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Los Gatos real estate market statistics and trends

Los Gatos real estate market statistics and trends

Los Gatos real estate market graphic with home near downtownAs of today, May 6, 2024, the Los Gatos real estate market in 95030 & 95032 remains strong

Across the county, first time home buyers are the most active and more entry level prices is the strongest segment.

Los Gatos real estate market statistics for the last 30 days (not a calendar month)

Numbers for today (pulled from the MLS), going back 30 days:

  • 57 houses for sale today (May 6, 2024)
    • the average days on market for these homes is 80 days (but 3 have been on for 555-557 days! Without them, it’s 47 days)
    • the median days on market for all 57 houses is 41 days
  • 3 are contingent, 25 are sale pending  (no contingencies)
  • 29 have closed in the last 30 days
    • average home size 2,454 SF
    • average lot size 15,094 SF
    • average days on market = 7 (down from 10 last month, way down from 43 sales 30 days before that!)
    • the LONGEST days on market was  24, and of the 29 homes, 27 sold in 10 days or less
    • average sale price  $3,340,338
    • median sale price $3,200,000 (same as last month)
    • average sale to list price ratio 110% ( it was109% 30 days ago, 104% in mid-March and 101% in early-mid January)

Seven of the sold homes were  $4 mil or more. The highest sale price was $7,600,000.

Some of the homes for sale have been on the market a long time, but for houses that do sell, it’s usually in 10 days or less. Some price points do typically take longer, though.

Trends at a Glance from the RE Report for Los Gatos 95030 & 95032

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.

These numbers never line up exactly with the MLS figures, but the data trends normally line up. The numbers I pulled from the MLS pointed to 33 sales, and the RE Report tracked  31 sales, not sure why there’s a difference One part of Los Gatos 95030 is MLS area 17, not 16, so that may be the sticky spot with the data.

Trends At a Glance Apr 2024 Previous Month Year-over-Year
Median Price $3,360,000 (-1.9%) $3,425,000 $2,975,440 (+12.9%)
Average Price $3,805,470 (+4.3%) $3,647,000 $3,183,500 (+19.5%)
No. of Sales 33 (+22.2%) 27 26 (+26.9%)
Pending 27 (-12.9%) 31 22 (+22.7%)
Active 47 (+27.0%) 37 46 (+2.2%)
Sale vs. List Price 107.8% (-0.6%) 108.5% 101.7% (+6.0%)
Days on Market (-70.2%) 29 17 (-48.5%)
Days of Inventory 41 (+0.5%) 41 51 (-19.5%)

 

 

Further below you’ll find similar charts for houses in the Los Gatos Mountains and also condos and townhomes “in town”.

Los Gatos real estate market statistics: multi year data by month

Here is some Los Gatos real estate market data that I pulled directly from the MLS today.

Inventory of available homes for sale in Los Gatos 95030 and Los Gatos 95032

Inventory is finally into a healthier range (though I recall the days when 80 was typical).

 

Number of Listings - Los Gatos 95030, 95032 MLS Area 16 RE Stats

 

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Los Gatos Village townhome community

Los Gatos Village townhome community

Los Gatos Village townhomes in Los Gatos, CA (Silicon Valley)

Approximate boundaries of Los Gatos Village

Where can you find a 1 story townhouse which is only connected to its neighbor at the garage? This description fits many of the homes at Los Gatos Village, a tidy townhome community in east Los Gatos set alongside Los Gatos-Almaden Road.

Built in 1972, these comfortable homes are well designed both inside and out.   There are 163 units and of them, 57 have 2 stories and the rest are single story homes.

How big are the interiors and lots of town houses at Los Gatos Village?

These homes are modest in size, ranging from 1015 to 1494 square feet, generally (one home has 1648 SF – I would love to hear how that happened!). They have 2 or 3 bedrooms and 2 baths (there may be a few with 2.5 or 3 bathrooms, but most have 2). The lots likewise have a range between about 1563 SF and 4520 SF. I believe that every one of them has a 2 car garage.

Los Gatos Village is a Los Gatos real estate bargain

Homes in Los Gatos Village represent a bit of a bargain for Los Gatos housing prices as they are available for under $2 million and often closer to $1 million.

Dues are in the low $400s for the smallest units but includes quite a lot – painting, roof, beautiful lawn areas, and a pool. The incredibly good pricing might be why turnover is so low, usually only about 3% per year.

Los Gatos Village townhome community in Los Gatos CA

If you want to watch for these properties in your home search, these are the streets in which Los Gatos Village homes are located:  Milmar Way, Los Gatos-Almaden Road, Escobar Court, Escobar Avenue, and Camino del Cerro.

The good and the bad

Los Gatos Village SignVery very good:  Every home and every location has good and bad elements to factor in.  Here there’s a whole lot of good – the price point (esp. for the schools), very private townhomes, many barely attached at all and more like “patio homes” than town houses. The floorplans are smartly designed with good use of space and flow.  Many enjoy vaulted ceilings. Outside patios are also fairly spacious as townhome living goes.  It’s very hard to find a single story townhome, but there are more than 100 of them here! The complex is very scenic with lots of lawn area and graceful sidewalks inviting a good stroll into the neighborhoods nearby.

