Charter Oaks townhome community

The Charter Oaks townhome community was built in 3 phases between 1972 and 1975,  and consists of 101 units on a verdant, green campus. I’m told that the builder was the highly regarded Blackwell Homes.  Each townhome enjoys between 960 square feet and 1,760 sf, with the average being 1452. Most are 2 story but there are a few single story homes as well. Lot sizes are small (1,920-3,205 SF, average is 2477 SF) as there is a great deal of common, outdoors space to enjoy.

Charter Oaks townhome community

Charter Oaks Circle mapLos Gatans are drawn to Charter Oaks for many reasons. First, it offers well built homes that are thoughtfully designed in a beautiful setting. The community features include expansive greenbelt areas and a pool.

The location is a huge plus. It is located alongside the Los Gatos Creek Trail, making it an easy walking or bike commute to Netflix, a simple bike ride to Vasona or downtown Los Gatos, or a convenient route for a longer ride, jog, or stroll. To top it off, this area includes the highly regarded Los Gatos Schools and is close enough to the freeways to make commuting less stressful.

Every area has some location challenges. Because it’s close to two freeways, there’s a bit of noise from the highways but it’s not too bad. The other thing to know is that there’s just one road in and out, and trying to turn left from Charter Oaks Drive onto Lark Avenue can sometimes be frustrating as the cars just keep coming and there’s no traffic signal to help there.

Charter Oaks real estate pricing

Homes in Charter Oaks are selling for about $1,000,000 to $1,300,00 as of early 2020. (See my listing at 126 Charter Oaks Circle here.) As with every complex, some areas will sell for more than others. In this case, because the townhomes are fairly close to highway 17, some areas have road noise and will be a little less desirable.  Some will have better or lesser views, access to parking, natural light, and so on. The condition and size of the unit have an enormous impact on housing values too, of course.

 

Which streets are a part of Charter Oaks?

Includes streets are these: Walnut Hill Court, Charter Oaks Circle, Willow Hill Court, Cherry Hill Court, Almond Hill Court, Spruce Hill Court

Read moreCharter Oaks townhome community

Valentine’s Day in Los Gatos

Pink heart with graphic image of two cats and flowers symbolizing Valentine's Day in Los Gatos
Valentine’s Day in Los Gatos!

It’s February and, for couples, that means it’s time to plan your Valentine’s Day! And what better place to celebrate your love than in the Valley of Heart’s Delight (Silicon Valley’s old nickname), or more specifically, in the Gem of the Foothills – our very own LG! Here we’ll give you some ideas on how to celebrate a romantic Valentine’s Day in Los Gatos.

Valentine’s Day on a tight budget: picnic with your sweetie

Los Gatos is filled with beautiful parks, and lately the weather has been in the low 70s. If you want or need to be frugal, get a simple assortment of cheeses, crackers, grapes and wine and enjoy a picnic at Vasona Park or your favorite of any one of the lovely parks in town. It’s affordable, easy, and you can enjoy some romantic views.

How about an unhurried walking tour of Los Gatos?

Stroll through scenic downtown Los Gatos. The “village” area is full of neat shops with an enchanting feel. Head over to Old Town too, and while there, walk across the pedestrian bridge between Old Town and Forbes Mill. There is something about being still on this little bridge with the world passing by underneath that’s very special. Have a look at the old mill. This was the first commercial venture in Los Gatos – and it’s tucked away, off the beaten path. . . . But easy to find if you know what to look for.

You might also consider doing the “LOST Gatos” historic walking tour – just put it on speaker. Check out the free app the various tours you can hear at the link above.

Valentine’s Day Lunch in town

Read moreValentine’s Day in Los Gatos

Los Gatos real estate market trends and statistics

Los Gatos real estate market graphic with home near downtown

The recent Los Gatos real estate market’s statistics are pointing to an early spring in terms of the home buying market. Colleagues report busy open houses with serious buyers – and not much inventory to show them.

What is selling best in LG right now?

Of the 14 closed single family home sales in Los Gatos this January, 6 closed under $2 million (the lowest was $1.5 mil), 5 were between $2 and $3 million, 2 between $3 and $4 mil, and 1 between $4 and $5 mil. The high end price point tends to be at around $3,000,000 and up for this part of Santa Clara County. The vast majority of what sold would not be considered luxury properties, even though in most areas of the U.S. these would be luxury price tags.

For the 11 houses under $3 mil, the average days on market was 43, the average list price was $2,013,359 and the average sale price a little higher at $2,030,455. For those transactions, the average living space square footage was 2,180 SF and average lot size 26,280 SF. For this segment of the Los Gatos real estate market overall, it’s a warm seller’s market. The lower the price point, the hotter the market.

 

Los Gatos real estate statistics at a glance for 95030 & 95032

Next, data from the RE Report for Los Gatos (“in town”), in the Los Gatos Mountains, and for Los Gatos condos (only in town, none in the mountain communities). Below that are the live Altos Research charts, updated automatically each week. Altos uses list prices, not sold prices.

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.

