lockers, showers), 10 pools (1 at the clubhouse), spa, and 3 tennis courts. The residents may utilize an extra parking lot for cars or the RV lot for boats/ trailers etc. – though there is a waiting list for that. Additonally, there are 3 ponds plus a lake,  and great views to be enjoyed while walking up the hill in the private grounds.

What are homes like at Rinconada Hills?

All of the homes, whether townhouses or single family homes, have stucco exteriors and tiled roofs, although there’s quite a bit of diversity within the areas and styles. Home sizes range from small 2 bedroom townhouses to large 3000 + SF homes on big lots with views. There’s a little bit of everything, but a typical residence might be an 1800 SF 2 story townhouse with 3 bedrooms, 2.5 baths, an attached 2 car garage. There are a few single story townhomes as well as single story houses, though.

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St. Mary’s Country Fair in Los Gatos

St Mary's Country Fair - Stage and RideSt. Mary’s Country Fair in Los Gatos is a fun, annual community event that occurs the second weekend of October (skipped last year due to Covid).

This year, it’s October Oct 10th – 10th, 2021. There’s also a great shopping opportunity on Thursday with the popular Harvest Market.

New this year, please note: Covid precautions. This is a masked event, and everyone is required to wear a mask except when eating or drinking. There will be no pancake breakfast or spaghetti dinner for safety reasons also.

Also new this year: this is a cashless event. You’ll be able to use credit cards or debit cards, but not cash.

Open to everyone, and with no admission fee, the three day fundraiser is a great place to enjoy so many cool things, including:

  • Butler Carnival rides (separate tickets)
  • bouncy house
  • country store shopping
  • arts & crafts (such as pumpkin decorating)
  • martial arts displays
  • dancing
  • dining (good and affordable!) – several food booths to choose from
  • raffle
  • play games
  • giant slide
  • full service coffee shop
  • margarita booth
  • talent show
  • live bands
  • bingo (of course!)
  • Harvest Market

Hours for the Country Fair:
Friday, October 8, 5 pm to 10 pm
Saturday, October 9, 10 am to 10 pm
Sunday, October 10, 10 am to 5 pm

Hours for the Harvest Market Thursday Oct 7:
11 am to 4 pm no entrance fee
Evening Shopping from 5 pm to 9 pm $20 entrance fee
Shop, Appetizers, Drinks, Raffle & Music
Tickets presale or at the door

 

See even more at the event’s website: http://stmarysfair.squarespace.com/

This is a fabulous place to walk through and simply bump into friends & neighbors from all over Los Gatos and the nearby communities. It’s also a fun place to take photos. Each day is a little different, some return again and again!

 

Details

St. Mary’s Church and School are located in downtown Los Gatos on Bean Avenue near Tait (and near North Santa Cruz Avenue) in the historic Almond Grove neighborhood. You can also reach the party by coming from Main Street and Lyndon Avenue.

Purchase advance tickets for rides, raffles, food, and more using this form. To get all the details on the hours, booths, events, please check the St Mary’s Country Fair website.

 

Extra tips:

Like a bargain? There’s an easy way to save money. Visit the parish or school office before Friday at 2pm and buy your Butler ride tickets at a substantial discount – and avoid the lines! (Tickets are sold in the 2 weeks leading up to the fair most years.)

Also, much of the Almond Grove District of Los Gatos has permit parking only in the evenings. So don’t park in the neighborhood! There are lots of public parking spaces between North Santa Cruz and University Avenues in Los Gatos, and they are no cost, so park there instead. I usually like to park between North Santa Cruz Avenue and University Avenue in the public lot. If you’re in biking distance, consider cycling in – just remember lights are required when biking in the dark, and remember road safety!