What newcomers may miss is the very convenient foot bridge where Camino del Cerro would seem to go through but is stopped by Ross Creek with two points of the road which do not actually connect for cars. But people on bike, skateboard, foot, or otherwise motor vehicle free can get across on the pedestrian bridge. This is very convenient if your goal is to get to Alta Vista Elementary School, which is just 1115 feet or so from the other side of the creek.

And in case you didn’t know, Alta Vista Elementary and Union Middle School are both very highly scoring with API scores well into the 900s.  This alone is a major draw for homes in this price point!

But wait, there’s more!  From this community it’s less than a mile’s walk to nearby Safeway, a coffee shop and all kinds of little stores at The Downing Center at Los Gatos-Almaden Road and Union. I measured about 6/10 of a mile from the front of LG Village to the shopping center. For those who cannot or do not want to drive, this is a pretty sweet location for taking care of the essentials!

Good schools, walkable area, more accessible homes (single story) set in a quiet, campus like setting – Los Gatos Village does have something for everyone and appeals to home buyers of all ages.

Los Gatos Village Greenbelt and power lines

Los Gatos Village with power linesThe not so good: The pricing and location is so good that you just know there had to be something making this so affordable, and so there is. High voltage power lines cut pretty much through the middle of this pretty community, far closer to the homes than many home buyers would like. And there’s nothing that can be done about it.

One corner of the community is “kitty corner” from the cemetery, the Los Gatos Memorial Park. There is a crematorium there, too.  For some home buyers, that may be a deal killer, but many will not take issue with the quiet neighbors.

These townhomes are older and some have “popcorn” or acoustic ceilings that today’s buyers do not want. If you otherwise like the home, I would suggest not eliminating it from your wish list because of the ceiling. You can hire someone to do it before you move in and it’s not nearly as costly as most Silicon Valley home buyers would think.

 

Los Gatos real estate, homes for sale and housing prices

Below please find a list of condos and townhouses which are for sale – as of the date of this article being written, none were for sale in Los Gatos Village.

  • List View
  • Map View
  • Grid View

See all Los Gatos Village townhome community Los Gatos, California Real Estate.
(all data current as of 5/25/2024)

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

 
 

 

 

Related Reading

Rinconada Hills (gated community in West Los Gatos)

Los Gatos Woods townhome community

Belgatos Park in east Los Gatos

Guadalupe Oak Grove Park in Almaden Valley

 

 

 

Simple Rules for Landscaping to Sell Your Home

Simple Rules for Landscaping to Sell Your Home

Colonial house and manicured lawn with words Landscaping to sell your home for top dollarLandscaping to sell your home, or improving the yards’ appearance, makes sense. Curb appeal may make people want to see more, or see the property in person. Good landscaping can effectively expand the usability of the home, too, adding to its apepal.

Today we’ll provide a few simple tips to help maximize a seller’s return on investment or ROI that involve landscaping to sell your home. This is far from comprehensive, but covers often missed, general rules of thumb for sellers to present their home in it’s best l ight.

But let me warn you: I’m going to be painfully, brutally blunt. And that’s how we keep the list short!

Rules for Sellers: Landscaping to Sell

The first rule for “staging your home to sell” is the topic of today’s post and it involves landscaping and curb appeal. The front of the house needs to look great. Seriously. If the front doesn’t look wonderful (or at least respectably appealing), the buyer may never go inside to see how wonderful your home really is. In any market, first impressions are key!

Here’s Mary Pope-Handy’s “Simple Rules for Landscaping to Sell Your Home”:

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Los Gatos Luxury Home Market

Los Gatos Luxury Home Market

The Los Gatos luxury home market is faring surprisingly well now, given the strange real estate market that we are currently experiencing with ultra low inventory, interest rate hikes, and the stock market being off after Fitch’s downgrade.

Earlier this year it moved around with extremely low inventory in January and an easier time selling to a whopping 13 months of inventory in March.

Some of the bouncing around is a reflection of the very low inventory and accordingly, very lo numbers of home sales. It’s important to take it with a big grain of salt. The best homes, meaning that they are in good shape, don’t have location issues, and are well priced, continue to sell in 1 – 3 weeks.

For an in-depth article about the Los Gatos real estate market generally (not just the most expensive properties), please check our linked article, which is updated monthly!

Los Gatos luxury home market months of inventory – homes listed for sale at $4 million or more

The months of inventory is the single best gauge to use in deciding how hot or cool the market is. For July 2023 it fell to 2.2 months of inventory, which is a decently warm seller’s market.

Los Gatos luxury homes market data - 95030 95032 4 mil and up months of inventory

Most of the luxury properties in Los Gatos are under $8 million, and that upper level can be much cooler than the $4 – $6 million market.

I tried to pull the same info for the Los Gatos mountains 95033, but kept getting an error message from the MLS that there were too few sales to chart meaningfully.

Altos Charts for homes listed in the top 25% or top quartile for Los Gatos 95030, 95032 and 95033

These will be automatically updated, so check back often for a quick update on the Los Gatos real estate data for this upper tier!

Median list price

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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.

 

  • List View
  • Map View
  • Grid View

See all Los Gatos homes for sale 95030.
(all data current as of 5/25/2024)

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

 
 

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