 

Trends At a Glance Jan 2020 Previous Month Year-over-Year
Median Price $2,050,000 (-1.2%) $2,075,000 $2,440,000 (-16.0%)
Average Price $2,198,850 (-13.6%) $2,545,930 $2,644,590 (-16.9%)
No. of Sales 13 (-53.6%) 28 14 (-7.1%)
Pending 13 (-23.5%) 17 27 (-51.9%)
Active 34 (+36.0%) 25 42 (-19.0%)
Sale vs. List Price 100.2% (+1.2%) 99.1% 96.8% (+3.5%)
Days on Market 27 (-36.3%) 43 62 (-55.9%)
Days of Inventory 78 (+192.9%) 27 90 (-12.8%)

 

Prices are down both year over year and month over month, continuing a softening trend. The number of sales are down from last month and last year, and both active and pending listings are shrinking. Despite these signs of cooling, both the Days on Market and the Sales vs List Price ratio are heating up since December. It’s an active market with strong demand, but it’s still only a mild seller’s market.

 

Read moreLos Gatos real estate market trends and statistics

Light Up The Night

Light up the night in Los GatosThe Los Gatos Chamber of Commerce is sponsoring a fun evening on December 12, 2019, “Light Up The Night”. The Chamber’s website states:

 

Join us for a night of shopping, sipping and fun!   The stores will stay open until 8:30pm for an evening of shopping.  A few stops along the way will have champagne or wine for you to enjoy.  Surprises abound throughout the evening!  After shopping, the fun continues with a party at The Palms.

 

Get pricing and details the link below.

Light Up The Night – December 12, 2019 – details and tickets

The Holiday Season in Los Gatos: So Much To Do!

Christmas tree and packages with a greeting of Happy Holidays on a bannerDecember is almost upon us, and with it comes all kinds of holiday events and activities in beautiful Los Gatos.

Keeping up is half the battle with so much happening this December! To make your season a little less stressful and a little more jolly, I have organized a list of holiday events and activities going on in Los Gatos. Below you will find two lists – one with unique events you might only have a day or two to enjoy, and a separate list of ongoing events you can join in all December long. These lists do not include religious services, so please check your preferred place of prayer for those schedules.

So get ready for carriage rides, the Fantasy of Lights, the tree lighting ceremony, the Los Gatos holiday parade, crafting, caroling, cookies and more!

Read moreThe Holiday Season in Los Gatos: So Much To Do!

Blossom Hill Manor Real Estate Market

Map of the Blossom Hill Manor neighborhood of Los Gatos (east Los Gatos)

The Blossom Hill Manor (aka “the Manor” or “Blossom Manor”) is a highly sought after neighborhood with its close proximity to the well regarded Los Gatos schools, parks, shops, grocery stores and major transit routes.  Homes there are nicely maintained, many streets are tree-lined and there’s a good amount of community spirit and involvement in this close-in, walkable area. Explore the area more using my Google Map of Blossom Manor, or take a video drive-through of the neighborhood at my other post, The Blossom Manor neighborhood of Los Gatos.

In this posting, we’ll discuss the Blossom Manor real estate market. The real estate market in Los Gatos has been on fire like the rest of the Bay Area over the last few years, but there’s a great deal of variation from one area, price point, school district, age and condition of home to the next.  As you can imagine, the “fixer” market is very different from the luxury market.

So far in 2019, there have been 15 closed sales in The Manor. A few quick stats on those sales:

  • Average list price $2,150,343
  • Average sale price $2,207,518 (103% of list price)
  • Median sale price $2,060,000
  • Least expensive list price $1,589,000
  • Lease expensive sale price $1,775,000
  • Most expensive list price $2,749,000
  • Most expensive sale price $2,790,000
  • Average price per SF $1,114.61
  • Average days on market 16
  • Average living space 2046 SF
  • Average lot size 9,431 SF
  • Average age of the home 61 years

Of these 15 sales, 9 were over list price, 1 was exactly at list price (an off market sale – the only one not exposed publicly before selling), and the rest sold under list price. 

Read moreBlossom Hill Manor Real Estate Market

Thanksgiving Interfaith Service in Los Gatos

Cornucopia - Thanksgiving Interfaith ServiceThe annual Thanksgiving Interfaith Service in Los Gatos is this Tuesday, November 26th, from 7:00 to 8:00pm. All are welcome!  Each year, the ecumenical service is held at a different house of worship. The organization under which this happens is the Los Gatos Interfaith Clergy Association.

This year it is held at Congregation Shir Hadash, located at 20 Cherry Blossom Lane Los Gatos, CA 95032.  A big highlight of the event, which often draws about 350 attendees, is the joint choir.  A reception is held afterwards.

Those attending the Thanksgiving Interfaith Service are encouraged to bring canned food to donate to West Valley Community Services and St. Luke’s Lunch Program.

Thanksgiving Interfaith Service sponsors include:

Congregation Shir Hadash
Faith Lutheran Church (ELCA)
Los Gatos United Methodist Church
St. Luke’s Episcopal Church
St. Mary’s Catholic Church
The Baha’i Faith of Los Gatos
The Church of Jesus Christ of Latter Day Saints, Los Gatos Ward
The Presbytarian Church of Los Gatos
The Unitarian Universalist Fellowship of Los Gatos
In the past, this also included chaplains from Good Samaritan Hospital, the Terraces and Stanford Health Care and cash donations were accepted for oother good causes.

https://www.shirhadash.org/event/interfaith-thanksgiving-service3.html

I wish each and every one of you a very Happy Thanksgiving!